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Planning Commission Packet - 06/20/1994 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. _ _-- --� , ., , .�,, . � GITY �F TICARU PL�IVNI�I�' C��S�/!{SSION � ,�U�J� 20, 93�4 � 7:30 �.M. ' AC�NL�A �I �. �a��.�. �-e� Q�u�� 2. �c��.� c���. . �. �,F�R�VE I�IIN�IT�S , u a. ��NC�i�v� cc��n�i�s�o�v cannMU�ic��soNs , �. F'UBLIC �EAF�!!�G 5.1 CC�IV{PR�ME(�SIV� P�AN AM�ND�v1ENT CPA 94-Q002/ZO�6� �HR�IG� ZON � - - 94-0002 T�IANGLF L.�ND U�E 'This propASal is ta amend the comprehen�iv� plan rrr�p and zoning ma� c�n 95 parcels tota6ing approxima4�ly �4 acres. The pro�as�! wouPd r�dPSignate 14,� acres from law-density �eside�tiai (R-3.5) to m�dium-hi�h density resid�riti�l (�-25); 15.5 acres from comm�rcial profe�sicnal � (G�P} t� medium-high den�ity r�sid�ritial (R-25); 2.5 acr�s from !ow-density resiciential (R-3.5} t� commercial �rofessional (C-P); 6.1 a�re� froi�l cc�mrr��rci�.l gener�.! (C-�) to commercial �arofession�l (G-P); and 1.5 acre� from commercial generaf (C��) to nledium-high d�nsity r�sidentiai (R-�5), Alsd prapas�d is a zon� char�ge oni}� f�r #wo parceis ��talinr� 11,9 a�res from �:-G to �-P. LC��ATi��i: (�enPrally �ast of 72nd Avenue ard �vest of 68th Avenu�, befivveen Atlanta Sfr�e4 and Hamptnn Sfreet in the arEa kno�vn as the Tigard Triangfe. Also we�t of 72nd Avenue south c,f Be�elancJ S4reet. APPLICABL.E APPROV�L GRITERI,4: Th� relevant crit�ria in thi� case ar� �tatewide Planning Go�ls 1, 2, 9, 10, fi2, anc� 13; t.;omprehensive Pla� Pc�licies 2.1.1 , 6.1 .1, 6.6.1 , 8.1 .1 , 8.2.2, 9.1 .1 , �.1.3, 12.1.1, and 12.1.?_; Communit� Deaelopment Cnde Ghapters 18.�2, 1�.32, 18.48, 18.56, 18.62, and 18.6�; and thP change or mistake qua�i-judicial pl�n n-�ap amendment crit.eria nf b�ath the C�mpr�h�nsiv� �lan an�1 �ommunitu Dev�{apm�nt (�od�. �.2 SIT� DCVELC)°(r�EM1JT REVI�UV SDR �3-0022 HOLLANCl/BURGERVlL�E LOC�lTIUN: 11680 �iN f'acific Nighway ,WCTM ��1 36CD, tax lof 1700). �n � ap�eal �f a Director's Decision approving a r�quest to redevelop an existing 0.8 � acr� commercial �it� with a drive-thru resta�!rant with 2,570 gro�s squar� fest. � AP�'LIGFaF3LE APPR�VAL ��3lT�RIA: Cammunity D�v�lopm�nt Cocie �hapters � 18.32, 1�.G2, 18.90, 18.96, 1�.�00, 18.102, 18.106, 18.148, 1�.11�, 18.120, and � i 8.150. ZONE: C-G (Ganeral Commercial) 1"he C-G zone pr�vides for a ranc�e � of retail goocis and services, inciuc�ing drive-tr�ru restaurant sites. t� w -� 6. OTHER BUSINESS 7. ADJOIJRNMENT PL,q�1NING COIVII�IISSIQN 6/20�94 - PAGE 2 ,. � �;, ' �IG�,R� 1�LA�J�ITAiG CC�AaP�dTS��C1�i �ec�ul.ar r���t�.rae� P2inut�s � ��zz�� 20 g 1994 ,. �o C�,L'L �(� ��IJER.e P���a.�.��� Fyxe �a11�d. tka� r����i�� te� o�c��r a�, 7 0�30 g.mo T�x� ane�tin� �ra� I��ld �.n the '.Ca.�a.�e3 �Ci�ri.c ��a�t�� ° T��rra F3a1�. - �.3225 �G� Fial�. Boul,c��ra�d» 2 0 1t�LL C�L]L� Pre��ra�t Pre�.�c��nt F��c�, �nz�li.s��.s�ne�.� C"�zl�.sc�r�� ��F�angr �mllax��' t�ic��r�, �aps����.� ��.xtoz�, Sc�iwe�.t� and �3'�.lso�x S��.ff �'akan �ck��, A�sociat� �lanne��; bIic��el �n�.er°�nn, �ngin�erinc�; P�mela ���r�, S�lana�ing Cainm�.��a.an �,ttorrz�y; �Pl.�nninc� Cara�xr�i��a.c�ri ��cre�ary, �,��l�e Gemmill; Carol Lanalsana�, ��r�a or Pl�nn�r; Niark Roberts, Planra�r; �taz�cly '�lc�ol�y, C.s.�;� �ng.i.n�e�:, J Y L']S�R�NJJ 1°d1A.tlT'l.lA&:li.) � �nmm.i.��iar��� I�allanc�. �oic:�cs�n�d �� a�grca�r� �he �une 6, 1994 Yao�lt s�s�iUa� m.icxu��s �s s�k�mz�.�.�c� anc3 Cc�aivm����a�aer Wil.son ���andee� ttze rrro�ie�ra v I� v�a�c:� vc�#,e �svas t�k�n and t�.e mc��.�ora vaas �.,�pr.ov�d u�an asn��sly. �r��id�nt Fgrre �nd Caan�n�ss��m�r� �apox�:a az�d aax�o� �.k��tais��c�. � Ca7runisss.rsn�r k�o�.la.nd ittc��i�an�d �a a�i��rsv� t�h� nls.nu��s af th� P�d�y 23,. 1994 t��i�.i.x�� �����.can �� �i�bins.tt��. ax�ct Cc�n2rn.i.��.�ox�e�:� yailsc�n s�ces�.��d t:h� �ot.�+�zn. A. v�oice vcat� wa� �.�.��n ��c� t��� ���cira�i wras a�a�:�cav�c� u�a�.�a�ax�au�3.�ro �����.��;n� Fy�e �r��. C��fla.��i�ner S��ar�� ai����:ai.�z�cla � Cc�m�na��ic�rn�r I�c��l��.e� �nc��.:i_on.ed� t:c� app�o�r� °�h� �ta�r 9, 1934 regu]_ar rnee�iz�g miri�.a��s �s sub�itt;ed an�i C'qmmi��i��.�r C�llsan seconc��d the r�oti�sra� .A. voi.�� vo�e wa� �.�kP� ar�cl tl�� mc�tion �as appro��d ur�aaz���ca�.�1.�m Cam�ai��a�rz�r� ���or�a al�:�t�.a.�ed o � e FLAY�IIVING CC?MMI�SICII3 C(JM�UNTC11'�IONa � Johr� Ackex, .As�ac:ia�� �la�n�r� infe�r.me�l �.h� Co�nrni��i.san��s �h�t � �:k�r�� addi�i<�raal i�t�zx�� o� �.ra��ze�t w�r��� c�i�t��.bu��cl t�a tpa�nn � befc�r� �t�a� mee�txng, fc�r �h�i� rev�.�vaa � � J 6 .C!lL7.IJ.d.I. Ali.J3'S��LV1.Y I � � "� 5 0 �. Caz�pr�h�a��iv� 1'la�. �lm�ndbnen�t �P.�, 9�-U�02i'��a�� Cl�ax�cx� ���T 94- � Q0�2 .�.'rianazle Lan� ti,e T�.is ��QpQ�a1 a.� �a �.menc� tYa� � Compx-c:hen�s.ve P1��. m�� ��c� zoning a��.p on 95 ���c��.� �.o��.].is�q '� ap�arc�xima�.ely 4� ����s e �'he p�ro�osal wc��l.d r�desa�qnat� 1� .6 acr�s f�cam loYa-den�i�y ���id�za�ial lFi�3 0 5) �n rn���um��nic�h derzsi.ty r�sa.d�ntial (R-�25) F �.9.5 acr�� �rom c�mamerci�l p�ofesss.nn (�-�� to m�dicsm--h�.gh der�sit�r �esicdert�.i�l (R-25} ° 2,5 aares fre�� lcaw-d�n�it�r re�iden�:z�.l (R--3.5) tm coz�unc�rci.a�. � � ' .� � ���fe���.onal (C-P) � f. 1. acr�� fra;� +c�zru�n��ci,��. g�nc�x�1 �CmG) t�r� c�mzne��aal �raf�s�ic�r��l (C�F) p �nd 105 aar�s f�caaet rc�tt�n���a.�,1 c��n�er�l (C-G) to meda.um-�f�h der���.tgr r+��.�c3����.al �•�;25� . .��.�e� p�ca�Q��d .�� � zc�ne �h�nc�� on�.y f,ar �vv� �a�.���;�.� �ca�arl3.a�� x1.m3 a�re� fraan ��� t� C-�. 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TIage�r and �arl��r� r�pr�wera�ti.nqr �.�1� ��.g�rcl-�'�al�t�.n Sc:h��i � Da�:��.r:�ct., ��aole� a.n r��positian �c� f��� r3cswnze�n�.x�g af �k�e �hil � Lewa.� El���ntary Schaol e �Ie �i�a�c� rns.��alc�s ira �1�� dra�� � Tig�.r�d Tr��n��.� Spe�ific A�e� �1�.ne H� sai� ��� pr�o�aos��i � �hang�s �to�al.cl ha�Q a�lver�� £iz�aaz�i��. �oiis�c�uexa��� ��r the p� ni��s�.c�t �r�d u�ged �th� l�lazani.n� �omsn�.ssic�n �.n ���e��, �h� q,� �aropa�al. IN�r. 83�� ��ic3 i� �.h� �lanrainc� �oa�nis�a.c�a� �au�.c� iiot � r�o �c� �u�nmarzly, h� �rould a�k fG� a 6 J cla�r c�n�i.a�u�n�� �c � �upplement tl�� puk��tic r��:�rd �nri�ch �r�.f��.�, s�f���r, ��e��ont�.e� mark�ti.ng and cath�x° stud�es, Page 2 - Pl�n,ziiag �ommis�ian �ta.zx���� - June 2Q, 1�94 I �I � _ �.� � , , „ � � tl � ��� �igc��, 131�'3 �6� ��c�.f a.� �I�. , Ti���°�, �R �72�3� ��a�.��r��� c�f the '�i��.;�el��ra�la�a�z� 5��.��,]. �aare�Q ��d:�����d '�1�� l�l�a��,��s� ��mrni.��a.an �a�p�a�i.s�g� tY�� �ca�rn�c�nin�g �s� �k�� ��.�1 L�v�a.� �c�csr�.� i pr���r�y. �h,� �aid � ��.�ra�� r�ow w��sr�lc� c�c��.t� �. los� .��a I g��ent�a.�l v�Z�� �&�a��.ci. ��,� ��.e�ri��t c������a.n� i�t �z�� x� ��ap i p��li�'� be�� .�n�t��e�� �ca s�7.�. �h� �a.�� �.��. �&��.� r�rcauld b� a �.o�s �o �1.� �ax�s�y�x� w�ar� la.�a� z.� �h� �a.�y t�r�.��in i:h�� ���oa1 cl.��trict. M�. ��.�ga� ��l��c� �h� 1�1�.r�ns,a�c� �an��.s�.�oax tc� ������ � o ��a� ��t�pc����., II o �.��ha�� ���°l�c��r �.1475 �I�nu� ��t� � T�.�a�s�, t?Ft 97223� �iga�c�� I T�x�.l��t.�za �c:k��ox B�ard Me�n�a�ra a��C�d t�ae C�acun�.��ican to l�av� �he �c��a�.ng �.� it now �x.a.���4 �ie �azc� �he m�.�a���� ca€ the ��ud���� a��e�di.ng �hi� Lewi� �clae�c�l l�.v� cYc��e� tca oth�.� �l.em�nt.�x°y �choals anc� pa�°�xa�s obj��� tsa �.I��ix� child��n ���.z�c� b�zssede NLr. Ca�rlsarz �.z��o�anec� �.�� �ramami.�si.c�n t��� �h� at�enda�.G� �� P�iI Le�nris CCJ%1�..1IY11L3 �n ��cline and �arn�.� 39 stud�n�� a���xal7.y l.�.v� i�x �h� T�i.a�agl�e H� sa�� the p�opo��d c�anr��� ���ld sta�c�e�� anly �� a�c��.��.arz��. �S3 �t�xd�r��s arid �a� �.t� ��.a:�ent �n�call�a�r��. a� 3�8, �hal i���ri.s waaz�.e� st.�l.l b� a �r��.�.1 sc��ac�l �nc� go�,�l� �.�c���e� fo� �1�� c�i��rict'� c�x°�at��t e��e��wt,h r���e��v �Ir. �ax°l�e�r� s��..d doYan�on�.za�3 c�f ���€� ���aoeal va�� racat ��z �I�� �i��t znt�r��� r�� ��i� sc�e�ca�, eiis��i.�� �.� ��lx� t�xp�.��r� �.�d �.��C�d �1�� �oan.mi�s�c�� �o ��j�:�� th� �.rc��sc��a��.« � �I��r.z1y ���s, 2Q��1 S�3' wT�.�.l���� W�y� T�.a�..a.�.i.np �� 97�62, �1i.��m ���i�znaxa o� �kxe T�.�a�d-����1�.-t�� �c��sr�� I3m�x�:a� ��o�e c�r� �e�.�.�f a� tl�r� �chac�l s�t�.�3�nt� �rae� ��ty �.�x���e��. a�� ��i�c� �k��: th.a�ac��i�t ��x� ��.t� af '�'�.e����. k��.� �as..�_��. �� �kac��a � �?��t�� ��d �fli:l(I�JL..1..�.'3.I1CJ �i.nanca.al or �o�nan�ani.�.� ��a.��o�a �o an��e �Fk�� zon� c��nr�e r�� ��x� p����:i, raf :�a�.� �urrea��tl�r occu��,��ei �� �ks�.:� T���r�.� �c���c�1 B ��a� ��i.�. �to �k����� �1�� �C)Y71.Y2CJ �n •�.h�,� �S��.c;�1 v�A�.� �n.��c���a��A f�r the f�.t�.�� ��c�na�ic �riab.��.�t�r of �k�� '���.�.t�c�l� �nci �:.h� zfln� �h�.nqe �raul�. n��ga�z�r�:l�r ian�a��. th� ��:�p�y��s c�f Tigard an� �.he Scha�l Di�t�i�t. � �.u��e1�. �Tcalc�g �u�a��in•��rad�n�: �.�f �t��� �'ic�ard.mTu��.a��:�.� ���o�:� D.].S�.L'�.C'tr 13137 �Vd Paci�gc Hwy« , Tigard, C�I� 97�230 �c�oed ��a+� � ��xxtiznen�.v �xp:r�s��� op�o�inc� tY��� g�rop���l. �Y� �a�.� t�c� proposal �ail�c� to produc� ���srar��s tha� a�r� of e�anomi� b�nefit �o �th�: �a.ty and �c� �he I3�.��.ric�. Mra Jaki. �ddx��esr��c3 � s�e�a�fi�ai7.�r c;a�.l �, �cc�r�r�m�r 9f i:h� ��a��; Uoa� 12, �g �'ransp�rt:a�i�ra; �r�d �ompr�h�a�si�e �laa� 6 a 1. 1 a Y3a��i�ac� � Bi.�re�sity�� � � L��yl� Be�r�Ya, 1153Q �G+7 72nd ��ree e `�a.c��.�s�, C�� �7223 �x��:����d � hi� ��on�e�n �:�gas�diszc� liveab.�li.fi�� and a c��x����r �i1e sect�.+�aa � caf 72nd, .A,v�e (�. ma.jor cai�.ec�ta� st����� , a��t�n�li.ng from � C1in�.e�rs St.re�t rae�r�h �r� Red Raclk �rp�k m T�r� B��ch �ugg�s�t��i an �.:�t�rnati�-e •th.��. t�� prapcs�ec� bouYld�.:��r l.�ga� ��p����ing r��id�nt.i�1 �r�m c�znmerci.al �a� mc���r� �a i�h� �a�� 1�0 ��e� P��e 3 -- Plaz�ni.ng �omma.��ion �Iir�utes - 3�x��: 20s 1994 0 �na3�i.rag �th� qua�r��� an�.l� ��etc�.on: of 7�nd A�a�. , ca�unercia�. s�n �>atra �ides n 2�i�, ����h al�� ��xc�ge�tec� �th� �oaru�is��.�r� �oa�s�a.dex r�n�a�ra�nc� tk�e &�c�und�r�r la.ne o�reac �50 fe�� anc� n�� brx3.ld a �tr��� �a�z� ��t��r �. �a�lk�aa� �x� promena�� en��ncing �the liveabili�� of t�� ��sid��tial ����. � �eo��e �ianse�., 1�.51a ��1 Pa�:if�.� ��a , �'i�a�d, �1� 97223, an ��tor��y �epresen�i:ng th� ��e�o�. E�icxca��.ora ���ca�i��i�i1 iaaf��m.�d �h� Cnmm�.ss�.on �kiat ���, ���1 occu�ai�t� z�.� 16 a��e tr�.��: raj�hj.x� �:.h� �'�iangl� fo� c��r�r �0 �r�ar�, ��e Hans�ra ad�re�sed ��e Coa�nani�si�sn rega�riin� �tF�� �aa�:opo�c�� �o�n.s��ing af 2�1/2 a�r�� tc� �►ul}i�f�.m�.ly �esa.���z•t.�al. e���,°s s�a����pl�n, �s �r���n��d to the C�.f.y oax num.��o�s� Qc���.�:i.a��a�, call.�ci fr�� �.1�� land to b� cl�v�lo�ea i�a�h� Cc�snzrne��ia�.��x�o��:a�i.ox�a�. �nc�. �� ��r, a s�rea� d��l of �a�a�y k��c� b�ca� �:���n�.�c� �.n �.�qu�.��.��� cl�v�lc�pxng� and the glannz.ng� at �.0 ��r�s an�. �E� �ee� raa rea�or� to eha�g� �h� �o�ain� e� t4�� gre�p��°��o S� additi.c�n, Mr. H�.n��n �refer�ed to th� �Io�t�.�e �� C3�.�A H� �t�.t�d ��. wuas �l��ect.��� �.n • �iccordan�� �r� C?res�ara R�t�a���a� Stat�x���, H� said �kn� �3a��i�� d�.d nc�� de��r.i&se C�EA`�; �a�op��t�` �.��.t �.t idex�ti�i�d A�tl.antic ���a�u� �s �.he� a�ort�.��n be�rx�c�a�ya .���o, A4�a ��ns�� ��.��. �h� Ca.��rr s���Z�n s�a�.aa�g '�k��� ��:c��a�5f�d v��.s ��s�uire�l t�a ��o�flu�� a�.1 dc���xm�z�t� �.� �hP ��:l�����: �� ��� Z��+�.n.�:� �.� de�c�i�ecl in �RS 197 and ��.� �it� r�z�Iy ad��es��d a af ��.� 13 S��te �Tid� S�and �3�;� Gc��Ism l�x. T�az���rz iaa�radue�d ��e �x�iff:�u�.� Z�.n� �1��ra�r, h�.��ci by ��� �rego�a �due��:�c�a� A.sse�ci�t�_r�n, � � �".�an G�iffa.tl�, la9].5 �'� F�i�kz��gen '�agr6 �ir��,rc�, C�R �7223a e�p�.�in�d tY�� p�opc��al OEP, p�e�ra..c�za.��_�r ��abatn:��tec� ' �o� cc�r�sie��ra�iara �.�ad ���.��c� b�i�f 1� ��,o�x� ��z� v�a�n ���c�a �r u Gri.�Efi.t� s��.d f��.7� da.sac���ec�. �,ai�.�. �ka� pa�a.��.�n c�� th.� cansu.�.ta��:� a_�.c�ic�.t�.n� �t�i� ��.t� ��a�� un��.i:�d�.b�.� i.n �a����.�n�� �rith open spaae r�qca.�r�:mertts, He s�iid OE.A. in it� ps:op�s��., indicated �n c�pen �p�ce/�re�.:��nd a���. 0�1 tkxe �ite ad�c�ua�� f¢a� cor��tii�xu�tzo� r�f �tl�e IJZ.C�ru�.�I�C��.�S��'1�Z1 g���t�vaagr ��t����. 7�r�� � �nd ��thm �3r. �x�iff.i�h alsc� add�e�s��d �rs� t���s�ao:�t��tic�n �.ssue of t�e p�opsa��l �ndi e��mane3 t�aff�.c r.ox��r�� be�tur�;�n � �3�ines and T�-5� � � Bob �e��n�, 712Q ��T �aa��ac�a a�. , Tig��sl, Q� sic�r��e� t�� �tc� �' � a�.�ress th� Comr�i��ion��s hc��uev�r ciidzx"� �:�s�oa�ci w��n tiis nan►� �i � w��5 c�I1�c�v ', � � Joe �3i11i�, .�1�torrae�r witY� �ch�rabe 6��l�i�ms�sn & �n(�a�tt, 123.�. �W' 'I � Fi��h ��.:. �ortlan.d, �R 97�04 a��r��s��. th� ��mn�is�iQn opposing t�7e proga�a�.. Mx. SVil�.is, �ep��s�nt�.n� ��.�_�n�� ��� � o�an a �u�astan�ia� p�x°�.�.an �f the� �.�n�. in �1�� Tra.az�gl�, � �u�narizec� ��ae Tiandou� ci�.st�.�b�atec� ��r1i�� :�n the �ven.a�ng �� �t�Ap �ommissicn�rs a�ct �sk�c� �h�z� tc� reui��r it. M�a WiZlis Pa�� 4 ° Planna.n,q �amm:A.�ss.c�� T�l:i.nix•tes - �'una 20, 1994 asked ��� �ommia�ion t� loa� ���� �� ��� ����rhel�i�� opp�ait��� �� t�e pr�pa�al �nd �o� ig��r� ��b1�� ������� ��� �zapu�. s���ti.oa�s c�� �Yae S�t�tevaacl� �,�n�l U�� �0�.1� �asci Gu�.ci�l�.�a��s e �C�. cQ�acl�as�.naa, D�s� 6�z.11is �°��t�d �i� o�a j�c�.�.oaa t�a �I�� ���►�e��o �i� sa�.c� t1���e p�e���at teani.c��xt ra�r� F�r�s��x��c� �ra.�� �h.� �.��.�o�a tha�. ��� �i�y �oun�il �c�e��ed �h� �a�opr�s��. ��r ���a�.�x�a.c��a �x�d �ix��t�� �h�� lPl�r�nin� �cammi���.�,r� to go fcax-�aa�d ��.�h it �.���,�rag st��f arac� t�cta�i��l ���g�� d��.�e �h�.�c��g ci���a�ara�; �SUb�.a..b �npu�m � �x�e�iel.er�t �'y�� c�.ar�.��.��. for I+s�°. Willi� th�.� �ka� d�.s��tiarz f�ra�ra �.��.�r �o�zixc�.l. rra�� 'cca mov°� for�r��d �wi�.h �h.� �c�xa��pt ra£ �he � �ra�ts��l a � �3c�Ya ��allcack, 1�34 �+� 5E3�th A�e. , ��rtYan.d, Ok2 �7221p ��id �a� had bc�en buyir�c� az�d ��ar�ee�. Ti��rc� TriarxglP �a����r��r fo� 30 yea�°s az�d k�ac� b�en wait�.rag tar the �csgnpl.e#:.�ara of T7��•f;ana�.�k� b�fQ�� �ainc� axxy�4�isac�. � ��rald C��1�., 1�17fl �'4�7 Sunrise I:�no , Ta.c��,:�d, (�R 9722� ��.bmit�t�d f�ar the x�eco�ci, tura l�ttex�s �rad � �e�a.�.�QZ� ��.g�.�c� �n �Iar�c�i Z993 �a� 9�� o� �,he �Src�p���y rawer���s b��vx��� �8�.1� �xad 70th c��g�ass.nc� th� zor�e change� �r. �A1? Erd�.� iz�f�ar�n�lly addr�ss�d �ti�� �+�mmYn�.���c��a :r�g��d�i.n� �th� ���;.iti.c�n .�i�cli�atinc� l�ae ��rs�. �xc���.�e�a� ��c� t�.� ga�e��n����.can a� t�a� p��it�.o� �s he felt al�a� of r���.d�nt:s w��� �c��fu��d �.�r�czt �.��� iJ��� �ahen �.k�ey sa.�n��. �:ka� p�ti��.c�n m M�c. ���� cr�rnr�ez���.�d �h�.�. ��. ��c�l� �r�� �.he ox���r ��.�a��� �Y��� v�ofi.;�;r.�. �c, �o� ����.��.Yi �h�ie ��nin�a � �ox-dc�x� �, 1Ntar�zxs, �.226� ��T 72n� A���, p Ti.g�rc�., QR �72:�3 �xie��light�d fo� tt�ose �1C�SE'Il'tr dah�� kx� �I�ouga�� wa� �.la� ��onomir.s of chan�ing � sin�le �aanily res:�d.en�e �o �. �u�ti� ���ti.1�r resid�r��� c�r comm�rc.z.al ��ss���ty. H� ��k�� �h�� �&a� r�cc��d �-�f1��t that k�e and fii� :�atlg�r a�e ir� �ta� pxca��s� c�� c:arasalid��•�rig a �.�°12 acr� site e�.s�. �f 7�s�ci Sto a:�c� osan or u�id�r optic�n �en acr�s and th�gr �ppo�e znul��.-faxnily ox Gnmzn�rc�.a1 �zof��sional z�ni.�.c� �n their_ pro�e:���.�s an�l � �e�u��t�� ��.�h�r �;k�� z�n�.ng ��ay Com�n�rci.al G�za��•�..1 �� �i � cr�rxv�:�ted i�o C�omm�rcia�. Gen�ral o I !�- � � �cl Lhris��nsern, �3irecto� af �"ngi�aeeri.r�g, �60U SC� �a�c. SL. , 5��. � 23t�f Tac��rc�, �R 97223 sa.id h�.� ca�n���� ���5����rs��d °-� ����o�ima�;�l� ?7-°1 f 2� caf �h� cur�en�tly G�n�:�a�.-Con����c.i�3. � �.e�r�lopabl� par��.an� in tYn� �°igard T�s.arag�e> I3� �aa.� th� � '�riangle ar�� za�s on� of th� mca�t �o�nercia�.�.y viabl� �.ra all � �� �t1�� �ort:Laz�d �.��a marke�t and �here c�aa� n.c� sirag�e �.acation th��t wa� znr�r� ����s�il�le in th� sn�t�o ar�a �h�n the `�rians�l�o Pac�� 5 -- Plarznin� C'omm�.ssion M�.r�utes m �'un� 2,0, 1994 ----_-_�=i—�=_—�_ ..�,J ��r. C���.e��ns�n s�a�d �i� ��1� x��z�r���q �,�a� �'a:�.�nc�l� a��°��. wca��,� �au� �ac�re�c: �ress�are� on �h� �a�°��r� ��ea��� b��saad��°�r az�a� T.�c��rd kaac� � resp�csn�ib�l�.t�r �to �h� €�r��i�� m��:�t� ���r�. �sro C:��°�_�ten�en ��.a.d he b��.�.��r��. i�t�� o��.��a�t���.can a� fik�� s�c���:��.i�l �i�� k���w��n 7��ad �nc� ���lx e�ea�x:Lcl k�� �ra.a��.� .ix� �.�t�s �e�n�i��x�a+��on a�� shoule� b� �.��t �.� a.� �.� �s��sen�.ly des�.gr����cl o Hw ��.id h� agreer� wi��i Mr, e �ar�.ora'� �omm�ra�� r�c���din� �.h� �coYiomi� r��.�arn af � ra��.�.����mil�r si��:e �.�c�. �.h�: �� prop�•r��r i.n �}�� �'riamgle �ra:� �ex°� exg�a�si�r� arxc� ka�.�°�l� i� commerc:��a11� vi.�,b�.�s �e �aa.d rn�txl�i�£�an�.ly d��ic�natic��n v�ou.l� �� be a�x� of th� qu�stion on a �irzgle f��ily �i�.�. P�lrm Ch.r�.sten��n r�e�pondes� �o �aznmission�x ��sc�.on'� .��c�ixes� �c� cl�.xify his comm�n�� ��g��d�.ng ���a� �c�rnmer�cial. �vz�.k�i�.��y �� -�h� ��.���� T�z���i�e � �aAx�ne I�Tarc�l�.ng, 7105 �V� F1s[ihur�� St< o °I'ig�xd, OF2 97�2� ��Ad �he :�aid slae ��xv�d �n t�� :�a.r��. PIP+� T3�a�d ia� �h� '70'� a��. �eine�ered �t�a� as a ra�sult of �h� nn�rx�r �fPC3 s�ssion�, c��e af the c���.�ern� �ra� t�a�� �ac� �.n�l.ivic�u�.l ���i.r��n�ial a��ea be �:��t I 7.iveak�l.e� kfs, Nvrc�Z�.ng sai�i t��r f���l� h�d re�ide� �r� Elmh���t St. �or �1nzo�� 3� �rear:� �nd re�r��fu�ly, th�� f�e1 �.t i� nor,a ��m� tc� r�lo�ate as #:h� axe�.gk�borkaoc�d Hr�s v��•� n�i�� anci I �hex� �r�re no �an.z�ena.t�.es fc�� upscal.e c��v�.lopm�i7�. � � 1��bhi� Sc�t�., °7(3�5 SW Elmkau.r�'� �ta , �iga��o �R 9i�23� �.a1.le�d a�a l��P�a�.� e�� the Scatt t�mil�, r�s�.d�n�s oy E1ra�iur.s��: 5�.e �c+� 29 years. �h.� �a�.d the f�mi�� c�.oesn'�t �r�.z�t tca be .sux�rc��ncdec� �y apa��snen•t� or cosr�nl��ci�1 b�x�.ldi��a�� �z�d w��.1d b� cai.11�.ng t�� xel�aa��e bu� for ?t '�o �� c�orth�r�xi:L�, n.��siec� t�.� za�.i�ne� to �� Cozn�m�xca�].�G�nPZ��l e a� Sl�a�on I�Sor�x•e, 11'710 SW 69tI�, `�iga�d� OR 97223, sa�d sh� �asl �o��e�' dnd re��.d�c� within �.he Tr.ia�g�].� fo� 24 �r����, S�P sai�. they �,aer� �o1d th�� ar�a w�a� zan�d carnrne�ca.al b��o�� purc�asing ��xeir hom�, anc�. na�r, if giv�n a chQ.�ce, �+rnulc� g�r�ter th� crsxnmss�r.ial zn�ing. i�sA N��a•r� �aid i� z�n�r� �csz���•c�.�la �h� �kraf�i.c and occupancy would be durinc� the �la�r�i.m� ane� �h.e ��ic� i th� Triangle was iz�•E s�x�.��bl� f�r ug�cale d��r�lcapYn�;nt. � B�.11 �Io�rn�g 716U SW F3aXl�r, Z'a_ga.�d, OFt s��d he w�� a happY o�rn�r, lov��cl �;h.� �r�a and opgo�ed ta the �lan in g�raer�.l. H� s��_d the maja��.ty af �he gro�.p h� re�r�sexat�s�, pr�f�r, fo� no�a, �o I�a�e th� z�n�.ng �s ?s, P4za He�rne �arg�d th� �''lana�i.ng �qTilYT[1.S510Y1 �to u�e it� influence �t� 4e� the �rcapo,al �est a� l�ast 60 da�rs. c� Calv:i.n Bar.r��to 7175 �W �ev��an.cl, Ta,�a.rdP OR 97223, ��e�ke apposing th� change. lEi:i� home i� curr_ently aii �he 1�nark�t, ae�v�rtisec3 �s ��mme�rcial pr�per�yo i3� said a.11 h�me� an the Page 6 � P.laa�nz.ng Coznm�_�sinn Mznu�;es tl J�xne 2d, �.994 � _ . , , � ��t���� bu� 3, ha�r� c��n� �om�m����.�1 a�nd h+� �umma�i��� �c��,��he �cag�ma.��i�ara �:he roa�n���ia1 x��a�d�n�� ot h.a.s n�ic�h����.�a�de � v� �7s�� ;�ug:�e�� 7a35 ��7 �ia�atptan, T�.�a��., flR 97223, a �ti��.n�s� o�w�a�� 1mc�t�c�, �.zx tk�� Ti���d �'x���.�T� a�.�a�� F��c�p-��s� ������, w�s�t c�f '�Ot�a P�ve. 6 �txlamat�ed. �c�x ��� ��co�c� �. l��t�x ' �.dd�es�.��� �i� con���n rc��a�ds.n� fu�u�� �.���xsp���t�.�..�arn pl��n�.�c� i���e� �� th�y ��laic� �to th� Tic��rd T�a.�.�x�1.em He �airl -��� 1��.��r suggesteci aat ��.�G��r��t�.�a� �o ��.'.�°s �ugc�e���.or� �:'��.� 70t�a ��e. k�z� d�vele�p�� a� a c�o�.�.e��.o� ��r�e�o � ��s� �a�et� 746� ��7 �����.�n.c�� '�i.��.:�cY, (�F� �'�22� ��.�,� h� ��s , u��wa.�� �xnc�.er NF�-4, �:k�� ��i�s.l. :���r�.� ��h.e��l site w�s �ax���l �s I acs��r�a.��. prop�����r �xid a��.��3 ��hra .��:��r �c�r �1a�i�i��.��.��. j I �'oha� �9.c�C�x:d A:�so�iate �l�.xn�r��, :�����ra�.�d. �h�� th� ��.��° h�� � I ��aa r���a �gr���r�r; L�r�d L7�� �1�.��a.�i�ati.a� fc�x� �uk��.�c I in��i��atie�r��]. �rn�. Zc�nirig� �1a���.fi���i�� �ea� �'an��x���.�1.- ����r�l. �tr. C�ne� �a�.d 1�� �me�c�r��c� �e►�.��.���n�.xas� ���il �,�va.�� a� �. ��l�c��1 �if� �.�x�. �Y�er� a�.d�.��s�ci c���.e:� �e�.a�:�d 3s�u�� i.r��1��1�.ng �th� r:�cen�tly e��f��.�ea� �ahz�a:l. �ior�d a.��u�o �,���rxing ��s ��z� ccalnr�� ma�a mf t�e Tx�.ar���.e, �ro ��p��:� ���C�c� �7�hn .7��}��� .�f t���� �a�s � a �r�v��ion •�o ��a�e�� �h� ����,�x�d� �,�ea�xg f3�.�Y�wr�y 217 . � J�"ahxa .Aa�Cer ��i.c1 ra1��� �Tx�m �ar�.et �vas r�£�rri�,c� -�o w�� ��x �.�nd �s� de�ign�.�.ic�n ar�7y� �n� �icl�°� a.��n�ify �at.�a��a��l ���tlands oa: w���.ar�d a���� �.r�c3 �.k��� �k�c��� �rrs�.1� �� �.����z�ai�.��. �.�= �a��. �a�a��a �, ci.�v�l��amer�t �.� �arogasec�a � ��.]_� �i����� �15�30 ��a 7?.n�. �i�r�� g Tic���d.� �3P� �72�3, �x s�c��a�e� �'riaxzgle �e�c�e�en� fo� �ver 20 �r��.�s, r�f����d ta 72x�d A�cr�o �� � �'xe��,v��r. I�� ��a.� �.1n� z�oi��� la.s�hts, �����A�r �tcs ���� tkx� area l�s� t�sar� ���ireable �or rai�inq a faat��.l� �nd �ra� c�pp���d tca �th� garc�gosal s�n t�a� b.��i�. 7'he Plann�nc� C�mYni�sio�x �:o�alc �. �ec�ss �ro� 9 t 2� p.amo tc� 9:3� p.z�aa PUBLIC HEi�RITTG �L05�Y7 � � ��.t� At�.orra�y, �'a�n�l� �3e���a �c��ri��� t�t� �rzinat�a.���ic�n tizat � �.d�i.�t.ion��. re�ea�ch m�.�r �a� s�e�����r�r as i� app�a�e� a�ew � e�.ra.c��nce w�s hea.rd dura.nc� �.�� Publx� ���.ririg� 7� +- � Cozrr�missioraer Saporta �x����s�d hi.� conc�rn abou� ��� NQ�ice '-° bei.nc� ref�rreci fi.a �s �e��ct�.v�m � � A��torn�y� Beery sa�.d th�� in ka�x- og�.na�oz�, ��� si:a�u��� �is��e prop��ly co�glied �a�t�.lz ira rega��.s to ��a� Not�.ce. Page 7 -- P3.anning ��mrni��inr� Nl�nutes - Jux�e 20, I��4 f � „ , . � ��� �or�nni���.on s�i��u��e�i �a�i�fR� a�a.�ac�at��� ��za�ira�anc� �a�c� �,r��tl��x a�eur evi�l�nas w�s h��.�d. � C�c��i.��a.o��� �agort�. r�spoa�d�d �.o ��.1.����gara� t���. ��,e ga�.�.g�a �as� �ae�ra � se�re� �����ss. Ei� ��a��d �ra�� �tla� ��ac��� ��d ����a ����a �nd v��y� lonc� �axrl �s��li� r�e��ir�g� va��� k�e�.d - �am� ��.�lz ���� l�.ttle g�ub�.i� inpu�s Ccaz�i�;ffi�.c��a�� �apc��°�� ��.i� �l�.e �c�mrn�r��ts �a�ard wer� f;�k�g� in�� consid�r�taa� wh�za dev�l�pi.xtc� ��e �al�. r �ax�tudin� �.,ive�b�.li�� asid ��aza�pQr�t�.°��.�r�m �T� ��.i�, ; 3. a �ie�r�i a.��n� �a�n�unt a�� ��a�uc�la� ra�� �f�eax �� �Yae x���.�.c�e��� �r��i I t�a� �c�anan�.�s�.o� �nr�s ���a��.�ta.�� �c� t,�� �.�����. I � o ��rt�i�sic�ra�r �Iolland c�omznent�c� th.�t. a�ite� �i��r�.�ac� �the puksli.c I ��utimos�y, �i� was c�nc��:n�d tkiaic �th:� propc���el z�s��nc� �h�.iiges y���r he ���xn��u��a k3� �ai.d �a� didrs'�: ��e �n� �u�f�.�i�n�. g��so� to �ha�s�� ��� Co��ar�h�:�.siv� k 1�.n, ��pe�i�.11y �c�r����axa.;nc� the �cl�c�ol - ea�e�� �esti.morzy I�e�rd an�c�� �ex��e ��at .��G b� g�nera�.� �s,r�a����.�.lo Coxnmi�s�car�er HoZ�.�nci s�.id he was ���i�xa,iax�g �� hav+� dcazx��s �bau� I'Ac°3�8�.Iit� aa�� znulti�:��z��l�r a� �.r►�r m��� � r���d�n�.�.�i areas �.�x 't�� �r�.asac�l.� �aac3 th�m said �k�e �S�s�t a��c: o� �th� °���a�.gl� a� fa� as a �:�� base for t�� c:��t�.z�a�s ai 'Tiqa�d �vou�r�. b� Gea�e�a1-°�o�n:��c.�al a • �oa�.i��i+�n�r C�ilso� a�lc��. s�.a�� f�r e�c�no�i� jus��.�a.��.�iarz a�i � Fa�u��.n� a.�x �h� ar�� �zaci ra������ �.� ti��s �car�o�i�a11� vi��a3.� �a �it�ild �xpscale or a�y kinct a� �.����.x��xa�s ��. th.� ar��. A�sc��.i��.e 1�1�nn��, �'ah�a �a��C�� r�s�ac�n��d ���� �. ��a�1��� ��a�.t�,��.i�ra �cv�� �le��e �. �r��r �c�aa �t���. �ad�r����d ���� r��:���^� fs�� ata�alt�.-f�znily c�ev�lo�aze��z�t. � Ce�mini�:iQne� �a�o��t� ���x�.���� b�z.�f1.y �::�� b��kc�r,c�azrz� �►�C �.�.e '�a.�ar� �`�ianqle pl�.n a�d �ue�c��:�t�d �.�ea� p��l�a�s a ani.���k� �,ra� znad� ��r]_� i.r� tl�a� g�a��ss. �omm�.ss�an�r.° Sagor�.�. resp�r�dee� to Pr��idEn� k����'� ques��.can �k�oaai� ��a� mi��.a3e� �xc� �c���ra�ed. tr�� %�� ��,�.c�. ����e ��a������ i:� �� nr� iza�.�r���t tc�r d���1�_ap��n� a.n t�h� a�ea. fe��° a l�sny tim� �.t�.c� rao�Yaine� k��g�er�i�g t�a �zaco�a���� c���Telopmen�a �� tla�n zn�n��.�ar��d t�a� Z7ar�:znouth �xter��i�n �tat�.ng i�.; �ompletioax rn�.y b� on� r�a��n. for �the .i�ar:re��� aa1 in�t��-est �n the Tri�ngl�n � � � Cammiss�.o��� S�P�v��ix:.� ��.��t�ed he �a� �izni.lar fe�lir�c�� in �s��� � �r�a�o �i� ��ic� �.� loca��c� �:� �hc��xc��i �c�� �n�r�e��t r��� dr�.�e ��� �„ Tic�a�:d �:��ane�l� or� its ov�rrs v��tho��. an�r h�7.p f�arn �he P:l.a���.ng �" �:4tC1�11.1 S S.�C3I1. .o.V � e� �c��uni��iox��x- ��x�oz� sai.d �..� �eeanec� te� him ��at �.h� prim��y � m��iv�.ta.on �.�ard dur�ng tl�� pu}�lic h�arazaq was �connmic� �.nc� �e k7o�icl�r.ed if c��at�mc� � nev� zr�ne i�s th� en�ir� Triangi� va7�th a d�velc��meait �ize �inYxnum of e�ne �cre wauld 1�� an �ns�aex. Pag� � - P1dx�ning CommissiQn M�.n.tt�:�s - Jun� 2Q8 1994 - _ ,_ _______ _ . _ . � � � �, � �e�zn�a.��s�.a�x�� �'�re ��i� �rh�,�t �i� ���x�. w�.� a���r�����a �la�tz� ���i�� , , �oaa��r ��� �� 1����.r�� c�ow�x�€��aee� ���a� � �x�.r���� �€�x�►�a���� �r�1u� �Q � 1o�a�r p�°o���ic� ��lu�a � ��z�s.��a.�a�.�� �3�Fra�c� ��a.e� �h� �c����d �a:z.�� c��.h�x �aat�aa��.���.orn��� �aa� �,r�� 1.��x�ir�� �t�e+��.rc�� �C�ep��a� ��a� ��r��n� �� a.t �ac.���� �.�ad �s�����a� �d,c���s�i�xg �ae,� situa�i+�r� a� �.��y ��an� up. � ��a�mi.�s�.�n�� �o�re s�ic� ��il�r �c�u.� a� ��x� �ra.a�:�r��.� 'I Ccam�niss�.o���s �e��.ir� t�aat wer� �a�����a� �� �h� k���a.n�aia�c� �s� �h� pr���s� av�� ��zs y�a�� �.c�oA 1�� x�f����d �a �.�a� ���n m��ta.�.g� �za�1 �h� ��bl�.c �e��ta.me�n� �n� �a:i� �c�j�x��mea��� ��r� m�c�e �� a ��s�3.� ra� th��� n��n f�rum.�. �U�nr�iss�tc��ae� �2�a�r� ��.�.e3 ales�� ca� w�rk w�:� �on� by c�+�n�u7,t�r���� ��.a�� �a�s� ��a�.����c�n�r� �.nd th.��r ��m��.ax��d lknc�vrl�:dge �hAU�.d aa� ��ed �to mal�� �.n �.ritra�m�d I� cl�c.it��.�a�o as 7°��� �o��.�si��e�� �iscus�ed bri���.� �th�� �h� s�?��ec��aras h���d �� �,� t�a� begi�aa��.ng o� tl�e �rr����s w��°e �h� �a�r�o.� �on.c�rrc� ���Sre���cl �t���.��atP s���i��.c��.l� the �i��azazo�►zngm � ��:ess,��rat �'�r�� �a:ic� anc��t�er cas�cer�x �.�.s�xes��d �t t�a� ��.�s�. � pu�lic ����a.n� c�r�� w�.�y ��i� �Qartpr��Z��.�.�ve ��.�.�x �va� �a��.rac� I �Yaanc��d �:�ter ��.� I�P�� �€��k�� 1a�.c1 �ir�d �x��� d��r�lr�ping �.�. � �i�� �nc�ine�r, Ran�� C�oa�.��, �s3.d�e����d �e��nnm�.�si�sn�� Gt7�Y��n's I �uestio�� ��g�rd�nc� th.e d�la� af ��� D���mo�x�:� LSI� �rn� il da.��us�.�.�r� fol�.c��rec�. � �'c��sz� .����� ��:�gorac��r.i -�r� �c�anm�.��i.�r���- i�eE'r�ng'� t�ues�io�, ��gr��c�.a.�g tha� ���.�r'� ���.���sa.r�� ��� ��x� �czz�ing c�.�nc�� of �h�I. 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D:�r��t�r°� I3e�.�.��.on �gp�o�r�ng � r�c�uest t�a ��������s� a� e�a.��.s�n� �.f� ac�e ��mrca����.�1 ��'�� w�.�i� a. drivem'thr� restauranf: with 2,57t� � gxos� �qu�r� fe��t� �,P�T,��.�.�L� A.�PI�O'V�L �;R�`Z'�ktl�: ���un�ni�� l��v�l�pm�rat ��cl� I Ckaa����� 1�a32, l�.�i�� 7.8e94P 1�o96Q01�� �00, �.�al0�s 1�aJ.�36� � �.�s �.L��� 1�a114� 18, 1�q a�ad 1�. �.50a ZO�T�� ��� (����ra�. �c�an�.n�r�ial) The �-� ��r�e �r�v��e� f�� a x•�nc�e �f ���ai�. c��oel� �nd ��rvi��:�, includi.Yic� dri�ve--thru r��tau�a:nt �i.�t��. M�xk �c�s�rt�, �5�ist�.��t �Ia�zz�r, ��.`r� ��e ��:�a.f� ��pr���a Ot� Ma� 1�, 19��, the P:�a�zning �ivisio�a re�camm�nded �ppxc�v�� of ` ��xe Burgervi.l�.e Res�.��.�ra:ra#: pro��sed f.car th� a�c�rth w���t c�ra�e� �� �W Pac.ifa.r Hi�ghzaay �.n.d 5W Dartxnouth Str���a The a�ap��.can� ap�aea�ecl this d��i��.o�: on. Ma� 23, �.9�� �u� to �he �equi�emen�� � of f��a� a� th� Cor�di�i�n� o� ��rp�ova�.� � � Cpndi�ions o� �p��o�al 8 a.nc� � r�l��� tc� 1�m�.'ta�zc��a� t� cii�re�t �., si��i:� acc�s� fro�n SW D�r�mou�h ��reet a Ct�riditions o� A�a�rcr�r�.1 � 13 �.��. ].4 �e1a�� �o �ia �xzsti.rag cir�ix��ge l�n� o�s �;f�� �i�.e '� �rhich dr�i.r►s �ts�rm water �rnrn �W Pacif�c I�i•�vy�� a�.o�� t�i� �i�.�''s � easterly �a�a��x�i:y la�e v � � '� .1�.PP:�1�p,DIT'S 3��Ei�I�7�.'A.`.I�I�3�d I I pag� 1Q -- P]L�nn�.ng �c��uni��ion Mirzut�s �- �'u�.� ��, 19�4 'i � � ° � I �I i I N%ieha�;� �� �c�b.�n�an, Ai��o�n�� �or ��e�e�. R�.�v�:a� �3vl�y ��an�s � II �re�r, 9�0 ��I �'i��th ��re. �'��. �300, l�asx.�l.��cl, CJ�t 972UA, r�p����n��.r�� �'�nc �Iol�.��¢�, �t��4 , (s���r�l�s��� an� �p���.�s�r es� . Burg���a.�.l�� � ��c�al�s.rz�d i�x c:e��.i� sp�ci��c� c�� �:h� a�p�a�.o &Y� x��fe�rr�d �c� Ni��� �.es��r�� mezrtcar�,r�daxr� dla�.ec� �ua�� A3, 19�� �ins� th.� �ond.�.�,�.sa�a� c�f d�pp�c��al. �, g, �.� �sar� I�a ' �i:�e F€ob?���an �a.�� h� wv�� �.� a ���nn�r�t cva.t�Y ������.c�r�s �c� � Cc��.d.���.an �� ��a�rc�val �3 aaxd .���ommen�d�d �ha� C�x�rlitiara �►f � 1��.��°racr�l 1� �x� ���ui.��ri �a.x p�r ��xax� ��, 1994 E�a�m� Vc� �azn ���xy gp��ca.f i.c�:L:�� #�� on �ar�� 3 (6�.cac�x�rten�t �nt�r�d i�.anto �ro�r,o�e�) . Mr m Roba���c�n ���1��.1.1� �onfi�r��d �i�h Pa.m B���� tk�at ��� t�x�ir dis�u�si.ox�� bc�th Gaez� i.n ae�a:��m�nt �i�h �e�omm��d�t�.oxa of �hang��o Reg�rding �an.�.itiora nf �,p��o�a1 14, �i.ich���. Robix��rs�a ��id I3ux��er.vil�.e a�reed �o �x�o�rzd� an ��.��an��t ts� th� �i��r fa� sew�r m�intenan��. Mx e �o�i�.son fi�h�n o�a�.lin�d ��r �l�e �omm�.ss�.ox�, �ri� rla�e�x��'� r�:���n ,f.�r �.p�peal of Con�.��;ioxx o� ��pzcs�ral � �- a�cess �s� ��� i ��.tea Sp��ifi�311.�, �urgex�vil.�.�'� c�s����n was �.o�cv an�i val�er� �.�e Cii�y Engin�e:� anay d�t.��z�.it�� �ch� �.��-� tix�n xanxttiboune� l�r��s on �a�•�:a�.�r��t�a b� r���trip�� (s�h.ich ur��ald �z�� Hu�ge��r.i11�'s l�f�. in/�.���t eau� �ace3s on L�ar:�mau�th�j �.�.d a�k�;c� �th�� o�i�ect��r� �rit�ri�. b� includ�d in Conc3i�tAOax o� App�c���.l 9. �'UBLTC H�.�RI�iiG C�,OSED � Mich�.e3. .�,nd�r�a�, �zxc�a.n�erinc� L'iep�.r�men�e ex�sla.�.ned �� tk�� f�oma�is�iarn �:h�t �he �i.ty s�ZOU�.�i ha�� �h� p��+�ga�..i�re tn rs�.il..i�� all dsr�i.I.�.ks2� i�A���m�t�ori arad r�ot Da� �.a.rn�.�.�c� �.� a�agr �����.�:ic i�a�an 4 � Mr. Rob.i.nsan com�m�nt�d furt�er �n �u�°g�xvi.�I�°� �equ�g� fax� I revision of Condition c�f Ap�roval 9 and tl�e f.�ve inanu�.e que�.nc� �xacl �.ic�Y�e� �ti��rz n�ar�ba� a�ci.�ier�� r�t� ���.xxt�o � �am�la �e�r� ��eplain�d the Ga.ty'� reluctarnc� ta i.nser� tl�e two ��it�ria i.ra tl�e Cancl.it�i.on �nd �ugg�st�d zrn��rta.ng � "f�r ex�mpl�" zr� tYae wa��izag. Sh� s�i.d tha� cnde da�� g.ra�at th� � C:ity ��.c��_n��r �.h� �u�h�ri�� tr� moc�if� h.a��.rc�ous int����:�i..�uza� � aizd dri��cr��a� a�cess a� a�riy tim�: �or s�fety r���+�r-ds. � � � Ramdy F�oo�.ey ex�l�in�ci tk�e Ci�t�°� re��anin�g fo� n�a� an��.rti.ng � s���ifi� cr.��eria a_n �the �andi.tior� a� ,Appr��-a1 9 d H� �aac� 1�� � was conc�rn�d abnu� in�Iudinc� canc3..��tio�.s tha� r+J�r� �o�a � �p��:i�ic as the C'i�y may not b� abl� to �nticipai:e �1�. �h� � �oriditxons. ss Ccami►ais�iane� l�o�.lax�d said h� agr��d with bot� partxes, �ag� 11 - ]P1an�ing Comrrtissi.on Min�it�s - �z�xae �p, 1994 , k Y b I � Cc�mmis���.can�� ������.'�x �a�.rl tla� Ca.�y mu�t I���r� �h� ��.c���. �c� � c�.e��rr�airr� c�ha� e•ra� � prbblem, • Com�is�i�ozz�� C��a.1.�on �ai� k?e ac�r��cE �►i,�.�. tl�� ��.�� �nd �ha� ��a� Cztgr ��uld nc�t �a�z��raz��1� �a� ������°a��. � � �ca��a�.���.a���� Cc�l�.�can �aa.� �he ��.��r sh��al.daa'� ti� �.�'� haaz�� �aith �p�cY.fi�� and l�e �r�f���� te� ke��s i� Q�a��. �e�x �the �i�� I �r�e��.x�i��� �;� �s� �.�.� clisc��'��.�+�2 n t ,� � C�Yn�rii.��i�ner Saxto�a �airra�„ h�'d 1i'�� �a ��� �o�a��.�.a.ons 1.����c� �s �xa��a�.�:� �o b� �tak�n .�n�to c:onr��.c�.�ra�.�.c�x� �ai�� �cxm�� �a���rs.s��a��t I �.nc�.ud�d �.o make ch�r��e�. , I � C�a�t�m��:�iran.�� ��F��s�g :�ai.d sFa�'ci ��.k� te� ��� a '°�or �xa�pl�'° i��:lud��i and rzo�. e�act �a�ar��.�sg o � I • Ccaznm�.�;ss.raz��� �doa�� agre�� tnrY�tl� oth�� �oinmi�si�n���� Ii� ��id h� c�.a.�z�°�. feel �ity c�e���:�nm�nt Qa�s unr���onala�.� aead ae�re�d raa.t� t�e �i�.y o � �omm�.�siora�r S�part�z sai�d �.1�a�. �i�.�� �u�ge���.11� wnulc� 1�i��� ic3�e ta bui�cA �.�x�:aat�le, h� suc�c�e��c�c� l���ria�g �lae ��c��dir�g �:� � i�, TFiera, �.� xvi�h�,n a ���t�ai�, �p�c.�.�E�.�d ��.���xa�r,e, wva.�h optiorx �:&�at if �wo �omd�.'tians vJexe met (a�ueinc� a�.d �a�cadent r�te) , ci�xir�g tt�� tzmeframe, �k�en �f_�ec:� it�.� c�aaaage � ��a� beyond tha�t c�aang� v�ro�lc� lbe u�� to o�k��r cc�nda.�ta�s. e� �r��id�ra�. �'��� sas.d k�� d�.dn't Iz�v� a �r�ob�.ern� �vi�l� �h� appli.cant.'s ���e��s��� wor.�a.ne� �ars�i �lh�.t i�.h� �.��.�r ��ac��.z���r sh�ul� �a��r� �h� �.�atho�ity �ndl reag�a�ax�a.}��li.��r �� t��.lk� ae���.ox�. � �f�ter � �ari.e� cla..;c�assxan, �mmrcc�.�si.on�� 1�s�11��r� a���i.ori�d �c� �.�clucie a.rz �c��cta.t�.on of Ap�O�a�°�.T. 9, �sirag ea�a:�p1e� �.iz tl�� wording aa s�e�g�s�ec� by� �h� �ppl�.carxt. �'h� w�rc�ing �hall �_n�lud� cri�teria o�M �h�n �he quc�se e�tends pas�t �h� drs.veway during more tlha.n fiv� z�inute� oi ar��r hou� �f �n avera�� d�y �r i w�a�n �ccidc�n�t x�g�ort� :Lnd�.��te a h:i_�rh�.r�-�Y�an-noranal , r�te I involvinc� turning veh.icles anc� ira addits.ono other un.f�res��n � ca,rc�:�m�tancc�s shal�. ;�e �nclude�3 in �h� ceroxc�a.nc�. Camm��sxc�ne$• Sel�wea.tz second�d th� motion. A �roic� �r�ai�e �aas i�aken ar�� �th� motion �aa� approY�r�d ianaaaima��zsly b�r tt�� Cc��iis��oners g���en� w�ith Comm�.s�a.oner �Ioa�� �.Y�utaa.axingo 6. �1THER �USIY+IESS 7 . 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OF HEARING: i�1���'_���pA_�,�� I� �F.,�kSE FIIYTN'�' 1'OL1Et AYA.TY�;, &�FJnFt�SS. �td17 �27CY�UDE YdtYFE �Ip �(7D� I -----.---------------------.____�____---___.__..___.____________._________ FA�/Q� OIaPCsSE __--__-�_------------------•---------------_._---------- -•-------------__--°-------- i -_-_----�----_._---J---------------------------•---- ---------____________-•---- I Name � (� � Name �-�� ���� I� Addr�ss �!'S�' � � � Addx_Y___ess ���1...1�,��= � ��'�l/l.�� I �� �-�a , �.,��� � �c3'c�`"� e��� d�'. � �('D,�..'�.� ' Naaz�e �, ������� Nam� 6 CJl-�� `s°'��....�.�� I .Address ��,� (� �c.x.l. �..\�,>a,.��Cn�T Adclreas �� �I�,.� f 8�.�.'. �Lj ���'..5� I -----�l�'FgM r�'�� �{ �o� ;°+ I��d°'G"+ Q"�, ����.� IVame � _ �r`+�+�..• YQame �1��0 f�.4^� �'�`'�f3� I Adciress �7 �D � �J.li1�i ��J-e�l��n,ve.aQ _,_ l:ddress �,���7 ��� ���-4 �,��lS� � °� �I"4�d.V'� (J8` ���� '� l�tam�....� �--- -- Name ��Y�(`6 ��t'� I�I Address ��- Address I� In1 �. l �f��� � s a�� g��?3 W Name _�..._.�- - .M.�......w.m �Iatne�,_����it.�'"`.!°°�. � Address Addr.ess s �'S � ��..� p`QC� � ��- u� �� q��, � � a� �...�.� IVame .�..�.v._..._ Name � � �'�S� Address __ Addre s ��,.�J�() �/�te' '��.,,,v( /,���, '�"r��,,� (�r'L `� �2�� Nam� Name C'�''..1�����?5 r�.l -- — Address_ _ Address ��,�,1 �, t , I ��,�� �p� �z�3 A1ame Name � Address Address ` � j. ..r. ���u.��a�tJ� t e��� ,�n z�.a Name � Name"'�k�Jt�-'�--���(�l,�,ti-- �''+�-..- Address _ Address �L�r'.��,i� ��� �.i��, ���� � �-.� � T I C A P L A N I�T I N G C: a M M S I c7 1V i AlO`i'ICEd ALL PEF2S(7NS D�S2RII�TG 'F't7 .r'aPEAIC Oi�' �:NY ;IITEM MUSS' SIGIV 7`HF°7R I�1AP$E.` ANL7 I D'10'T'E TH�'IR .ADDRESS ON THIS SHEET. ( .Please PRTNTj I.GFNT�A I'I'EM: ��. � CASE NLSPRBER(�) : � ��,�°����-- UWNEFt/Al?FJ�IC�iIVT: ���� LOCA'I'TQ�: l� ' �eJ ����,'9"IC�1 trol �„ � � �_�„�--_�1�. �t.�`� i . ___�_a_, 7�ATIE U� HEARIS�IG: ��°"0� �L�RS� Pl�tIfi?'P `PC7LdFt NA2�YE. AI3R7EbE8�� AIJII7 I1�ICY.,LSD��Y'�BJR �Tk� C(9D� I ________________.----__.____---.---------•°--•-----•_------•---__a______ �'��'CSR ���03L�' i -------•-----------------•-- ----------------•------------- -._______ ��e==---___-•---------------------=__----------------------_____°Q===____---_--_- • I Name Name I .�._._ ��' �-� �1��'a�?..�._._� Address ,� I�ddress �C� �'✓lA,) � �.�LJI�f�' 2�� I � �d,�-�t"�� `fi'12C>� � Y3ame ,�. Name i �- G ����� � � � I Add�ess Address ���v a J�-"�-�° ��'���C-- � Nam� ���____� Name �+]-- �J �0�� �J�¢°�„�„ !P]t7�' .�.dd.ress � Adc?ress //''a0�_� /,�' '�P� � �9,�j�'i-�Y.� � �7.4.�..� ' A Nazne � .______� 1Vame �� Address Address Name Nam� �dclress Address �___.� � � Name -- - _ T�i'ame �,� w �'I Address �� _ Address ___ _ � ��� � I � Name I�iame I � i � _.__.� ' � Address Address �� I � �,�j Name ,_ �Name II Address Acldress ' Nam� Name Adc�ress _ _ ___ Address �______e� --__ _,-__--��_� ; �� rc � DLR � �x� � , ca � � sza � �I�'I'IC�: ALL PERSObIS D�'SIRING TO SI�EA�3C C�l�) R�]5C ITE#�7 h4UST STCN 'I'HE2R ATAML RP1D " N0�'E THEIR A�nRESS UN THI� SHE�T, (Please PRItVT) �,c�r�t�,� z���: ,,,_,e, -- — ---- cAS� tvcrmH��6 s� : ` �`� ���"..�''�(�;� ��'�' OWRQER/APPL:ICAIVT: ._____o�, — ----„,.,-,�.____� . ��"���G� �oct��rxo�: �1P0 1�tLTMk3�,°ft: , L9A'1'E �E HEd1RING: �,m, P'�,�R�A: �d{%flQT SCOLJkt E�AME. .4.T'sDP.E9�, �A �P7C?aL3A� �f3LlI3 ZTP e°;f?DE d' �__�_�____=�=�_w�_---__-_���__-_-=���e��-=-•_-°-__-____-__°____-__-_-=__�-___--_-- �`�1� r���oR ^ o��asF � v� ��`�� �' ti ____________________�______-________=_--_-___-_--- ___-�_�-______-__-_�_________�,�."r�'�' Plame Name �j'Li � ���- �.� �•��� � �...._.�_ d /�CG�.,�%vP�P�p.p' /�aC�QC•�' �l Address �,c�dz�ess Z ..5�'G� �� _�� �� �."�....'C.d.p,.�C,���i �a'Pn�7_�/��„ �! ca 2 y 7"�r��. � Name Name �� �.ddre�ss � � Adclre as ������ c.� � �'�,�..���-7'�� ��'�,'}" j ��C� � �'�� d� Name �_! Nam���R� ��� �! � Address �ddress �/����1,� „�•,A,sv��r� � -- `�i �-�"dl �i��. ���� r w°^ 1Vame Name Address �_____� Address �l �� r I _ ,,�' ��`.�."�'�c:�...� f f � � � �/ � I�Tam� Y Nam �, - Address _____ Address �.���.__--��- !'.//?'/.�''��y�� ,/" ����� �"�'�'.�.z.�-�` 1���� �ame Naane d�' '� ���A�°�1 I �" Address � _ µ� Addzess (5t� �j(1� 0,(y��� �',�"(e� �,�D �. /�r.�e'r.� .9°l��—�a OG / EI'� I�ame Name C�i d , �-t C � �W ��I°r-aJa.� �Ci.d` !� � �1 � Address Address�.�,rA�qr Q� ���,,,�,,,e,._�„ ��y�W II � �, �� � � I�ame Name � .,J — .�.. - — Address Acldress s � �r�e�`� -- - -- � � �l�. Name ��rne ' .. Addres_�__�__ W Address '�Q�� �.� ,�(unl��';�,-t- at \\�a,i c� �l7," i���3 . ___ __. _.� ______ _..r. +. �+� o9b; 1�lG�NL7A Z'�'FM �' � �TAFF R���RT 'I'O 'I'�i:� PL�,IVNI?dC� CGP��IS��OI`�1 HEAR�NC l7ATE. �7une 2 0, a_���4 - 7 :3� ��`i F��AI�.ZI�TG y.,UC1�.TI�N: 'I'a.�arc.� C�.t�� Hal1. - T�'w�a ��:Ll 131.25 56�1 Ha7.1 Blvd. Tigard, OR 97223 A e F�C'I'S 1 e G�nez°al Irzfoxmatian ' CASE: Com�arehensivc� T�la�. AmQa�c3me�t CPA 94-0002 �one Change 7�I�i 94-0002 � R��UEST: 1) Plarz i�ap amendment from Cammerca.al I'xofes�ional. to Medium-I3igh D�nsity Residential; from L,o�w-Density Residential to M�dium-High T��nsity Residenti.al; �rom Con�amercial veneral to �eda.urn-higka. Densit�y Resid2ntial; from I�ow-Density Fcesidential to I Commercial Pr�f��ssional; a.nd f_rom Comz�nercial General to Comrnercial Prc�fessional . 2� Zone Change from C-P (Comr�lercial Professir�nal) zoning di.strict to R-�5 (ResidPntial, 25 units per arre) zbning district; from R-3 . 5 (Resiclenti_al, 3 .5 units per a.cr�e; �o R-?5; f�om R-3 . � ta C-?j; �nd fr�m C-G (�orunescia]. General} tc� C-P. v APPLT��TT: City of Tigard 13125 SW Ha'11 �oul.evarcl Tigard, OR 97223 ° OWNER: Numerous �OCATTOI�T: Generally east of 7?nd Avenue and west of 68t�h Avenue between At:Zanta Street and HazzipLon Street . Alsa west of 72nd Avenu� south of Bevland St�reet . ' � � PROPERTY DESCf�Ii'T:CON: � � �,. Commercial Professional to Mec�ium-High Den�ity �° Residenti�.1 - tn7C'I'N�: 1S1 36 DA lots 902 (southwesfi� � portion) , 210U, 2200 ; VJCTM 1S1 36DD lots 900, 1�00, � 1100, 1200, 130Q, 1400 , �.500, 16Q0, 170U, 1701, 1702, � 1�OU, 1900, 20Q0, 2100, 2200, 2300, 2400, 2500, �600, 270U, 2f300, 2890, 2900, 3000, 3C101, 3100, 3200, 3290; W�TM 2�1 1.�� lots 2Q00, 2100, 2200, 220Z, 23QOo 2400, 2500, 2600, ?Fi00; WC'7.'N! 2S1 lAC lots 100, 200, 300, 400, 5Q0, 600, 700, 800, 900, 1000 . STAFF' �2EPURT - CPA 94-0002/ZON 94-0002 - TRIANc;LE - PAGE 1 � Y' ' � i Law Density R�siderlt�al to �pdi�m-�igh Dens�t� �esidential - WCTM 1S1 3�DC lots 1�0, 1Q1, 200, 300, 301, 400, 260�, 7,700, 2701, 2800, 2900, 300Q, �100, 3200� 3�00, 3400, �5Q�, 3501, 35��, 3�Q7r 350�, 3509, �5�0; WCT�i 251 1AB lot� 200, 30U, 3�1, 302, 303, 4Q0, �00, 6Q0, 601, 7000 C�mmercia]_ Gen�ral �o M�,dium-�High Densi�y Re�id�ntial - WCTM 251. 1I�B lOtS 100 (south 125 ft . ) , 101 . � Low Densit�,y Respid�ntial to Camznercial Professional - WC'�N 1S1 3FDC lt�ts 3600, 3700, 3$00, 3900, 4000, 4].UO, 4200 . .� � Coznmerci�l Gex�eral ta �aat�anerc:ial Prof�ssional - WCTNr :LS1 36 DC lots 4300, � .400, 4402p WC'I`M 2�1 1AB 100 (n�rth pait:i.on) . C-G to C-P (zone chan�e on_ly) - WC'lfiz 251 1.AC lots 1801, 1900 . I SITE AREA: app.roximately 56 acres I STAF'F RECOMNIENDATION: Forward a recommen.datian to Lhe City Council for adop�ion a.f the Plan �.meridment and rezoning requests . i 2 . Bc1C:}CC,?"OUriC� Tnforrna�.ion The subject site is within the area kizo�,uzz as che 'I'ic�ard �I'riangle. � In November, 1992 , after over � year af work and extensive public input, �he Planninc� Comnlission appro�ed and the City Council accepted a master plan for the Triangle. In earl�r 1.993 r the Cit_y was awaxded a gr_ant f_rom the L��partment of Land Cor�servation and Development to cc�nd.lxct a more detailed plaizn.in.g study in tri�e 7'r:i�ngle area. Plan elements inclucle land use, urban d�s�_gn., transpc�rtatzon, and open space. That study has resulted in a draft plan call the Triang.le Specific Area Plan. The draft plan was developed with the help af a pl�zzning consultant and with i.npu� of numerous state and local ag�ncies as �vell as citizen� grc�ups and in.dividu�ls . The Trian.gle Speci:Eic Plan is a cleliberate attempt� to guid� future growth in an ozgar�ized pattern tlz�t establishes a pedestrian or_ient�d sus��i.nable cammunity where people can liu�, work, shop an.d play. Tn ord�r to �' ieach that coznmunity c�oal, it is necessaYy to assure that STAFF' REPORT - CP�, 94-0002/ZON 9�-0002 - TRIAr"tGLE - PAGE 2 I I i P' 1 ' II I Lhe�e are erinugh h�usa,nc� t�ppor�ua�iti,es in �he Triangle to � create a ra�ic�hbax�hoc�d and that GommPrci�1 d�v�lc�panent wi�h.in t;his neiqrib�orhoc�d i� comp�tib3.� i.n ty�e �nd scal�a ' There a.s nc� scicnti�icall.y d�terYn�.r��c� number df hausinc� ' units �Y�at c��fixz� nezghborhaoc�, �ruG a lit�ratur� sea�ch !i reveal� �l�at e��ert� cUnsa.c�Er 1, 000 units mor� Qr 1��5 to 'I � be the t�rg�� t� est�bl�.sh a su�tainab].e ne�c�hborhoo�.o I As the fixst step in ampleznenting the Triangl� Specific 1��.an ar�d �sta�lishir�g the irame�o.r.k �ar a sustainable I neighbarhoc�d, l�z�d use char�g�s in t1:�� r�commznd�d areas I are being propose� . xf land use changes are adopted., additic�nal use flexi�ilxty, design, transpoxtation, and open sr�ace �.lements will be praposed. 3 . Vicinitv Tnformation ror the area east of 72.nd Street, �djacent properties to the north, east anc� snuth are d�signatad Protessional Commerc�al. ��:operties to �he west ar� designated Gen�xal. � Commercial in the n�rth and Low-DerisiLy Res:�dential and Public-Institutiorial i.n the sauth. For thP araa v,�est of 72izd Avenue, adjacent pr��erties a�re c�esignated Lo�r-Densif:y Resid�nti�l on the north, � Comzner_ci.al Professional can the �asL, a small pc�rt�on of � Commercial General on the northwest corner, ancl �h� � reanaind�r abuts Highway 217 . The ar�a is border�d on the west b�r 72rid Avpriue and �n the easL- by 68th P�xkwaye Dartmouth Str�e�t ga�s �hrough tlze center of tYxe area . SW 72nd .Avenue, 68th Parkway and Dartmouth S�reeL are functionally classi��.�d aa major collector stx��ets on th� ' Tic��rd Comprel�ensive Plan Transpartation TZap. Transit is presently avail�ble on T3ampton Street and 68th �ark�n�ay as we]_1 as Faca.fic Highway. 4a Site Infprmation � The area presently ha� vacant areas, some single-fami].y � homes, an elementary sclzool an.d some small lausinesses . lhe total area for_ the proposed ameizc�m�nt is ap�aro�cimat�ly 56 acres . �].''ne a-r.ea g�nera.11y slopes dovm toward the west . Th�re is � steep ravine with a drai.nagernray at the far north end af the site. Th�re is also a dra.inac�eway near the micidle portion of the site sauth nf Dartrncauth St�re�t . There are several smal]_ stancls of mature trePS throughout �he ar�a, STAFF REPORT - CPA 94-0002/ZON 94-0002 - TRIANGLE: - P�1GE � , � 5e Pro��sa1 �e�cri�tio� '�his �r�pasal is to �7��n� �h� ��mprehens��e glan ma� and zoni�� map on 9� paxc�ls ��t<��i�g �ppr�xiin���ly 43 �c�es an� to c�ang� zoning map an�y �� 2 parc�ls t�taling 11 . � ac�es �run1 C-G ta C-P. �aps are a�t�che�. The prapo��l would r�d���gnat�: � 14 . 6 acr�� frarn l�a� densit�r x�s�dsa�tia7. (R--3rS) ta zn�dium-high den�it� resideal��a1 (R--25) � 19 . 5 acres frozn cc�mm�rcial p�ofessional (C-L�) to � medi�Zm-hic�.h density r_�siderzti�l (R-2.5) N 2. . 5 a.cres from 1�w-dens:ity r.esidentia�. f R--3 .5) t� commer_cial pxofeasional (C-�1 ` � 6 01 ��re� fras�l commercial g�r��r�l (C-G) ta commercial praf.�ssiorial (C-P� e 1 . 5 acres from Gommeicial �enera.l �C--G} to medium- high c�ensity r��i�ez�tial (R-25) 0 zozzinc� c�n1y for 2 parcels totalir�g 11 . 9 acres from C-•G to C-P. Th� groposed an�endment would res�xlt i�� an increase in housin� Upportunity c�f 790 unit5 for a total of 950 uni.ts a_n the Tri�ngle. Opportunicy i:or commercial devel�pment wou]_d c�ecrease by a�pr_oximately 1� acr2s ror a t�tal c�f 79 acr2s in the Triangte, 6 . Aaenc� Cammer�t s The 'I'uala�?n Va11ey Water Distr�ci.� Gezzeral T�lephon�, Unified Sew�ra.g� Agency, Portland Gener_�a1 Electric, and Tualatin Valley Fire and Rescue have no objectiozas i:o the proposalo No other agency responded at th.e time this re�a�t was w•ritten. � B. FzNDINGS I�ND COI�TCL,iJSZ01�TS The relevaz�t� criteria in. �his case are Stat�wide Planninc� Goals �, 1, 2, 9, 10 , 12 �nd 13 ; Compreher.sive 1�1an Policies 2 ,1 .1, � 6 � 1 . 1, 6 . 6 . 1, 8 . 1 .1, $ .2 .2, 9 . 1 � 1, 9 .103, 12 . 1 . 1, and 12 . 1 .2 ; � and the change or mistake quasi-jud.i�ial Plan Map A��'nencLment � criteria of both the Comprehensive Plan and Commu�ity � Development Code. � � � The Plan�ing Diva.sion concludes that th� prc�posal zs a_n � compli�nce with the applicable Sf:atewide Planning Goals based upon �he f�llowinc� findingse 1 . Goal #1 (Citizen lnvolvement} is satisfi.ed �ecause �he City has aclopt�d a citizen involvemen� program. STA�'�' REPORT - CPA 9�-0002/ZON 94-000� - TRIANGL� - PAGE 4 a r I�for�ata.c�n �ec�arc�ing �his pro�aosal w�s �xovide� to an�rn��rs the �a�� C.S .�'. r�r� Jun� �, 19�4 . A�.1, p�.blic nc�tiee r�qu�.remarits ��la�ec� t� tnis �~eq�?�st h�v� be�n ! sa�i���:�d a.nc�.uding �dv�rt�si.nc� th�� heari�qs in th� I Tzgard Times �nc� post�.rac�� �he sit�. I 2 o Goal #2 (I�and t7s� P�annira�) is sa.tisfi�d b��a�.s� th� �:i�.y has ag�al.i.e� all app�.ica�le 5tatew�de I�:la.na�ing Go�ls, Ci�y Q� 'T'i�ax�d �oanp:r��k�.�r�.siv� �lan �c�].icies, �z�d Comzm��ity I��v�:lepm�nt Code xequir�rne�t4 to ti�� r�vi��� c�f th�is p:r.o�as�l e � � G�al #9 (Econoxny ot tYZ� Stat�) is aati.v��.ed because, � although the propo�al wauld rec�uce �he Cs.ty° s ii7ven�ory a¢ dev�lat�abl.e commerc:i.al laxzd by at�proximately :L8 acr�s, the reduction i.s zaot �. 1�rge amc��unt c�mpared t�o th� tot�l of_ 79 acres cleve?opable 1��� i:n the �ri�ngl� with maze in the immEdia�e vicinit�°. �lso, al�aowing high density r.�siciential develc�pm�nt near C-L�, C-G, and I-P zan�d c��vel�pable� �rop�rties rna�r prc�vide an attra�tive mix of l�nd us�s ther�by hel�aing spux� c:onun��•cia.l and iridu�trial �e�relopment in �rie ar�a. O�her r.ornmunities have sY�iawn that such a mi� of land uses can. sucr.essfully co-exis�_ wrirhr�ut adversely af�ectix�c� ca?nmercial or indus�rial , grov�rth. ThP neighboring I��:use Tr�ay area nf i�ake Oswego is I an example vahcr� such a mixture of land uses exists . 4 , Gaal #1Q (Housa_ng) is sati�f_ied ��cause the proposal wou.�d provi.�ie for �dditional housing oppor�unities as promoted �y the City' s Comprehensive P1.�n ancl the � Metropolitan Housing Ru1_e (Ore�c�n Administrativ2 Ru1.es, Chap'ce.r 660, divi�ion 7) , Approval o£ this pra�osal � would incr�as� housing oppa:�t;unity an dev�lapablF 1an�. by 790 dw�Zlinc� uni�.s . Appzoval would also inereaae opr�ortunit�.es for multi-family developznent o The , Mr�trop�litan Housing Rul� requires i:hat the City sr��intai.r� a mininlum housin.g apportunity for dev�lopable land of 10 u.nits pe.r ac.r� arad a minimum mi� of 50/50 for single- i �amily and multi-family houaing. Tigard° s housir�c� I apportunity ind�x is �now 10v2 units per acre. 5 � Goal #12 ('Pransport�tian) and Goa1 #13 (Enes°gy ', ConsertTati�n) are satisfied because the propas�l vac�u�d ' a�, �rovide th� opportunity for int�ns:iv� housing n.�ax major , � traizsportdtion c�rri�dors (Highw�y 217 �.nd I-5) as �e11 as I r,� near employment center� and shoppina are�.s . Housing near , � major transpoztation corridor_s allows quicl� �ccess to ', � thc�se raac�ways meaz�t for high volume traffic. The � mixture of hous�ing arid coznpatible cammercial us�s allc�ws `ry for an environment that is favor�b�.E for tran�it and � pedes�.rian transportation to shap and war3�. These � factors promote the efficient use of the trans�orLation system th�rcby proznofiing energ�� conservation. STI�FF REPOR'I' - CPA 9�--0002/ZON 94-0002 - 'T'RI1�NC;LF - PP,GE 5 , 5�aft ha� d�t�rrnin�d �hat �.1�e p�opo�ec� P1.�.r� E�la� �m�x�am�nt/Zane a � �h�.nge is �e�nsi���a�it wra.G�i t��� Cnmpr�l��en,�i.�re� �1�.n b�sed �.�dn �h� find�ng�s b�loUr: �. . �l�r� PC�11.Gy 2a�. .1 (Citi�en T�av�l��ment) i.s satisfi�d k�e�au5e znem�era of t�Ze �as� C.T .T e and surr.c�unc�inq pr�per,ty c�wners we�� ga.�r�n nc�ta.c� c�f public h�ar�.ngs r�l�ted to the ��quest and of �h.�ir opp�rtuzzity to comment e�n the �roposal n Twc� p�iblic hearings on thz� r��u�st are �aeing conducted in accca�dance with �.h� r�quirem��nts c�f the Ci�y's �nmmur�ity D��r�l.opment C�de. 2 q Plan Pol:icy 6 e 1 � 1 (HausiYZ� Diversi�:y) is sai�isfi�ed becau;>e the proposal wnuld provide th� oppartunity for �ddit.ional x�u1.t�.--fami.Iy housi.ng �n�1.. would �ncrea�� th� net housinr� oppartun.it�r on build�k�1� land� in th� �'ity, 3 . Plan Policy 6 . 6 . 1 (Buf��ring) wi1l b� ��tz�fiecl. throuc�h the impcsition of buff�ring �nc� s�'reening rec�uirPmenY:s of the Communi�:y Development �oc�e �o an.y futLZre develo�ment pr.ap�sal fc�x tl�,a. property4 4 . Plax� Policy 8 . 1 . 1 (5��� ancl Efficient Street System) is sa�isfi�c� k��r..ause de�v�lc�pment re�ultinc� from the pro�oser� rec��si�nation of the area would tend to redur.e t7z� anticipat�d new vehicle t:c�ips comp�red to deuelapment und�r the current zaxiing. SW i2nd Avenue, b8t:.Y� Parkway and Dax�tmouth Strect are classa.fie� as a major. cflllectar st-reet with qood conner_tion to sev-eral art�r�.als . Altho�ugh resid�nY.idl use of a p�rtion of the area would be antir,i�af:ed to generate more izighttime and weekenc� traffic tYZ�n znost af the p�rmi.tt�d uses in ��ae curr_ent C-- P zone, that traffic wauld b� expec�ec� to be on tlie major " �nllector�, �ot an local �tr�ets in adjacent iesic��izt�.a1 neigh:borhoods . '1'he ix�crc.ase shoul.c� be af fset by a r•ec�uction �n nightt�me and we�kend t�raffic rssulting fr.c�m redesignating some C-G to C-P. The Engineering Divisi�n will review any futur.e de�reloprnent p.ro�osal for the sit� �nd may require impraveme�ts to affected public streets ta rec�uce potential adv�rse traffic im�acts . Th� land us� changes will also allow intense halxsing d�vel�pment withiri claa� pra�cimity of transit, shopping � a-reas ana �zn�lc�yment cent.�r� t,hus promoting �he use of � alternative modES o� trzns�ortatian which in tur�. �nhas�ce � the e€ficienc:y of the s�:.r.��t �znrl ��oadway system. � 5 . Plan Policy 8 ,2a2 �Expand Use of Public Transit) is I � satisfied k�ecause Tri-Met offexs �us service on SVJ b8th t� Av�nue and Hampton Str.Eet �ach less than one �uarter znile � from the a-r�a. Ther.efor�, the prc�posEd redesi.gnation � woald locate an int�nsive type of deve.lapznerit cvitl�.in c1osP proximity af an existizig public transit route. STAFF ���ORT -� CPA 94-0002/70N 94-OOQ2, - TRI1�N��.,E - PACF 6 0 1. . � . � � . . . 6e ��.an Po�.a,�ies 9 .1 .1 anc� 9 .1s3 , (�n�z�gy Car���r�r�tio� and ��du�ed �C�n,sump�ion) ar� �a,�i�f�.e�. b�caus� th� px�o�oser� ° r�d�s�,gna�ieaz� ur�ule� p�a��.de �k�� cappartux��.ty for high c�erzsity res�.�.er�,cial ����lr��zn�n� anc� c�mpatik�l� co�ner�za�. in praxim�.�y to trai��s.t ��u��s, major highv�rays, shop�Y.ncs, and ernpla�m��zt cent�r� th�reby ��omc�ts.ng coznpa�t housing d.evelopm�n� and effi�asnt L��Q af th� �r�nsp�rtatio�n system resu�.ti�g• in c�ppar�unities £nr ccai���x•�vatica� a�d r�d�aced ez�.�rc�y �onsumption. � 7 . The 1oca�ic�nal cx�i.t�r�a for Y�ec�ium-Hic�h Dexasity R��id��tial uses spec�.�a���. in �ol�cy 12 01 .1 0� �.i�ie C�mpr�:�en�iv� Plan ar� satis�iea �ar �.he foll��vi�g rea.sQns : � a� Th� subject p•rop��tieM are nc�t comm�tt�c� to 10� I dPn.sity �eve�c�pment. I b. Densi�.y transitio��, buf�ering, and scr��x�ing requirements of the Conu.nunit�r Development Coc�e may I be used. to h�lp make fu�ur� dev�lopment on the subject properi:i�s compatibl� v�rith neighboxing �ova densa.ty, single family residenc�sa I � c. The subj�ct site ha� diree� access to SW 72nd � Avenue, a majc�r co?�`ectoi street, aild is in close proximit�r to Highway 217 and Z-5, which are both functionall�r classa�fi�d as arterial . d. Seriaus development limitati�na such as steep slopes , o� �oo� drainage �re izot �v�_dent an th.e �it�e. i ; � Essential public facili�ies arP �res�r�t arzd have I 0 su:�fici�nt capaciry to serv�e ruf�ur� d�v�eloprn�nt on g• tY�e prope.r_t i�s . I e. P�.iblic tran��it �.� availabl� an SW 72nd Avenu� and i Hamptan. Street w�i�.hin one quart�r mi7.e o� the site. � � f . The site is wa.th�.z� o�e quarte:c mile of a bu�,in�ss � �nd offic� center c�n �?�m�ton. Stree#: �nd wi�hiz� one quarter zn�.1e the carner of StnT 72nd A•ven.ue and � . Dartmouth Street which i.s presently unclergoir�g develapmen�: as a cc�nsumer conunercial area. The applicant also suggests that housing opportunities in the Tigard Triangle wil.l provide a mix of uses that camp�iment employment cenLers mizch a� the Krus� W�y corriclor is developing. g. Tha applicant anti_cipates that p•rivat� c�en s�acp zi�d recx�ational faciliti�s will be pr_ov�.ded as part of cl�velopment of the site. 8 . Locational �riteri� for Commercial Prof�ssional us�s specified i� �olicy 12 .2 . 1 oL- the Comprehen�i�ve Plan are satisfied for �he followinc� reasons : SZ'ArF F�EPORT - CPA 94-0002/ZO1�T 94--OOQ2 - TRIANGLE - P2�GE 7 � . a. Th� �i�� is r.at surraundcd bl .rQSxct�nti�1 , or� mor� than �wo sid�s . b. T�ie proposed red�si�rzation wi11 r�sul�: in fewer vehicl� miles trav��.ed and pe�l� kxour �rips than the presen� land use d�signation. �"k�e pra�osal, �he.refore, will nat create a txaffic safety problem. e I c. Th� pra�ase�l s:i�es ar� af ad�quat� size f�r d�ve7.opment as has been shown. irz other parts o:E the T•rianc�le, de The Commercial ��c�f�ssic�nal area is vi�ible f_rom 72nd, 68�h or Dartxnouth Stre�ts which �r� all designated major ca7.lector� . �o Through buffering, screening and creati.ve site design a development can take advantage o� unic�ue sa.te characteri.stir,s and pr.ot�ect th� inLegrity o� adjoining uses . P In order to appr.ove a quasi-jud:ir_ial amendment to the Plan an� zoning maps, the City must a.la0 find. that there is evidence c�f a change in thE neighborhood or community whirh. affects the a.rc�a. Alternativel.y, the City musY, find that thEre has been a mistake or �.nconvistency with �egard to th� original � designai:ion of the parcel (Com�rehensive Plan, Vo_lume 2, Policy 1 .1 .1, Implem�ntation Strateg_y 2 ; Community Develcs�men� Code Section 18 . 22 . 040 (A) ) . Sia•zc�e 1983 cvhen the Comprehensive Plan was adoptec3, thexe has �'Ibeeza a signi�icant increase in demand for housi_ng oppor.tuniti.es i i witl:iin close proximity to employment cente.r�, shoppinr� az�as arad s�rvice ar�as � This sort of demand �nras ��zot as evid�nt �iust a few years ag�. Substan.tial growth in th� regiozz has lead to irxcreased traf Eic congestion and increas�d �aitunuting �imes . � Proxim�.ty� to on�'s �lace of employment as w�11 as goods and services is now a major f�.ctor. in deciding where to 1ive. The housing ind.ustry has respondPd by developin.g d�nsities of hotzsing close t�o employment cen.ters . The neighboring Kruse Way area is an example o£ such a mixed use, mixed residential density area that h�s devPloped in recent year_s . Oppo�tunities within the Tigard Triangl.e f_or develo�ing any type of housira.g, �specially multi-family housing, are extremely limite�i except for multi-family development above the first floor in mixed use I deve'lapments . Zn.ccFased demand for housing near employment center_s and ; neighbornood services co.�stitutes a change in circumstances . I Our assessment is b�sed not only on ou.r discussi.ons with d.evelopers but al�o on discussions with poteiztial. r�esidents of th� City _looJc�.ng to live nearby or within �asy access of their plac�s of_ employment and with present residents who are 'I concerned about traffic congestion and their increased commute I times . The present Plan Map designates �h� most land for ' S'I'A�F REPORT - CPA 94-0002/ZON 9d�-0002 - TRIANGLE - PAGE 8 I i� I �I - .. � �, � hig�e� d�r��ity resic��n�i.d1 d�u�].e�gaxn�Y2'� f�� �ra�n �mployrn�nt anc� coz�.n�rai�l. ��nte�5 m Th� ��ibnary mul�z ��.z��ly� d���.gnated �reas �.r� �� t�e f.ar w�st�rn anc� so��thwa�:st�rn �dg�s �f t1�� ciLy. �'he Ci.�� ha� 3a�come awar� o� �.if�icul�.ies t�at h�v� �risen �� the:�e areas hav� a���iop�� and �� ra�id c��°awth l�as oc��.�xe� ir� the cit� in c�ene:r�l . 1� c�ammc�n �aznpl.aix�t in r�cen� years has b�en tY�e� g��:at a.ncrea�� in. tr�.ffic irb the �ewl� dev�loping �reas �i�d iri c.��ve�op�d are�.s throu�Yz wria.ch t�h� ��� r��i.c�ents m�xst tra�r�l to x•each z-�, High�ray 21`t, and le��al er�plm�an�n�. cerzt�r� o Pro�vi.r�iz�g h�gher r��nsity hau�ing �p��rtu�7i�ies n�ar�� the Tra.angle, th� 72nd A�enu� co�°ra.�or, W�shin;t�x� Squa:��/L,incoln '� CenL�r, thc� C�ntr�.l Busin�a� Da.stri�t, and n.ear x-5 and. High�ay 217 �.s a �.ogical respGnse to uz�d.�s�rabl� con�e�u�nc�s pf c�ro�,vtk�l, �' Coanplemc�n�ary commercial de�r�logm�r�t ca.n be part �� a h.igh�r � der�sity mixed-�us� cr�rcu�uni�ym 1'he CoYnan��cia1. prc�fes�ianal ].and design�tion and C--P �one exis�s to accc�mmad�te �h� location of int��m�diat� u.ses 1-�etwe�n rQSid�ntial di��ricts anr3. �reas of more ini�ens� d2vel.o�ament. . Another purpose is to provi�l2 appor_tunities f�r �znpl�ym�nt an.d for bu:�a.nes5 and p�afessiarral sexvices in close proxianity tc� rc�identi�l neighborhoods an� majv� �.ranspaxtat.ion facil.itiES (Chaptex 1€� . 64a010 A (2&3) ) . �,ocating eoznpl�mentary praf�s�ional.--c�mmercial d�vel.opmen� as part of a Y�i.gh�r c�ensity mixed-us� community� is a logic:al �p�lication af a.ts pur�ose. 'I'here has alao beezl an increase in mix�d use de�Telopmenr� aric� l�ss s�.rict segr�gation a� com�lementary l�ncl uses in otk��r ci�a.�s . Becaus� i��i�tures af uses c�n r•esult in decreas�d tzaffic ancl fu�l con.sum�tion, staff suppca�ts intear�tion af land �ase� �nrher� uses are compatibl� rhrouc�h pr.Up�:r sitc planning. We finci that the subject site ixi ideally located witri regard to the P1an' s locatian.al cri.teria for m�dium-high c2ensity resid�zsti�.l esp�cially �rith r�speGt to pro�i.mi�y t;a employment centers anc� hig�way and transi.t access ancl fc�r c:onunercial pxofes��.ana1 with �espee:t t� proxima_ty to a�es�.d��.ti.al . C. RECC7MMEND7�'I'ION Th� Planning Uivision r.econ�rnenc�s that the Plannin�� C':on�uni.ssion � fc.�rward a recammendation to the Ci.ty Council to adopt � Comprehensive Plari Am�ndmen.t CPA 94-OQ02 and 7one Cha�cxe ZON � 94-0002 based upon the foregoing findings . � Ci�y Council rev�ew of tha.s ap�licat ic�n is tentati�r�.ly '� � sckaEdulerl for August 199� . � �9 � � aTAFF REPOFcT - CPA 94-0002/[ON 94-0002 - TRIANG�,E - P�1G� 9 �. q �. � • . 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'• "Tf�pr�� ��at�cl�d 'ar�p�rt t��a�h�un ua�atc,�s�h t�anag�sa�e�at c�e�a�ast��t�aa�gxant�'iro� � ' � - . th�e�re,g�a►H�gax�e�pt of I,�d�a�rvs�tio�and Y3e�tr�lo�aui�nt(�?�?), �''h�s a�un��.terr�ff%�'�oo,z� ` . � , � ' do nat aeoe�rar�r t�fd��h�avlew��r�soli�i��f D�. � _ � � , ' `` ' � + 1 \ � / � � , ' ' , � t� � /, � F � . i U `����.�d. ���.��.�.��� �p����� �°��, �1�� . � a � b � I I II I I mCw � MN �p srk �etl, �iy �uAf i �m,,. �°�,�e��a��• �.�pz�,� e ��,o,�� I , � I � , � I�'TRQL��.TC'�I�1o7 . . . . , , . . , . . � . . . . . . . . , , . � . . . . . . . . . . . . . . . . . . . . . . e . . . . . ��.� �-� �:; ��k;�:T�'+TCr �.T.�i� ��� �.�� PC������ . . . a . . . . e . . . . . . . . . . > . , . . . . . a . Iaa� � �'ria��r� �al � aup�sxtA��Gceals �� �uidiga�Pokica� � �°I-�� SPE�IFI� �ZE� ?'�.J1�T . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . �a� �x� ! Plannin�Con�ep� m I T,and LTse Plan Ths I3esi,�m Ovex°lay ' QpNn �}a.�ee�'��n I 'I`ranspart�ti¢�a� �'ls�s I PLAI��TING ARF�A �E�IGN G1UiL3���?�T�� . . . . . . . . . . . . . . . . . . . . . . . . . . . P��s ��-3� Planxiing�.x°��,- Planni�tg.�r� F-I { tI�PI��IV�tEIV7'A'rIOS�T . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ]P�� 35-�s The �ox��pxehensive Plan Com�nunit�Uev�io�meni Cod� .. � Zoning�ap I `Triaaagle �upe�ifgc Area T'Ian Devela�,r.n.�nt�ancibaok Beesig.n ��tand�rds Manual Park I���icaCian Stree� Smprovements GateuYays An�endxnas�is �o Speci�e�rea Plaa� Tiae Pez�nit t��plication Proc� APP�NDI� . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . P���40-41 Transpartation ��aluation Sumn�.ary UCilities iuinmary i � I � . !� � � �6 � � LG8 � OTliK Inc. o Jnn.uary 1994 • page: iT i,gnt�ta�° � �r�ca�'ca:.�re�s d�c�a,i • a'��a.,d,or+��On 1 ` I. ��'��,�����"I�� � � � � '�sv��x�y y�ar�€s�, th�e Tig� �'a�a�ngle vv�s I�x�ely aimf��r�o wfla��it is f,oday; sengia-�A8ffiLl�A'E316�211�fl� ar�, the Pa�ific�Iip,�a��cc�r��rcial sta�ep, ths�hil �wis�lex�x�ntr.rry Scl�c+ol, �nd �az�aern I i Inaua�e.ra�� �avere�in�ala�a�e, 13�valvp���at.a�a�+c��a�s�� lanait.�d �o o�ae a�n� ��o-s�ory of�nce b�a,lding�, ��I � ��inly i� �h�Hampzton ��d ax�d na��ncfl o£68th �'�rkwa3��r�so I3��r�ver, r�erat y��ve�se�n. I �.za incre�nn dovela�pan�m�in�ie'Y`rf��e az�clucd'ang the c�aa.s�netaa� and e�c��asian o�'t���'i� I Ci.nemas, �ex�n�non df'T.��,dxn�s�F'oxd, and t�� cuarent cons�actio�of��e Cub F'�.►ds shopP�� I j c�nt,�x. �h�a�has�m zxc�ne�hou�s4�.g, sing�e or multi-f�a�ily, r�ith�sx ��e `��ngle du�ix��f.�na��Q�- ' ;ycar p�a�ad. While cievelo�nae�at in t�ie 7[`a�in,�zgle in f.he�sst 2U�eaxs ha5loeexa x�lativel�r slaw, thea�e la.�s k�s� e�cplasivE gmowth in nP.ar}�y axe�..s sucla �s Washington �qur�rE/I.�iracolffi ��nf;�r, lY�aun4,�in P�rt�, �l'estlalce, and tbe�rus��1Vay�orrrido�. T'he �ity e�f'.Cigaxd h�s casnn�ssir�ixed 9e�rer^a� studies rr��ardi.ug v�rhy d,evetaprxi�r��af tlae`1'��.gle�x�a has lag'�ett behind th�,e c+ther aa�s. �'he prixnsa� � re�+son� idex��i�ed in past s�udies for�?�e'.I'riangle's xel��tively�slow cle�elo�xi�en.t are: �3 Access to the interior of the TriarngTe is limited; � i 2} The interior.of th� Tri�ngle laeks visibiiity frc�m �ntersfia�e 5 and I�,oute 217. 'I'here �xre �'ew landxnr�rks in the Trian�le. N� nn�jos�devslopxx�e�ats�a�ve�eaved as a rna�net to tk�e Triaagleo ./-�s I a r.esult, traffi�tends to ga past the ai-ea rather tha.� thraugh it. The long-awaited construction e�f Dartmouth Street from I-5 to S'U�1 Pacific�Iigl�dvay i� now under-way. Con�truction of Daxtine�uth Street shauld alleviate some of the dif'fictllties with ace� to the interior j of the Tz-iaxi��. In addition, the Gitg�of Ti�arcl k�a..G ua�dertaken reconstruction of the Pacific Hi�hway/5��1 72nd .Avenue intersec:tian. At x�e same time �.s consti�actior� was nearing on th�e j projects, �he State ot'Uregon� Departnlevt of Transportation has deveZoped se��eral alternatives for reconstruction of the I-5/Hig�iway 217 interchange and the Highw��217/Fi'snzid�er �tx�et/S� 7.2nci A.veixue in�ercl�aalge. These road improvement activities ilave the potei�tial ta gxeatly alleviate the problems ��th access ta �.he interiar of tihe Triangle. Tl�ese activities have hetped spur recent development interest in the T.riangle by Cub Fooris, Landmark Ford, and oL-kxexs. Tfiis iaact�eased int�rest has spurr�d the City of Tigarc3 t� rev9e�.v its plans, infrastructx�re, and regulatoay toflls to prepaxe far an increase in deveI�pment on the �-iaugle as wel� as to r�v�iew�rhether the existing plans and r�gulatory tools r�ill help result in the type of davelopment the Cit.y desires fox this area. � In 1991, tihe City of Tigard commissioned the 7�igard 'rriangle Backgxound �ieport to exainine a wide range of development alternativ� for the Tigard 'd'riangle area. The�amination was based on a recognition that: 1) The 7'riangle is an important part of the City. 2) A new direction is needed to encourage develapn�ent. 3) Transportation and accessibility �re im�ortant ingredients to L-he futuYe of this area. (Frorn "Tigard Triangle Ba.ckground l�eport," The Benkexidorf Associates Corp. ,1991) OTAf�'Inc. • January 1994 • page 1 _. _ _ __ _ _ _ , 3'ega��`,z�x %°e��a k'� • �Yg�a�,Y'°rrg�tra � _ 7�e�:an����cls�caund�e�►o�gsx��id��� �P��f����}ny$ie���'n�stati�tias��l�t�in�¢s€#,k�� , � �'ra�n,��u �,��°���le l�.md��l�i�.� �� . �I'Y$��!d�'V@I9}3fl31��'1��ffi�4� ��it�i�,Y'Q�d �a�i saa e�•�c�f�i�deve�op���n��►07,���a��sf t.����a��. �h��F�����Cas�s.��szz�x�a�si� aa�fsrrr�taca�a�o al�vela�g� t�cs�ol��w.�xi��e►�1 f�s�t,�a��ri����: ._ ' ��te�Ps�.�g��id��r�an��xxvsrc>�inne��sneat�sa�vv�.��bl�an�hea �xty th�.�as a��r�sa c��f�� �aa�d ccro�pliaz���xtsay t�����st+��'ti���a�aan�aa�a�. � �, �`he r��x�:e�t pP�sa�at�e�u�af�he��ck�roaaasd�p��E��p�hP�er x��.c�e�3;f�11 d��i4��,seaane ���ra���a la�d��3�a�t�a��, a��a��t��k�, �mmd���eral r�n�gst m��a�ss���st�n�ei��t�a�a��ko �s�o�saa���I��sa�a�c�s�ad�ma.ni�ize��adver�f�ap��c�ff veka��a�r�a��i�a�fi���a�fle. ���ddi��cs�s, tlaQ��z�Dc�u�d�2e��outlir�ed 6v�altaataa� �itea°�� ����xa�ve�aen�n�ecA rss ��f�ar t�� ' ���+r.a.fi�.Msr��'I�n. ���7t'ig�z�d. �.'�sabz�ie��a�c;ific,�.m�laas�S�siids ra��a��x���o�a��s�ud x�r�mend�xio.�c��'�h� i ��r�gmu�c�I��aox�t�I�roaxg�a eg��:fie�a�ax��axc�atiazns f�r�h�nges an t�.e Gos��reh+:r.siv��'l�aa's l�nd ��map�nd�he z��ni��maps r��m���,dr�tions for�etailed site�n.d lbaulld'asng d�sign gtaide�.nes g�te�ded. t�p�roanot�a�nore g�ed�tr��� or's�n�cl style c�£'�d��Iapx�a�nt aesix�b�fi.���Ci�r for th.�s area; , and x�coxm.�end�tfons for x►ec�x,y p�.k�lic imprnvr�m��n�F,o p�vfde the framevvork fox developffient i�th�: �.'xa�n,gte. ' � � � , I I' 0 0� � �C � � � � � � � 01'AK Inc. • January 1994 � page 2 u �� T's�ar�d?°ritsra �c.�&lc�a- o ���ttrd,d?ne�a '�wf� �'`� �°� � �j� Q��, g �t ��a ���''m.d`�'���'�J �� �'�.,3 � �!' �`5,������P.� �'��°i��� C�o�l ' �� �a�aa�a�r�T oP t���:a���'��n, ��acl o�C b�►t��px�,csed°art�°�i�cl�.�ds�a�l���ckgi°�e�xad. 1+�s�x�t an�l t��veorl�a�f��a����.i���:�s�as.�sron�n,�3������rleie�z�r�m�sannit�,i��a'°[��a�af,�" �a�rraaag a�d rv�rkaaa��r�viaa���n.t xznl;�a��waal��l�i��:h��at�*t��t i��x�a�ckaar�.�:4.sx�ad � cwrng�l�m�n�y�tlse��o�th�c��a�un���" `I�,�a:��a��sra��o�a�ssio��e�vefla�ei�h�fes�ca�xi� s�pp�rtin�g�t�.�and �oi��ci�a �o&va�ia����axt�����I. � �5'��',�a�zng C�t��x�� ' Ur�rara �orm II • � � �ctablish a living az�c�woaking environ�aent�xi the 'Ti�rci �rian�l�ki�a.ti is cflang�l�mentaay� th� � z�st caf�he cornrr.uzzity. o �'ro��icte ��a�rir�g�nd �ar��im���vixo�xmeaxt in �h� 7�'i�sx�d �txn�le zi�� nUVV �vailable in the �ity that is rarban in ck�az�acter evith �enex�aus pafd�s�aad �+p�� sp�ace. , '�'i�anstao;-t.mtior� o Estabiish � modei far improving��T�e rea�a�a;ncler of the Pacific�iighwa�r corrisior. m �ssur� developzx�ez�t of a cir�culatzon sysc�m that 'ss seappoxtive �f trax�sit and provides p�destrian and bieycle paths th�,t axe complerr�ent,ary to the Iand uses. A�s�hetic m� �xeate a sense �f idezatzty for the Triangle and fox the City as a whole. R :Irnpx�v� tl�e aesthetic a��ea�ance of the Triangle atid the Caty. • Protec:� vi��r oppor.tunities f'or resid�ntial Iand uses. �nviroz�mpnt,�l t � Prote�:t and enkiance tta� nakurr�l �ourc� �f t}ae Tri�ngle a�, es�ecially the vv�tfr�nd� an�d ve�etation. � • Retain �h� en�via�onmen�l quality of the Triangle�y providiblg getze�us areas af ope�: �pac� and � parks. � � Implementation � �p m Increase the vaIue of 'the ax•ea while niinimizing the impact on public services. � � • Prescrib� a rale for tha City in the developmient;rede.•elopment of this area. � OTAK'7nc. � �anuary 1994 e page 3 � �`ig+eerA�"��a pacafie.�tit PGan • ��dy�e�,�ra �'aELZC�Z�'l�, �Q�Zl�t��' � � '�3a�`�aa�gie vaaYl P��.���as�aLtable e�a�,7n�aa�tyr"t�j►����de�►�la�x��a��p�.���t e�+�.tsax� in���d and complsts�e��y lan�d a�s,9�i��r s�e�a°si�h��ing tlnat ie��u}p�sox�iar�of tx�ar�at sase� - ped�tx°��s�+st�aa�s, t�a��s�� ���tLhat���aoto�ppaa°6�n��ae,�fox x�ci�ea4��xa. ., o .�,dd a°a€adv�a�s and uti&��ie���n��y����ea�sx�s�o���naalate fut�x��aa�. � � .�a i�a��a�at�ct �aes��saa c'sx�ataaxa�*s��a a�k�am�landec�. • Er.i.stf���txeax�zs/r3rainag�rorrada��.z�r�ta be °s��ee�� i�� mn ope�a��rsr�°�sysf��.. � i � t i i , l C8. � � f� � � � � O7'AK.Inc. • Janua�y 1994 < page 4 �'i,qParrt�'c�an a/"ic�1rea.�'laul � �'`i�arci,CJ'r�,�an ���� ��� �.;t����.4..' �� �.�.'.B� � �6 ���7��2ti��'' �°�YTLCS��3� - �.'he czsa�c��t f��t��`�aa.��l�����°��'l��as evo���cI �'�r��.�xtk��as of s�v�a�x�tu��txxa� e cufltuxsl fa�x9a, �s�e��s���v.x�.c�w�nrk e�tmb�h�zi kry�li�g p���iax��€£'s►r�.s, �'9s$'l"gg�x� �'x�it�n�,��a��C�roa�nc3�8e��p�v�i��rl���Ii�iaaaz�ysx�f�a�r�d.�rad�s�I'la�n. �.o S�cifac.Aa°� :Plan bui�d�upora tl��➢�n i�n c�e��iropirig�a €"ina�l land�ase p��xa b�.�sD eara �n��i:�atfics�of seversl ��'a�eaa��xat�la�. �a��ack�a��a����rz� est�lal�shed th��aP to e;�t„��.liwia��r�s��rox�a�� envaz��saxxe�a��a�1���`xn�xi���t�gsrQVi�l�. t�ae�p�tt�s fox�lx�develop�ie�t of'aa�.�xr�a� T��ag�.t C3vexfl�.��'la.�n a�p�e� to suTo--c�.s�riets, ��planna�a�;aa�s, wit4Liza �i�� 'T'x�,a�gle. A� One�. Spae��'lan ha��a irate�x�ak�d'��h the pr�ferr�flant3 i��affan anc�cles���. �a�rerla�distriets t¢� create aa n�n sg�ce: netwark t�a��l� con��c;t�he�al.an����x�s �.nc�p�ovid� �edes��n ca�xneati�n� ��rrt�nghout tfie Z�iri�.tagle. A multi-snadal T�anspa���oxi 1'laa� elemle_���ss bee� d�velo�ieci to ��avide th�bac�ron� for fu�a�:�deve�opm�xa�a� t�� °.�r���'ie. �xisxizag aoad.s��ve b�eat r�tilizeci as mu�� as g�c�ik�Ye to re�uce the co�t of�ew utili�ies 3nd roads, I�n�ome aase�roadv�ray rig�t-af-ways are su�ges�d to be va�c,�ated o�°�u'r,to ne�,v us��uch �s pedestrian vaays or open sp�a�. Neva roadwways and access a•�trictac��xs i�a the'I'ria:ngse Plazi r:orripiete the systen�, pro�id.ing a lo�ic�1 se�ueiace of gateways, in�ers�t�c�ns, connec;tic�ns �o transit, pedestrian conrections �.nd bilceways. The basic�Ienaents of�the Speci�`ic Ax� Plan ai•e expiained itzrther in the following pages and �gur�.s. .�Gcznci �Ts� �'lun The Tigard 'I°riar�gle �ackgro�nd Regor� resulted in the adoptior� of a recoaximended alternative 13�� u�e plarz. 'I'he Specifi� .As�ea Flan g�nerall,y builds upon that laszd use plan, althc�ugh refinements are reconixneY�ded in the a� witt�in F00 fee� nf SW Dar*inmuf,h 5treet as-ia b�und�c� by Fi$th .F�vencae and '12nd Avenue. The recommend�d laz�d use aIterr�ative proposed a x�iixed usa �3esigzi Overlay Plar� des9gnatzon th.roughou� thzs area. Concerns haee b�en raisc d with regard Co the likelihood af new a•esidential development accur€�r.g kzetwe�n 6�tb and 69th Rver�ues, �speci�liy direc�ly acz°ass frorn the Laa�driaark Ford develapnsent. Se��erai refinement,s to the �ecomme�ded ��nd use plan wer� considered. .�efinement �'lan �valuccf�arrs The eval�u�tign caritei�ia to tcst the �ltex-nate refinement land use sc�emes �as d�rived from a review • of th� "�inal Da°aft DevelUpmexit Scenareo�valuatian Criteria" dat�ci T?ecennb�r 17, 1�31 in the "Tzgard Triangle Backg��aund :EZeport." The criteria wa5 developPd iay th� '.�'igard �ity Co�incil, � Plan�nin, Coxnmisszon, and cit�z�ns of Tigax�d. Three �ossible refirYemen�plan sceaaariQS have been � developed. The alt�rnatiive plans have been reviewed a�ainst the�e evalua�ign cri�eriay as fotlaws: �� D�velopment Scheme T � Development. Schen7e i is a direct ref7ection of the adoptec� Master Plan and, therefore, scores � positively in all the categori� of the eti�aluation crit.eria. The Developm�ent Scheme recagnizes the � freeway orienY.ation of I-5, 21i, �nd 99W. The central portion of the '3'riang3e is designated with I ..�� the medium. density housin� to establish resid�ntial use as a primary �se without being negatively iznpacte� by camrn.ercial and afface uses. The potential for a sustainable community is very stroitig. The large biocks of rc�idential mixed �zth the large areas of commei°cial and of�ce uses provide fbr a total integration of land use, open space, and differe�nt modes of transportation. OT.AIf Inc. � January 1994 � pab�e 5 7'igard 7'r'wn p�ciJr�c�la�s Pi�x m Y°igard, (3r�gon i : g v I3ev�Io�axn�rat�che�rte 1T t 1?ev�eldpr�ent Scheme:�is�sli„��inodi�c�ti�a�a c�f 17ev�i�pm�n�Scflae�xie�. Tk�e��erne r��i��s�an��acisti��hig�i��en.�i�c�anxx��s;�ir�l dev�l�pm�nt ec3�,a��itrnen9;�s t�t hav�T�n r�ade alun��S�la E'sr�nia��nd��li.�el�aae�ta���znp�ct tlaey ve�uld hsv�o� �e�idemt�l 4 T1�1�9A➢OY�S(E�t. T?er��oprm�aa��s�ea�ae����comznea�igl� for�3�e�s�a�➢�fr��atn��oa tigth�'�i�s►��fna�I��x°E��u�St�:��I�a�p9�.�n�nd frosrd. ������r�w�.��o� ?�th.A�nen+u�. E�..�stin�d�velop�ese��of�zcD�n-�t��e o£�c�us��ka�sg C�th �nd th�lon�d�v�fl�p�i fron�ge�� Ts�T�gltffifiYli FOl'i�Sld��.S���15�CU%1lIYAG'�t�i194,�lE4 t�31$F3k£fd VPOV.i1Ci�E.'t'XIOfl"4:F���'DF(9�?�'18$4;. itract dl�i� �ratroLs �x�!ci ta�e�tataY��e� a9ca��t�ie 74��x�v���re £ronfiage �azx��t���iis D.�nd �se vrith the a�sidential aress�c� 7t}tts Avea►u�£rom�g��o integr�t��kai�l��ai ur� �it� t�� re.sidential a;rea�s acrc� 7pth.E�w��u�. T�.iS sr���nree also recognix�s bhe ��ti��;sias�le-fa�il�r neig��rhaod �QZ�th n£D�rtnaout;4n S�z�et�t��ti?��Cely will nnt develop �d �arsuch ha�aeg s�e�asit�aa� �he raear futu�e un4i1 developar�,eut gax�ur�; g�,r�atly in�xea�. '6�e laave sugge.5tec1 s vv�ay tca do "�axfill h4usin�" without affecting tb.e sinble-family d�velopment tc� pmvi�.e a�iac af h�u�ing types. 'I°I�e hoxx�es � an very long lots and an slDeywa.��could� developed to azid access to a two-umit sCructrzr� for each lot ico achieve a d��saty of a�proacim�tal,y � units gzei acre. T'he �a�r�d u.�e design�.tion fr�� xneclium d�nsa�y housing wou�d x�maa�able tU b� developed to a� �ighe� dezasity i£tt�e �aeaghbur�oad c��nges dramatically�. The moclsfac�tic�ns suggested in this plan would provide the ��aportunities to develop a mix nf hou�ixig uei�aD�rhae��.s large enou�h ta achieve a "sus�aina'�le r,ornnlunity"seiise, allowr opea� spacPS to he �x�e�rved, � achiEVe a ped.estrian sense �While minir�ialIy increasing vehicular trips �tid tra#'fic imp�cts ove:� Zyevelopxraent Schersie I. Develapm�nt Scheme II� Development Scheme IIl is a signi£'�cant depar�ure from the adopted Land Use MasCer�'ian. 'I'hs plan propo�� commercial u�es f'or ali the parceis along 68th P�rk.vay bsck to 'IOY,� A�re�ue. '�`k�is plan reduces tihe r�idential land area.s ta a degx�e that hovsing wzll z�o longer be considered a "pzimary usP." The integ�•ation of land u� 3nc� traffyc zs nc longer effective as the Tx-iaa�gle � would be used for offi�e and coni7nez°ciat uses. I �'on�l usion � While Developnlent Schenae I ap�ea�s to sce�re the higk�est vvith regard to all of th� eva4ua.tian I� criter�a, saveral very ab�ressive develapment assuxli�tinns have to k�e nzade ta acc�xx�plish tl�e plan. I , To achzeve Che nuanber of ho�.ising units the plan proposes, existing resid�ntial �reas woulci have i �a to�ily f�eclevelo�r at m.Yich higher densities. ]D�ae to t�ie value af Ll�e sizigle-fas�al�kao�e�in �he arQa xiorth of I�ax°tmouth, aggrsgatian of a lasad g�3rce1 large exiau�l� ta da �sigsxi�c�.n� multi- I family project is unlikely. ' CL � p��, Developm�nt :icheme II recogx�.izes the existing development can�itions and p�oposes an a.ltex°n�te. ' � The housing achieved in: the altern�te scheme maintains l�ousing as a priinafy us�. T�e ax•ea ' � across from Landmark Forc�, along 68th Parkway from Dartmouth to Hampton, �a�� been .:� committed to of�ce and con�mercial u�e due to the exposuz-e to a freeway comrriercial use a.nd the AA current expansion plans of the institutianal use at Hampton and 6Sth I'arkvvay. In oux opznion, � the modifications shown in Developnient Scheme II accamplish the zntent of the land use plan � ado�ted 'by the City Council while recognizing the existing substantial dewelopn�ents. The uses shawn on Development Scheme II should be developed as th� Specifac Axea L?evelopin�nt Land Use Plan. OTAK Inc, s Jaiaa�ary 1994 • page 6 � � ��'���� '�`� ����°�� � .� m �. � � � � . ���.'�. i �°'�° . � � i,���;�`�'��., �E;����"�� � I � �O�I-3o � � � � i � ���T�EN�'� � �����I�� ' � � � i ���I�. � � � I � � ��V�L�1�11��rT`� �CH�I�� �I ���� � ��� 6�T�-T. ` �ES�1�£�I�tTI� �;�T�di����Ia4�, i � _ � I � . -- � '�t�'I'l�T. .�_� � � � RES�IJ�I�tTSA�.� � R��II��I�IT�L � i _.._ � `7�Ie7L�. -..._._... (���1 (�� �1 � i � ����������� ������ �zr i ��� 1___ � �����. ��������� ����E���.�, � ----- � �����. � F��SI�E�TTA.L � k2�SIDES�TTT.��, � _ � � 7�I�D, � I � � L��l�1�@'flr'���l� _� . - - -- --- -_-- –-- -_--, � -"� —��..���� �REA � � ..._�--.����_..�_ �7 e -'f a � \ h �9�! ' r _ > - ,-_;��- G ,4.1 �� p 116A � 0' � � T � � _.e...v.o. /.-�� °��--���^�:_��\`.i /��� _ . �, � i� 1' 1 � � � � i �0 g � � I s/f!i 7'/_y�y., r /// � 1 4 � �r„// ;t r . I{ �, �/ 1� ,A�� i i � �� A n � '� � �� I � � °-�-- %��/ j� "° S B 6 4 p�� °m ��' 1/ i I L a � cs� � s � T �� � �,� � �a i d � F� � o¢ Q � � s;�, C � I I � ► 8 �'— �`— � � .J)) ' �{''�{` � �� e.� *'� �.�.m.�� � � �k �e�w�._.�.e�r �� y�� � __ f�/ ��fl L' � �� e,�,� �s 1� ,� o __��_„=."�,-�-_4_ .a '�o� �'°� �/�: �vr'n �'rg� �s � f ' ��� ��l� � � f= =L � � ('/iJ� � �' .'Cl�r' � B �� � �h�� 6 ° � �� �� " 4 ���f� 3 � �I�n�� .� � �j � � � �� � � � ° � .o � /� � fl e� ��� � � 3 �� � ` •i—�t-5-4 �-�—i 5 B � � li!� ` � i �� � � � � � l� ��� � �—�� � � � ` � � d� � � — �� a—T--��� f� y�. � � ° ��s�a.�+Jl�1�� ���� � � ���p.~ � y�'�.� a ,08 �� °o..d, a � ;, �� � � s'�� t' � ��m,� y `�q a � �'!� � � s� O � �m F �,°v��� � � / +0 °ro__.�.re..r `e,� r `� s / rr'—.� ! �� � � � �� �`, � ,��°�• � s �� 6 � � i / � s _/`� I /� ,� I / �� ii � � ��- �� � � � � � . . � �������� ����� `T��� � �������� �F������ ���� �L�� �� � Tigarrl 7�rua ¢ca fic Area Plan • T'igaret, C3r+�don �`he .�����'n C)verlc�� l'��a� T1x� desigta c�v�rl�y cnncx;�t frsr t}�,�3'iga�d �aan�e i�base� o�a�r3�L�i�rate�ttexnpt to guid�f€atu� gea�w�th in�.a����'aani.��p��:�ic��t c�tabliah�s��rle�t�°i�m-os°iers�d��ai�mble cmt�ffiunit,�. °I'�ae . `I`���;�la is visumli�ecl a�l��vi�g on�aua�d �t�o-3tory�xefi.ail�eantea�f two axad thrrE���Yaaay naultif�mil� � �side;�tn�s�rcaa�t�s�sp and �ca�v s%�-stary buildin�s��f�at�arP gma�eva�,y o�ce 1oc.�st�caa.�. �`he � archate�tti�A�px�ssiog o�'��es�aas�is sepaa�te, div�rse, a�a�u�nque ko �m�ck���an�a�are�b�t is �nn�cY,�r3 b}���o�ea��ce���ay sy�tem�r t�xe pu1�lic ped.�striaia walk�vay s�xn. The ax�ter- coa�aaec:�ing p�r��ac �c�a�v✓ith�rxbl�c en�d�p�°av�te�uilc�in�wifll�wix°e eaG�s c��veloper and desi�e �� ta i�avexa��ti�at�C a�ad r��.k� �ather dev��t►prn��t p�j�cfis thruugho�xt th� '1'rian�e. 1��a4,�wa,ts are fcr��ne� �,t th�e�tran�es� �.he�rian�is�x�e�x frc�axa �a:�a �f th�rxx�jox g�eram��r a�aadwm,y�, �l�a� �i�ngle l�as rnmjou st��ac3s of��x�i�c���trees t�aa�g►ve�ta�area scale€and se�°ve as a sense of ' ]�astoay. 7C�e F'lara ide��i�es �he G��eway �aeas and s�ci�c aa�e�s t,o k� px�e•rved aaad �nlaan�d to give iaavt.�nt ide�atity S;n the entrances to tkze Triasxgl�. � �Yis�sng prcag�rty br�uzadaries amd developnzent �atterns have influenc�€ th�creation of distir�ct plannirig axeas. Seve�distinct�Ian�an��nreas aa�e descrribeci below. 'I'hs Desigai G�id�lines of this � re�oa°t�ravide d�taa]eil sate anc3 k�ui�d'ang desigu guidalines as well as det,�,ils ot� neeciec� publie improvement��ecessaFy�o brittg abnut tb.e px�eferred vision for ev.cka of the plannin�areas. In additiori, some planninp;��°ea overlays pravide for an �*a;pansion of tk�e uses allowed 1a� the underlying zonixng in orc�e�to pmmote dewelo�m:ent of�.ases that are c�mple�nentary and sup�rtive af the � �rimary uses o��tha planning ai�ea. `�he Design Guidelines are designecl so z,.s to be ronvertible to a � Ue:;ign Clverl�y coni�ag distri�t tcs become approval standards for 3'utuxe devel�apmer�t application, in the Triangle. Z'�xe Design Guerlay aone, provides snmewhat greater f�exibility with regard ta land uses than the randerlying zaning district� but greatex dcszgin constraints in �rder to achieve an pverall desigrn effect for the are�s. � i Plcaranara,�.�re�..r� -f�¢�ice G'omanercia.l ��sigm �uerda;� (Appraxin�ia�ely 69.� Acres) This 1'lanning[�.rea has develuped grimarily wit� office buildings that are iwo to three stories in I lzeibhL, except f�r the �az�admark �orci car dealershig and the �+a.rmers Ansurance buildi�ag. The onl,y I "landnzark" building in the area is �he �'armers Tnsurance building. The planned re�onstruction of the Interstate 5/I3i�hway 21?/��ruse Ve�ay intexchange would sever the k`araners Insurance building from � the bala�ce of�his pla.�x�ing area. i A more uxban patte�•n o�niid-.rise office and residential buildings thax� is nresently found in the TY�ian�le is th�preferred visian for tihis araa. Continuation of the existing C-�' zoning is recommended, with the addztion of a DESigzi Overlay zoning district that specifies design guidelines. , Although the general character of the area will co.ltinue to be a sub�urba�n �fface park of predominantly tvro to three-story buildings, the I)esign Overlay will encourage the development of hi�her profale bualdixigs thrc�ugh a rnaxiznun� buiiding height alDawaz�ce of 75 feet, or s�stordes and a minimum building height of two stories. A floor area ratio (FAR.) xange b�tween 0.5 and 2..0 is nsed. Structured �,�erIurig is encou�-aged, although rr�ost parking will continue to be in surface l�ts. Minimuxn site l�ndscapin�wili. be 15 percent. The underlyin�C-P zoxiing district ruixently ailows r�id�ential development, on or above 1;he second floor, on propexties within the Triangle. Maximum densities are 40 units per acre. This will be coritinued izx Planning Area A, alChough re�idential uses �vould also be perniitted in ft�estanding residential-only structures at densities of bet«�een 16 units to 40 uiiYts per acre. � Planning Arece B - 4�'ace Park I)esi.gn O�erla.y �Approximate3y 50 Acres) Plannin�Area B include.�, a variety of existing office buildings of vari�us sizes and ages interspersed with vacant, wooded properties and small areas of single-family residenc�s. This area is zonzd C-P (Professional/Adn�inistrative Office Commercial District). `1'he Specific Plan calls for a continuation of the predominant of�ce and service uses in this pattern in this area througkn continuation o£the exisl;ing aoning, except with the addition of a Design Overlay zoning district. OTAK Inc. • January 1994 • page 7 . _ �._ . � II ---- fidguYei Trien i,aac A��ra.t'�nn • 24g�rrd,flr�gom I � II � 'rl�e paqe£e�i vision far t1�ss��a a�n!r�dioaninsnt��tv�cs-��ri���o faur-s�rr�o4'fice axici r€�ident�sl ��� 1 . b��ings surrota�decl by e�cta�zv�lla��.pan� iaacl rli��th�ree�ntzo�rf�xi�tfn�sta�ad�of�s. I I `.k� vrLll con�ix�ue t��exi�t:ixa��ar�o�an.ira�n�subur��saf�nce�ar�p�tf�eraa e��'�i�velo�a��n�. It i� �n�acipated that th��ize a�cl ch�a°��ter�f��e d�veic►px��t��.�r,aill b��aaucln 1i3��t��stx�u�tu�ses alang ^, � H��p�n�S��ti. �A1111YlAllti Pn@���.429�',�lt'1�$�lllf��?�$4�'�Sg,OS'fl�S. �,��Y'�l�PA I"�1�A����.Z ta 1.fD iq I r�xr�xm�nded �ultia��;iax 1r���x�ad�a��caildin,�s w�t�x�bir£m�e�r�g� �sasi�ag for t1v�..'c r�� ' cun�i�us f.�use�Fie e�as$in��-�'�4,�d��fc�r h�pglnt,set.�c�s,�a� d��ety, altfioug,h masimu�site � r,�verag��nd anin.in�um l��s�sc��a�eaia�a�aeraY.���o�u�u t�e mo 'rinf'aer3 �hx�atx�� th��veriay�tric�. II�k��ci�nnaar��ite csove���slxouflsfi tse$0�z�ent v�.f.�a�aairrAaaxn laa�d�c�pe� ��e.�x��uax�emea�t of�0 perc�aa4:nta+a�er to r�rr��xof,e mo�df a� �ff'xo�p��apg��rmnc�. i ��.cataa�cz�'�ame nr a�t of tlxe��6�h Aeen�ie right-aC way�buulri be consaderre� � �llova aggr�ga�iam nf snnall lo�.s irita l�xgea°r.edev�lopmeut saLes. .�1�€xa,ri.in,�A��ca C-.ti�ixec� Us���si�,►rt. C3t�er��xy (Approxima�eI,y X2.9 Acres) jAre� C is envisio'ied a,s �,aniixed ayse are� fr�anting csn tsath sid�s caf Da�rtmcseath Stree�. A mare 1 pedestrian-ori�ent�d developrnent of sna�.l�er ret�mnd servic�us�xs �vith caffices a�xd r�ide�x�iai use�. I3uilding hezgh�s wQU1d b�required tra l� �.xninimum of tvao-st,�ries in order f,� �romote a�ore urba� i j �ty.le ox d�velopmsnt a.nd discoaar�ge bz�-k�ox, siaxgYe usex retaaI develqgzrxen�;. lt is �r�ticipated that�h� � commex�ci�.l tgses i�. tlai,s sukx€ista�i�t waul�f grzmar�y sex�ve x�esiden�,s and �mpYay�es of the Triangle a�ea. It wall I3e necessaxy f�x pe�estri�n con�a�ctians to� providea f�.ror.n all dix�r.tian: fox° Icor�vea7i��sce of a11 pedestrians. Vacatia�a of the 5�41 6Sth Av�nue rig3zt-of-way in this area nxay ba �:ansidrred ir� orclex to encnurage the agg�e�af;ion of 1�rger devnlapment sites. I Fla�r�i�r.�Are�J'� - tl�'�dium..??erasi�'y R��sden�ial Z?e�Pgn �vea-lr.zy (A�,praximately 45.6 A�res) ,4,x�ea I� is L•he cea�ta°al residential clistrict made up of a variety of densities and unit types. 7'he � Speciiic.A.�^ea Pian recagaiizes that�oine eacis�i�g single-famidy residen�:ial rieighborhoods grobably will not be re�d�veloped ta higher d�nsities 'sn the near futi.�re. The S�ci�c Plan proposes w�ys for an�ll housing�yypes to b� incoz°po.ratec� in these areas grimar;ly along�aylor, Clinton, and Elmhurs� Streets. ; In laY��•ex develop�a�erit areas, densities should agproach 20 Co `��4 units pe.r acre in orc��r to arrive �t a subsi:aYitial residential po�ulatioai for the Triangle. Resid�ntial projects should be oa-ieuted 4;owaz�d the street, as practical, to provide a lively streetscape. Projects will be requar�d to provide pedesti-�an connecLions to streets anci.to �djoining projects to err�phasize a more pedestrian-orient�d environnnent where residents k�ave convenien�t xoutes to sboppang, er�iployment, and transit. Zoning in this area I should be c��a�nged to the Ci�y's R.-25 (?5 units p�r acre, nlaxitnum), adopting those anultifamily • resider,tial st�ndards except as inore sp�ci�cai�y defined in the Desi�ri Guidelines for ti�is planning area. � Planrxi�egYArer�� � .Existira,g Sirxgle-F'ranaiZ,� �{e�i�enti�l (Approximately 17 Acz�s) t�, .�ea E xs an established single-family residentiai neighborilood. The e:cistinb patit�rn of develapmen� � ; neecls ta be respect�d and incorporate� into the overall Triangle Plan. No change in zoning or � additianal design guideiiyxes or sf.a.ridartls for Chis ar�a is proposed. Additaonal buffer, setback and � screening stanclards wiil be applied to �butting commercial properties to protect this residential area � fronY possible adverse effects of adjacei7t cornmercial development. � � This neighborhood currently has no sidewalks. This area must be connected to the overail pedesti-ian � plans for the Triangle. Several opportunities exist to connect the residential area to the ovez-all ope�x � space pIa� ai: the west end of the neighborhood as shown on the Open Space Plan. OT.-�K Inc. • January 1994 • pa�e 8 I � Ti�qard Tricart 'j7.c fsr�cs.F'laas • 7fg�crrd,f)r��ora , � 1'BeBrara.RSx�.r�ec�,�-PubdE�l��cilrztr"e� (.R�ppro�inaa�ely 9.�Acr�s� I �F �tlns area p�x�sently oc�axpied by th���smentary�schc�R. 1�s ti��svrroundf�g ares�c&�v�io�, p�%�.5-�°ia�n�c+xinec�ons need to be aYaada tc+�h�:o�n space s,g�teni a� �elfl as pedestri�n connects��zs alara���'7�s�d�,.vrea�aae from t1�e r�ic�ent�are�►.$. �nde���oa�structao�s �d 'an�zr�ctnon��a� I i�a t&�am�shcauld k�a high priaaity�'ox�h� Ci�s.sxc� Sr�aa��ID�istxict. � This tsr�prea�ntly is zoneci �-� ((��er�er�l Coz�x�emeiai), de�ni�e it� Cox�prehexisiv�I'1€a:��e�i�n�tio� ��1'u�slic�°��cality. School use e�f the sate is� no�s-confor�anr���iaa tlae C-(s zone. If'the sc�no�i j '' sk�ould�c1c�d irx th� gutua°�, th�si8�wo�l�be hi�y de���ble for intee�:iv� co�ea�cia� i de�v�l�px�a�nt d,ite t�i#s visibiluty froaan 1�ii�aWBi,y`�1�831f�SCt�SAI31�1�'. �11�E1].S1V�I'Sfl� C1BV���SI1P.Ylt�$ t�lo�taoa coulci result in si�ni.fa�n�traf�c prol�lem�a�rad atb�r�dvr�erse impacts up�n�h��butting I �e.,sa�entia➢ neigbkx�rs. .It is re�aaan�nd�ct ichat�he underlyi�g zoning fox this glannisxg ar�a i�e c�an�ci tu�-P (Comir�eY^cial Frr�fessivnal) in ord�r to r�eduo� the �otential fox adverse traffxc axx� neighborhocxi impac�ts khat ma�i°esult for x�ec3evelop:n�,pnt af�his sit�e. '1`da additinn�l.design gui�elin� or�tandards sho�Id be appliPd to th1s �i'ea vvhile it x��laix�s i1�sc�tool I I us�. �Ty�oz�abanclonin.ent of th�sch�o� u�, it is a�ommend� tha� �h�bo�udari�of pimnnir�g�rea B be axnea�dad to incoxporate t�is area. � .Plr�n.nixxg�4r�sca C - Cvrrarreerci�ll.���x1��sign f�verlay tAppxoximately� 52.4 ticzes) d�'Icz�a.ning r'�a-ea X�"�,�aczf"ic.I�Pighwrey �'onamercacal 1�e�agra C)verlay (Appx�oxi�sately SO Aca�s� I These are�curreaitly contain sev�ral auta-oriented uses, such as auto-supply and rnpair, aud a larg� cinexna. �ub Foods is building a 16�,OOQ sq. ft. shogping center, anchoi•ed by a lar�e food store. The � area is under eonsiderable d�velc�pmen� pressure as Dartmc�uth Street is nouy under r..onsrruetion. •- Z'his arrea includas tk�e two largest undev�lop�d/undextideveloped parcets in the Tri.angle. It is env9sioned that tihese sites will be developed with primar.ily lax�ge a•eCail "powex° centels", utilizing single-stary buildings with large parking lots. A proposeci gar�c and ride faciiity at tkze intersectian of' S«7 F'acific Highway arid SW 72nd l�venue i.s planne�3., pravi�ing�nh�r.ced transit op�ortunities for the TrSax�gle. Desigr► �uidelixies avill atten�pt to make futur� developanents �iore�x�ciestrian ori�nted throu�h-limiting the size and length of c�ntinuous buildings and throug�i requir�ing s�ome developrnent ; iin Iarge centers to be located near the street. Co�aveniea�t pedestrian cor�nectioa�s ta public sidewal�s ias �vell as conveuient pedastrian walkways within a development v�rill be requirec�. i , Planning far this area will continue to use the C-G (General Gomm.ercial? zoning district, butc significant design guidelines, as defineci i.n this Plan, need ta iae followPd to make developznents in this area comoatible with the o��erall apecif c Area Plan. C)pen Spc�ce Plc�n Tbe Specific Area Pian placPS major emphasis on organizing the various types of unbuilt or uzibuildable land area into a contir�uous open space network. '�'he Specific Pian's Open Space Plan is influenced by the various types c�4'a�en space found in the Triangle: draina�e ways, unbuildabie slopes, wetlands and major stands of trees, as weli as streetscapes and private project I�ndsca�,ing. The conimon thread that connects these open spaces are the streets and the continuous pathway system. The streetscape system includes landscaping, sidewalks, and bike lanes or paths that link the various open spaces together. Signific.ant stands of trees t;hat exist at inajor entrarsces to the Triangle Area are l�eing used to Corm natural gateways, and will be re:�rifo•rced with additiottal tree planting where voids exist. The Open Space Plan assists in providing a pedestrian-oriented �lan a��ea that enhances the quaiity of Iife of residents, employees, and visitors in the Triangle area. � 01'.91C Inc. • Januarv 1994 • page 9 � i� , � � .' ,x' ' ��_ � '....":..:, . ._. . ..�. ..'a°� �a.J. T�... ., i. ' .;'� fy-.. �. ,.. :: rt�_ .., ' v.. �.� ...' � ;,� . .. ... �v: � .�. ..., .. �� .-�. �: � �... .. ,.. .:.. : ... ;: . .., . . .::,: . i i' � � � `,�. i" �,i � . • . �- '1� . " _ � - !y. . ' . � �+ �� . '. � K\� �" . 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P. �� ' �' y ' if 4 ��,� ih .:a G�'� �� c� j ._.,�� � �e��/�.y � �!. ���% � �� q �.�,. t�i uf7 rL.. ,,iy F' t� 5 ..: � � i..'� •� .,� t. ,,,.x, .� ,i,. �,r, x"F.. x�$ t . .�+k`:�� i �,. �. f �/ �' �' }:,• ' ' `+R i1 ' ).� �.. � .�~ - k��: 1 .�r r.. . ��� ,t� �N��� r �. � .'1 •�, � � `R?�', .�, . �...: � �• . i . r ^" �'� Y;� 3 j 1�Y, �}� �' �,�� .' "` i ?� �"� f � ' ,�. �t�Ryf�'; `�.�R. �l �' w�:I t �4?; " • y`� ��`�X SS � ,. ` _l <„� s a✓I�?". ::.`. .�',,i.. - � "„""'-� +i'�'x ��!,e;,��r�r��sl`fi t '? � ? i..;. 'C � " r��yf�tl'rSR� , � � �... y . i //'r��',� �, #. � . .��'�� �',;7y = ;s�t r r ��nw , y ra,'i-: ''�'S� .�`�,��. �"!I�a�*�'.yi*,'�n i� ✓e �'vj �Py�{ i.�X� t '��•°`,�i�... rw..., i �vr�o,�y '�^'+'`�'Yy-i .r�'SriS+`.. N'���b;. 4 �°�f� t ,,+ .� ���������i�i�,,/'`4``>''�� - „,�' �"��,R���1',�' . : :y: � � �F , �-� i.e`,,,_/ �.�,.r. ; ��,y �. ;�:a�. ,y,�,l,„rr�i,/-f �. �_ � .. `.,��R� il ��,Gk�"�'�',�.�,,s�z+' 1 ,. � ���, ` r��k�'�.'-�..�!�' -� , _ ��!I�,., Q� • - , , � .. '.q �4y� � . � Y �� - . . ' . � ..-. ' :., ��'. : . �s�?'!•/" 4 �%`'�"s� �S � . ��.!: .,,.. • y.. " :'� .. ..�-,.- :.�..,-. :..�. > / t � .a.�-t .e`!. G' i__ -,�.. ���_. �-;�.� ",''::�c,�, .�� ._�t: �. �' � ��G- " �, x _ :j •. ;�: �' �, - . * � "', � - i 2"igarr�xraare A�'ec.rLr�Pra�a � �T.f3r�gom I Open space xr�y U�ob�i�xe�by x��a�uirerag a �59'o dedmcfa�t�e�ffi zaf�anc� far each c3e�r�t�p���t esr� 1(8-15�0 � O�BSSk?SS� ird�LtO 4D�13Z1d 6E'��fl+C�G'�O�li1CCl3ffiSe�}3�11 5�'1�C�BYit� CCYIi�PP't.1C$�93��5��.�s IXl$13� `�il�,Yl�� �rea. Pub�ic�Iaz�s, smatl ra����ne, an�vrpamated in�o a devel��+xznent shYll�cx�clif,� ��s�sa�fi��ope�a �ce s�quarem.e��.s. 'T'h�b.i��c�t�r?�ra�y fc���urc���hadl�axe�.��h�.t a� n�t�kel�r�➢aE �edica�i��e near f�a�u�e�s pr�of ci��r��+a�r���C. A.xa�ajr�r sxxi��is slao�d.b��al�a�t or�acq�a�sg I at��t � 5 f�U f�oot Ye�gth alcs�g�.ch�°x�n�g��f:��h aden�iE��d "���vray" enta�.ffic.��o�srl pdaa�� vaith sig�i�cant t�plan�i�►g� �identify�he'�"r's�ngl��x�e�. IZ'raaas,��r�tzc�n �-'lcxn '.�he `!"igax� Co�pr�he�si�v� PTa.x�h�� s�.a�ndi�x°of tr�xi.�gsc�rt�tic�n gso�ici� whach ro�ea°a�a�y issue� i witla�s� tFae Tig��3 'T°rian�Ie�rea. `I'�1]3 i:�flS�7�F'i1aL'S$.�9�C:i.1.S$ilA��1tDIIC1�5 �.ffiCg Yi?�Yy�3�FYF3ffi�flY'�18 �pecific�r�a�lan and addr�� 'a,su� i�s��ht a�f t�c:�tat�7.'x�an.�gflr�tgon Plannir��;R�alc�. Tlxe irafsnt o�'tk�e`I`��rspox°Y,ati.nn �lar� is�c�prcavid�a �"��ev�o�°i�aor�x°�t�spc�r�tion decas�on�ixa t�Ze'I`igard I 'I�iaag�e tod�y �x�d in the futizre. �I�aa�k���re b�em�z�€�a�ed fo�str�ek� ar�d �o�dways, tx�.ns�t, � bieycl�.s, r�X1CI �ES�1dAd.lS. ��1YAIC;�J1'Q:;CTZ�tAS�@ RYLF.'d51�Y�S IlaV(-:L�C:II �CYLI�IIIIC'.f�.1Td %I1�31�Y�SE'3� SI� �p�cific,informatio� vvi11 x�eed to be p�vided ar�d �.°eviewed obz a c�se by ea�e�asis to as,sur°� conlp.liance v�I�h the ini;e�� of the 'I`x�ans�or�aticrz� Pflai�. 1 �treets a,nd Roadways � �22c�a.d Access Po t�se 2�-i�xrx��� t The Tigard Trian�le has fo�ir fxee�ray� inte�chan�s arad six key cr,llecto�stre�ts�.nd axfie�ria�s w�ic� ` cieliver traffac to anc� frozn the area. .Pas pr�vinusly nc�te�d, earlier studies have no�ed �hat �or a�cP� Ito the interior of th� 'I'riangle has been citec� � a prixnary reason fa•r pxior slow develo�meat ir, t�s area. Several roadway improvement proj�ct:; or plantxiiYg efforts are cua�rently ut�derw•a�y wfiich should �•eatly aznprove acces� izata 4;he �'a-iangle. �-Iavvever, �ignificant further in�proven�ent.s vv�li bE r��sired for these facilities to pravide the Triangle area wlth si�, accegtable level �f s�rvice. Th�se facilities are prirn�rily �andex the jurisdictzon af th� Uregoza ;�epartment of Transportation. tt is recammeuded t.h.at the City- work vqith OD(3'I' to emphasiz� these grojects in ODOT`s project planning, a� foIlows: HigY�way 217/'72nd Avenue interchang� �alan.s sk�auid b� refined to a�.arrow '72nd Avenue, retain th� loop on-ramp, and relocate the northboui�d ramg connection to Hunziker. Th� I-5/Pacific Highway/64th Avenue ilz�erchange s�iQUld be modified ta add capacity. ,�.n �natfai concept ha5 been developed to improve saf�ty and capacity which will neec� fuxt�aer OI30T stu�y. Paaific Highvaay should b�widened to six lan�. Through tra£fic volurnes forecast far thas roadwray w�arrant the widening. This improvegnerit is in the 10 Ye�r priority program �`ar the � sout�iwwe.�t sector of the R.Qg'iona.i Transga�°fc�tioii P�an (RTP). �+'Yhen the vaidenii�g�curs, � acr.ommodations for LRT, bicycles, pedestriaias and access colitrol (landscaped med,ians will n�ed �'° to be addressed). � �� o'�" I+'urcctzort.cxP �treet �Cl�assifi�atiorc � � R,oadways have two f'unctions, to provide rtxobiiity and �o Provide access. rrom a desigtr perspect:ve, jjthese functions can be izlcompatible sir.ce high or continuaus speeds �re desirable far rnobility, while "'� low spe�eds are zn.ore desirable for iand acress. Freevvays �nc4 arterials emphasize a �.igh level of il mobility for through tnovement; Iocal facilities emphasize the land access E'unction; and collectors offer � a balance of both functic,ns. OTAK Inc. • Janua�y 199-i • page 10 � � � : .� � � �: '�'`� —� � �-e�a-�a� � __; �-�- -�- { �� ° �r ) � �f..J � � 4 �� � � � � �' 1 f i � ,� � _ L� � `� C � �. ` �9 �—'� � , :' `i ��� � / I ,f'// � �S'Pii�1L3i{ �f' � m £ t�b' STi'9 � i Sb � q 4 � .. � �.%m��,. �d _ m'` � ;it-�°- °' �,f�������' ` �� d .� a ro ,;�� �. _ 1 W) � � � � `��� c,�,. '��,�� �� � � . -- -- ,� --�4 ;;-�--. - ,�:h� �- / � ,_,_„_ .a __ /�// °,^.�,_ T.� g / / �,-C `����` � ' B , _ � :� 7S �"� ^ }•4�t �J�} � � _ '� i �1 _ � � �•:"'� ¢ � � �s i �• ,� E u° � � — �_ � �� • i � , S 1.� � .t� �. � e � : � _a � �� � � � , � , �� *-os � - ��_. �� ,�sz , �, . _ � _ � , s9�d � � �� � � vJ � eC P—�—i H E � ,i O \''_ .�, _ !-5�---& 'r-:--:F-F i t � < 6 4--�Q--9---i 'H ( yL � ^ d�e �p l• J `�'��a �.9����� � �� � .�� � � a � � ���—�. 1 � � � ! — , , � ' ����������� �a����� ����si��������s 9+ ��5�1� f°67�S1FY4� �0.� c�. . �4. 9�� � � Eee�6�ai�ea� �P�B�6�1�,� r) °m ,r�°R� o.,��.�ve. �AAJ�S� ��?LL�C�€�� J � � � �,.��� ,�����.. �[�'d�f� l��L.l.���'�€� � � � . i�'f�i����i��M ���'d��� ''F�• . -^ o�'� �Q 6 � ���'i'6�6� ��T'�.al. ��` � \ '� � 3lt3�8�� �ER���4i�� � °������ °��l���L� ��E�t��� ���� PLA� � � � i zga�rel 2'rt�sn 'ec A,r�ea Pdrsn. � ?i: �rr3 �re ra ..�.�.v m,� � �8 : � . .e� �e r�s�way�ixi tlne TI�Sr�I Txian�i�axea are c�m.�i�ed irsto �C3�ae�1�nierax�l�a� �t�r� of fi�ewa�ys, � artex°is�Ts, a�saja�r cc�lle�tiors, xng�ior callecto�, and 1oc�l stx��.�. '�.'�Se�;oxnffinend�d �.aad�vag� � C1as�if�eatio�Pl�.� �ox�th�e'CS.�are1�`ri�.ngl� is showrr on.t�e follae�n pAages. Chang�es i���ucie the �del��iora af��17�!�.ve�au���xninc��c�1le�tar and x°�a�aaval af th$ppr�a�aeel e�il�toa°���s�on af �.�lano-a��t vves�c+f��Z�s�e��4v�x�a�e. Ix�teadP �I'l�n note w�ul�c�ll for s�e:�ux+��a�l s�e�t ax deac�end ls�l�tireets kx��w�n��1J'?Znd..t`�vrex��ze�z�c�T)a��m�ru.tl�Stx°c�t��sr�vide a��ca�x�og�:rti� vshac�i a1�a���ont on S�FmGif'A�����asy. ' In adciitac►�, �ang�are re�om�exid�c� fa�t�e imprrsvea�eaat standax�ds fox��v�ral of the���rcgr.�aF '� s���ty�es,��v�ll�s speci�ic.�p�cial a°ecUmme�datiares for several streets ix� the Trf��.�i�. Xm�sx�uvesnen�standa�s for arterials�voulc� not�ckx�ng�. id'o�xnafn�°cc��ie�t.ors, st.�.�d�atil� fox° I x�aeciaaa�a s�p_rovided. �°or la�str�e�s, t�ne '�r.��g>ar4.ation Plan retains the wide�an�c�f st�et � �i widtP�s, 3aut recozximends the lowe•r eaad of the r�n�e �'or shoxt, l�cal resad��ti�l�offinec�ions�.ad t�ae 'i high end of t�e r�mmge for commea�cial stree�. �Arrae existin�l�cal stree�,s or lo�cal street�ights-of v�ay s��uld be cousid�x�c3 for�s�eatiQn in orel�r�o + proeide ap�rortlxiu�ies for combrning�arcels into bwtter sized d�veflopmen�sifi.�s (i'c��x�xi�li.a�be�vvveen I S9th anci 72nd E�i�,•eYSUe a�nd 67th Avenue between.E�tlax�t� �nd C`inton �tr�t a�kv�ti ra�d s�g��en�,s i that shauld be conusidered �'ox�va.c�tion). �.r.ies�� �'ot�tr°al Access contro� zn the Tigard Triangle is critical to ensure safety and siaioof;� operatior., es�eciallq on I liigtxer order rc�ad�ays where vo:umes and speeds axe genex°ally higher. Th� �ity's Camprehensive Plau and DevetoprnPnt Cocie contain recomznendations and restrirtions on ac�ess t�aat neecl to b� � strictly applied in the Triangle. 1 Tt is reco�mended in tlie City of Tigaxd Camprehensive Plan that direct acce� �o arteriaLs from � individua.l residences or comanea•cia� or industrial uses shalI be prohibit�d unless no other pz�actical access exists. 7.'his xestriction app�lae.� to any new ron�an�err:ial activity alon�Paci�c I�ighvaay. Fronting oz•�arallel strsets shauld be developed anrl used for access as lorzg as �tze access p�nts re�iain morE: t��an 2�4 fe�� fx�an the inters�ctiens with Facific�-Iighway. The best oppor�un.ity for this ex�sts be�we�n Dartmouth Street and the thQate�, evhere fronting l:.tnd uses if r�developed could move acces.5 aff C7RE 99W'. �ec�rd�ing�o Che Cit,y of Tigard Comprehensive Plan, direct accP,ss �o major cnileetors from individual � residences sk�all be prohil�ited unless no other feasible option �xists. Cornimercial access ar accP�.� I from rnulti-family housiFig should be linnited and consolidat�d whe�zever possible. Spacing b�tween I major c�riveways shauld i,e �pproxirriately 300 feet, tivhea� passit�le. � Direct �access t� minor collPCtors from izadivi�3ua1 re..�idences shall be discourageai - access s�ould he � from lower or�ler streets yvhenever fea�ibie. Conlmercial driveways should �e consolidated whenever � possible, wi.th a driveway spacing of al�out 150 feet. h� t9� � r or arterials and callectors, dxi��ew�ys sh.ould be roca:ted }�eyond the queue length for t�raffic �'rom � nearby intersection�. Site traf�c anal.ysis should be gerfoY-med for projects to review asse:.,� driveway � placement and queue conditions. For commercial and industrial lan� uses, the minimum distance g�; fram driveway to if?tersectian curb return should be 100 fe�t for arterisls and collectozs and �5 feet � for local streets, unless this prohibits access to the site. Exceptions may be made for residential land � uses wlzere sight distance to aiiy intersectian is a �robleiia. ' OTiLIi Inc. • Janrtary 1994 �page 11 � �'igaat��°rian i�cc.��e�Ptam � �'I�arard,Uregon 1 i ����ing bet�uv��rnedzan op�nings sl�auld be aC!�t 24f� f�e�mn �er�er.ial� �nc�cod�e�t�rs. S��ng ta�tvae�n�ga3mlixed int�rs�ctioas should�ae st le� 1/4 r��e. Si�a�li�ed int�a�tions a�re identi�a� �'m� � �� 'I'i�aad T�°I�n�Ie srea a.r� tk�� fodlawring fagur�, t.�e gr��s�aic�ndi�at�n�s�ecorn�nended roac�r�ay ` cl�ifc�.�io��> �Irssi�dnalized irat�z�ec�so� �pacang s&�o�id ta� 3�-35t3 f�� �'�x�ar.k�ri��a�� 1�-2U0 .� fee�£ar ax��.�c�oa�s. �`hese s�aaca�i�aa°e afm�:d$���avad�.�deqaa�t���ft turn 1�ffi�st�r��, ?x�pz��s o��z��1I31�1� �OI'61�ffiI �Dl'°d7�',Y'�1a%k 1"c?FYf�IS����E�!'iCB�$°�v�Yl Sfl�IE��}7�8;,�T'S�Y9 CZ�IYI.�8F1C� LO fli�aa$ ���c��flic�betiveea� p�dc�ta���arad vet�a�fl�s. ` S��e�t ��s�'S�catiorLs A 4�-fo�t�d�raadway width �hesuId bQ�sed �°a�x Dartxr�ou��i S��et, 68tix �tz�et, an��-:�S�apta�. �t�et. SVFI 72nd Avenue should ha��e� r�xsed a�d I�nds�a�t3 m�dxar��.t ani.d-1alr,cl�l�taon�vvhe�m � left turn fl�ne is not ne�ded. �� 1�-foot trav�el laar� and a 5-foot 3aii�e fl�nP are p�efea�able �se� 7�z�d ' Awenue�r�ss section) to provide a�noix�?� rc�c�Yn for eya�er�ney acces� ix�case of a s�ailed vehi�le or ot�asr prob?em i�th� roadway. SAV 70th and. 72�c� I�.venues, lnng and strai�h�m.imar callect�rs, sIZ� he "c}xoked" a�t various interseet3ans al�n�their lemgtk�, cx�ating narrovv sectioa� of roadway t�► ; d�s�c�ta�ag� through traffic and reciluce v�hicfl�spe�rYs. Ve�zie traf�c ar�alysis i�dicate� tv�o�l�zz�ou�h lan�ax�typar.ally adequate f�r�tudy area .road�ys, tvvo conditions shauld�e nawiew� for eacla ac�ac3wag�in desigra: d F'rovision of tu�nin�la�i� at intersections; and • Pro�ri.sion nf a median writh four-la�:e streets. I �'i•caf�'c� �C'ora�a•ol� �I � I�UTCTi and DI�OT traffic signal warranfis shauld be conducted for all interse�:tions invalving arterials, major coliectars, and miztor collector5 to de�emiine if a traf tc 5ignal is nea�ted at the intex��ectioa�. f�.ny ?ntexsection v�hirh is not contY-olled by a signaY (irzcliedan�local streets) slaou)d be � �top-cantrolled (eitl7er a fo�.ir-way sto� or two-way sto�), �uith the lawer arder st:�eet being controlled � in the case of a two-way stop controlled ix►tersection. The Figure titled Reconznlended Ft.oadway I C1a..ss�ff�r,�.tions nates thE pote2atial signalized intexsections in the ye�:r 2�2Q. �czrk��ag � �arl�r�g oya 7najor uxban streets, though desizable foi° co�rimercial land uses, zs costl� in term5 of' accidents and red�ced roadwa;� capacit3�. The tokal street ca.pacity is reduced wben on-street par}uzig i�allow�ci due to strearn f'rictioza between garked and maving vehicies and by the congestion which occurs from vehicles mnving in and out c�f parki.t�g spaces. The gx�eat�t problem is a "tpaffic sheer" II effect caused by higher speed n�ovimg traffic wrsth slow, znaneuvering parkixig vehic�es. I On-street parkir�g sha.11 be protnibited oa� a11 arterials an� xa�ajar collectors, and oxi-str�et parking m�y or may �ot be allowed along minor collectois in the Z�Ygard 'I�-ian�le. in the case of minor coilectors � � �70tt_�lvenue) and lacal stree�.s, on-stree� parking can i� provid�d on both sides of the street dt�e to � the presenca oi xesidential land use aIo�g the street. On-�tr�et parking can act as a traf�c � manage�ent ineasure on these streets. G� � � , Transit � � Current transit accessibility is limited to two bus routes. Tn the futuYe, tivith a greatex number oi � r�idents, employment opportun.ities, and impi•oved pedestrian environment, additionaI transit -� 1 services will be able to be supported. Additionally, the Portland Regional Rail Progx-ams progosal to � locate a ligh� rail transit (LRT) cort7cior on Pacific Highw�y r��ll provide a much greater level of transit service than at present. The Specific Area Plan's proposed pedestrian trail and grid pecIestrian system in the Tig�rd Triangle will pro��de direct accessibility to the future LRT station and on-sit� bus s�rvice. OT.A.K Inc. • January d994 o page 12 L����1���`�S'�'��� �-- - — -- — — ---.� ---- - ---, '� '� —G �-----�r�----- — � > e �'--,-_ �_____--- , � .- : t q , /� 't._; ; �'� � �° � � //� ��> r�j% ! _ _� - �L�.!�../J �� " _ �� � !r� � � � _ � � �i ! " { `io�� �! a%t�;/;��� t i � ��9 �83Y1 F�ftiM � � T� �� tfll 9�$F�e 'i 8 3 1 � � � �;✓ i�j� S`� � � G ;, ��� _ !� � �� \C��r�'�;�"'�%`l�c`�� —��t I ��J �^J � .� P y—��r��--�—� � , ��'��1. � ..� - � ~�' //-'"' <� � �i � =• - a '= � ��`-- �Q � � ...:.�T� =Y, r�m..�.,���; � //:i�1 �� '�. � 1 � =l(= � � '( � �. _ - �� r i - � ,=:—�'� �� _ - . � � �((� �: � � a � � ���� �4l � ��' �, ��'�� �--, ' ,—, ` �� ' �--� �--e �, � � ° � tr---s ra—c , ,--: °—a—' i: : � � / � ' � � � � vi - % , _ � �;� J� _ ,; ��.' o � �� .� p -� �r ?-4 8--1--e A---F-i H $ L ' ,� s � ' y � ° � �_'�'' � �, `" ,� � , �,� �� � � �'� '°'� , �`�, �� , ____� i j�` ' `� j .i��/��' - ' � �.,,: _ � iC i � ; , � _ � � - i ��.___�_. �''�� , �i' ��= f� ��� ����� ��� ����� � - �a _ ����� � '� ;�� �x����� ��� � �� �� ��3��e�P� ��e,►�� �����i°�' • � � � ! �' ' � ` � �t�� ��°��� P��6� f� �34�� f f i � � �����a� �T����� ������ �������� �������� ���� ���� _ _ � f ' �`iga�r�d T' ' �zci fie�Plara • T'eg�ard,Or°ic,�n i � � ���ond it�ese services, transat rau�nas� �ae��i.s�aes�x�an���:red t� �anr3 uses r.��a��a$t tli�s�udy I i ��a. �r�tios� 04'an axial bus ro��s�rst�asa (�nn�f>8��72�r��s north-�uth ancl l3�artxnau�ln as�as�- I r�est) imm the Ti�apcA Z`siaa��le ootald ffurt�ae�.enhance transit�ecessiFaa�ity. The T�ax�tmouth��fae conld ' irsa,�ased fox��to Lak� Oswr��o �tad�'�G, wbil� tk�e '�2r�c111v�reu�gau¢e coul��a�d fcrr��to � es�a�hern Ta�;ard, th�downtown�r�, �d I3urinam. Pocusan���xasat�n t�ae�e c�rradna�w��ald allowv � -; dsvel�gan.�nt tiu c�ncc;ntrate alan�s�atao� aaeas a�nd ro�te�ig�aaxa�nts. �� Caxfsaderatia�zas,�hould i�xaaade 3For txt�nsa�i�, the riesig�a r�f fu�ua^��aarb�c an�l prava�.t�s c��we�op���ts in � ; t3���iang�e. ]L�t�ae eve�t t�ia��k�u�sto�is lr,�t�d o�a a�d����iesegn�rY r�rvith�p�lan���xip �' 'b���n t�e�atl��y�rsd f,�e�'sd�vv�lk, ���.�s�sra�fs�ed ped�rian lc�e�i�g ax�a a�m4.T�gsa°o�ad�d�t ' th�stop#,o i�apro��ac�e�ib�li�fos°��Sl�b�.��ac�ers. uY��ltea� fr�a��narran�b�as xou�es should}ae iraa;or�a�ated at�p�xo�x�at�l�a�a�as i�k�tih�d�.sx�flf�dlj��en9:us�s a�si�es dev�lop. New developme�,ts �ara�sts�ics witPe tr�ansi�ser�i�ce�slxcruld�rcovade�di��ct pa�P�from thQir�Za7i�aacy entrv i �o the zaesA�esf,bus st�g�. 3'l�is path sha�uld be dire�t and �vitl�a xninim:rxm of v�h��l�c:osaflf�4s. �acycles 'VUl�ere}�il�c lanes �xist (see Roadw�ra3r Ca°as,.s �ec�io�), a paiaat�d st�ipe slaouZd separa�te tk�e v�lu�le travel lane� �xud tl�e bike lanes. Bilse la�ae uyxtzbois sYsould be pannteti oa� �h��aike Iane its�lf. �3i�e lar�e sigtas a�ad "Na Parkf�r�" signs sx��uld b� ers� as xaeedec� to ke�p vekvcles f'rom parking in �he�ake � �� lanes, Bicycle racks shall�e in�r}noi�te� irato si4:ee �,la�a�aing#'or all xn.ultiple fsm�ily residen�ti� �nd � cam�erci�l usPS. Placeanent bf tlae x•a.eks should 1� �coneesaie�t and uear btYflciin�entrances. I d'edest�r•ic�ns � I 5idewall�s should be grav�nded oax botli sides of all art�a-ial and collect�r ytreet� at +he time oR streeL i constructi�ra. A� least one �idew�lk sh�aa�d�e prc�vided along local s�reets. Off-stx-eet pedestrian ) pathways should be provided as shown in the Rec�ommended Pede.�tria�. Facilities Fi�ure. The off- . , street paths are aimed at provided connectivity and recreational opportunities �ithia� tt�.e Tiga� Tri.angle. Recomrzxended on-sL-reet �edestrian facilities are shown in this figure, as weil. � b I� J?edestrian�rvays lixilc key activities in the s�tudy ax�ea: xesidential to comxnercial, commexciai to recreatiobi, school ta recrea.tion, xecreatiUn to rESidentiap and residential to �chool. These pa.irings � were used to deveiop the pedP.strian�vay plan. A grid of pedestria�vyays was rreated in the residential I core a�ea. �I'hese pedestrian�vays are key ePernents to improved a�ces5 by xiop�-auto xx.�.ad� of transporh.ation. Raised. pedestrian crossings shoufld be provi�.ed i� parki.ng ar�as alr���pedeatriaxi desir�la��;. T�.� raised pedestrian crossings shau�d Iink pedestriaiLS �o building access point�� and be used ta cantxol vehicle �peeds in paririn�lots, creating a more desir�ble pedestria� environment. i Sid��iaiks sh�uld be eight to ten feet wid� along arte•rials, �"ive to eight feet wide along major collecLOrs, and fiv�-feet alon�re�inor coZlect�ars and �oc:�fl s�r�eis. A planter strip o£aC least five fee� I between the curb and the sidpwalk shall b� required in the design of ai�y arkerial �r coll�ctar stre�t where parking is pxohihited adjacent to the curb, except vvh�� the fallowing ca�sditions e�cist: a �her� is inadequate r�ght-of-way; i • The curbside sid�walks already exist on predominant portions of the sY.reet;; I • It would conilict with utilities. l � OTAX'Inc. � Januanl I994 • page 13 � � _.�. _ - -�-- . _ ._ � . _ ��> �; s �� a �� �, r"; -�.� -.,_,� �____ �_��.— �.,.,,,, � ��. :� i i //� ;� g�;; : � --��_ � �_..I % � $ a ^F � � � r �� + -� � ^\\ I � � , � � � � � B � � ���Fi P€S`FV i� - °s�� c{�l c���, 6 � t�,d � �' q ° �1 ��F3 PEC �0 @i�?i 4: _ � �n �' --� G� n � . o a �� c� ' �\ �fl 0 C � g Q �i 8 d S a�cali Op�.� _ �'.�# l� \ . � I�� � `J� ,�^��7 u , �"�� ,.� ..... .--- ° - - (— I ! I � ,J � �-�X� 16� . � � � Y.� �����i � `��C�� L t�, G '�•`�'� 6 � �� o�a'�d i � -�� ��.a�.. E.� i � �1- ut�-p i° t- B� �� ��� ������� a �.� --�, _ � �- -��'� � --, _\, \\�`�%'-o`�i � 8 � � ,o �.�. .��� _ �� � ��� � � � � �� '� ° ° ° O ��p ° ��?�° o!+�� �� a`� � ° 6 � c i ,: � fl� � �. � � r �---� � - � oe �—e :---� �� � , - i• , � `�po� �4 � �� ) "� ff•- e /r L�� a� �f-~a t��' �� S� 1 � �-�--a a-o--a ^a�a� "+ � �" � � �` fl ,� ¢ e--�e r-�--o �+-�N ;� D� s � �s�e ��, �� � e� C� . �C Q �` �"°�a., . ° s�A � v�'p � O� �'� � � '� y���� . B i - � d��.��...�v.,�es��.r° � � . � 4 a l + / 1 e 5 `�o ��� � . � o d . �� � b�� � /` �fr�� ����������� ��������a�� ��5�������� � ,./,;.�,: �` i� � �� ����`����� ; . , � ��o �������� ; � oc 'i }y q�y� �&�{�6g q ' / q�so�soa ���Q'��96�78 iH31316e . �u �, � { �.- � �i�L�F.BZ�� ��S�EE��3 �"l��R� �° ��I��LE SP��i�i� ,��'�� ���� � � . r � � � o e � ��� �� _ � y_q• 5° 5' 't1' ,t2'center turn lane _'� 5` 5 5°-g' aid�kalp ke!en k�v l�t sGjev+a3k m �t/W%0' i °TY�ai��@ �t���t �r���-°��cti�s�s - �ago�r ��l��c4or a4 9r�t��s�ct6�n I [��e4mrsu8h / 6€ttt� / 72a�d � Ham�aton / �i�6r�e� i d I 'j - _____� v ��� M'ajor Collector Standdrds: II Ri�hC-of-way width: 7Q :fP�t � (all except 72nd = �0'& 4 lax�e Daz�tmauth = 90') �'avenient width: 44 ft � (all exeept 72nc� = 52'& 4 lane Dartmouth = 66') !hrougla lanes: 2 (all excep+ seg�xent of Dartmouth �= 4) j Volume: Y,500-10,000 Vehi�Ies per� day I Spsed.: 3Q-40 n�ph Par}ung: Generally Not Allowec3 II A.ccess: No �2.esidential, :Lamited Commercial Medians: Use on 72nd Ave. arad Four I,ane ,°,Lree�s � Affected roads: 6�3th/72nd/Dartmouth/H_ampton/giaines I ` Use of"chokers"to naz-row�avement width at intersections along SW 70th Avan.ue is requir�d,as per � the reconunended Roa3way Glass�cation Plan. �� I I I � • � � ' o�A o`� ��r---��� tl � .roz�y � � ' �� s�„_'t Ls___—I I � � 5 u8 5' S' 15' 12' 15' S' S. �._B� ekfewalk ke lan IondscupeJ medlnn� ke!an sklovreJk f�/W BO' ' 7'�nd Aver�ue Cross-Se�tion - iVia�or Coli��tor a4 Midblack � OQ � �r,� 9 �� � ° � � ���� � � � � � � I � �� � � � s- �• „- „- „- ,y a �• $- sid�v�raE6c � - .�~ �'sd�a.+alk I I �'�����i �t��:�� �����—��������� w ���r �.��s� �� I -_---__ — - - — � — I'� � Arterial Starr.aards: I Ri�hc-of vray ��dth: 90-120 ft '�, Pavement �wadP.h: 12 ft �er lane �, Through lanes: 4-6 `t�'olume: 40,000-60,000 v�ehicles p�r c�ay� Speed: 40 mph � pa����: Not Ailarved Neu�Access: I�Ic�t.Al1ov��Pd, unless consolidated � Median: Lancl.seaped meclian to�ue provided � Af'fected roads: Paci�c :Highway � � -- ----a�- °---.�°° . � � tdJ � � � � .. ti p�'TAIL".�!" � ' Wnr av �� _� ._._.�.. —�a ' — ' e � q � • o . • ' �. t• ���- •� . /�/ ...... �. /J , • • 1 I . ` c+� c� c� �r_� ��. csa I . � s I G� _ . � ° _� p s � --- ---- - — �,� � Typica! Inters�ctions alony 7Qth Auanue I D�7AIL "B" w�v sPaa a '__ . �' 1_— � ' . �.' �\� �/ ,.�„ "� ��=--�1-' ;, --��_�-------- I F ✓ �" � �� :� . � -.�',-` //' �\1, � "t�- . . � � . . ���: � __ I�I 11M'BO'.�P i Typical Iniersections a�ong 72r,d Avenu� � � i �. ) � . � a � � t� � � ° . fA ^--� p � a M, ,�--� 6� �a.'�vA 5' 2��^-;�i4� +� Slde�ra0k �' �g�k R/V�/ �6'-50' � ���g��. ��r°�et �reas�����fi�+�� -� �..���� �����t -- - ---�-�---- __..._ _ i .Lacczl Street Stanc{ards: Right-of-way �-idth: 35-50 ft Pavement width: 24-L34 ft (low•rax�ge far residenCial,high ran�e for eaitutierciai) i IVloving lanes: 2 i �7olurne: 0-1,500 vetnicles per day I Speed: 20-25 triph I Cul-de-sacs: 35 f�ot radius turn-around anc� 4Q0 foo�t ma�cimuru length. Parking: Fernif tted Access: Pex-mitte�3 " Spacixig of local streees ixx the arca bounded by 68Ckt/fiarnpton/?2ndlAtlanta stiovZd be spaced at least aC 500 foot intervals xvnning east and west. �' I I, ' I � � � �.� 1"i,�arr#7'ratcre 'f°e�a�Pta� » 2'Y�ard,�ngon _� ��o � �JLl�� �A,�J� �.�:9���g�0 ���1.►`�'B�A� � !� �b.�pu��f tta��?�Sa�im�ar�ai aiesi� geaideliz�es is�o��a�la��:tlxe lmnd a��a.�a�3 c��v�icvg�a�en� �oncapt.s ad�xa9;g�ier���i�.�`I'ig�rd'I`r���;t�s�cific Ar�Faa�i�tca�c°iaa�s�ifia i�#;rur�icsn�aa�d � : i�equia,ea3����a��h� Ci�gaac�devela�ra tr3 fal�myv foa�� �'utu���tal's��anr� �x�vrst��ev�l���xent a� } � �,,th�°�'�garci��.aa��. ���Caid�i�xaa�kxel�s a�visai�zxe wh�at t�i��5ra���➢�c��Prl A�. ���i7i b�up�a tlxe �it�r to tran�fe�xm th�gaud�l��es i��ra de��Icvpmeu��ppxava�l��andaxrls tlaax�ugka Ad�p��s�t�.�dax� �a�d �a��t�xe�uidelixic�s�s a d�siga.�m��la� zoauax��3�txac�. Tise�.dd$�i�n, �h�e��t�*'s zc�nin����.p�iil � u�t,�b�.�r���ad�. �a a�z,a�a���aaYS�rerta�vatthi�s t�ne Tri�np,l�a��vvith the xi����x°l�iy da�trict. Chapf,���1fI o�'��e Triaxagle�����m�'�n��vid��da�tioaas��3e�iis�n addat��n�l paxk�i�c tx°�n�por��so�a aing�rcje�an�aat�ctions n��s�r t� fu�ly ianp�ex��nt tF�e�pecif�c�'Ia�n. � rS.'�1@ �O�OWIIAl�,'jr�i1�9��11�25 � t3T�8FY1Z�tL�ID�3i1R91YIl�,+'�Y"f�BS� �s de�cribed ea.rlier. 11P�ast�a�.o� � sirnul�tita�u�°bagx desag�x featur�s ar� pmvidec� �s:�d �z^� int�nded to est€�blis� char$c�r tix�d izxa�p,�. i� ., �.��aa n��A � . __ _.e9'.____.._ ,,,�,�_ _,��,./ ��.�.._.-� � � •— ---- �- �" °p�� -r� 1�`` T �/6 � � p Er+�,, n � a _��.�____ , -.�� ����� �� e � _._ t c�, � e / ' �� � �``� � m ��� a � � ,D a o . �� a a -° - �, ` , �°�9: `` ` q ---^ P � a _G e q � � � �� ... � . � dA ����o '-n � � " f . f J � � e 1 ""'-` { �—"'� R--°^�n�f—tl ---- ' '''� _ `� L--... � � ' 4__ � __ i i �� !Y`ll �,�,, ° n i i � i �� t–.� _�.` 'a.�_.. ��a� 67 e� �'•ir e` � .l1 �e /� r ry � � � � � � � �� � ����\ . �. � � O�` �� ��� � . C� � Cl.� � �. � Q �^\ . .. o / � ���� �^_�, ,-r—/I� n,.~� � r� � e //, , � � 4• ' �--a � �"� � � � � � r > � i"p� �t :�-+�—H+ � �ff e € i I — o—`��e�•'e—�-o �---�i--e+° .� y,° � �—PI.AI�D1�I+4C� AFiER � � '"''—'M � �� i / �� °—`__' � � f � ��s � � '°'` j'``� �''' `",�,,�-�` C e `.___----i � 0 ; ., � ..� � 1 - � e_ �a A c � � . � �}13 � =-` �. � �,. ��—1"'��� ^ � ` t� ��/ �,,� • � - - � � ��, ���;� -- - - ._ � � � :.�� � �� � , ��� I B�/ � ,�'' � ' � �.•. S''� PI�A�Ji�IhJC-� �R�AS l � °T���4�� T'��AS��CLE �P��I�I� �1REA PL�,� � - - i � OT.4Ft Inr.. 9 J¢n.uary 1994 • page 14 . i � T'.�ra Tr;are i}�'u:�A,�ta 1'c¢,i + 2 eg�,oregon , .�'lecranin��4rea.� �"" i °'� .- I �,y�qj'r p°.,���.r.--�.�,a_�-.: �_.�.=:�=`Y'�_ �n�+,-._:r.r.s. :{._.....—iR- .. .._ __ --�"" .;� .,,c- .�:r.:. � .1 i .7'� °e,°1.....-.� - .........L�.... -._ .....�---�..�.��^._.�,.."'_`_" . , 1 q ���... . y+CY�I ��� b i �1 �`�: �� 'v"�!%p:..'...__..�,.�.;'�^ _ �( y'y _+ i �,�'-- i. 5� �� j _ k , ,``•,���� ' � .,�:��� ,_., �,-=��; ,' �'�,��+- �!�° T � r ry���1 �,�/ 4 xt.fuh� •;�����` , �,i•' s � : f,(p YYyy] ;=`l',i'' . 'T�✓SA�' •� " �..��n�4`.Y�4�i:,� '=��.. _ � _ �9i ' YY'L'�L� �.�Vt q° J �+ 1 �. � � . �. ..,> u' r.��,a i � �-�,,.� i �5�;� ` � �I,. ,� y� `�S - .. �� �� I � a'' �1,����.�;,��`� ;T ,�{ ��'r �` ./`�.�� �R���.4''•���.�i.,�,�. ��"`7� .�° 4 RdE: .'a��' .i ��;N�/�f,1,'',� I i ',na,� i.'° �\;�C, .,s.'. , •� ,f �c��� pr�. � ; p� ��-_.',�.�1:...J . 'MFx�`i.�.�c � r—sI b�r T:�:ji. , ������-+ vl i�n� ,,rl.rri�'1. �s, �' i �y-.��-�, a, � � e �i.�y,�'.��::;•<':i�.: � ""^"'t�°i,i-� � ."`.°j �.�'�'�;i i�"•:� ri��� j'��`'i''� i +�r. �°'- --'" :.J, ``_;�tir: R�'j ': �:� 1 /�i,`c� I '�y�},:-t}'FG� . :��-�'l6i'�J� - �yt', � � c�v�l�p'�,^.- �`_'�Y'� (J��4��Y �l �`~ I �a •� ; •'..� � � ' r'`��:�,��5-,"_''„� `�'� �t:..1 R::...-►�.;�,�' ' �' ,,.�-` ��•' 'S t , �.�s�;,'�, I �_-:, �_,, k� ::��.,�_a !�. "'.��•'I'� I 1 �\ � ���• .N� F f`- .`�:� _�", �'f_ %��,";.� 'I �ti il;,�,-,�,s„~'S r''� 't ,__r:.;��gS, , �.�T���'�fi:} `�yr:�.��:: '�� �� iY�'(�(,�-'r�,.:�:f°'a.!:�f ��'�.'�� e�\`t,`•- -n.:% :����t'" '�. � l� j�`��M ' ,���: Planning Ax��..� has davelo�ed primar�ly w-ith of#"�ce build�ngs �hat ase two to thaee stories in heigl:t, �I � except far the La.nc��xxarl�Ford aut.o cieaiership an�l the Faa�mez�s Insurance bu'sldzng. T1xe on.ly ' "land�naric" building in the ar�a is the Farnxers Znsarance build�ng. The planned reconstruction of Ii�terstate � at tlze Highway 217/.Kruse Way interchan�e would sever t�te�annsi�s xnsura��e bui�diIIag fxom the r�st o£this planning area. A Yno.re u-rbaaz pattern af mid-rise offce and residential buiidings th�n is presently found iz� the �raangle zs Ll�e preferred vision for Piarzning Area A. .ri.lthaugkz the gen�ral character of the aPea �iII continiae to b�a suburb�n af�ce park of predon.iinantly tw�o to three story buildiazgs, tkze design guzdelines will encourage the devel�pment of higher profiis buildings thr.ough a maxinnum buil�irzg h�ight aldow�nce ot 75 feet, or six stories and a xnaninl�m building;h�igln� af two storses. �ti-uct�x�ed parkin�is e�xcou3�ged. The �.r�der.Iytn�C-P zoning district allo�rs r�.sids�tial developn�ent, on ox ab�ve tha sccond f!c�ox, or� propexties �vithin the Triangle, Maxi:cnuan dexi�aties are 40 �nits per acre. '�e desigx� guideYines al�ow residentiaY us� in Plannizxg.�rea A to alsu be developect in separate two-story mit�imum ! � residential structur�s. Permitted residentiai densities r�n�;e fraxn �6 un�ts per acre zninimu� ax�d up II � to 40 units per acre maa:imuni. Design guidelinP,s for freestariding residential uses are the same as � for Plannin�.Area TJ, the primary rntrl�i-family residential planning a�a is� tile �I'riangie. � In order to implernent the vision for Planni.ng Area .A, the fUllowing guidelines should bv aFplied �s I � approval staz�darc�s for all fut�re developmen�. These stat�addrds would suppleinent the standarc3v of �� � the underlyizzg C-P zoning elistrict ar�d the developnlent standards af the Comrxiuni�y I�evelopment � Code. Where thexe is a conflict he�weeia standarc�s, the standards of the Design C)ve�Iay district � would s�spars�de: I � � OTAX Inc. • Jan�cury 1994 • page 15 - � Tigarri�'ruzrs ��cij"�.t�1r��1''lexra • �`igard,�a�egon , � , ?Jses � o Uses psx-.�itted shal�l��the s�ine�s iya the u�d�rflyin�zssne. I,I m I2�a�enti�a➢ uses sh�li�ga�x°na�t�d s�t��ninianu�aa d�nsity of 16 units ��°�acr�Fa�►c�up �o a I na�.xi�u� de�sity of�0 anasit��aer�cr�� �iesidezatial develrsp�xent ana�ea�h�:x ds�s fax�t�xidi��or Icozn,�fneci in the s�m�br�ildiza��s) ��atl�er�x�aitbed. a�seso D�sign�tnnd�z� For�sid��tiaa�s i aa��he sam€�a� for�'l�aning.rR.rea I9, ex�pt tY�s�t buildirs� mu�t be�xnin�ss�aa�o�'��ac�stor�.es hig4�. I • Re��uraa°�t, r�ff�e s}�op, d�y�c,a�, �d personal s�rvi��:�s �euGaaxr�.�rl to��n�xgcsrat.� I i�x� of�c�s development�s to se�ve t��need� csf th� �anpioye�s a.aa�ctnsfi.�x�a�ms of the of�ice aases. I i Lt�t Cover� � Maxian.um si�e coverage e�f�u%; minimum landscape coverage o�' I5°1o. � �ei�h.t/�'ioor.A�rea Ratio t e Maa`ixr�uan building heig;ht of 75 �eet, czr si� sLories. I a Minin�um building he�ght o£2J fe�t, or two sf;o.ri�.s. I I � Minimum floor area xatio of�.5; nxaxirnum FAR of 2.0 I� 5etbac�sLite I�e�i�n I� I Ms I3ui.1d'zng 5e�bacl� fxatn the street shaI1 be a r�iniinum of 5 feet. ' � Build'an�s sh�ll have their primary orzentatzon to�vard th�street anrl pedestAiare nekv�rork�ather I than the paricin�area. Frimary cntries shall be�acressible and visible fronn the str�et. Seaandary I entries may face parking or. lo�clin.��reas. « Primary entrances shou�d be designed �a �e attracY.ive anc� functioaaal. t�verhangs, awnir_g:, or arcades at entrances are encouraged t;o �rntect visitors £rom the raan and sun. .� • Where practical, building orientation nzust place the IQn��s�buildxng eievatic�n parallel to I-5. A Buitdin��1esi�n � ' • Builciia��design a�xd site furmisl�zngs shall �pond to � car�temporary them�. Goac� e.�tampl� of this style are the office build'atigs in �snterpo�nt� on Kxuse W�y9 the Ka�r�e VVoods buildi�gs o� the south side of Kruse'VYay, az�d the Lincoln Center buiId'angs. � � a Aiiy wa11 vvithin 3� feet of the street shail contain at leas� 20% of the urall arem far.ing the s�reet � in windows or doo�s. WiY�dows shall allov�views into c�ffices, lobbies or display ax°eas. F— � Roof Line � m Consistent style, xraaterials anc� �aitch of r�of required. � a 1Vfansard roc,f shapes ax� prohibited. � « Roof-top mechaa�i�:ai equipment must be screened. � � I � UTaSIf Inc. • January T 994 • page 16 i , Tigard Trian d�'ic Area Plan • �liganl,Onegon � ��� } m '�`lae��ty e�;cou��es th�t�s��f paxkaa��structures in ord�r to red�zre khe v��-ai�l effi,�ts of�urfac� }�axk.�asg lo�an�T�e�lmt��i���x�. �t�f$c���a��lots�l���bj�ct�sitaas�ancd lancLse�pan� ��sand�rc�i� ordsr#,�anixaa�aiz�t��a�va�uz��f4'��., Y p �Uher��n��e, �aax�Cn�s���e�.,��h�,����1 fi��aa 67th Av�nvi�ia� ozdea°�o it�t.eraxalize pax�l�in� �znd.pl�ca�e�ildin,�fxnratages�lox���tit.� �n��6�;hh. N�vv ac�ce�.�a d��rew�.ys t.��'W 68th�'ar�€xy i shall b���mn�ly discourai�'e.�i. J d Surf�c��aYki�e�lots�h�l� b�p�,.r.�d be3lrand bx�a�ding��r on ox�� or hat�a sides of t�ae�auil��. � ��I F'�a°l�ang��eas s�aall"ae �aa�ov�adec� �with� a�n�iariura�'10-£o�t wxd� 1�ncLca�i�u#�'er fxam the�ts��t ' I' ar�d finrca $djac�nt•r�sid�nti�lly xora�l�x�d. �v�r,�reen �Pd�s ar�+��.coura�ed. F�ncE� ax� ��� prahibitecl, except arov��a�l sez°vi��eqe�p�eat. I � a �'arki�g a.x�eas 5ha11�e dlesigraecl.��anfaanx�i�e conJ:li��s be�;weexi gaee��sl:rians and vehicular xuavemexits. Parkflng a�ea lanc�sca�ang an�oa�diff�ren��i��a�ve��nt surfac�s shall be�xsed to ' defiin� anc�separ�te �arkin�, aisles, ��ad p�3es�rian ax�easa � Sux�'a���ariz��g lots �with �d ar rnn���paees��all �divider�anto sep�rat� areas diwic�ed by � Yancis�pe� �r�as, 3�uz�dings, or wal�rway� at lea�� eight fe�� izs �uidth. ( • Parki�g 3a�a tr�,es sl�alI be g,rr�vided at ozae tr�ee for ev�xy suriac� �ix parRc�ng spaces distribute�3 thxoughout th.e �arkirig axea in order to crPate a �n�py effect. j St•r�Et Imx�rover��ents I ` e Street Trees: 3-inc�Z cali�per, nYiniax�u� spaci��of 40 feet on ient�r. a Ca�tinue exis�ting streetligh'c �types anc� spaeing. a R,equira sidewaik to be separated from the curb, except where exis�in�sidewalks ax�e ar�jac�nt to curb. � �iike lanes shall b� developed on SW 68tfi r�,vexiu� and SW I3ampton � Mid-block sadewalks are reqcaired to be consCructed yvith develo�anen� of several propertie� betw�en S��fF34;h and SW '�2nct.Aven��� (Se� reeonzm�nded peci�trian iacili9;ies mapj. a Treed g�teways are to be aevelo�ed a� the S�N �2�ad Aae��ne(Hamp�ori Street x�t�rsectia� a.s weil a� an t.he 68�th!-�.vencse entrance �0 4;he Far.mexs Insurance site. The C�ty shnulcd pay cic�se � attenti�n �o tree removal and tiee glanting in Lhess aa�as. Tfie �itcy�s}iould also coassader � auditics�al tre� a�id dlox•al plantirags in the�e ax°�a�. � � �° ! � :at � � � ..� � ' o ��. � OTAX Inc. • January 1994 • pcege 17 I ' ���IV � I �� ���� � �i :�` i ; � I � . I � � � . . A 1 O - __ �+ .. II I ' � '! IP � - ...%�!.':�'.,.�+"`'o,,.��-.Fa.ek�".�,.y7'w�.__ . .-_.>'C..'� ;�^yoc-�v� ' TREED UATEWAY Ei���RANC� i � minimurn landscape coverage 15% ! � maximum lot coverage 85% I ,� Parking lot placed � behind the buiiding , . , �t _ . , _ = �� � �, ,: , �. . ° One 3 inch caliper , � tree required fior each 6 parking spdces • ° y �0 1� �.+6 ` Primary entry visible <:�;�:';{b;�=;:: - , � °�"�°" 'x' and accessible fr�om i:1�:y!t^'J:•��Y 1��C'� �„i.:�;3;;}%4:Jr�,� t)���J��'%Mv���'s • i l .�� Y'�:`i.`�^'�.�.j•. 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't.. ��i�;�.:..•.. . �h� s t r e�i l />t�'3<.:?ti�c i:t^ :y:;G2. ,n::ti;::.i:ti:S:a.tii.:.���?'+,t�j'�:. .:i�'.r,.,"9,j^q.!� ` r 3'3' t�;.: s�y, �^�+�'::� �'+.�'�1)!.�':...�.:y. �a.,.y,•�y,.l>'', `'^�i i'• r}�k<` �p��t>°r,�°'i3Cy'i?����`d::c^ :`j,�,`��t\`;:.�.;:;,,:a.`>�. `���`yv�,; a". b .�'�`•R•:'•wR:.. •::).':•.: ��y°t+� Y 'kT',,��.�<a�,i:y2':• �f�,"C2J r,�.:4. :'.:.+.��' > ✓' .f•'.r.:;r� „'„*L.n'`c �<7..,>�. :���'��c:'•: �S,r.•.. ..J`.'�W:'G. ♦ — � . � '� � ' � 3 inch caliper � . � - e . ,, rninimum stre�t tr�es � � — — �� at 40 feet on center I ' � SITE PLAN � . • R°i r�d 3' ' ecf tc�Plan � Ti rc$ Qre ta � p 1'' B'a , � i'1 �i������.�-Q� .� � Offic� Park I . �� . ���`~"��J: -�._ - �---._._:._�_..��..���...�_�_�=_r::_:--�_-��-- __-_--�--�-_ --- �����;r I�t -�-�-'�.� „'��-�,..� �-,�...�--��.,�a ` ✓ b _�1:f.t�r i �`�'�-�i�'•l��d'�l(�.t ,�,.,t 1 `�:Si.Y."' ''('a75" -¢.�yt-,.�,,.*a°GJ I . . •��.� ��'—y,-�r ..`-'� +�.r�'� �vy,2.y ; x ��� Y t � $.�'� ��� .,5. 1 0. t8l°�l0 .ry—�''�.G.M..�.'• i•.4L��ij: ` . s�a. ��" S �-.�.. -y �._. y 'y�� � . _ _.r 't"'i _ �r�;��f'rl�sF- 1 �+-q • � � ^ '� / '�� T��2�C"",_` ���'-,_. 7�ti �[. I.S . � t1 /�: L.'�. � I 1� �A .L�,, 7�.'� � '_ �. � Y'�+ . � y1} � ��' . . '. �,�p? � ♦'` �ti t �'E�.i� �.��! ��x� "tYd ';is�'��7 f� �!r �� • � .�',. �,� �J F ; �; � ' 1 �'`�� � ���°" °;{ I I � �.�.—� �'' ,.�� �-v�'�`:�^'�' ' � , _ � �.�xd�� • : � �' : ,I��'�: . ; !. G � �i °'�.i. t� �n .:-t+Crot,{��G�' -.��.s� �7 S" '�, ' �:7't � �!� �i 4'•-y�I Y}��p`(�t�..��`�l��.�F�1 � �r•V, . ��li "'�+S�� ���c ! .!- �� f✓��� . I ,�` ��:.<;�. �;7�...:._::,=;� s;��;i.3.-�-y �:!�' �:� ,�,�=r � 4 �^'' .. r� ={:�r"�i��i� ''` r��9` ��y's i 1 °i`-�I�''�---���'��,r �7 ;.:.,t,'�r.c�� ��;f',�' I ..�`=' .; :• +�,� J,���`y�� ^ r�_„� �S-'�.5:L£ ~`�7; \�^ '/�:���7. ��i..`:�'�•- r'` �':,��.,- '.. e.i•'— ':'".;:� .;a;, C�f':�.s.. _ ""' ti_:; -','a� ``y<. �i �=:;`''�`b-."'`..: _'`�_`�� ?,-..1":�;.�'_;�, �.�'� � I ' ',`���`_i�._'''d _�:���� � II � +� ���/^,ti�• i - .F��� I ;�. � m. ._ - . I'lanning Area B•ixaclude� a,variety of eaeisting office buildings of v�rious sizes and ages interspex�sed �rith vaeant, wonded �ibpsrties and olc�er singI�-faniily� a�sidea�ces: 'C�:is area is pr.esently zoned C-S' (Prafesszonal/Adxninistra�ive Jf�re Cor�mercia.l Distri�c�). `1'he Speczfic i3rea Flan ca113 fox a . continu�kian anci extension of the offa�e and service uses iaa this area. The pr•�ferred vision for this area is.for predUminantiy two-stary, to f�ur-stoiy office and residentia4 buildings sur�rovndeci by zxtensive landscaping, includin�the retentian af existing��anrls of Y,rees. This wili continue the existing predominant suburban office park patte�n af development. Va.cation of sotne or all of the S�,ti' 69th Avenue right-of-way may he consiclered to �llow aggregation af srxiaC� lots into Iarger redevel��ment sites, as long as adequahe public pede;>trian cann�ctions a.r� rnais��ined. � The uz�derlyir�g�-k' zoning district allaws r�siden�ial development, on or�bovs the �econc� fl.cxer, on pr�pexties yvithin the 'I�iang�e. i�iaxiinum densities are 40 �nits per acre. '�'he design gixzdelines wouic� allovc residezitial uses to a1.so lx� develo��d i� sepaz•�te two-story�ninimu� re�idential structures. The d�.sign guidelines establishes a xesidential density x-�ai�e sta.nctani �f 7.� unit,� per acr� ffi° minim.iim and up to 40 units per acre maxrnaum. � � In �rder to implement the va.sion for Plannina Area B, tlie following gi.iidelines should apply as � approval standard.s for ail futur� development ,vhen adopted into the Cammunity Development Code ,� as Standards. These guidelines �-ould supplement the 5tandards of the underlying �-P zor�ing district g� and other developnaent standards of the Developmznt Code. Where th�re is a �onflict betvveen � standards, the standards of the Planning.��ea w�uld supersede: � I � i g � • OT.4K Inc. • January 1994 • page I8 �i � - —� Tig�rri�'rrn�s�le ic�¢F'Gwc • ?'i,�arrd,One�ora � Uses . �arie�sti�l u��h�11 be �:x rrsztted �at a aniz�ianurra density a�'16*�z�its pex ac�+e saxcl u�► �o a x�sscimu��l��ssity af 40 rami4�p���cre. I��sabm s9;and�rds £or x�id�anti�! �arc� the same � �`or :S� Planning Ar�a D ��1�e pa�ianazy xn�.l�i-farmily resid�ntial plaaarxin�;are.�an th�'i`riaasgle � e�c�pt th�t a�ainixr�uxxi struc�u��ei�ht r�f tvv��t.��ries is�uir�d. . . �tr�u�n�, c�ff�sha�,, �a�cars, a�.r� ger�na�servioe�ses mx�:en�uura��o be gncoxpo�xt� 'vat,� a�ffzr.�developmeni��o se�a�v�the as�:d� nf�he ��ple�y� �ind crr,�tmn��x�o�tb.� oF£'°ace aases. �t Covex�ar�a I � iS c���o . dsca cov�er�. e sha�be 20�'0; Yn�cas�caum site e��era�e a 1Vi�nimuna lan pe g I�ei la�. loa�°.l�xe� �ta�io . s M,axi��xm building heig�at is 45 ��t. m Minamum uuiiding heigh� of 2� fe�t or �,vo �tories. » P�Iinimum floor ars�.ratio of�.5; xnaximurn F�',Af 1.0 i uetbacks/Orientation I = Buildizag setback from the street shail he a minimum of 5 £eet and a m.a.v�ixx��in of 80 feet. �vlinimal front snd �ide yaa°d setbacks are �nco�rag�d to pramote dense development. • 13ui1diilgs shall ha��e #heix prix�iary orient,�ation to�vard the street rather than the parking area. Prirnary entxies shall b� accessible and visible fman� ttie street. Secondary sntrie.s may fa�� � � parking or loading ai�eas. o Primary entrances shall be designed to b� attractive and funci;iox�al. Overhangs, awnings, or arcades at entxances are encouraged. j A As practical, building o�ientation should be such th,at i�he longer side of the proposed building I xnas..s parallels 6IIth P�zrkway. o For affice structuz�es along I-�, building orientation must pl.ace the longest building elsvation along the street side. Buildin�DesiQn I � Building design. and site furiusk�ings should responc3 t� a contempcxary tb.eme. Good example.s of this svyle are the office buildings in the Pacific f;orpox�te ��ntPr, Center�winte on Kru.ae Way, and the I�ruse Woods buildings. � ,p,n_y cv�Pl which is vr;thia� �J feat of a stree�jhall conCaim a� least 2Q�o of the wall area facing the street in wi�ciows ar doarways. Windo�vs shall allow veews into bffices, Iobbies or display areas• A Roof Line • �onsistent style, lnaterials, and pitc� of roof shall be used. 0 IVlaz�sard roof shapes are prohibited. � Roof-top mechanical ectuipment mus� be screened. Parlcin • Surf'ace parking lots shall be placed behiiid buildings or on one or. both sides of the building. Parking area:� shall be providEd with a ininirr,um 10-foot wide landscape buffer from the street and from adjacent residential land. Evergreen hedges are encouraged over fences. � _ 07'A.li Inc. • Janunry 1994 • page 19 � 3'igard 2'ria:g! 'fac,lrea P!ars � xtig�ar�T,E.3r�,�o3t r s ��31san�axe�s�b,all krr�c��si�ed. to ixsiz�nmSze c,an�i�s k�etc�rr�n peciestrians mnd vehiea�lm_ I . pxiove�e�ai;�z. �'arkixxg ar�➢.�nd��iag ax�d/or dirf��zn.c�s irx��veme�a�surf�ces sb�l.l�e�t� I I ; d�fix�e a�d segar�:te par�in�, aisle�y and pe�iestri�r� a�. e �urfac�p�a�lt:ng lo�vvn� 5�og�eo��c�s�a�tl� di�ridecl ia�tcA�parate sxeas c��idec��y l�aadsc��d�xe�,�a�zi�xg�, a�va�.dl�ys at ler��ea�.it fee�i%�+,�cit�. � » �'s�vide�san� ut�fc,x e�vex�►gi�surf'€�cra�kiixg 5�c.es dis�ri�uted �;hrou�ou�tne����rkirag are�x a� o?°efles�tQ cr�a�e a c�op}��ffe�t. Stree*Irrxa�rwv�rnexxt�� • Street Tre�S: Thre�-inc�C,r.�i��p rraa3timum sp�cing of 40 feet on cerater. d Gr�ntinue�xisting streetli�xt: � and spacing. �I o Continue pl�ce�ex�tc of sidevvtilks s�daacen� to the curb, except on streets �here existing�idewalks ' I hav�beEn sep�rate�ci frcrrn th�curb. o Bike lanes shall bP d�v�loped on SW 68t� A.venue a.nd SVgI A,.t�anta. B 144�id-bflock�idewatk� are x�c�uirsd to�constructed with develnpm�zit a�'several �ropertzes i 1 � between S�1 70th and S�7V' 72nd Avex�ues and Atlanta and Dartmouth Street� (See recnmrnended p��esti-ian. facilitie5 mag}. � Treed gate�ays are to ha devPlopeci at the S�V 68th 1'axkway/�'ar,ific Hi;hw�y, .F�tiant� Street/S�I � 6'7th �ve��e intei�„ectimn as well as at the I-5/Dax-tmouth Street interchazige. ��he �it�r s�oulct p�a,y close atteaxtion to tree .remaval and tree pianting in these area.�. The City should also coxasici�x additional tree and f7oral piantings in ckese areas. � " ii , _ _ — -- ° I � or�r,t�. • January 1994 • page 20 'I ��•:� �; �� .k ��4�i .I... 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A;a-� � �k �t�.=�>n�.t��� :.�1� .`. waws.t�. ���.� ����t i.�FS�i ��,', "} .�"-�r Q�'�t'F,y�'�e�Jw �a t -e�w�:"x R, R�} k. . � i � -YZ§�] ��������� �t ��� � ��rr�{t� ��� �`�";i( c� �5��: A`i�T,»�7� ���,�y,`s�i����i��C�.�.�y�,; ��r •l�fe.MN�... +�, . .��it�s`jy, bt�,�c��c �+� .� ttg'1�•�L.: �� . ��� ��. • .�oc X. �.3.5�''w'�' Dr N'$�'av. . s� J' .��r •;� `�.��F �,�-. tiy�� �.�x�^��ss3n£-� �"��k� '��"ny'y��. � . .�„ i.e�'.,t�/,: x:�, �N� s8_... � �.-''� � i'.. � .. � ; ���y 'f�I`p'���j2.��a��m,�s��'t������Y�'. � f =��+��r�,� • f i 1 a. y � i ��::' 4ZE��CyVU�f�i�4S'dF��p}1�w.�� `wnyiwr7f�- ...1-_`; � ...: . ... �. �... . � � � � � ,. �� .. • . �.. ' y - �'�: `�. � ''�`'�►�""..�'�►' � r�. ..r�rri"'�� . . ; : : , ,'�il!.l�� . . . � � . . . . . .:. . ..� � � � ;1� :� �,`. � , . .� . ,� � .W...,. . .� . :., , 7'igarcd Trian d�c Area Plan a �'i.gtar�d,Oreg�on �� d�1�12�ILLl1.�''.�.1'�CG � ; �1i!'�v�Y�T��.x:.,,�'�' ;;�:� —�_' =.� „���,,x;----n-� - � �.�-`—"'V':o��'- d � � 1��` la 1 f�~�, .�' -�.. 1� r •`e f�i J.{ 1�°` .': ,1""�,Ln..� �;�'jLy;/� � ��r��� I •�A;��f.t � r, ;�•�1i C.�� r:�Ia�Rwd �� "''�r .c.'���,� �/,,itr'j^� �.t �. ' ' / � S' el� � i ' i �3 ' �,a. ��A+4 'F�.� ,� �� .�� �L... �. �..,^ 'j��•'..J i,'.�%7j�,�� ? �V. ' �-��� I . 'F'r� i. �,.�.�'iL�'V . � �,. �� ,w,�P � __ J` ° t'x3 j 3 � .�; �r�'�. � �r il 1� .�` �f/���� '..�,t-� .•^ `.,� �� C.. � ��s�� IJ' : /•�f 1 ��� �' t�, � YfE..� �c-�..° � '^`,/•"�r+� �y�' .•......�.�.-..„.�,. ' ��- ' _ � . "na' Y;� ?;%! 'J" c:�•�;• c �, ti ,.J ���:1��� !�. .I � ':`-• �%/y -.. �7n'��T'� �° - �y 1�•,��.yl�"t'-; �� 1:.�' � rf,��, '��!� Y��.J {' !% "y ��. � 'it "'�� � r ✓' �l;C,i�. ;. �=�1•-+�t'=�_ ` j R ,�-.��,'���.;:"_�i; 3fc,y�v - �� ,� )1;f�.;,,/" �xSi "� .�.;-;::" :, ;;--����y.� %�� �r � ,/:��;,� �'����7� •F �-�—'Y��fp� �. O�'��� /.'� -�—` ��c 1� •.7"'�L—,-�;=" .� ,7��='� t�,. $` ;v � ,�`�"" 4,���''� �`, ��,` �,., �"'J'� � 3c,. � ��i='��."�;-_;`�----1:-`��.:-<T x�;.�,:;;�.. .- _,�•y:'. �`�rr ��t_ �� `� t'•� i ::: .r�`•'\„� ' 11 l��'` �,;',t;j�{;;:; ''��"4: �"�.�Y'e���' �..: � �f- _, U�[!�-z,;�;� ' t,; r'.� � .:r= ,i✓'�:s::';,�_..�:-%.°��f�;�''.: L'} �,/.�°:� - ,.:$:'�. 7`\��`� i� `1'� �'�"�`_ ��..x�� K'��4��..i`��'��� :'J�'�: yr�+_��� . . ��vF3� :Y �r',"91" t.�^l�"..:�,�-k i Planniri�Ar�a C is located an both sid� o�'Bartrnouth. Street between 72nd and 6Bth Avenues. The prefea-�ed vision for t11is ar�a i.s a �edestrian-oriented deveiopment of smadler retail service uses, offices, and residential uses. Bitildirigs shall be a mxnimun� of t��o-stories anc� car� t�e occupied k�y a sing;l� use c�r any combination of gex-xnatted use�. In order to inaplement this, the following gv.idelines shauld apply to ail future deve.loprraen� iii Plannir�g 1�ea C: Fermitted Uses � �,esid.ential �ses are permitt�ed at a manizazum d.ensity �f'8 units per acr� and up to a zuaxianum � density of 25 ut�its per acre. Ll�z�l sCandards fox•resid,ential uses are the same as for Planning � Area I). � In or�ler to guarantee a niixture of uses, retaal or service uses�hall be liniited �o vO% Of�OOk flT�a or 3,OOa square feet, whichever iv larger. � Lot Cover�. e � • Minimurrz I�ndscape coverage shall be 20%; niaxinaunn site coverage shal�b� 84%'0. Flarci-�urfac�d E� open sgaces, such as plaza� that are open £or pu�ilic use, xnay be ccaunt�d to�vards the minimurn � landscaped coverage standard. � Hei�ht and �'loor:�sea Ratio � • Mznimurn biiilding height of 20 feet; niaximum builcling h�ight of 45 feet. These hei�ht lzinits will � ensuxe an appropriate pedestrian scale. Two story buildings or greater ax•e required. II .� � Minin�uan FAR:0.35/Maximum FAR: 1.� I � OTA�Y Inc. • Janua�y 1934 • page 21 2igarrl Te�i�n �"u.4reri F'lara e ���arrs°,Or��ara � S��baclts/Site_Desi,�ti � m Ti�ei�s�a�ll b� no xninimux�buildi:ng setbmck froxn the street. 14iani��a1 frnnt�red side yaad setbecks �a�e e�acouraged to�p3rom,ote dsnse d�velmprra�r�t, eacceg�a� ��d�d tas ix�a�dem�nt tfi� open spac�plan ndon�Dartmouth S�reet. � �3�,ildixi�shtzlT k��zve�h�ix g�a�rcxaryr orien�tio�a tnwrx�ci �k��stx�eet x��h�x��tt�a.ax Lh��ax�king ax�a.. Fa^am�ma°�►es�trac�sh$ifl b� �ere�si��,e�nd vasible fronx tl�e�ta°�et. ��sxd.gxy�ntrf�nna�r f�e �aris�ng mr losdiug aress. � Prinas�x�r�z�tra�xc�s�vmld 9se d�si�;r►� �01zs attxr9ctiv�snd functional. �vex}�s�ngs, �vaazngs, ca�° arcad�.s€��euitr��ace.y�re eraco�a�a�eci to pa�4,�:8: visitr,rs fr�m the xair� �n�sun. « �3uildi�xg oriere4ation s1a�a11 be such that the 1on�er side of the proposed bualdira�ma�4 is parall�I ta I?artmo�flth S�tree�. � �ervice areas, i�efu�se ar�d iecycl�n�material storage, and mech�.z�ical equipment�hould 1� laca4�ecl away from primar,y building enY.rieS and shali be screene+3 from view. f • Tntegra�e wetlar�ds into the overall site desi�n. Fuilding D�s� w �uilciing design a�d site furnishi�ngs stxall re�porsc� ta a contempora,ry thexne. a Hi�th contrast building raxa�erials or those �vhich tend to obscure views �f inside and oiatsade spaces, such as auirrorec� or very dark gla�, shouid be avoicPed. � • Windo«s are recamnle�zded along public streeYs �nd pedestriari connections. Any �vall x�Liic� is wittzin 30 feet of the street shall coiataizi at least 20% of'the wall area facing the 5�T@G'� lYl �vindows or doorwa s. Y � Continuous arcades, overhang� or avvnings ai�e encouraged along the street entry side. • Roof Lines � • Consistent style, matei�ials and p:itch of roof are r.eqixi�ed. • 1Vlans�rd roof shapes are prohibited. � All roof-top mechanical equipnient rYUSt be screened. � Parkin� • Shared parkin� is encouraged between uses wit•h offsetting peak parking demands. � a Surfac� parking lots sk�all be placed behind buiIdings or on one or botri sides of'the buildin�. I Parking lots shall not �ccupy more that 50% of street fr�nta�e. a Surface �arking areas shall be provided with a minimum 10-foot vvide landscape buffer from the s�reet and from adjacent residentially zoned lanc�. a Parking areas shali be designed te minirnize conflicts between pedP.stria�s and vehieular movements. Parking area lax�dscaping and/or differences in paveme�t surfaces shall be used to define and separ•ate parlUng, aisles, and pedestrian areas. » Surface parlsing lots �rith 50 or naore spaces shall be divid�cl 'anto separste areas divided by � landscaped areas, buildings, or walkways at least eight feet in width. � Provide one tree for every six parl�ang spaces distributed throughout the parking area in order to cr•eate a canopy effecr. OT.�.K Inc. � Junuary 1994 • page 22 � .� �__ ___ � _ _ � �-�a����` Z'tf'ldJ'It�i�'779lJ6 l�L�?�W.:td 1��Jt • °�i�f1J'l�,d��0lb ( � � �'�r�i��IAt li�htia��sE�es�Id b�4�t�ci �.9:s�at�l��nt:��►a�, vvi��a the Jh�i�ht a�tk����h�x►ot � ���9 f�et. All eacte�f�x li�tiaag��aanlri����lx-p�a��x°��da�a�aa ���o� f�scteaa�s�o cr���� • �tVr�ctiv�ligl�t c��:ali�3+�uitc�k►lc��x���nd y��striax�x�s�. a �n-�ta�t�arlsa.�x�sl�� a�at bc3 grAVid�ed ox� S�I3�x�n�a�tk���.x°e�+. Oax-s��et�a�kin�s1��11� �aa�o��l�d. s�mml�. c,tF�e�street�i� �1���'l��a��ig'.�. a �aou� �r�s�saa�f�r.�s�.o�d ia��is�aa�zia�, t,��a�e+xt��at�a��tic,�.l, frsr r�n€s asf�uc� Inta� � � s�oa�arx��st�x°ea�a�'f��ci po3l�tfl+s�a. �e�aa�taarf kslca���Iauen�d 1�er��mua��i fos�n�t3��� g�s�asa�ng aa�. 5trre��'edr_stxiasa�wav Im�resvexnex��s • V�c�f,�on o�°tbe �W 63tb�.v���a�t°n�at-of-ew�y ma,y�re caa�idex�e�3 in�rder tp ence�urage th� a��,�tYan of lar�;er d.evete�����$sik.eu ��lo�g��dc�u��p�c3e��rian cunnectiu�a� m�inf,a�ue�. • Se�l��a�mauttx Stx�e�.scape Master Pl�az detail fnr stx�t tree arad landsca�ang standarcl.s. Thre�- ine�t:aiipe��tx�et tx°e�s at 3t� foo� spaciax�shtie�° �re�a�ired to b�pl�nted aion�af,k�er stree�s 'sn t�ie Planning�.TM�sa. I • C�atAn�ne existing street �ig�t type� and spacing a�o�g S4v'I?a�ctmout�x. Att„a.chaneza�hs fc,x�ba�zners c�r�Slanters sYaould be provided. St��e�� Yi�ht types, heiglats, and spaciz�g arz o��a�r sta°eet�within the plazax�in�area shoul��e of an appropriate scale for a psctestri�n envi.ronansb7t. a Side�alks shall be se�arated from the curb by a glan�er st��p a£at I�a.s� five feet, except on sta°eets e�vher� e:�i5ting sacle�va�k.� have bee� placed acija��n� the cu.rb. � m Provi�ie pedestrian conn�ccions to ali side..� of developmen�area. � In�erc°yeetion irr►provenier�t,� �3ong 5�+1 7€?th Avez�ue x�ced to be devslo�ed cnz�sistez�t ��h Detail A in �`xansportat9.on Plan. a �ik�gmn�s shall �e developed or� Sti'V 6F>th r^�vea�ue, 5W 72aad�.venu�, �s�d S�Daxtxn<��ath �utreet. • 1V�ic�-bloc�.sidew�lks are requix-ed to be co�rructed with dev�lopinen4; �af s�vei���. pi°operties bet�vreen SW 6$th and SW 72nd Avenues and Clinton and Elmhurst Stre�ts {See recamrnended p�destri�n far,il.ities nla.p). �. � �— � � ' � t� � � � -- CJTAK Inc. � January 1994 � page 23 � �`', r,� 1 x � ' 1 �` Lj �� M { , t c; e � - �: � ��� j ' i - ���i +�"i ' � --T--�,--- ', .•i ��� �� r fF � i �� �t� .�j'.�cn�• t _ � �'�111� .__..���= �` �:�f�':,. ���y��4 �C,���..�.-��r '��ti�[;1 ,:?.�y � w..�w..."�'�'"�,.,�- s ' x�� �'� ��� � �V���(� _.�_.--�=��F -� '� � , �; �� '��"'����`� �•ry .+. .. , .�—'i"^^--..-� r.'-�r'-"' ..+E::* r , 7,�:_, �'�,�.T^-�`- .. .,...,. ... .:. .. _, ,.... . �� � k.°`. � 1 y' '� s- t - ,. ,: �l ..�, fI� . ` �f: � v �. r �` •� r A �r' ., F / ��, { ':� � �r�� �. ,:' .-."'r,� � r . �w� �� _ ::�:�ii:� t° ■ �'+i .n �>. r ;: j. ,,, � � . ,:: : s r : �M,� , s�+,:�.'�i��ir� , � ! � : � ... .. : < ,: - �._ ���It � � �` .� , � �: � ;�r�,� �' �. : �: : .: I.. �� .: .:,;.�: ` � �S , .,,��� I ��� I+ '� �� � �i���\.������� . .�i� �• R r� • , ° r�'� �r , ` 'j � �'rl �!.�'�. �ilit:� � _ ��� . '��.y ' ,� � � ���, ' ► .'t lA�s ��� r :�a�i�r ���-y �� _ �� #`� `i 7 w1�, ��� � • f �:":: i, �=!�� �� � ��11lJ.1/ ���� ��: .� �I 111�; ; ���� �s i. e. s .s�i• .. ��' .�. � . _ y _. , � ;. � �r�i�y � / � T—..�.�-�' ,r ,:1�1�'���f1'`' ',"1�"' .. �`'• M�: ' ' "���►������'.����, � , #�`�i ,. . ''��� •�t� � ��K � � � � :�y � : �x 1 � �� � �' ... ._.. . r s.. .��;. . ' 1 � � . , .�; : . .. , � �_ , � + t� .,�. ....,_ .. . ".� i .. � 4 ' ,. �I�. v. '� ♦ � �� � � . .._.,... , ::,� � ..�.-�.^... � � � +}, , �.�.t:�.: 6k'. ,,.",h..::: :'-�. �''iga�rd?'ri�axg ci,�ec Ar�a PE�rc o T�gas^�,C7regoaa i .��C&o'2YLL3'8.�'�lF`�� .� 1 ,_ , � ...........,� c�L� '„� '.-.. .�._.. ...�T-3t,.csmc'.����:_#:1. ' ' ':o �r-....._. . J--n- � _:�.�:: � � ,,r J ia �°>.,°""o�.�..'� ._,�, ...�... ' +y,...y. -�-^�rs'w�+... ',.',.; tf L��-„=h'� i':�! .J���� *+.,,,. c:..,v.a..m�.�x:�. .� k 1�p - L { ".� �' �ix �r ,'�i�aN'e p,,j !�� �, �,dr�l� i q ;;i•r e(�`` R �' - � �- --� e, '�".,..� ;"s°;�,,, � j C o �:��. r ^';i d. f r` ..�.''�2��+ i .✓ �1 f9�":_y. ' •'Os�y\� '��� �,-• ,im\,�-�Y�' � a .�, � 11C'. �ti°' r':.Y '`a;�' �"i1.':- �1 �S i c, . - • r� n - r�`�: ..;�'t�,,.°' i�� �„`�� � _ - / r'�al. . �-- f3 i' ''��,-�t °� ��;` `_ �� '�', " . ,ir��;s��'� °� .�. �` ` ��''',•o �, ...^ �,` , . '' �. _�J .-,,''"''-�; ;� ` ';� -'� 'y�=,=.� `�">.� ` `�� � � � 9� '° �', j'� ��� 3;. ' � l;w:�: �.�.�rt� _ :�;�• . ,.,,� a•,��e �����-,-.�' '�;i, c` t ,.. .��.. ' u; �:t%'••'• M ,,, �:�'`�`' ;�:� °�'^�°e >I�.��� �.�r �'' t� }'"/' •,.� ;�`f'` �•- 'PG � r r. o-�._: � � iL'� :. q '° ;i�'.� :'+� i.�`'s'=� ' „�1 1 %�%'.f,;,t� .�:.. �.`"�S:'::"�`�. a i:t:'e '�h� '"'rz;.. �����= ;°".c�,-�-=��-`�� CJi��:'��'���� '�,/r-+ �.� ..�1,_... �`�; _.v � � �� 'r./'r.Pb' � ':�""!' H:�•�L`.C__ �� � i � . �� . '��l���yr- ..�•,+�-`-:',.y��� ��`.'.�,j _'`T'"�..,,�"\} :`{.���:°��J` `� � ;`,`1• ~'•.s�� •�._.`.::�p � t� y ��� �:�: •_�r4•�•_��:�i..�p. �_��:i ,;:�:"y':E=- , W.,$'•�T�::' `- _'r"•-'.�-''� �f f�FO�.o_r->,'� . �L'��.-� ������ � _ -~�� �"� _� . �lanning Area D is tlze existixig residential h�rt of t�� '�'igarc� Triangle. Developrnent planx�ing�ras to tak� into ac.caunt the egtati�Liv;h�d n�;igh�rhoods i7l �:he axea. Th� �per.ifc �'lazl envisior�s a mi�cteire of den:itie� anc3 housing t�es. Where larger sites an�y be put togethea•, densities of up to 25 uni�s per ar_re should �e ach9eved. Minimurn densitie� for in£�11 sit�.s shali be 6 units per acre and 16 units peg° �c�e for rer�ev�ioping sites. Majar ef£orts sho�ld b� zn.a�ie to i7aa.intaiaa a.s much of the existzr�g tree covzr a.� possible to �erad sc�le and a sense of pEnr�anence to tb.e developing area. 'I'he follo�zng guidelines should apply to a1_i fcxture d�velopinent in Plaz�ning t�ea D: Lot Covera�e a Minimum lan.dscape coverage shall be 20�I'o; m�inaurn siLe coverage of SQ°Io Hei ht and Fioor Area Ratio • S�ia�imunx buildin�heigb� 01'45 feet. • H�ights le�s than tw� stories are discouraged for the main body of the building, a.tt£�augh designs may use oi�.e stoy elements �o defin� a human �le. � � Setbacks/Site 17esi�rn ,� o �ui3ding setbacks from str�ets shall be a minimuin of I� feet. Ten-foot tninirnum rear and side �., yards required, excep� where a n�ulti-f'amily xesi�3ential builc�ing abuts a single-family home or �' r.eighborhood v�,here a 20 foot minimum setback is required. Minzin�i setbacks are encouraged '°'� to promote antensive development axzd an active stree�scape. , � � = Buildings shail have their primary orientation toward the street rather than the pa.�king area � when the building is locateci within 30 feet of the s�reet. Entries shall be accessible and visible from the street. � Entrances should be designed to be attractive and funetional. Overhangs, porches, ox a�nings at entrances are encouraged to protecC from the rain and sun. OTAX Inc. • Jan«ary.i�394 e pnge 24 . _ __ _.��__---�,,,�.�: �■ T'igarr3 Trian$ ific�lr�az�l�a m 2��aret,��gon � 1VYia�x�uxn�e���.ti��a b�;tva�n build�ni�s is 20 fe�t. � , a li2ul�i-ff�.�y d�wel�sr�mex�ts sls�rzBd�Se cs•rgs�nazed a�^ound cammoa��roa�natia,s locaf,��ither i�at�;x�a1l �tlae dev�4ap�caea�t�air,.�as ar��and�mynin�po�Ys, g�lay mr��s, �r�o�z�zc�z�sa�e�, mx�c�t,�ra.aa�i �az�enaffaes��Ra a�a�i�ti�c�ve aa�sen sp�c�s. I'1t�y area�s for eb�slreta aa�e�°�uarc�d fror d�eelaga�ent � ¢sf�0 or g�tee��rni�s. I3cxildi�a���.si�cx • �e���.�d�lroj��an�eler��nt�y such ��rctf.es�r i�y wi�dov�s➢�a11 k„e p�ravAd�l�o�ag sta�et sidES for rr�s��l in�e�st. �ese elemenf,�xna�project five fe.�t into r�uir�3 set�ck. r • Roof�a�es ;, • '�2aaf ffortns sha$�b�sim�li�ed for cantinuat�. T1�i�d�s n�t znea�a loxi�znox�otuaaous mof`s �ithout l�z eaks. � �C�xasistent style, materi�and�itch of a°aof required. • N1an.�ard roof��r�pro�nbited.. I 6 Avoid fences; prr�vide caausG walls orc landscape materials ta acYiyeve privacy and sc�1e. • CluS�er buildir�g� arouud larger ape.n space couxt y�.rds9 wheaaevex po�sible. • Infall h�usin�is encourn��tt�n laxgt l�ts in �he area t� increase densxty amc housing cnoice. G �u�le� snd triplex stra.�r_t:ures a*_�e encouraged; I '� • accessoxy dwelliaz�exnits, either att�ched or c3etached fron�. tlie main dwellir�g are I, ancoura�ed; � housin�uni�ts firointang�n alleys or privat�driv�s sriall have front yar�i set�3cks of 10 ieet - � exce t �'or gara�es which have to be seC back from the rnaiza structure by a �ninit��.um o�fbur P . fep�:; N l,8-foot-wide alleys may bs constnxcted to se.rve dweIlings at�t�.e rear of lots; I'arkin� • The use of garages �r tuck••u?ader paxlcing is encouraged rather t�:an carparts oa°open parking lots. @ Sixrface parking lots s�Ezall be �laced b�;hind buildings or c.�n one or both sides af tl�e i�uilding. Parkir�g lots shal] nox occupy more that 50�f� of sireet froiztage. a Surface paxking areas s��.11 be pravided with a naininiurn 10-foot wide ].anclsca��e buff�r frorn the street and fxom �djacen� �omm�rcially zoned land. Evergrean h��ges are encouraged over fences. o Parking ar�as shall be de�igned to m.ini�nize conflicts between pedestrians �na vehicular movements. Parkang s�rea landscaping and/or differences in pawement surface� sia�il bn �sed to define and sepaxate parkin�g, aisles, and pedestrian areas. • Surfac� parking lots wi�h 57 or more spaces shall be divided izito sepaa•ate areas d'avided by landscaped areas, buildings, or walkways at Ieast eight feet in width. • Provide one parking lot tree for every six sur£ace parking spaces distributed throughoui: the parking axea in order to create a canopy effect. i � 01'r1K Inc. • Jantea;y 1994 • page 25 5 I, �agarr�T°ric�n,g cdfc/�t�s Fduaz o �'s�rarst,�»egmn ; �t�t�'ed�trianv��v I�x�,�ravexxaents e �tr�t'3.'�: t3n�r�-na�ch���a°D Bxina�r.�ux�n��nng�f 3Q�'�i;czn eei�ter. Wh�a�4�z���e��Zesgsmn�n� ��i�di�aS�an interior ca��tao� s�et�ttE;r�s, a sa�l�r��tsc�p�i�s+�c��t���x+e�s� @IICOBYTS�. � � P�d���aa�-sct�le sk�t P�g�t��i�.r��r�d���7�g ty�sical �sa�isi�n$iai a�e�r�lo�an��a�a��r� �axi�. m �'�ovide gre�i�tris�n. �p�xaae,�tao�s to�il side� �f e�eveY�pm�n�ar�. � Int�x:��cti�am innprov�rr��u�a�esn��� 70th �.n€T 72�xd Av���x� r�cedl �o]�e�i�v�eflope� c�x�zst,�aat v��ath DetaiPs A ax�� i� Z`��r�tat4caax Plan. m �zk�l��ses�ha�.i b�ci�velop�ci e�n S� 7�n�1 Av�xxtre. � IYIid-�alvck sidevva��s are r�r�uir�d to b� cor�stx°ucted wit�. aevelo�ra�ent o€sev�xal yar��ex�ies betwree� �W 6$�h ar�d S�V?2nd.A.v�naa�s anc3 L7art�aut�i and �lzn�ua�� �ti°�ets d`�'ee recoxa�mended pe�ie�txian fac�lities xnap}. � � � I � � �6 � � .aJ OTAlf Inc. o Januaty 19��f o page 'l8 _____��.��-- �� ;;i`ts:' ':� :;�. 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',;� ;.: . i S � . �� � � �� � ��- � ;�, � � - --- -.�} .� '�� ' ' - � °� ��urk�rvali� and g b�lcani�s €acinq - th� �t�eet � * w � �,c�ive streetscape 10 feei fram street 'Y' i " ____ _ _��_��__ ' � I ' i P;� a"'r'•• ° � " _���.'.,:0'... .. l � d y;• ,�7,:e! , . �:C�'d„ , ����A .�: . ."'�::2:.����. • r �r •i t �� o •,4��Q�;���£,�,:At���� e� ��''" � '` `•s• �ecL..c��,' �;+w • �c�t.!�.a.. f�'l. .. ��� i l�S:�. S��3� Y �'�' ��' c`:�',S.>"•^•'i''•':� t5�' � '?���4; �I . 'f'• ��,`��.+,;��3�,"'�i i: � ^+'� �`��1,'�,."'� • `Y P � , �•' •a's>?A,'•r,� � �. . ..'��� u w ' � �. .x7.�:.,S,;��7: e �� � '�: .°a,�'�' .a� �u'C�Kf6�•�/� y;' a. �`�{. �v:• VC^ST. aFq�'y �5��a �'s . " �, � .:�. .<;;�,sw�..,��. " One tree requir�d . �• �:'`:� ...� � -�� �' �� 'r�-:�'��' -; ' o fior every 6 �. . {. °� .�, .�'. ���. '� �. ���, •�� ' . . � , "' ; 5 ° parkii�g spaces ` '' � ° �•'� `, � ,� ',a`'��v . °� ..� .�.w43�..:.�: . ..US. _ s —�"°°""°"' o � m � ' 20 f�ot minimum ' � separation �� betvveen bi�iidings e � . � .-� - � F'rimary orientatioi c� � �>. . ". � g toward stre�t �ypp q �• ''JX '��J>. a ' !: �� � 6 • � � .�,�4 4 . .� �4 z� `.�� ,� � �.'� ���� ' •�' � - " '�� ��. '° 10 feet - 15 �`eut � >: �> , ti� ,'. ¢ � �� ��;>.- � ;� �� ' . ' :� � setback from streE �:�%'.d 4 .a• a , . :�.� �-0; ' r � . � • w!. .'� o, ',,�, .: ,.M•�- ��^ov. '..�. �„a r' '..,:;: .�v � :;�: <•�..0%� • I _' "r- , . ` 3 foot calip�r street trees ai 30 • � ° " � � feet an center Si�(-E PLAf�i � � 2"i�arrl 2'ric�ra c.cij'ae.F.rrn.sss.�lara m ?'d��rd,d3r��ar► ! .�lc�r�n�n�.A9t°e.c� � - .�x���irx� �ang'l� .�"r�nai�y Ftesic�er��i�cl 1�T�i�hboa��vr��d j � � . ' - �yL�°�_.; p'��^z`'�.�:_;: _ ----�°:-•.r��-- �-_=�-�.__�.�,.._.��:••—._---_ �--- .� . b�J;,�� - — =--,�--�—... -- - ,�=---:,� ��=—"��.�.�`�, ��,;� � ��y;Y-c�yi 5+��� F�iK�._� � +.+1 ,+tr '�+6 � � , r�..V' T ,'..s�.p�ipr� I I � � . . s t 9��r 1�� R w �� � �.P` �5` 1 �4(C � �' - i' Y,. 1. .c"'-.'1 !f. �` r� r-. ��.,,.�.+ � � �. �' //S!�+�'{• 8'��y�.^,'�Ts�� ti�� �\`B` °'..�_.� ti.a . ' _--� ;i�,�:.� � •�:".'�r�+�` 9\�\ a5?p������ 4 . ���� �+..�t�, ' ' -R..., G,� �.�r ,,�y.,"i ?�l ,�r:�,:i�i'� . � �e: `I � �„}; _�,:`{tn'� �`- � -: ;4 �' .`SA�', ,%,�s'!— `���, `��`'������ ...,�, ` r ' . -+ a� �t' .� i, � � 4 / ",e'��t i.�'l `e .4 a' i . ' `d ! Ri -�j f;�'�''� � a��\:��'r��� •'sc.��.� �� C�••'�y �:1 '�-� '°�j� .i%:tj�� r, � � '-i 'f"j- �c 5'` . . . . — y ' �,:.i9kJ - a'� .",��...Y.::�...�" � �t :�` �1 �,��' -�'J,t�?.j ��.;�, . '--�.��� :�o;•>•::�. � e y��, :t,�-,'`�,��• �, -��.�,,�'. `�"'�=�.��lt',-6u ��' ��-J-��i-���r�i� .�ty�.- � ��•.`r'�/f'y��. La� ._ l L��n �i � ��`'r9' �.t�.�.-t�F-'� � �� d � 1 /�w . �d��^--.,� ' �•'•-�'��r f7��"° t j�/ia'a r K� ��.� 1.;,' r � ,,;o_ '��'t=..�c .�^__�`--. ' �'�:� ° �'':`''`� � i '� �- �,,�' ,�:=.� m'�`��r.����'•',�;•'ax--`�="'1_.F .. I..._.-^��: �, ,�,7+ �� ;,�` ..-.. �� .�.:✓..�7 �� ;y:k:_ v - r-• _,±,�f '�� � -a�: }� �•�CJ' .-+)��:J��+W�., ��4�j-,��.�',�+�n?-�a+�.% 11 � �,��+•�� ) � �� i '••'fA''•�'Y^°�...::��� _ �.:•'`_y'r.:, ��, I '�J ,Y ...�.,'�.c'. ' �`��=j' ,;��J:�T , I i ' -�t-��y . I�I, ��' I _.,. .,�'! � � This Plai7ning.�rea is the �Y,abTished single-family resident3al neighbo:hoad next tQ the Phil Lewis �! :Elementary Sc��ol. ThP su.bdivi,ion is fully developed and needs to be grotected as cl�e Triangla � develops. �'articLlar attentioi� needs ta be paic3 �to tlae homes Chat will back up to tl�e Iar�e va�ant �arce� zoned Ge�a�xa3 �omme�ial to the north. Site des�gn and landsca�ae buffers have t�be se�asiti.ve I to the z�ar yard� of tkze existing residences. No sidewalks exist in the neEghl�orhaod, but a�:z�in�s exis4; a8: 4;lae w�:.st end of the dev�loprnent ta connect to Che Qpen space pat�away rys�em that wil7 be develoged as the Triangle develops. The fallowing de�ign standards should apply where cor�m�x�ial I °•� use abuts single family reszdential uses: o Setback tr� a one story structure shall be 20 feet. � Setback to a two story structure sha1T be 3Q feet. • Setback to parking, accP.ss drives, laading drives shali be 20 feet. � o Setbacks shall be fully laz�ascaped w�th 8 to 10 foot high pla.ntings (a�initial plantiing) along�he � properCy line to achieve an inunediat� screen. � � � t�il lightircg fixtures facing a residential neighborhooc'a shall be cut-off lun�inaxies. � C9 � � � OTAX Inc. s Janua�y 1994 o page 27 " ..��..� ..�. .�.. Tigard 2'raar� R�c�ireca IDtasa�2Yg�asd, Ovr.gmi �'lexrt>rxirz�.Ap°e�e �- �'rab�z� �"czcz�i�i�� .- • �t. .- ��''�"'^-�— a .-.. _.,Y,: i �� ._�--�-°-°-- . :% �tB' ��4I�'Y 1 ` `^..�—~� � , 5^r.tr�-`�... . ,4 mu,�„ ��_�- YY��� � '-� ��`�r_.,�'„_,-':,�= �'�..�'� � ` �Y J'��' , ��;N ��. � ' .,���t���' 4 f�::t� � � c��C� Si �1_.+��':''�"�����t �h-°,� I ���,9 ���T .a���,�� .� �,( y�,' rll.• "`!K:+z'/. :5 � . ~V '. '�.�C� �� ,�1�� � q S1 ` �i ~t5 r ��,r',,��++1��� �tl `� � k�'.. �.1.`'� 1' _ / „ly}.i1�` �• ��1. reu •�� :.�� v � ��,.�-1����7' s`�i�� -� � ; •rr• r s. ; r t�° �� ��- � �'�. '�, � �'t ' -5�4,� �. ���(�� i ,a� ��� " z`� �, � '��,t%'r " � ., _; '� `� -�. ,. _ . ,� ; , �. s �•�,�;'��� `� ; - �=-,� �a �- �� —: 7!�----�' � � ' '�w'�'�• _ -':'_:: � .U�' ,» .°f ..;�.�,r'i ti J •�^`,1'� •�. °7'�''.,_;. 1�v-s.: :x �" .� 7+';!, .r. 4-'�w.! 'i � �°:it . .. ��rr�;�;,r- . �,;r �'C�'?� a��c��._'.� -�e 1'^y�r '�..�,��± "�?'' . `! :�,.�f4,,+a t+�c i"�`Y° �x ��;. -�,-���. ��,.�.y �'.-�_.��..• + ��I\:V�='�z� i f,rf�� � '� �".� \'� ' .5 t'•- � :.. � '':� �,����<�- ,� ' ;-:.N;,:::<_.;;��' c�,;�.��.�- �:;:;�`�;�..--1•---.:::�;, ,�� �=j"; __�' ::�=, `� " i� �; �-�, :_ , ���.��..M.J::d-j�:�t t.Ci ' ~-.FI.� �~ -`I.'.,Y•`,.S�.t`�'•� __`-l.�� rr- • ��Y rs�d,F, -r���).. �a�`r � _j.'`����:a�t �:�,° _�.• �: ,:' �...t: 1 - _`�: This T'lar�rxi�ag A.rea includes the Phil Lewis Elementar;� School site. As tkze I-5/217/Kr�rs�e �IJay � interchange xuzpr�ovements are completed, the character of this cornez•will ch�nge dx°�matically�. In the second p�ase o£the impravements, �D�3T has proposed that k3uiazak�r Street crass aver Higlaway 21.7 to cc�nnect wi'r.� Hamgtopi Stx�e2t. The final de�ign needs to �a� look�ci a��r�ry carefuTly�a ��ovid� safe pedestx°iaza and bicycl� znovements, e�pecially for children. At the tim� of the I�[unzil�er 5tre��t constructian, the pathway alorig Highway 217 in thE open sr�ace �rea zxee�s to �e constructed as part ai tlse projec�. The following rcceasures are called for to improve pedestrian acce�s and to creat� a gat�way to LhP 'I'riarigle in Y.his ar�a. � Bilte lanes shall ba �ev��nped on SW 72nd �lvenue. w A pathvaay should }�� �aizst�eacted b�twaen the schoai and th� �-I9ghway 21Z ri�l�t••ofc-wa� (��e recommended pedes�;rlan facilities �ap). � � A treed gate�ays is 1;c��e developed at the ��' `�`LIli��S�J d�lc°lYT1�t�0Y1 r�`Jt�'2G'ti. ,I'�l� C9ii� ,^��IA01fl3t� p�y � close atten�ion to tree rwgnaval and tree planting in this area. `I'h� City should also cflnsicier � additional R;ree �nd floral plantings in this area. � '� gs noted in the ovea•all desexiption of the SnECific Plan, it is z°econin�endeci that the underlying zoning � for this area should be changed tm C-P (Commercial Professional} in order to avoid the notsntial for I � redeveloprnen•t of this area rvith uses �;th inappropriate effects upon the adjoining residential �� � neigliborhoad. It is recomsnended that the boundaries of Planriing.Prea B be amended f,o incorparate ' thi5 area v�hen it is g-ipe for z•edevelopment. OTAX Inc. • January 1994 a page 28 � � �---- ---— Tig¢r�?°t�veg ci/"zc tLrea Plafc • 7Yg�raT„ Oregora ''i �� d�lan�asn���t�ea v - Camrner�i�� �etail �I, � I , _ I ,�• .:., -- - ,�.._ ....� .,. . ,� � ,- _ _ ;�x�:.�- .,��--=-._.:_�__..�•--�:•-- , --� �i �a"`' �-���, '_z.'�..�� - ��-- �;� . � ... . ---�--�_ .�.._ 4 ;�1 'G, ,j1: �"^'^' - 'i "..'�. .�d%� `�n.'--- ��� �' .,, {7'� ...:^s-•�'"Cr' I � ` L'J.��� 5 _.. �I �r ��j .! ' r �,i�• y)`�:� �_�.'ryq&,i•+� I f � .�: : •:°�.. r �y'1� ,.,, �� ,gl�n _>c�• I ,� ; . e a�. � •< �.�� +�'j� , �'\ �+ '3E�`„ r �`O�S.".Y.�• � �„ Z.—'����aycy..:S�.�Y•„}� I � S1 �.i � ��i��' � � t� 'p^� J•r;� � ��� (� /m�/,.'•�� I �4�� ��—�����: x_ �.L:1�?u W ' -��fi� � .,-',fCqr }, i 1�'� �..� i:P°.�' �7 �Y - `' ��'.' �'A'f�� • t L.L ��}r. �-�,� ,'1, 4 ,�... ��. i i ~,r",� �, _� ,!'��'"'�. ( �i'" ... 4����VJ' ..��.�` � � � R i• ('-_i ,�. .%,-;,� , � ..:�� • . �. .. ., _ , � : . 7 , S.: .ri 7 `• .q• , ,,+ " , . �'c�� �.�^ ..� �, I 1� a,. : � .m,'(�:% �� I �� . �� f I "�:' _". f"ry' I �'i � � �',•� � l�y��t'` • . �� � ��°'r�'�.�r .J:f� y��`; ;F� • � •�+.�=5'�,� � •� ��`G �. ���/�: '� �..�. � �� I 'b�\�°�'�-� �i" • ��1 ��i ��a` :..,�Y >r-,� . .,';, ,���`��-- ~�::- , °�.,--':�� �'� +-F,�',�.c– �_ Yi–r"w .� , ,.�.r � `��' �� • r� � J/1 --�t `•'';Y�.,�!1` I ,^,,���.`.n�W`��cl "'::.a�`;`'�� r'� . �--��}' t��;�� ��" ._'�4'. �I 1.�j�'� �'j• ..�'.y'-.'r:�' li �r1':. "..da:r�=...K'••�' _ �;,,.., ,}�{.�„ ,.��r�, � ��'. ..;i�;:� t°�S I�' . z•': . c j;�-`' �I I �•�''��.�.: �, ,�� ::M�r . r��, ..... .�� , � This Planning t�.rea is located an both side� of Daa-tn�outh Street, fxnm SW 72r.d A.venue to Pacific �3rghway. The vision for this area is larger retail uses, with ancillary shops need to b� lac.ated at entries and at antersection� to prcaYr;de ar� iniproved streets�age, brea.k down par�ng and to give a fo•rm to pedestriagi movenzcnts. Indi�ridual developn�ents shoulc� be eneaura�ed to eoorcYinata I , i vehicul_ar acce�ses, landscape designs, and pedestrian connectsons. , I� ThE follawang guicleliiie� should apply to all future developnzent ir Plann,ing t�xea G: , IPez°znitted Uses, �' iSame as underlying C-G (General CommerciaD zoning clistrict. ,I Lot Covera�e I � Ivlinimum landscape coverage shall be 20°l0. 'I � • Ivlaximum site coverage of 80% � Hei�ht ar,d Floor A�ea Ratio � � Ma�cimum building hei�ht of 35 feet, except for towers which �nay be u� to 50 feet in heigkt. e Maximum FAR: 0.35 Setbacks/Site Desi�n � See Planning Area � sp�cifications for properties v��hich abut the existing residential neighborhood on Beveland Street. I • Building setbacks from the street shall be a rninimuni of 5 feet. Minim.al fron;t and side ya�rd setbacks are encouraged to promote dense development. ' � � OTAK Inc. • January 199� • page 2.9 � i , ` 2`i�ar�t Trlaan iJ"rc t�reu.Pla» • 7'igar;�, t?re�ots 1 , � � � m BuAldi�ag� v�vbthiza �0 feet eaf�puk�lic u�.Y8�1,3�3€i� �>°c@V8 �.1'1G'fl2"�18'1U61$Y"�Q)a➢G�E9.td'Y.1tlY8 Y�W$� Vh��tre�� � rat�a�a°tl�$n the pa��irs��3�. Px°i�zaa�y entra�;sfliall�e r�c;ces.sibl��nd vfsibl� f���x ��ae stre�t. ! seca�c�a�r�mt�ies�aay f�e��rk9ng�r loadxn�a�s. m �YY'1&�lBT`y'R371�P2kIl��8�9�11�E�YJE f3�.4E,�� $6��r3$$Y'�Ci�l���.Tif� �Li11�L`�(J12�. �VGP�I�%1�5, ��in�s, �r � a�ades s�t�n�nce���ra��cxeur�gexi.�o �a�rf,e��i�� fa�s�t��;a°�.e�a r��ad�u�.. II � 0 �r�a��r��fl aa•r�ex�rac�rasers of up t� �,OOa scg�zax� f�et mz�xeqqasir� �,t iaa��s�tim�a,..�s of�tr�f,� �I �r►c�a����e�it�� �he l�rg��che�x build'an�s. '��ae iaat�r����cs hav��ax�m�r�ctive st�h ia�li�a� of a l�x°g�pna°�a�xnass. b a IeTQ��±ve-�hr�a ��a��ows vv�i��ve sllovv� ga��le�➢ to Da�t:moc�Ch str�s�. e I'eeies�xiax�c�na��ctio�aze requia�ed. f�^n�cs e�cb directzan to silow ped�estriaa�,s conve.ni�nt ac�� �a�ntt�r poi�ts v�rath a s�zani�xnuxn of vehiculaa�conflic�. I r � Integ�a�� ezi��in�r�vetl�ncis in�c the ovsiail.site desi�n. �'Jetland ar�.,as n.ee,rl t�be nutlinec� and I dedac�ted �s part of tk�e Qpera ��Sace Plan. Build.ira�1)esY�x, • I`�a nev��buildiz�gs or��aiit�guous groups of buildinp,s sb�il exceecl a tat�builr.��aag iQOtprint of I 10(?,0�60 �quam �ee� ur len�,�i;� of 500 feet. .�.separatin� �f a� le�st 50 feef�:s ra�cess�ay Fnr a I Igrou�of�uildings to� en��id�r�d non-contiguous. .(�ny building or�ontiguous group of I L�ail�i�ags uvhach wss°�: in existe�ice as of January 1, 199�, xnay expand u� ta 15%o in area ox le�gth bsyond th�ir 19�J3 area ar length. � Displa� vri.nciows are required along public sti•eet� atad per3estri.an connection�. Any �v�il zwhich. is I witixin 80 fe�et of the str�et sk�all cantain at least 20% of the wall area f�cing the strset izz I windaws or doorway�. I � Screen lo�d'ang area�v�rith Iandscapin� or fenr_es. I� � Pa°ovidQ contx:�uous aa�cad�, overhangs or awnings along the street ent�y sicl�. � AlI roof-top mechanical equipment �ust bP screened. Parkin� � • Surface parking lots shall be pi�ced behind buildin�s or on one or both sides of the building. Parking lats shall not occup�anox� than 50�'0 of stree� f'ront�ge. • Sur�ac� parkixig area5 sha.11 be proyided with a xninimum 20-foot uride lan�;��;a�e hu#'fex fmm the �' stree`c arxd from adjacent t�idez�tialIy zoned land. Evergreen hedge..� are ezxcouragec� over fence�. � � � • Farl�ing areas shall be design�d to mintinize conflicts �eYween pec3e.�trians and ee�uculax � m,ovexnent�. Parking are� 9andscaping and/to differances in paveYnent surfac�s shall bP rased ta � de�n� and separate parking, aisies, and pedestrian areas. � � • Surface parking lots with 50 or more spaces shall be divided into separate areas divided by � landscaped areas, buildings, or walku.°ays at least. eig�ht feet in width. � • Provide one tree for every six parking spaces distributed throughout the parking area in order to create a ranopy effect. � I � OTAK Inc. • Jan�cary 1994 � page 30 f7'£gtcnd 7'riuxe £�e�ir�erz 1�'tas . �E� Ca��ea . � - Stt�t��d�sti�i�u�w�v�r.e�i�s°ove�ne�t� ` • �ta�e�t�: ��1��xr�xsqoutF�Str��ksca��[�te��'laaa detail. �Z Q �csatina�� �istan��tt�i: ��tnt��y�s�nd�paca�ag. � � �x�avrid�ga�l�sixi,a�i c��+�s�tg�an.�tca�31 sadas�of s�ev�lea�ment�rea. , � Izatersea.�tier�ir.�p�oa��s��t,s�u�ng��J'?2th t�v��u�ax� ta be dev�laped�n.��s4�nt wi�h �ef.�a,fl.� � an Trsa�g�oa��gon 1��. a Eiike lanes shs�.t b�devela��d oa���J 72xyd Av�aue �nd ��7d��rtmaLth �2xe�e�. I a Pathwayca o��ici�vvs�lks �re t��ix�d f�k���r�t:t�uct�d vuith �eveloFmea�t o£�ev�erml pa�operties a:ci$�g XZed Rock Greek (�e� t°�comnrt�a�d�d �Iestriara �acilities xa�ap}. � a � a � �•. Q. � �' � � � � � � ( } OT'A.1{'Inc. • January 1994 • pc�ge 31 ��h`:"�.;! a di� �u�� ' t; � i ✓ x ��'; �'. t ��:: f� � :�' '*, ,.. '�., ;1 '�.' �'n `.�� a. I f ( � rX L� ��' r .a T--^�--.,_., ( JK F � �}l� DELf_�,�: � 17f `'K l :�� � E '. .� � .��� � : ,rd,n,�+.,,4 ��� ���� ��� � � 1 � Ia r,,� �� �� � � z.`� � , �. +�,oc, . t;,:�,"��,r.�"„?.»;°�i•``� � �u��� !,�b �"'+ , ,i�� , _ �.,,, y, sr =�..�"�,,�: � �. Y (µ �, � �.�1 � � � �1 ��� .:�^ I �'�. s ,. i' � r , {�: .�. � a�; ` '�7 . � . ��c . . . . . _...: �,� .. ...�..� ... ._ .. � . �a. ... _.,._ .... " � 5 ' `�, �t��.��R�1w14�.+��Illr,�lrl�'i�r.'r1U�r' t ! � ��' M��#'�i��w�E /+�r � .: .. , �, . _ t , i - !� ~JI ��4�r"r'�4 �� ��.. . : .<�;Y.`4 v?k I 1CL �'� � ..��., . .. ._.....,.. ...._. . r ;: ' ' � 1:. .Y��;�� �lr�'���� ; , � . � . , � ,;�; � , �F� � � ��� • • • :��� : . `{��� � � ... �l. l �'r � .Q! � � [ . • fR f C � t i� r 1 � ;� ,, � _ ,�;� �Kw r��,�c� � �: , �, �;' �'{ xa,�,f �a t ��,f�' ., � )yy�{' } '��,. s +� r N � ` � if �� ���� � .?- . ,y � � ��. < +�[ � � st�..,����'�h� j��� � ��� � � r rU . x � �'_'� ,�i�'r��. i;` .., <�� � r i�i; e� �. . � ..,._�'� ... .r.-��..,�.- ` �,' .��� b .... . ... �� ,��: A {S 4, 4 1 ' .,4����` � :`� �,� i ��S i J K' ` ' .4�i*��a��y_�► � �J Y�: ( � . � T f s �� .. 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't'I�are!Z't°sa�z� d,f"r�Ar�a.t'la�re. d ,e dgard,�Qregvn ,. �l�ania.in��r�ex �'� �9��iTT C�rrzm�z°�ial .- . �.� ..� , .M.� � _.._Y .7. . 'snC r-��.� �...� . ^_K.•,.....,".... �. .• �_� .. ��i . . L . ._ ... _:_ _"�j""._.__..�•..V s,�°G t��' � 'J . .. �j-� , �ry � ',. � 7 h Y � ' . .a�eo--�,=�j?i�-� t��y'�''%r�,��' I �,'� � �� i �� ''��t �. 'N�l+r,l��—���.. �1'.'-� s� r��l��,'p h�ty� � �`,• l_.. 1 ,. � 1. '`y '�f't_�' "'�a°°" �.cZ �' ' . 3 4•4� �-,p�•, ..'''�'i`��{' 2, b��c...� � ?.. '�3` �a.r�..�.�. ..^i: �--5 �,u! t, 9„S°,}�'^ ��\ � • ' .:.,s�:� ti� ;�.. .--�'" �t� � �;,a �•�'� y.2� : �.r, .,c_ � ,-� r'i�n. .i,.. � ' ���;a5,� ��l5,��°.r c..�� I�` i1�° / L�:.�� � 1�j9�'�i���� t'�+`�..� \+ i rn• '�.• :� � � 1� ' .�.` �'•yy*1'F•�'. �'�,e ��. .:�� � ���:r ='�' "+� ,� •� .� '�•� ��' � m ����=,� � �"��i. r+'.. . ..�a. v 9i•l'� 'a. • .-`- �A ..� �' : Rv �.;i��)s+✓� � ,'�!iV� • _.«qp r�'�f:�.°,,< c�` ' �T . � � �^'c•,, �'Y' {�'`.1 r�l� .q-�9 ,pa��� �.�7�� • . � c ���:=-�<=Y.� ;�4, t,'�,�';� 1 / r��tY:,�,; �-�-e.�_ ,:' a ,`�"t'�':;,'t! :�•/'._�,.'<,.:"' . 'i+`i ��� C/`'wf�� . '. .a°3��'� fr i- ir 't!F i..J� y:Lt ,.� , -AS�`'✓' ��+�Si�y/�.�'�`F ��s=`i�.�b �+-�:1 j a �� y_��� X����,^A+�� . y�b-.1 +� •?r-�..�M Hf �7�`�0���._�I _k• C /'��, �,. Y ,�L �1�� !� �"t � ,',,J`!� �, ��,- ��y-��'`1� �;,–�,�;=_� , r�Y� f-, -��ji-;, '`..�rFl" . ,���.,: \cl , --:�y�`'.,<, .�• s�s arM1Y` !*�-� b:�C' � �.,�°—�"��'�'";'''-, �yr��� II �}�� '', � ,,� �<`�':�c�. �k`^ <:' �,��.� ..�.� �`� '� , ''.z`:"' ,,r' I :','��� {�.��t e� ' :�����.,T� I '� The commerr.i�l £.rontage along Pacific Highway�ias had xelatively v.�zrestriet�d �cc�s. `�he fz�on4:a�e II is blightad beca�se c€'unrestri.cted developinent. Circulation improven��nt pro�ects are uz�derway at li 72nd Avenue and Dartmouth. Access managen�ent is nece..�sary fot• t�is area. to rruninlaxe vehicular I� conflicts a�d t� begin to inipro�ve the aesthetiic quality of the cor.ridor. The most significant aspect of ,,I the Sg�cific Pian for this are� is a prohibition oi7 any new vehicula�r access to �`�N Paci�c f�ighway. ' All new access shall 'be frox.n side streets e�i° in combination with e�isting dxiveways, i I The Pacific Highway corrictax is desi�mated as a �ransit coz-ridor and fiitux� Iigh� rail transit corridar � so cansi�eratir�ns for nxass transit facilities must be considered as im�rovemen�.s ti� the street start to I �e done. Ivlajor landscape and sidewalk improvements are nece�ary along Pacific Highway to '�� im�rove its forrn. � p The ioilowing should apply ta all future deveiopYnent in Planning E1r�a H: I � 1'ermitted Uses • Same as underlying C-G {General Co�x�nzercial} zoxiing district. � � LoC Covera�e � �/d @ IViinimum landsca�e covzrage shall be 2Qn'o. � � � 9 Maximum site �overage of�0% � 4°� Hei�ht and Floor Area Ratio „�j � • Maximum building height of 45 feeC. � ]Vlaximum �'AR: 0.35 � OTAK Inc. • January.I994 • page 32 I I � ?'ige�a�d Tritu eciJic,Ar¢a Plun • 2`igwid,Or�gon I Uet�e�f�D�ign . • o BUL1f11E1p S4.'1��NsCkS fY(52Yk �}3�S�;PE�Et 5�1� �fl%�1R1YIl7.tIY1 4f�J g��'Y. IVTins�m�ai £ront aa�d s�de yaa�d � � setbnr.ir�are encourag�ed �a vxonnot�dense dewEiopr�aen,t. • Bui]..cli.��s sha.11 have tD�eir px^axass��nrienfi,�tican tavv�asx3 �t�e�tr�t�.n�l �er�eMtxiaYZ Zi�k.�rra..ther tksan � til��parTi.ing area. �rixn�ay entt�es shal.l be acct�ssible��d�it�l�f�ox� the street. Se�o�dary � eI1G�P.s YY}.i-S� ��Cf,.' �ATICI�ib'O:C IQ�C�IA1��I'Pa9. ! Y . I � � 3?�rary en�nces s�acau9d be �.esi�aaec� Lo be atts�aetive ��cl fexnctiora�. �Jwerha�n�, a.v�vvna�xgs, ar �raade�at e�trances are ea�coura�ed to parotect visitors froa�a the xain and. sun. � Smailer x��il or s�x�ce usezs of up to 8,000�quare feet are rec�a��.reci at a.3i�ersections of stree�s I and �t entri�s to the lar�e anchos�build'an�s, Tlae intent i� to have a n7are active street in lieu of a large�aricin�mass. ! • t�To drive-thr�i winc�ows will be allowed parallel ta I3az�tmouth Street or Pacific Highway. I • Peclestrian connections arE required frorai each direction ta aliow pedestxians convexxient access ta entry poini;s with a rrainiinum �f vehi:.ular cUnflict. Buildin Desi�m , I I � Display windows are a•equxred along public str�ets and �edestrian connections. Any wall whi�h is 'I s within 30 feet of the street shali contain at least 20% of the wv�11 area �'acing the street in 'i I wsndows or doorways. I I Loadin areas shall be screened wzth landsca zn or fznces. I �I I ° � P� � �� li � 1'rovide continuous arcade, ovsrhangs or awnings along the�9;reet entr}T side. �I I • All roof-top niechanical equipnient m�s•t be screened. III I IParkt� • Parkiasg lots sha11 be placed behind buildings or on one or both sides of'the building. Farking lots shail not occupy Tnore that 50% of street frontage. I li, m Parking areas shall be provided with a xninimum 20-foot wide landscape buffer fronrA the street I and from adjacent residentially zoned land. E�vergreen hedges ax� encoura�ed. I'encea are � prohibited. � Parking areas shall be designed to miniYnize conflic#s t�etween pec3es�rians and vehicular movements. Parking area Iandscaping shall be useci Co define and segarate parking, �,isles, an� pede,tz-ian areas. • Parking lots with 50 or more spaces shail be divided into separate areas divided by landscaped areas, buildings, or ��alkways at least eight feet in width. • Ptbvide one tree for every six parking spaces distributed throughout the parking area in oxder to create a canopy effect. i OTAIf Inc. � Jan�cary 199� • page 33 � .-��.__ �---� : .- - ' . . . .. . ... . . . . . . , � �� �°a,�a,�a�° ° ' ��-�.��r�,a . �.��� i �� I I II S�r�et/Pec�esti-��n��I��ss���taen�s � . • S�reet Tree�s: Pl�.nt 3-ir�c?n es�ipsr��re�t�a����aag��mie�c k�i�lne�s���t 40 f�t daa r�nS;er. i � Ca�xt�nu�existing s��t light ty�zes�aad s�aacang. �, ; • �x�s►i�e 8-foot wad�si�sva�ll� �.Uong P�ci���ig�e�vUath ei�-foca��rc���sl��x�i�a,���aa�a. � "i'a��g�tevemya�re tc>b�develm��d a� t��S4�h8tYa ���°k��y/Pa '�nc�3fi�h�vv�y, Pacnfic I! • �Tig�ivaay/Iaart�ou��n �t�s�inters�S;aa�aa�..� w�ll ���tl�e k'a�f�c�ii���s�►/Tigard �an��� I dgiv�$vv��a�fArsection. 7'&�e �it�r sF�ould p�y�lo���C�ntion�a trea�xzacrval�nd tae$pian�in�ia�s I th�e ar�s. '�h� Q�it�s�s��flidl�lscz cAaaeid��dd'ati�xs� tx°��and t�o�fl pi��x8aix�s in t����ea�. �I , , � i � , 1 6 II � i � I �� f i � OTr1K Inc. • January 1994 • page 34 � , ' a �;� i - '; , '� ` R �. � A t'�a' a� �. ����'�I�� { ��. �q" � ;�� � h J ��� 7'" i"'i • -,..a - a ��, ; � i;'. a, �i � , , `� r; � c►; 4 �y, •.,. � �' � � t , ,w ,�-#�, .� _ � ., F', t f '�'� :\..: ���' S ��r�, � � �;. � t ; .,.: �' +R; *>yY 'r ,�' yf► t�t. '��.. �,� . � - !r � �`� .i, ,(� ``r,�f,.►�y�.4,.. j' .,,... �.... .�.,M1 � .'�'� �/��, �r . '�^�:.. �,:,� t�nq�.,.r a+ � �1 �� �,`_��I-M �`�. ' � � � ,� � �.� x�.i� . � -- -' �''a*,� .'� �, ,� ' S i- �s� � �► ''-��„i�, i,. � M��. �:;�'� ., �=-��.4: �,.�:� �� , �,�:���;. �� , ,,, �.,'�... ;,��; _ �''�!r - � ' ,',,,—,�. � �� � �►' A . `r � ` ` � � ` � � .� • .. � � � r ��*� � v a . `L.,,,,��rr. +^"Yl."r;S.,el�' - r '�4 � >z��' .ar+'�..;�"`<*"!`^4'�,��� �ji�r� �. . � � �� . i. �,;' � "'��a' :�� (�.xa�� � �7� ' ���� '^n� -, ariY���� 4. , t .. � � � ��� �'� " � � � s' �� • � . i_ k'� . �Y��'�. <-. Y� � t! � :� . .. �-.} ���(�R; i c �� � xi1`y i f l l . '�: ' � � • • � :� '. E , ,.. _,�, � ._ - ., w� r ��,�,\, * a.yFt Sc Y ���� e / �. �w�. . �� }� � �.4 L„". ��; �` �: �; ,�,�, r:t. : ,� `, � . . r �.; ... � r � s � �* � ..� �� r�� ' , � �T j�. ; • • •' � ; :����1� � � ' >< e �i5�`�3 ����1� . � L Y.h4 �` r �1. &i ��, �4�i5 t � 'i� ����1�rYry$f������ .,�,. � � 1Y . .. . � . +�. .� ,. r�rr y�►�r4 :.�Y �# � ''.;. _,. ��4' �"1 , ` s � f � � �� '� � � ���� � ����;. k �iLr^ �� . ��' e� c�� �,�� � ; i}� �i �4 ��, .. _ y t, - _ . . . . i�'� ` `' s' '' �� � � : .e� ��- x, � � �: �'k' ��; �� ; t � i �I�,� �„�� ��-��. US�� �'�,.1�1,' ��� •t,.` # .�• �a�. .. r �+ . .��:�- /t,)� ,�1,�� .� �' , ' •� � .. t 4,. � i� ' . ! �- ��� �� � � � _ �� � � i � ,� `.� �° � �; � ' Jv�y.iyi�: �. :��: i:. ` t: � .'y�.�,,:. �: \J� .rv,..�.",. ! � Tigart!7'rian i�ic.�ea Pdon m Tti�xnl,Or�egr+n I � ...�--°-- � s I �e I������������.� � � Puttin�tl�e Tig�szd �angls Specific Ares�i��n i�tr� �ffiect - realiaing$he�a� o£�tia�g a viable liva���d v�rking ett�ria°�ara�ent for t�ae Z'i�gar� Tai�ngle-dvill requi�: a com�r�tacsaASiv� � im�stex�aentatiaz�strafregy. A s�ar�ety of ixn�lexa�enf,aaCi�n�03�xai�rt�e �d. 'The follow�n�a�ng:ep�s ; are p�°o�sed ta impl�rnet�t��ie Specific�l��a. The ��xripre��n�ive, ]Plan, Cum�a�uxa�4�r TA�velnpanen� C�e, and D�sigxa Standr�ra.R Manual �ax��ndment�and other taecx�i�ord'ana�c�es xx�Taia�ed �e��fi,� th�con�pts wrill be de�veloped by e]�P Ci�y. �'�e �c�r�e�r°�hensive .F'Zc�r� �hapt�r 11 of tiae Ccsmpxeh�nsive I'laax palzcy daeument at 11.4, Nei�'hborhood E�lsnnin��,1r�a.nizatxon #�, sho�ci be aa�iendeci to pravide tlie go3ic� fra.rnew�rk f�r Speci�c�.'lan impletaaeneatioza mrciix�aaaces �nd cr�ation of a Specific Piaza overlay zoz�ing dis�rict. The text should bz�flsfly desc�ibe the principal objectives of the Triangle�p�ei�c�ea F'�an, the agplicable d�velopmen�review processes, and the intended measures to ihzplexa�en�` the S�Secific F'lan. 1�.�policar sk�ovic� be ada�pted tA accomglish the foYl��vir.g: � - aukhoxize �he estabYishment of� �apecific Plan desig�z overlay dxstrict and sub-disicricts; � � - suthorize the establishm�nt nf a special systems development charge or a ic�cal im�ro�vement I, c?istrict for the purpose of'open space acc�uisition a�ad/or needed road improvenients. i - direct the City eo revievv other Community Developixient Code standards, pubIic ' o � o im rovemenC d�;i staiadard� and oth..r Cit ordinance., arad lans f r consisten svil:h � P � � Y � �Y the Speciflc Plan. I i he �ity should also delete existing Plan policy 11.4.2, since construction of the Daxtmouth Street extension has rendered this policy irrelevant. II, I � C'omprehensive Plan �a� � I , �. �� I'he area de�ig�nated fc�r med'zum dsnsi�y housinb by the Sgecific Ptan is currently designated Lox� , e- Uensity Re�idential, Gener�l Gomn�ercial, or Co�nimercial Professional by the Comprehensive Plan's ' land use niap. The Cnmprehensive Plan map da.�i��atioai for thi� aiea should b� changetf te Merl.ium- High Dexisity ResidEntial (15 ta 25 units p�r acz•e) to be able to ach;eve the clensities outliue� in t�e � Specific �'lan. �.�he Comprehensi�e Plan map anlenclment shauld be doile i:n tan�dem wi�h iche zoning map an3endrnents for these gropertass, as described belo�. Tkze legislative amenduient to the I Con�prehen3ive Flan land usa niap and the zoni.ng map should be ini.tzaC�d by the Planning j ComxrAission or City Council. �I C'ompr�elzensive .I.�lczn Tr�ans�nortation ,t�lap ,'I The Comprnhensi��e Plan's Trarasportation Plan niap cu�rently shows a corridor stratching from SV�I '� 6�th Avenue to Dartmouth Street roughly paratleling SW Pacific High�n�ay. A minor collector street is i intended to be constructed in Ltais coin•idor. The map refers to this corridor in I�rote 5, i�ote 5 states: ', � Stud�- area to determine Lhe alignn�ent of a minor coliector street cannecting 68th Parkway near R,ec� Rock Creek with Che DarCmouth S�reet extealsion; and with Hampton Street at 72nd Avenue w�th the Dartmouth Street exteizsion within the westerly portion of the Tigard 'Priangle. � OT.41C Inc. • Jan�aary 1994 • pagr.�o : _ _ ..� . ..._. -, � �°l�ard�T"ricw� a;i�c Area Ptan e 7ti�ard,d'dr��ara I I � 'S"he ��ific�1��'s Trans�cart�t�on I�p �n�ittue� to e��d f'or tksis coll�tor sV:x��;e� to b�ziev�la}�ct, b+�t � onY;�b�tv�een SVV 6$th and'51�/7�ra�1 t�.vexs.u�. ��oc�sl st�t, de�cd ��al sta�ts, a�°a fi�an£��ag��nad mx�e � I x�a.or�xr�a�nd�d b���v�ean S�PJ 72�sd anc�$W Dsttmcauth 5t�et to p�ovide �cces.s ¢a pro�sexties �o����i�J Pacific�ii�hw�ay. ^1 he�is �ao 1ca�,g�r��a�a�a tn�actend��tre�t�'a�an S�J I)a�maut��o��:ha��rly�sa , t•�ae S���.�ra�tonlS�l'72�c�.f�v�n�s�;nS,��ection. T9t�Tx°at�asgaa�+t�itian P'lan ma;p�i�aaalc3 }.a�ar��n��d t€� ) delet���ais last s�ction af this aaa�.dar ana th�xiote shr►c�ld b��mend�3 as folt��a�s; � � , ��a.dy ar�a �o c�ete�nine�he alig��n�x�t of g minor calle�tmr stia�e��conzaectin�68t� F�r���-n�r I 1Zec1 Fdack �ree� witlx S�W'���d 1�v�nue. yn orcia�r to�rovicie �cce�s to�x�operr�i� fron�z�ag�s�x �OV' ! �'�a�cific Hi�;h���y, ei�hEr� fa°anta�raad csx a flocai stxeet extenc�i�t�frarn SW"'12nd.�v�aaaxe to I3a�mo�xtli 5tr�et ar de�c� cnd stx�fs e���acf�d fz�om either a�'t�i�e stre�ts shall be constrLZCf.ed. I� ad�lixa�a�, the �pecific Area P7ayi �alls fi�r��i�.4tla.n�a Street a�ad SW 7bth Awenue to be de�rel�pc� aa animor coll�ctor streets. `I'he Tz�anspoa�tiaz� Pl�z� �ap will meed to be x°evised to show th� sts�ets , as coll�tor stx�eets. ; �?evelo�,aa�.ent o£a pedestriazn Lrail and ;;ir�e�valk sys�em is recvnamenr�pd to be develup�d �s illrxsf.raf.� by the Reco�mended Pedestxi�n Facilitaes Map. Atg appendax or attac�ment to tkze 'T�anspart�ti�n Plan map should be adapted whirla details the it�.tEn�ed trail and sid��walk syster�a. Adoption af the I trail and sidewalk system plan as g�art of the Cota�pr�heyisive Piata wrill �rovide �:lear authos-ity for the City to e:cact the r.eeded land aisd improvex�ients for the �ec��strzan sys2eazY as development occurs on � affect�d propea�ies. In addition, adoption of'tIie pedestrian pathw�y syst�r.n plata will assist the City I in acquiring gra��ts for patnway xight-of-way acquisitiota and construction. �, �orrc�urci�y �evelopmen� �`ode j �I Speczfic Plan Juerlay 2one � The Community Development C;ode should be amenc�ad to create a Speci£'ic Plan (S�') overlay zoning I d'astri.ct, �vith eight sub-d'zstricts. '?'he overlaw ciistrict vri�l sug�plsniezxt the reg�lations c,f the � underlyirzg zonixag distrzcts wi�h sp�ciiac design sta�ciards and design� gv.idelines arganized by and � specific ta eack� of tl�e sub-districts d�cribed in the �'lan. �he standards and guidelines r�f the overlay I zone shauld be based uporn the guidelines of Chapter� af this report. �uidelines wh.ich niay be converted to objective standarcls should become standards of the zone; subjective statements shouid remain as guidelines. T�e stanaards of the Specific P1_an o��e=lay district are to be used as approval cri�eria for any development �roposal within the 5peczfic Plan boundaries. The� guidelines, oiz the other hand, are non-nleasurable, subjective statemeiits of d�ign elements the City desires tu see in all developmenfis. Si�1ce„these guideline.� are s�abjecicivE, they rannnL be used as approval standards in the City's n�n- discretionary site plan review proce�. �evertheles�, the design guidelines shauld be listed in t3�e ��" :Bevelog,ment Code text in order to a�ure that anyone usang the Code in prep«ration of a developxnent plan is aware of the City's desire ��ith regard to building and site design. Wher.e � practical, the lanwage of the Specific Plan o��erlay district's dssign standards and guidelines shoutd � be corisistent with sinzilar provisions already in the Coinmui.ity Development Code's Cammunity 9 Cammercial (GC) zoning dis�rict. � �' In some instances, the Specific Plan overlay district will provide nzore stringent din�zensional � standax-ds than the underlying zoning districts or other developrnen�standards contair�ed in thP Comn�unity Development Code. It is important that the text for the overlay c�istricf, state that in the case of conflict with another Develapment Code regulation, the standard of Che overiay distz-ict would supersede the other staiadard. OTAIi Inc. • Ja:i�ary 199�# • page 36 � � � Td�arrl 7'riarc e jca Aa�ss.F'lan • 7�g�rd,�r+ag�rs � Unal�rPyin� �c�rair�g �istricts IT9ie"��d"a�ioraal x�qu�reaxa�aats°'�c�iQ� �f eac�a u�deri�n��zaasan���rnct v.as�d i�x t'h� 'P�a�n�3e S�s�i�ic Ar�,a�'lan s��3;a lbe �me�xde�l to refer to t�ie S�cific�r� (��'') �v�x�ay zor�e �5 an add.itfcan�d I gg�pr�val requpY°e�nent. Sta�eet c�nr� �J�ilaty Im,�r����ra�nt �°��xrw�ards � Cammu�.ity]3ev�d��xnent �ude Cka�pt�� 18.1� (itrrea�s.zad�.Ttxlity Ixn�mves�acntsy �,ee�to k�e � amendu� to�Iln�a^�,�ht-oR��ay�x�d}�v�mex�t��tbs d�creb� ia�th� Sgx�itic Plan at p��e.s 71-�.�. Recomxaaeana�i�ri�iths confli��vvit�th ttse�urren�s��adaa�ds c�f S�ts�ioa� 28.164.03d�.E. A,.��rt �rf anothea° project, �ity staff'�tave al�ady dr�f� am�ndmex�ts ta t�.is�ode Sr�c�ion v�rhiah woc�ld accompli�l� t�a� objectives of t��ipecific �l�n. �ti�er sta�`f drafted atnenciments ia a�;gon.se to the 7�ansgortation Pl�xinin�Rule vv�ic:h h�ve not yet l�een adopt�ei �r�fitrth�r supportive o�'the trans�or�tion and , acc.ess obj�ctive� of't��� Sgec3�c :�1�n. � ��3t�T�.�'' �C��' '.�he City of Tigaxd zonzng rn�p should lae a�ended to desigatate aId pori;ions of the Specific Plan area. vvith the S�' (S�e�i�c I'I�n) overlay d'zs�rict. T�� zonixig�nap legend should refer to the Sp�ecific .Arsa :�'lan fox• deli�aeati�n of�he s�b•�c�istricYs. The legislati�=e a�iendment to ttie z�ni�g n�a.p to ?°eclassify �he area with t�� SP (5pecific Plan) ais4;rict should be initiated by the PPanning �ommission or City �iOLi1]Cl�a. Tiz� entire medivan densit� hou�ing portion of the Specific F'lan is located on areas currently zoned �- � , �•5 (10,004 square fe�t rniniinuxn ]ot size), �Sroperty xonect C-G (Genexal Canimez•cial), ox• on prope•rty zonec� C-F (Frofessioz�al �oanmercial). Zonirig fba• these propsri;ies shoulc� be chazzged to R-2� (`�5 uni�s p�r acre) i:o be abi� to achievs the den�ities outiined iri th� Speci�c Plan. �'raangle �'�ecific 1-�rea .�lan .Develapment �ar�dbooh .�n impoz-tant implementation tool wili be a Specific Area Plan Development Handbook to }�e c�istributcd to landowners and px•osp�ctive develop�xs e�rly in the developrnei�t process. A developmen�handbook should describe the objectcives of the �pecific Plan, the development review grocess, and the design standards and guideiines. It is imp�xt.ant that the hand�ook 'r�e well illustrated in order to pg•ovide the prospective site developer v�rith a pet�pective of all of'the City's design objectives, especially those objectives tt�.at cannot be iniplea�ented through objecti�e s�andaxds. �t3�ic:a1 �evelapmen� scenarxa for each sub-district shaulct be illustrated to p;ovidz a sense of the I �:ity's abjectives for that sub-district. It is reconimended that Chapter IV. of the Specific Plan, wit� � possible ainendments, may serve as Development Han�book. � �.�. Desigr� ��'°'�ancic�rc�s .l�lanual � � The City Engineering Division's Design Stanaards Manual shouid be re��sed to allor�� street section� � consister�t with the figares shown and intersection chokex�s as illustrated in the Speci�ic Pian. The � Desib S�andards Ivlanual should also be revised to provide a forma] access managemetlt policy Tor I�I � arterials and collectors within the Specific Plan area and to provide sidewalk construction gt.�idelines i � , consistent with the Plan. The I�esign Manua] shoutd be reviewed for possible con�licts with the , design standards and guidelines of the Specific Plan. The Manual should be amended as is necessary. ' i ! OTAK Inc. • Jan�u�•1994 • page 37 '� �°Igard Tsvs�a a�.�v�s PGr,�x a �ig��rr1,O�go�a � .Pe�r�� .�ed�ccatie�n/�'�� ir� .�a��. of�'���ce�tie�� � Tl�a Tt�ngl���baealcl a��anx�s 1�� dedic�iio�a raf lagad �'€�r e�r.h d�velonme�x�cax°a 1Q-159'e �f va4u���'Dsnd �� "�t,a�sada° �cs finarxc�c�yaean sg�a«��SU�rchas��srsci�tt��g��risf.xuctaozr�a� � the'�aean,�Ie�.�. � � I Tlxe purpessa af pra�c�sing opem spaa�� 4�a pro�de:� cr,n�i�.uous�����n �a�i�n�m�a sg�ace pathw�y�y�f.��n �nd�o fasrm. n�tnax�l "g�t�ways" that will ir�en�ify e�t�anc� t�x the"1`A°iangle. i � �'he Caaz�apY�eh�xasive�'lan �x�d Tl�veinpxne�at C�c1e prc�rax��limi�p�rkl�aad ex�ctio�n s� �x��f a I develo��ea�t�p�arrmval t� essen6;aa�y u�ibuildabl� areas suc�� €�c�ciplains �►nd d�air�$g�ways. Most uf t�.e o�x� spsce ide��i�"ieci on the Open Sp�c�f'I�n wvill eP�xa�ie a.�m resul� af'dedir,ation o�' ;' un�uaYd,.nk�le la�ds �t.th�kix.ue of d�v�Iopment. However., th�e Opea�S�ace Plan call� fox�acquiz�.n� sui�sir�aa�a�l aa°�as af}�uilda�+l�9an� in �s�di�ion tc> 4:�ese t�n�uildable area�. �if.;�a�aff�$�ould w�xk with tha�ni.3r's iegal t�o�t�sefl �+a de�elop the ap�ra�ri�t�� �e�al ncae�h�nisxns far t�quix7ng de�'iic�taoaa o�'these i brxildable aae� c�Ileci fo�as a�aexi sp�ce as a conditiotx of�evelagxnexat appa°oval. T�Ze valu�of ti�ese additional�a�eas �hnuld. �;ass�ss,�d azad t� �redit towards pari�and or any Tria�rg�e�:rea a�cifac Pian. i it,�ff and 1Sg�i cou�l s�aialr� develop an ordinaxice anstituCing an �g�en space sys�m�develap�ae�at i chaz°g� fcax all'�`riangle are.a c�ev�lapment..�. 'I"hP s�steizz de�velopmer�t charge pool r,aa�be us�d Co I provide com�eaY:�atio�n to owners af builciable ia�ads ded'zcated for parks. I � An atternati�e �v �he abov� methods of acquirin�open �pace lands and sharing�he r.asts with all I ! bens�tt�� Iandowners r�thin the upecifac Plan are�a would be the �tablis�ament of a local ', inaprnve�xant dastxict fesx open space acquisitian a�c� in�provement. `I'�e Ci�y �h:oui� assess tlze II opp�rtunity for the creation o�'a Ioca1 impro�eY�ent distri�t for thess purposes �s opposed t� t�e ' I sys�em� development axad exaction precess describ2d above. I ' � .�`t.r�et .�rra�rove�rz.e�zts I''i Sti°ee� irnpx�overrie�� have b�er� rriade aloiZg the devetoped ax��as through a "haif street impx•avement" I�I proc��s. This r3roce� �hould be continued to finish ou� the s�.xeets t;nat have been started. Develo�ers i shoulc3 be respon�ible for "half stre�t improvemez�t�" iai the newly developing areas to accompli�h the �, complete stre�t syst.em. A local irz�provez��ez�t distxict should be fobn�ed ta improve SW 72nd .f4v�rzus I in order to .r,omplete the basic road frainework of the Triangle's transportation netwark.. 'i �1Z��'Ztl CL�/S II Sever�l �a.4;e��ays t� th� Triangl� have been identified on the Og�n SpacE l�lan at t�Ze �artmoc�th Stxeet/Pscific bIighway intersection, 7.�gard Cinemas' drivew�y f�rona Paci�'ic I�ighway, 72nd Avenue/PaciCc �-Iighw�y inter�ectian, 6Fth Parkway/F'a�aCc Higtzway int�x�se��ioia, �4.tlant� St�eet/67�h � �.venue intezsectaon, Dartmouth StreeL/68th Averaue inter5e�tior�, �nd �he 72nd Avesa�x��/�-Iazup�o�x � Street intersection. The City should pay careful attention to txee removal and tree planting in these q� areas. The Czty should also supplement. the street trees in these areas with lower pra#ile trees or � shrubs as well as colorful flower plancings to accen� these gateways. � �l.m�nc�ments to S�eci�c Arecc .I'lar� t� � Amendments to the S�cific Axea Plan's planning di�tricts text or n�aps shail be processe3 as a quasz- juclicial amendment subjec2 to the approval standards of Con�niuz�ity Develaprnent Cade Sectian 18.22.040 and ��he procedural a•equirenients of Chapter 18.32. � I � OTAIi Inc. � January 19S1 • pa.ge 38 I I7'igarr3 T"riaaa ecific t1�u�itut � TFgars�,C)re�on � ro �'�e .�er�zat ��aplrr��tiora .�''rr�ce�s �, A11 cievelo�r�en�pzx�pusal� ira th��i�ard�°is�z�gle ���e�t sfz���-f�l;y�nd dupl��in residex�tami xa��s).ax�e�ubj��to t�e���e�"J�v�la�aaa�r�t]E{.e�i�r�v p���r�on�.i�ioaa�al�Js���a�vw�a�ces�. �'lr�� Spe+ci�c I'l��axid I�e���, t�v�er��*zoning dis��ict m�snr��a�n.�v�nl� �� tm�a�da�ess��.g���a+�vs� st�ndarda� �or� ffuti�ra��I��s-alog�z����applic�tioa�a in thi�ax°e�. The asYd'atioa��t�n��d����uAd��a�it� loaked �it a�a�additioa�l 1_�yer af r�gu➢atior�s to be�tas�ed,bu�ins4��3 s�s sa ad.da�ia�afl �egree o� 1 cert�iz�ty��h regaa�ci f.s�•v�d�a�th� Gity r�a�d Lhe cosa�rriunity expect t�s�e nrc tbe Trf�cxa�fle. Pzc9jec���a��iaan�.s shou�dy as a first ste�, xneet�rs.t�a s�repr�..s�a��ativ�of tha�fl�n�in���pa�tx�ernt f.da discuss pxroject�oncept pla�s, pre�il17�i11t�3�t72,�i�1s' and tl�e pexrna�a�gsp�c.�taon px�oce�.a. d3nn� � developmer�t application i�s�ub�aiti�, t�he F'lm�ni�g�epart�ra�z�t:h�.I7.in�`�sa�m tlhe app�iea�mt af an expected tixi�e�hedul�. 7`h�D�gsartznPn�.�wil� review �;�� a�plica�ibn f�x coassistency wltlx tl��e S�if�c ��an and Ya�ake findin�c�� �he defi�raxai:na�ion. The sevievr sP�onld adciress th�;entare a�n.��e af design standards and guidelines ia�dolvang the fv.r►ctional snd visiial ft an��he uv�a�all e�sv�rc�nmental set�i��, although it is einphasizecl �hat iche design guidelines canuvt be used a,s approv�Y stan�l�x�ds. Agpeals to the staf�'�decisions�n an application rriay be �1�en to t'�e �xty�o�ncil by t�ae�npp�.�caalt or any other ir�terested p�rty. The appeal shall state specifir.�ally�he eiai� of an errar nr disccge�tio�x or the reasons why a deciszon is not SupZsarted by the evi�ence of the r�cord. Iu �on5idering�uc�r app�al, the City Go�az�ci� shall detei°lnine whethex vha presposeci pmject conforrais ic� 9:h� aeveto�ame�t• a�ad design revie�v✓c criteria, atid may a.pprc�ve or disapprove the propos�d p�oject ar r•Equire ek�axages wlu�h ar.e ix� it�,�udgsment necess�ry tn en.sur�e confar�aity �o th.e critPri�. Tkte detex•nxination by the City Counci; shall be final. � 1 I r i � � OTAK Inc. • Janua 1994 • a e 39 � r!' P S _ ► ' 7'igard 7'rian�ific Area P!¢v! • 7'i aNl fyr� oaa � , � � � � � , ������� �T`�an�pr�r�tatror� :��ra���.�io�a ��.�x��.� Ttse 'I'iga�c3 'I't'iaazgts�pzci�c�ea.�laaa deveIopment pY»cess an4�uded m�ffic r�d T`�aaaspoa��atno� I Ev�ua�ian �erforaned 1c�Ia�A,�cia� (Exhibit Os�e). Tb.e�raf�c€��s� ^,�rarz..�or��aox��wal�xatio� gocu�seti on t�xe�y�rimary a�eas: �) �dentf�'xcation of tr�nspo�tr�tion neect�; �) �cr.�n��syond t�ie iiximed'aa4��+atxnd��°►�s c�f the �`azangle; anci 3) the consistency af the S�ecific Plan�aith t1nQ �ranspor�ati�z�1°lanr�ing raxl�. The findxa��s of�has evaluatian.were nsed to rievelop the ��i�ac�I�� as�ell as i;o ev�luat�:the ef�ectiveness of�h�selected Plan. I�ey.findings of th�transpag°t,�.tion analysis az�e: Tra�a,s,l�ortatior� .IVeeds A balanced transportation plan for`['i,gaa•c� Txia�gle is pro�osed �o i�clude p�;des�.an, bicyclP, transit, and auto ac�ess. The peci�triaaxyvay pYan outlines thrae prima.ry elements: 1) side�val� on a�l �abiic stree�; 2) a recr�ationallpedestrian corridor run�ing north and south linking Itey activities (school, r�siciential, comn�exci�, t�xeatPr, txazxsit stati�n); and 3) development of a peclestr'sa�a grid in �he central core of the Tigarc� Triangle to ixx�prove comrraercial/residential Iin.kages. SidQwa'1ks shai�ld � be 8-10 feet wide along arteriaYs, 5-E feet�x�ide along major collectars, and 5-feei;vvide eLsevrhere. � Planter strins which separate sidewalks fz•om curbs are prefei•able iai most situatier�s. I Bike ianes are to be provided writh all collectcr and arter.ial streets in the s�udy area. Bicycle i parkirig f�cilities ar�; f,o i�e pravic3ed at all future comm�rcial, multi-family residential, an�l ii institutional developm.P�at in the Triangle. Future trazisit services xnay includ�a li�ht rail transiC station at 7Znd/P'�cifc Hig}zw�y dvi.th a I parlc �r�d ride lo'c and reoriented transit r.outes vvithin Tigard Triangle foIlovving key aetivity streer:s (Dartmouth east-e�est, `�2nd/6Qth north-suuth). Future deve?opment plans n�ed to consider provisions fox transit (i.e., bll8 ttlY'1�-011�.S� shelters, convenient�edestrian cosallectzo�s �'i fronl bus stops to buiidings}. I � �� A master plan of roadways has be�n developed focusing on intie�ectior� capacit3�at full buildouL II of the Tigard Triangle and year 2010 regional growth. Most significantly, 1) most core collector streets are �rogxamrrzed as two lane roadways (one lane each way) with multi�le t�rnin�lar_es at key intersections; Z) DartmouCh 5treet betvreen 72rid and Pacifrc Hi�hway is programxiaed as a four l�.ne roadway due to ths signiCcani level of adjacei7t commerciad developznem.9;; ar�d �) Pacific Highway is recom�nended tra be i�acreased to six tpavel lanes i�x width. ° � � Access to arterizl and collec�or�tr�ets should be strictly controlled. I�10 new ac.cess drivewa3Ys to �'° Pacific Hi�hway should ;�� perniitted. A frontage road is recommetided to paxaliel 5VV T'acific � Highway to replace existing direct ar_cesses to the Highway and provicie for future accesses. �°'� Access driveways ta arterials and collectors should be limited through requirin�access to be � taken from lower order streets, where practica.l; combining drivewa,ys; and througrz �coordination � of opposing driveway locations. An assessment of the need for turn lanes should he perfoimed � for significant deveIopment pro�osals and right-of-w�ay and improvements should be required, �s warranted. Spacing of local streets in the area bounded by 68th/Hampton/72nd/Atlanta �hould b� spaced at intervals of at Ieast 500 feet to gromote pedestrian movernents and create an appropriate scale of developinent. � OTAK Inc. e January 1994 • nage 40 .�m 7'i�cerd R`resuz� fia.rlr�a F�'8�ara p �'ig�as�d,O�g�en , S�c�ion�csf easa��in.�x�ag�ts-c��vra���S�cald k�e cflnsid�a� for�ib���acritxoa�ta�ouY fi�r agg��a.Lian of I�r��r r.e�i�v�lapa�.���sit�s. `I'�e�axnxneaxd�d �8r3vv��r�l�ifa�.�i�n �'i�ux�e�rovade�;r�co�ax�E�a�� isra�rov�na�r�� s�a.�cY�� �c�r g�.�ur���s� iaa�prove�a�za�,.q,2%1 ��'1� �£��'A�'1�� Anclusla�a�sa�x��rer st*��s�&�� a� �1`�5(.'Id���j?28'%YSbC:f,G��'E�'E"�ls$1%1���I.�&$ECET13 . �'h� Com�srehe�si�v�I�l� �xnd �o�xxrea�a�it�° , i I�evejca�a�en���.i�� aa�d t�k��es���d ta�do�t���z�c�a��a���sled. ian�rove���t�t�da�. �il �eA�zvc�use of m�ians aa�c� i��rsec�fa� ck��ke� zs x°�comm�aader3. , < , .���er�t~a�l�4cc��s '�� Tlae'�'igar�d°1'riang�e h� �r�ur. h°s�w��i�atex°chna�gc����c1�a�c �C��c�o�b�.:ta�/�r�ra�whic� �e�n��:r j �ra£faa �o and f�ozn Lbe st�.tdy�s°ea. ��g�i�°i�n�i.xn�r�v��ne�.#s� k��uix�r.� far���s� �'aciliti�s I to �x•a�ridl� t}ne 'I`z�aiYg��c��wYitY� aaa a�cceptable level of servace, €� fQllaws: ��, �i9g:ks.way 217/72nd E�ven�re in�erc�a��ge plans �horald be re�ned to narx�nw 7`�a�d Av�ri��, j reP�.ix� �he loop on-r�aaip�y anci reYacate the n�x-�hboiznd ram� cazanection to Hun�aker. I 'I'1�e I-�/Pacific HigFa�4ay/�4L•d� E4venta� int�xch.�nge shotild be mc�itied to add e�paratg�. �.n j izutiafl cancept has beEZ� dev4lop�d ta improve �f�ty ar�c� c��acity which vv�sll need :Furt��r i ODQTI studg�. � Paci��Hi�k�w�y sha�id ba r�viden�d to sxa� lanes. Througpi traf�c vrolumes for�cast far tl�� �I roadvvay warrant �he widening. 'I'his irzaprovement is in �h� l�Year Priara�y�rcagr�a:nn for ! tk�e soutl�wve�t sector af the Regional Tr��spor�ation Plan (RTP). Wk�en the widexiir,g occuzs, � accommodations for LI�,T, bicyrles, pe�e,striards and access coaitrci� (Iandse�ped n�edians �vi11 i need to be addres.sed). I The�e f'acilities�az•e pi�zn�arily urzder the jurisdiction of the i)reg�n Depar4;�nent of 7`a�axisportatior�. Zt is recommended that the City work with UT3O'I' to eniphasiTe tlzae projects in UDOri"s �aroject plannir�g. 'I'rans,�c�rtation .Pl�nning Rul� 1�fi:any ok'the objectives of State�ride�'lann;ng�oal 1`L an� the Tr�nsportation Plannin�Ruie are � incorpo.ra�t�d into the �pecitic.E��ea Plan (irr�proved pedestrian, t�ansit, and bic�cle�,cae� and e � balanced land use pattern). Increased hausing �ppartunities (frozn I65 units today to �tentially 900 urii� iz� the future) shauid provac�e fo�• ixn�roved land use/transportation ze3a�iozashi}a� iz� the Trian�Ie. '�'he recon�mended land use plan i� projected ta recluce vehicle z�ules t.ravelled (�iT) � by over 13 perc�nt, comparncl to likely pote�tial develapn�er_t under current zon.ing. 'I'�e emphasis on :mproved pede�tra.an linkages �rather than auto �inkages witih loca:�s�reets} aa�d ' plans fc�i° future transit provide a clear focus o� nori-auto relatecd access ljetvJee�x actxvi.ties �writhin � th� Tigaxd Triangle. � � A complete analysis of existing conditions aaid a. description of the ana.lysis nzezhodclo�y is found in � � the 'Transportataan and Traf�c Evaluation document; by DI� AssocidtPS. � � � � I I I ' OT.4FC Inc. e J¢nu¢ry 1994 � E�a,qe 41 � �'igyard�'1°iam iJ"u�r#�ea t'!ws « Tigar�i,Oa�egon i ��r����°��s ��I��1:�,�.� � P w��e� � �`ag,�r�i �`ra�?n�fle is�er�a.c� b�y T�aa2�ti��l�l�y Wate�I)�t�ic�. �xea� is �n exa�tin� Y�"la�a�a�u�a� 72nd ��ver��e �.nd ano�her 16" Tia�e t�e�t is tsenm�basilt w�itla th� �a�rnc►�th �asd I.�ri�x�a�v�;r���� fro� Pacaif�� �3in�,�vv�ay (99 Vin �ag�ci f�J6;h Stx��, �Y$�1 ��lf�,.4��WC! L�7C1S�',an�ayr��r 1.anes�aaad �ro�posc,-��ao� t�s de�reiopme�t af��e'I'rigarci T�za,ng����ould k��>a�c�equat�w�.ter�ruice a��l p�ux�. Scznzttr.ry ,S�xver , The�.xistiug 1 U" and 8" lin�s and propased �" li�a th�oixgh Dart�p+�u�h should h�.ve adeqaaate ca�p�cit� fi,� aeca�rn�ociate�he f�.ature de�velo�xnent of Ti�aa�. 'I"ri�ngle (a�P�nximr�tely 3.8 NlGL?) l�er eux°r�xa� Unatecl Sew��r�geriey (US�) c�esign criteria. 400' wf�Fi� 12" sew�r line easx ot'I3ighway 2y7 might ' � �av� f:o b�x�ep�aeeci dQpendin��n the inf�Pt�atian rate.that USE1 might a�opt$n tlae �catrare (cuaz�ently 4,000 �'alP��ns/c�ay/acre.) There is an �xisti:�� 25" s�nitary sewer that crosses ]l'�ighwa,y 2�'T which has �.dequ�te capacaty �'or future develo�ment. s The sewer line changes from 15" under Highway 21? baclt ta 12°° (2�500'} until 'zt ties to th� main trunk lane �hat feeds to tlze Durhdna Treatrnant P1an. x'�art of the 2500' 1'zxx� (approxiinately 1400 ' L.F.) might z�eed to b� rep�aced to accoa�modate ttze fu�ure de�velopment �ieAencPin�o��T�.�'s neva� infiltration criteria. ' ' Storm Sewer !, i Develo�men�s svithin the Tigurd T�rAangle wi11 b� pro��iding ar� ara-site storn7 vr�ter qi.tality and I quai�ti�y featuxe on a developinent-by-develapr�e�t basis �a that xzo incr„ase zn flo��v vail� oc�ur. and 'i ti�•ater �uality dvi.il be maintaizaed. :Drainage vvi.11 u�ilize the existi��wetland �orridor. systean a� a I� watwr qualitg� facility. The site sp�ecific facilitips�wall ezther be above or below ground de�ending on j the intenszty of the development artd the natut�al cnaracteristics o#'the site. i Gccs System a 'I�gard is sei°ved by I�TW I�latural Gas ��ath uz�derground mains. Presently, there is adequate ca�aci�y to sex�ve tk�� propos�d Sp�ci�c Plan Arrea. New facblities �vi1i have be inst�led in�1t netiv s�reet Ic>cataons ��here gas services axe required. � �lectrical System � � 'I'he Triangle is served by portland General Electric (PGE) with both overhead and undergxnund � facilities. There is adec{uate capacity for the proposed SFeczfic Plan recon�.mendatiora�. New facilities ;,� ��-ill have to be installed in all new street locations ivhere electrical services are rec�uired. A1I future � s}•stems w�ill be underground. C»r w �a � � OT.AKTnc. • January 1994 • page 42 � ������E� A�� 0 619�4 7aQS s.w.s�e�a Ra. . Teg,�ud,UR 97223 GOMMUNiTY r�EYELOPMEN7 4/3d94 Ti��4�nin��on�m':ss'so� , . Ci�Rst"Ti�ard . 13125 S.W.I-Is�l Plvcl. Ti�+,arcZ,OIi 9T�3 F�t3y r�ad�n€�rriacl�tae Yhe Clrego�ui�is�fAr:ma�n�aa�4���fl�a�rd'ns�ovor ter�in��he�s�r�u�til to nmt rr°.a.omme tth+e Pt�ifl I.css+is S�chex�t'�ii�. 'Th�y�'s,�l t�a�r can g�4 s b�iYe�d�i�'�h�y�ll it as g�aec�l commerciml groperey. A���v,+��resades just�hand�'�ul Y,��is ache�ol�ad���t�of 8�e Trisngle Citiz�n Advi�ry . Cosx�ttee,I a�e you aoe�o s.�aa�sg�th��. 'I�te�an,�nan�x€bzs ot'��as�I fcxt thas way,and I�aastemm to sa�y that maaey of my n�ighbflrs do 4c�: � 1. �5s�ianporta�t�y,a ges�er�l caxu�cst�eal scte es ucst coaxla.�i���d��vflaLv�Iity of�saer a�c�a�a 'VJe're tn�� - - � tu ca�t�aa envAron�e�B vv�e�p�aple waeme to lie��msE to wcsaic. �isvan�a tausi��s.s su�h a�c a��C-A�art o�est�s �ar�blist��nE,segL¢ne�c¢f�u.s we�l4urm fhYS arca„ovc�t�yeaxs,ento oz�e vve�^atsabty ea+i1Z t�ll�uae t� ��. Ii'S f�AI11/8 II1�CC Yl�I�1�Di�10�YRO'�',a��fi�t's�Y P�gs�e vva��'s�pa�eeveu�e+�az 4v�c��ve�a�rl t�e roc.e�t pl�.s for tlie°�`ri�ngle. _ 2. Vde s�nt�lot vEdxaa��,��,ng aver the:Triamgle plar�s•witPt�a�radvisory coaamittee,and I ic�,�t�Y su�Port h�-�use it r�ki 6�. T�xa�tiv th�az�iiad ta chmcay�. 'Th��hhell�engc arvt�tw�c��cb.e�e foe t.1��t�er. �Je add waaaE�i kt> prr�v��e F�vei�n�i single family ae�eip,tzisoe�ood. F w�a�il�i nev�3�ttve�-���rk�d$gc�sfrai��2rx►�iai zora�g �,I'�sure,wfloul3 the coi�sult�xats t�ee�r�ox��end�sT it b�u�e�fttue�xa9.�nti�I izunmet P.�aur zeeigfi,�*rhaod. . t�Jt�t ye�u v�ould be t�ltiuz�us by ehaatgin�to geceera8 conin��.a!is eve'�not s�hx,ataut to t�I<�x�g-teran pia�rs " f�r this area. i't�is is not cnnsistene�rerh develapix,g,ar��w�es�:people�voaa�d�an�r�liv�aa��+or�. i c�ink �e have a�n oPk�tu�vtY ta ce�te a vaeiexi aaad d�sirabl�ur�n r.�vamna�aenL °Tlaese few siug,Ie family ��i�hborfisaoc3s ar�asnprirtan�2m Yhrat gQal,sat�d we�h��ald e�.,*s�tt�ey rc�im. a 3. .�s uaeatia�in the article,b�+agrc�xng ta s�taiaY 4��e�eao�ce>m�m�ci�aoning>You wa11 an3e�d be ggving one p�P�j'awnes pa�efet�u4ial£Z�s�a�Y aver taJl oila�. If E�s I�ap�ex��,I wiYfl be oucxa,�ec�rrnd I'm su,P�z�y othess wl�o have had.to abede by your a,ouing regulatioa►s w�Ifl i�e fce�. �,. �lais eaci of 72za�St.is ome of'the xauain�aatrenc;cs tA the 7igiatx�le. 7`hc�oatsuktants t�zt4,e+d somethix��t6aC wou�d help bTing pzople bn and�iso aauic�unc.s 4o everyone fhe dist�cdiee chaz��ter of Wis as�a. �y zozung it g�n�ral e�znmercial,you are ccrnd�uiwig ii to Sook iak�most t�uy ot�e��r suea atong I�ighwray 99. I tltin�u�e hav�some goad plans fcror ihe Tt�angle,ba�if y4u si�srt�djusting 2he�sa ja��xau�e o�e pe-op�rty�wn�r vavaa'i a�ck�ms�sn�nc:b�v%at�Sd�c�itc:as:�sa�e�,�°d suy w�'a-�au lrceuYrl�. kleas��r�tsixa the plau as ie w�.s a�rc�upou.. � I If yae1 haroe an�quesiions,feel fr�to contacf ine. � I � � I � Sinc�sely, � � � qy, r�� I�, � � � Bill E.rdle � �f.6 — � � � � �i � � R��av������y� �AR � 1�� � Sq � IE `�� r��r�� s, �9�� ��. ��.���a �i�n��.�� )ft.x:: �i�arc� T�i�ngle S�e�ifi.c Area l?�.an - P�.anning Are� A 1.) �he pl.arn calis for 68th to be �4 feet ��i.de ��ar�i �a eu�bo 6J�a�e�a ,we hui�.t �r� �9�7 c�e r�c��.�r�d a varia�ce to pu� c�ur si���a3�C against �he curb �r$�houC a landsrape stri.p �s the}� had alr�ady dcsne ar_�ass ' i:h� �t�eet. Z'he �idt_�► �a� 6�t�i in �ront o� our �a.ai.�dli�� a.s x�ow , appgoxi�aGely 39 feet 1Q inches �ur� ta curha T�P� dce no� f��ror any '� plan ehat �rauld c�.t otf c�ur property �oving the si�3e saa�k or str�e� i any cZoser ta our buildY�g. - ', �I I I 2�) 'T�e plan call� for 2 story ma.eiiimvm. We n�ed the �xeiu��s.an ��� written into the plan t� a11ow si�agl� level build�_ng up �a 2000- _ � 22�� squar�e fse� an smalle�r lo�s, W� wvuZd.. Iilce to exp�nd c�u�° I fac�_lxty on a small ad�oining iot but h�ve ncs ne�c� �c�r the s�esaurc:es to bui�d a 2 story buil.r_iing. Thank. you fpz- your lcind cons:iclerati�n of t,�ese matL'erse Please �Seep us informed„ airtC�re lv, � i��� . � ✓ ° � Louis Slass Vice President Oregan Ri tiaci.ety ' Location: Mail,ing ,P.ddr.ess� � Oregon Ki Society Or�gon Ki S��iety 127�0 S[�° 5$th I'arkeaay �'=0. Bou 2143 � Tigard, Oregon 97223 Lake Oswego, OR 97U35 � � Tel: 684-0185 � Res: 24�-4SZ3 � Office: 643-455Q � � � - �! � IJNIFICATfON OF '.11ND 4 BODY • AIK(DO WITI-i MIND & BODY COORDI[dATED P. O. 80\ ? 143 v LAKE OSWL•GO OR 4703i n SQ3 • 684 • 018� � e a ����iV`E�P N1NG � 12,�2�a0�3 � I DEC� � i99� � J������ � �z4.y o�°'�ig�-d y �.Gb.�a���3�9? � I '�'���-d, 4��t 97'22� ��fall�a�x�ax�x�ay ccarnrr���ts��gard'z�eg����zard�°�i��l�3pecafic A��a PD�. ��i�a�the�sa�t�r�iden� crr��~���ri�sng,���i��n�s�iso��c�r�a��t��, ��is�c���l�ar to�e early or�dhat t�ae other gne�bers of�.he cc�m�c�it�e���pr�rgtt�a$be�sar��ss is�tea°+��ts vvere tr� interes��d 'axg 1�o�u th�y ccs�.��d m�i�aze th���t�n�ail pro�ts. 1'aT�t c�r��o�'Y6��rr� s��ed#a shovv#&��l�bi�.of int�ar�u3 cr�tai�g�l�g a�ci v�arkir��;envirox�n��t not r�ow .� availal�le i�n t��;�ity. ��'s bec��s�c�£'�iis v�biased, s�lf�rrv�i��xhibition I r�i�es�ed i� � the Lme�tis�,�s th�t I�a�ld hmld any�oanm�r�ts fro�n th�xn���is li�ht. iV1y s�g�estio�n is . �his f��ga�d p�arit to dflss�lv�tfie corns��tee, �ad any futur��comarut��s shs��d b�arraasie � ' � a�p of p�ple vvho plan ta be her�for tfi�lmn�-t�rm and w�c�h��v�t��c�mmuni�r as Y}r�a� primar�+Yn�s. I I've�-�vie�re�tne S���if�c �.rea Ptan, ar►d Pir� �xcitec� about th��tu�e�ev�ivpr�aea�t �f t}�is I ar�a. I thz��.the}�la�is��ad a.nd��ll t��oiagl�t c,tat. T a�r���i�h the prima.r�asad �'� s�ap}�csrt�g�oa.ls, anr� if t�e �i�ty cara imple�e:at t}us plara, �re sF�oul� hav� �r�ro�derfial �', �ornmunYty. I do, ht�r�vev�r, have a few su���ior�s: _ I - i Th�open s�ace plan �nd treed entran�es will b�a real �ra�v tc� this area. a4.dso, ty�e planting alang streets like 72nd v��13 add to its character. As paetua-ed ira the plan, y�oa��d I s�gg�s�tree pl�r�t�nas a3ong the rn�edian��vh�r� l�fl:turr�s s�ou�d rac�t be passi�l�. . 'The�r��, �vteuv�c� frorn 2]7, sl�ould he cliis��,ctie��. In k�ping wi�}z the trec;�, cspen i spa�e, ruc��ca Iiv� and work i�� of e�ab��er of bl:��a.rea, I w�►u9� su�gest th�x-�ancsv� a�' any b�lbaarcis along 217 thaY front to the �riang.i�. p " The Cit�r stac�ulc� w�rk coopera%ivelu with the Ci2}r e�f Portland�to de�r�elop �iedestrj�a�nd � bk�ycl�a�cess t�P.C.C. frarr�Hains St. It actualty y�aoLa�d �e°�ery��s�+for th�rr�to dev�lop one o.f th�e exasting tr�ils that iead t�u-ou�h the r�ac�ods�'a-€�m the carn}�tns to��faixts SY. above Lesser IZoa.d. ' I �lurilc th�eanstruc-tion of choked Bnt�rs�c�ions�lon� 70th as�d 7�nd is a good a�ea. �pe�d�, �t tirnes, are cunently ex�essive. I'lanning ar�ea C, �when it's developed, could be a fun place to visi�. 'i'he �'riangle ne�c�s a distinGtive draw that will stic�: in th� minds of peopl8 whn dan'r �urreratIy lyve h�re. I thinJc the City shoa�Id take car� to ensure the ar�a does irrcieecl b�come that by approvgng what kind� af busir�ess�s loc�te th�r�. I'd like tn see a nic�nu� not a�l of th�.�m. pi:�za parlors£or examp➢e. My vision for this area would be somet�in� lik�wh�t�thPy have in Northw�st e � Pc�rtD�d. T��re�s noth��lalce at mn t��`�V�.�ssad�. ���u���9�a.�ys�ws����°a,��th� d�v���s���s�x��s�����hh�$lilk��3,y�o���au3�h�ve�pl��r.��y y��pl��v�u9d s�k c�u� �o�iset�d to Gve. �ou�wo�1d atso h�v�a�at of�dv�t�es o����1e��ln�arest��o�:lan�� th���o�'parkan� acc�s��o the mp�r�sp�+'p�rH�, traa��a���„ �n�d���c. Y��s ma��rara&Eo specify d��in�Ysw�stre�t�i�i��1�r tA�ngi�$fl�v��a�k�es z�a�a���tta� �ha��e�ti�Y w�ould rr�e ti�s�a ai�r�cte�e�r�tc�h�n�asut. ��h�rilc yc�e�wo�rld e�r�.�at�+�g�� ��tes�a�an tr�i5c fr�rrn thc�h�ters t��z�d u�h���fiar�c�r��r�rn¢���. P�rh�p�� o r�stau�t�r twm with o�atsic����a�ung or a des���shop��cbre�v gar9c�a��vo�ls�be ni� add�tioaas. �ince�I�ma.n�are��i�basa���y uncha�ged und�r�t�s�al�ny I°d ogr�e that re:si���at�no2 b� g�rt c�f aaay�dditisana�ta�atiorn �r I.�fhat ma�b�ca�i:���a1�4�d fo�d�ve�op�nent or ir��r�ve�e��c�f any�af�h�mt�er�lar�ning ar�a�ox•�Ya•��ts. I`d�ather�e the cc��ts incu�ed by tF���e�r�lo��a•s. "�°'his su�m,orily faas to m�. . �l��rg ar�..s c�and��.re goi�,�to haw�1;3r�e pa�r�Ciri�le�Ys. `Y'ou��y�11a--�ady b��izzksng . - - c►f�h�s, bui Pd sug,p,e��the d�velopr�i�nt and aas�a�'tr�tn�€�nt fr►eth�ds£'or�t6��p�r�ag 1�� x�zn�� I'd�r�t like�tc� see thi�s�z�°raan dire�tly irit�th�r�etl�mds. ���t Pci pr��eg s��u�d b��he;use of cat�ails ta�Iter t��ru�o�� ��tta.a�s a�-e�€f�tnv�ared bl��d wi�h Yhe surr�undan�area. B�z�inesses shorilc�b�requir�d to hav� sor��thin,g I�ce this. .A.Htho�g,h th�Txaangle shauid b�a gre��plac�to Gv�and wark, i� shc��sldn'Y b�� i�d�d � aic�ssed only by rnotor vehicles. VVe rse�d to �a�s�r�2hat people can sa£ely��valk�r rad� their bicyc!es�otflth on 72nd into the iu-,dustrial area where s�srel�wi?�vvork, oves to�a-u�e. '; �A7'��r, up��.inS 4o P.�.�., and someho��w�need�� g�t c�n the othe�-side af 2l7 ca�ve I w�eald have accsss�to the oth�r w�tlands and �to the libr�y. 2�bv►�cas�y, �T��anzik�r had sid�ew�l�CS, i�vvou�d b��.Iot easier. An alternatiive tha�.vv��ald �x��rl csu�-���ra space � vv��aid be 4a��a�ve sar�e 5ort of pedestri�n tuauze� und�r 2�7 l�ada�g��tta��ar�tlands as�th� � other s4d�. A 4p-�1 syst�m could be�esi�ned ttzat would ��ad ta Fa�at� �r��k Park �d to th�Aibr�ay. I ks�ow it�ouPd��exp�nsive, but I.jusY thctafght�'d rr���tiot�.R4. � � '€"h�r�is sorra��ort �f 8�i�cte trail sy��m being cle�igne�i�ha�will l�a�d frorx� '�'uala�in t�a i � Portla�d. Wde should in�esti�at��f°n7aybe we shoutd b��axt of it. I'v�noYfc�d a aa�crnber of nevd cammerc�a3 developme�ts curren�l�bemg�ons4ne�tied in Yhe 'Txiar��le. Sarne of thern wrill be at odds with sc�ane aspz�s o�this plar;. I �usg� a feo�of these dev�laprrienis�.re bein�construc:ted na�v so�hey won°t hav��o c:�mply��b �vhat�ver pian is dev�loped. I'd like to see, ovea-a period o�'tarne, all cr�mmerciaD dev�Ir��mer�ts�req�ir�d to comply as much as possib3e�vvit� this pl�n. �xceptions c�uld b� m�d�, b�at�hey sh�uld be reviewec3 on an inclid�duai basis. I wo�ldr�'� a.lio�v th�nr��o jusY b� grandfathered. �}n ons iittfe nate, som�one should talk to Landmark Ford about their telephon�ringirzg system. You can hear i�for blocics. 7t sounds lik� a su�m�rin����tin�ready tp a��ve, �nd I fe�! it isn't conducive to the type of community we're gc�ir�g te� d��e�op. Also, �her�'s som� � , •� ,' . , , � ��a9.ar�h a���a����t°s�I�aaa�f�alc��ea��g�x.s�ss���p��r�"��d���. ��"a��i�eh�w�,� �e��p���y di���$f���rn�r��n���h�l�h�a�t�����. 'I"h���ty s�,�aa�ld b�����(�°c�a-����dc��h���ig�st. �f�c��a����������h���. `F��qu�3ion es a��a�av���a���a����h�����o sorr��Yk���d�aa°����r��a a�r���:t at�° ,. ira���h�t��rytth����s����k�. �at's�ah��th�ilc$he Ci��hc��a3d h����st�a��a��s�aa� _pl�r�an��d pX��catir��th��d resa.r.lt o�c��u tr�siti�n. �'leas�l�t�a�e�a�w���sau h�v�a3ey qaa��r�a�ar�`���b��f�y�i�-����h�l�. � �in�er�ly�, �:�"`.� �-�..�.� ��U���,� � ; � 6 � � � �° 6�^� � � � Ib6 � i �.� '�' � 4 • ����L1 +'�. �&b�'��.� 1.���5 n�o��e `��Fld. A�'�ff1�.1� - `��.g�.�°�., ��°��r�n J'7��3 � (�m�) �Z�d?��7 .T�naa�.�y� 12, 1�9� , �a.tgr r�� Z'i�a.rd ��4 �ohx� �c�c��° � ��:�25 w a�I. �all �3vd. � AA�ye3.�'�.dy �.1� �BS.�G� �: �t��r�.ew �:£ Ti��.rd, T�ian��.� ���c��.�'ic �x��a �la� I �D�a.T° J��1I1, . I ���r� ���i��a�� tlz� '�z�.ar��?e ��.�.n �.r�c� 1�.�.��e ��a�1i.�.�s� t�� �€���.owiaa� - �� r��r�sion� ��r v�au�° ca�.�r�ni.�x���. T�i� �x��s�-��zts �.r�di.c�.te ����;�e �.�.c� t�.� �a�ar�ge�ts in��.�a�� ��.dd) o �eu Sp�.ce �l�.n page �. . �I �Own�rs c�f �x°a�ex���r �h�.t h�.� tae�n �����rsa���. �.s apen space shall mot be- precludEd froTas �xsix�� ��ca.x� p�°c���a�;�r a.s cu�°x�n�l� �.�.l�a�aed I� uz�der �P�.� s�:anda-rds pravide�. �c�-r �.�a �h� ��arnp�°eh�nsive P:Lan. a�cl Deaelopment GQde. Aft��° a �"�°i�.ra�le wir�� I,T� ���.� �e�n ap�ar�aver� Y��r 75`� ai the ��.nd a�°ea in ���� �"�°:��.ngl.�, �rad �, asse�smeaz� �c�rmula �I has a3.sa been a�proved hy ��ti� p.ragex�ty own�er�, th�e prxx°rki�.se o� 'I �h�e �.es�gnat�d c�pen s�a.c�� 1�.nc� can p�oceecP unc�ex° priv�.t� Iand i sale �egotia-ti.ans. ) II �lanning area B page �.9. li L�� Covex°_a��: �iinienu� larzd�c�pP �.ou�x�a.ge sl2all be �8� �1.5�0� tnaxi��u�� sit� cave�°age is ��`� (£3aro3 � � Planning are�. C �age 23., Peranitted TJses In arder to ��a�����e ��rc�mote) a mi�tur2 af us�s, (�. va�iet� ��') �etall ox° servzce us�s 5h�.11 b� �:����e� (encouraged) �e-���-e��-��ee�-a�ec�-e�-�;8�g-��t���e-€e��,--w���� I ����--�s-��.���e�, I�t cc�vex°age �i�.nimuc� Ia.ntis�ape cov�x��.�e shall be ��o (15°&} maa�:imum si�e coverage shal�. b� ��� C��`�) . �- S�reet/Ped�s�:rxan way Tm�az�e��e�ts �aa�e �3. � �lacation of S.W. 69th (anc3 S.�l. '7t�tk�� .Avez��e ri.ght-of-way may � b� cotasidered in orney° to er�cc�uragE �;h� aggx°�gation of la�ger �' develo�ment sztes, � � � Plann.ing Area D page 24. � AFTER SECOND PA1��GRAPIj ( If 1Q�J�O af property ownex°s �.gree, Tt � shall b� permit�ed for develaped r�sidea�tial area� to c;onvert trom a x°esiciential use to a adjac�rat come�ercial x°e�ail or o.fxi�e use. ) I ___ ______ __ ___ _ _ � � ' I ��. �J���a A��e� ��n�.��� ��, i��� '�� �a�� � �.�I� k'faRT� �AYt��1�AP�o (A1]. �e��il �� o���.�� ���ne���.�,1�.y �oaa�� �a�c�p�rtg �.�r exi.�taz�ce �r� �Ta�.a��,�� �., 19�4 �t�a�.� h�.�e t�i� c�p��.m� �:� r���.�.r�a.�� �hei� ��ne �,� ��' �l�ai� d�.��e o� reta�.xa t�� �oaxe p�u� ha�� ���e e�p��on e��' s��sic��a�:t�.��. u�e �.�Sc��e t�� se��a�s� �'�.�c�� �.� �.� �X�.��in� �,r�a. ����0/ c��° cc����t �a � r�s�.e��x�ta.al u�c �.s ps�sapo��ci iaa Pla.�m�.n� Ar�:a L�. � I.��. r��r�r�. e pag� 24 (Li����° eo�ae�°�ia1. us�5} mi�ainn��.►ta ].and���,p� �ov�erag� �L��.�� b� �A� (1��); max�.��a- si�te ca�rerag� of ��� (�v�,) � �3.annin� Ar�a E }�age 27 ,A.BD :i�CCD�PA�{t���£�PH: (�i 1�OU% o� prc��v�a:°ty �a�ers agree, :�� �h�.�l be p�rmi�tec� f�as° �, d��r�l�p�� x�esAd�n��.al a�ea ���a can�r��°� �rom resie�entia�. us� t� an a.�jacen� comm�rc:i�,1 re��.a.l e�r �ca�f ice u��, } � T�lar���.� Area � page 3� L�t Cc�vera�A�ini�uYn I��.nc�sca.p� co�r�rage s��.11. �e �39� (I5%� m�.x�miam sa..te cc�verag� c�f 8�� (�i5p) • �3�i1Ldi��,esi�n No new bui�c3im�s ox° aantigtnous g�oups of �uz��.� � a.z�gs �hall exce�d a total �SUi.l�ing fao�grint of .�f�E3,8�3� ('�50,OC�0� square feet o� len��th o� ��� (�, GOtJ} fe��. Parka.x��; ��.rkin� lots s�a�,Il n�i: accu�y m�re tkaz.n �f�� (��} �� stree� f�•ont�.ge. , P7�an�ing Ax�ea H page �2 I,ot C�verage I�lin imum l�.ndscape cov�r�:�e s��.1:1 be �8� �15`�) maximLUn site coverage af &�;� (85�) . pa.x�I�:in.g Pax°kit1� lots shall not accupy �nore �:P�an �ao (�(3�,) s�tr�eet � I �ronta�e. � V, imple�nPntatior� page 36,third paiagra.ph: In �.dd�.tian , L�e ap�c�fic area �alan ca11s :�os.° S.W. A�tlanta Stree�t and 5-�6'-P�9��-A�e��� to be developed as minor c�lYec�tor ���°eets. ?�a:rY. Dedicaf:ion/Fee in Lieu of Uedi�ation page 38 . - '��ee���a�g��-�.�e�.-•e�����-�eQta��e-e-��,�--�e��s���e�-��-����-�e� e�e#a-d��e����e��--��-a-��8--���-��;essessec�l-��3�a�e����-����-e�-c� ��se•�-�s��le"-��s-•����.�ee-e��a�--��a��-�����a�r��s-�z��-g���.�v�.��ee�e��t�e�t_. �e�-•��-���-�������e-fk�ea. nele�:e second paragraph; and add second paragr.a�h of page one of this lstter. In ac�ctition to the above text revisions, it is �ssential tlaat the x°eader o� the te�t can compare the proposed development standards in t�ie Triangle plan to those in the Development Code . Sincerely, 'f���.�� //j�i'�G'""_.� don S . r�artica � . ��� ���.l.��� '���������� � • �+ � ]$34 �.�N. 5�4h e�1�ve��e � _ �tu�e 202 R���VEp �l��N��3G li �'oril�d, C2�e�o� 3�221 � � � �s��> 292-d3�3 I)E� 2 � ���� !� ��x �so�� Z�Z�sz !I Dec�a�obe� 23, �.�93 i 8 � . I C�.�� �f �.�c�a��3. - �I 3�4xo J�3�aa �1c1���� A���za�e �'�.ax�n�� ' 13125 �oPr�a ��].7� �lv�m II '�ig��r�o t��ec��n �3�2 3 I, ��: Tig��cd �x�a.a�r��].� I . � _ _ . ��x T�d� �a8�-°2772 I j A��x' 1�. .�,�]��x. �' i I �r7� d� nc�t ac�r�� ��t� �a��t �� t�x� �.e�a ��.�� pxapus��1 ��xr �.�e �a.�arc� • � � �"�°���agl�m .�,�.��c��gl� �a� �re c�r��.ae�l.� ��s� aq��.��� �k�aaa��d �a� k���.�.�:v� 'I ���t �t3� pl�� garogca��d �a�r �:1�e p���s�r�� ca�an�r� ar�d �h� .�.d�r.�����r i ��a�d �r�� �lea��� �ca �t��t �+r�aa�.�. ;b� ���e����l� tl���. t�a� �ian th�� �ra� I a��.�.�e� �n �T�vemT��r 19t�i o ���.s �al�n .i� just �e��a s��l�.�:al. i a.l.S��£:Y���'e i �.�� ��'°��''�L�� � �� •' l� DCtIlc°i�.� $�a �C3��.00�t. � �� I I d HN s � ,! � ' . ( ; ! ��A� �� ��.� �.�:si�7L x 4t �i.s�t�.���r 1�.C�y 9,��'&.a e '"""—.--�_�_ ��o.�3`..�5.�J4.'m�Y�'�������. ��� ��, ��9 4 d�OC�D 1'�P,��1 ��: (���:�-+�5� P�s �'�ori� AcB�e�° _. �9.��s�s�3��kP �'�.�ar��a��°, ��.�y �� '�i���d Ce��u��.�.� ��v���ga���� X���a�. ._ - i�z�� �/�/ �a���. ����, �.�am �o� ����� � ��.�ar�m ������ ����� �3��r Mr e ��;���e I u�adl�r�t�a�cl �.h� L�.�� o� �ic��rc� PA�xan.�.a�g G��ma�sa.�r� and 6:z�y j �o�n�al ar� me����►g a�a Jaarn� ��o ����4 f:�a �3i�cu�:� anci��x: �+��s� . I t� aa3opt t�e Tigaxc� T�s.�r�q�� �g���i�a.r Ar��� P�.a� �.� g�rc�po�ed I by QTAI�. ThAS is �r�s��xa.� �he a���c�a��ian ure had �we� �ee�� _ agra, r��axdzx�g ra�r �a�x�gany�� pa°op�:sct� an �.W. G���i ���k�a��o � � �Pe► '�i���, � I��v� x����i.�s�c� s�c� r��a�:��i�.atiax� �f �u�h � a�e�t,i�r�. I��� �na�n�ka, �r�o� s����� �Ch�� ��� �7pen 5�►�c� P�am �r.-��� I c�.���.�����r� b�r �T� w��� ����ax��.�.:��.� ►ab�a��d k�x°Qas�x ����}�es" tc� � �rac�i��t� �rher� laxzs� fc�r ��a� r��en s���e� n����rk �ic��� b� i �ca�a�a�, Ycau �Z.�cr d����as�c� �t��� �r�ur c����rtz��r��. i� �air�er��ly c�c��r3�iazg an chan��.nc� �h� �or��.�as� mr� tlhe seau�lherra p�or�.ie�s� c�� �h� �'.riang3.e, ,�nd �id pa�v�. �nticig��.e t2a� c��:��.c�� �r►c� th� ici�ratifa�a�ae�n of s��cifi� pree���e��y �c� �e �x�c1���� �n �k�e � ���xa ��a�ac� �:lan tc� beg�r� �a��il Au�.xst car ��gt�mA�er .19�4. � 'I"�ao �aeeks �go, �a� d���u���� � �s���i�k��.� �.5 :��a�t x��.g�� of �r��r � �1e�a�� �t�� I�5 d�-aa�a�r�e �w�:�� �.ha� �ea�� �hrou��a t�a� �a.�c��� �f t��ax p�o�a�actye Hc�wr�a��, ��A�a� ��.�.n e3��ic�ri�tes �k�c��a't 5G�� a�� ��iaut 2.5 acr�a ea� c�ur� prap�rty �v �n op�xa �����, °�Y�is go�� 1b����d �an� ne�c�� o� t�� p�¢��:��t�iar�/b�l�� �,at2� �e ri�.scuss�d ancl �ss�r�tially designate� the ��r�a �s � publiG pa��. I x�c�� ug•a�����axad tY�at s�v����. x��� l.��c� a���°� (ir��:l.izd�x�r� �h� � ���rs o� th� �b �oad� ax�ci 7���: I�� gxcap�r�i�s) nes�o'cg�-�ed � v��J.�.�r �anc� dedir.a�inns o� riq�t �� �r��s de�;ig�a��c1 �� �.he 0�.� repaxt. TP�es� rae���a.��Zans �er� �n�c�e p�acs� to� or con�ux°rent with ths r�pmx��'s de���.og����at. . i �he ors.gi�al I�raft. �lan �c��r th� Tia�a�d �s.a.anglP pr��Prn�.�� to u� �s� ��ne �1, a.�92 �e�ignat�.c� �ity p���l�s in ��P �re�� c��: �' IIa�r�.ar �nd Clinton S�r�ei�sf �'�ranl��.ia� �nd Ga�2a��� Stre�ts, ar�d l�e��caso �aay �rad t��:v���nci S�t���ts. The�e pa�°ks ar� �c�tice�bly absent froan th� Speca�ia Pdr�ea k�lan, �t�c�uririg fca�° i ar�da��i�n�l mediuzu to �igh �er��i�y c�e�r�lapment in tfi�c��e ar��s � �nd aorxespanding �conamic k��ne�i.ts to ��hea.r prop�r�.y I ��ners. M�y �1, 1994 - John Acker, City o� 'd'aqard Pa�gQ 1 . a rs�� . ,... �,...__._.__�^ ._. � ��.��� 't�i� l.��t�. �� �r��.�� �' c�� �°�c���� ia� �r.� �+��r�3 p���� h�� ���������d ��.�3� 'tY�� �n ��� l��c���� w� ��c�i����c� �v��° � ,� �� �i �a�� tt� ����'tru�tia�a �t S m /�. ���� ca� ���ae� �a�����i� I��3, ��x° �.ft� ��tn��G��1�3.��a �����° �:�a ���i�a.c�a�i �es��a��°��ia�n �v�� ba��d wa� ��a� �i� ��� �.���������a���� O�x���� ���.�y° ���r��a�� �.��. c�� z�a�ar p�°cs�����' � px���i�� �� a�.�a� u� t� "'' y ta�s��x� �-�P za�e�.xa�, pl�as� �;o���s°�a �h� �'1:t�x� �� ��+caaa �� �c���.�}�I�e �'� �� ��.�99�+ �a�:��.ing �nd ���x�y aa� �s tY�� T�.g��c� ��a�a���.� ���c�.t'i� � a�� ��.s��d �t���r�c�� ��s ���f�na�fn� P�r� o� �ax�� �°�� Pl�n tai�.� th� .�a���nt�on o� �c� k�� �u.�.l�r �ei��ar��� �a���a��� v�laxe��aa S�a�:�'�, �r� ���c�. �.�rac��°�1�, C/�� �2:.�1'>"�'��''���/�' �� �''S �-- xx�x���� F�. .��e � � - � � � E I � � '� r �5 � � � �ay 3�, a9�9� -- ,�ohn Ac:�C�r, �i.�y �f �ic��r.r� �� � � 2 , �;. ' � . . . ' . � . . + .{ � } �J�� �0� ���� , ._ �"�; C�t��'�'���d �l�a��� I���rte��;��. ��o�rd����k��r , 1312� ��' H�l� B�vd. . ' �'i$��d, ���c�� ' ��: Fil� �aa�b��: C1�A 9�-p���/Z�N 94-4Qa� I '�r���l� ���d TJs� . '�� �w�� a�c t�� ��rth s��� �'F����r�B.St, i� th� ����e�� �°� ����e��ia�� � ta��ha�� ta ��l�n-ffa�nA� aas�. �e �r� ��a��cd t� ���� � �h�� �d�r��al� �r�f�r t��t��u �1��� �� t� �a��e �c� � ��affi�rcg�l ure. If y�ot� ���ro�r� ��.��� �.� ����.�-f��as�� �as�, ��.we���d ,�a���.��� ��� n�������s, t�� �ea�tts�aid�urs���r��,���ai��'�r� � p��s�l��vl�ii���c�e�l�i a�����d i��� � ��� �f s�arr��a��d�� ���r�ffi��ts, ��� pPCrsp��.�t is n�t � .���Py� c�r��. �� t���r� ��v�d � �.1�s s���e�..�� 3� ���rs. b�t�e �hi�c i� i� �.P�� ��rr � u� t�r�lea��t�. �� a�������a �� �pp���� �.h� �e�����.�`�� � ���ra�� �aa � .. ������i�fl ������a,8.�o�. ��n�r�l�, �� rf�-..�-� �' d 6���^`'���� .�� s . � ���'�� �3�t �41 d�1�i� ��R'1'��Illl� I 7��5 �� ���"dlA�°31 ��. � T��acd, �°e�on 97223 � t ` e� � , , . � � Io�a�, �.q�4 Tc�: �ity o��'a�a.�d �°l�zin� �cammissit�a�, l�ayor �r�.d Cit� C�uncil �em�sers I From: J�im Cyrf�ith � �so��, r�pr�sentin� C�r�g��x �d�.��ati�a�ai �A.�sn. ' ��: �'ropas�d �doptaa� c�i�°��ard '�'xi�z�.�le �p�cific �rc:a �'Ian �� I �ur �.r� ss providi�ag tha� vvr�tYen 9:�stian�a�y on. b�half of �regon �du�atiai�a] ��z�,, 6900 I �.�< �air�e� �da�, '�`�gard, �re��n. �ur �esfirn4n� evill be f��maY�ed ir� �:he �a�dl�wiz�� � �annera f�xst t�� will presez�t ��ner� �o�r�ei�ts �n thb prapc�s�d pl�ra. t�t�r �he ��x�e�� I +�oanm�°nts vve�ill pr�seaat r���ax�n���c�ed�ha�ges t;h�t shoul�i}�e��r��gd€;��d f�r t�� `�z°i���Ie � Are� Pla.r�. `I"1�� r�cosx�rr��nded '�ri����e I�laa� chang�s are incorporat��i ��� a n�vv �ast�r � �'lan �or t�e d��.A. site. ��as�ly, w� �vgil saabstaa�tiat� ��a� the is�te�yd�d �o�ls and ca�,�e�tz�ves .I o�th� `T'ria��;ie Fl�n vwill b� a�hi���� throu�I� �E.t�'� ��t�r pla,ra. G�NE�. �����'�� ��n tl�� uit� of'I"i��x�d hired O'�'.�.T�, I�c. ta pr�g�are the �ra��t '�`riaz��Ie t�rea Pla�, t1i�Y I �ppareratly assumed th�� open space d�sigi�atron of all p�es�z�t�y ur�de�elaped 1�d �vas of � �ar�moLint i�nr��rtan�e< �f�pexz spa��wd�s aaot�a��r��t, th�r� ��sa�Id h��T�b�e�a n� �����n �o r1�si,�nat� Qw�r �./� �f t�� C�E� €�wr��x�s��� as rape� ��a�c�. ���� �.��:��I�r��rat�) '�� ��1�- . nir�� C:ommissior� i� r��c�y �o adc�p�: ��r�� �l�s��z�at�ons �hai �al� i�npl�r�a��� �r�a�� �,�ta� j�s� descz•�bed. A.ppr��,xirr�atel�7.2 �. �i�'the ���r� 1�.�?'.�1. o�n�rshi� is devel���d at �x�s tim� I I`�� dther �propPrty ovv�ai• vvithin �th� �nfir� Trs�n�le Pian r�rea t�i�l be prol�'bit�d froan dev�loping���rly 60°10 of th�ir lan�. 'I'he arn�acted prop�rty is sit��ated betw��a�Ht�99 �I. and T-�ain�s Sto to the narth �nd s�a�.itha ���a�hv�est 68th and SeVVo I2nd �orm the ��st�rn as�d e��sterii b��nda�ies caf th� �va��r��up. ��aen �and �ase cat�gor�es va�re assa�n�d t� this ��ea, �T� 2Z1S� �1� �3��ri3%ig 5�� gT1t1S� a �ave �ssunl�d �hat �:�A. would ��v��• ��pa�ad Y�eycand th� present la�nat r�f deve�o�xr��nt. It � �s �aot �er� �oirncidence �:l�at the �aa�nit of th� ���a� spa�� d��igna�i�n f€�l�ovvs the ��ait �f � O��'�press�g a��velog�rnent. �owe��r, t.�e assump�tion �h�.t t7�� �vouid za�v�r���te �evv t„� dev�lop���z�t �s sita�pl� a1c�t t��. � � �ry .A.ccordir�g �o the �tob�rt Crumptor� at (?E.�y �s or��n�atiora s���i�Y�d a �9�2 rxiast�r pl� � �o the �ity m�ray years �go. ��ee A��ach�zen� �) �thalagh r�aarl� �leard��ts of master pl�x�.s ch��g� o�er t�a� years, t�ie ���l�lus�on tha�t �Ef� w�ul� n�v��r fol�c�w t��rough wi�h any �lement �f 1;h� plan is a �`at�.ily flaw�d a�sumption. A�eordin�; �a� lo/lr.�rumptom, pl�anin,� staff is awax� of the 1962 plan. �� f�ct, the city's adopted '�°ramsportati�r Flaaz shovas a e . d publi� str�e�k �li�rt�ea�t on C��� }arop�rty t�i�t �xa�gl,y arnatck�es �� �cc�ss r�ad �n �h� I �rxcl�se� 9.962 �as�er pl�n. rCh� �xact n�afich i� r��d ali�n��n�5 i� n�9: �a��� ��in�id�n��9 ', � �t's the arwn��'s �p�rizon that ��a� �ity :r�lied �sn �he �.962 plara tra f�rmulat� their T'r�s�+orta- ', ti�n PI�. Tf the cifiy relxed �n el�r�ents of th� plan, fih�n l�ow ��r,�ld ��i�y ��ntare the £act I t�at som� ��y C?�A.��c�uld ��t carry for�h vvi� n�e� c1ev�lopm�xat? !, IVic�re irnp�����YAy, a��r �lie�t should ��� l�av� �z� bea� �he unc��a� burdle�. o�havi�� th� v�t I anajo�°zty �f the P�anss op�n s�ace s�n �he�r land. F�� mv�r �� y�ars c��a� �lient has }�rc�vic�ed " ' a ge��rous �nc�unt of op�ii spa�� on �h��r �xisting c,�fice ���p�a�, ati� ha,v� ���fuXly prote�ted and �aain�aine� �heir a��iuxe tx�es dua�n� �hos� �Q� years. O:�A,. does �rc�t ob�ect �o desi,�na�ng so�e portaon a€th�i�land as Qp�n�pacc^y but the boundary establashe���t�is � i plan is vvholly unacceptable. I i .� � �'he qu�s���� is; Should prc�p�rty�wners�it� �andevel�ped l�nc��ear th� �.;�1 respo�asa'bilit� f�r providirag o�e� spaee ? I..andown�rs and developers ax� rxot��1i�y n3�kers; �ri�y merely c.omply wi�h re�ulatiQns imposed on ther�x by zc�nin� orsiinan�es� '�"he ��anaun� ��rfafssiax�, ° �ity Cc�unril �nci ather form�.lators e+f publi� poli�y sh�t�Id t��CC � �c�ngy hard laok at �I��ix dlecisior�s to gla�� o�en space zonin� on land tk�at i� bu.idabl�, ax�d r�ot eneu.rnb�r�d �y extensive evetlands, oz• overly steep to�ogra�hy. In fact, th� 'I`r�a.ngle ]Plan does r�pt c�esc�°�'i�e � nor rlocument what �haract�ristics of �+��.'s la�id makes it valuable as open space. • .l�ccc�rdi��tt� C�7'.A.I�;'s p.roject s�ayaa��r fox$h�k'�an,th��r f�ran n�vex pk�ysacaily inspec�t�d t7x� i I siY.� fc�r vv��la»d� or averly stee� tc,�aogr�phy that va�uld qualify for pl�cement ia�tio an o.pen space �ategory. Ano��a�r question shou]d �Iso t�� raased: Tf the �i� re�o�r�a�ed th�t pot�ntial con�licts m�y j I, arise by �ssigning sucl� � l�rge ropem s�ace �esi�na�ion anto ane o�n�r'� l��d, s�h� �asr�'t �i � ispeciai effort rr�ade to g�7n C3Lfi�'s ir�pui`? ��carcizng to l�. �ruaxap��a?, tha Qn]y��zbli�input r�eefi�Y�was �sg opez�house o�� Niarch 15t. '�'�� apen hs��rse���s�he o�l)' o�p�rt�xu�fs�r any i jowner to respond to the �l�xa befc�re tY�� 6/6/g4 �'lanning �n�nrnissioz� an��tin� to adopt the � fl�nd use designa��icans. P L7�in�; th� ter�s "o�.ien house" do�s �Qt carry the saane serio�.�sness s�f pazr}��se as a sp�cia�l� sch�dnled "publac m��tir�g". Public rn�etings ar� �eneraliy sch�du7ed when a juxisdac�aor� ys rea�y tc� adopt � plarr that will radically �hange zonin� designat�ons and dev�loprr�ent slandards, An "a�en house" cnrinc�t�s a far more infmr�al faruyn were g��laral inforr�a�on i� �xel�arDg�cf and th�re is little serious debat� and/or �x�hange of i�aforrn�tion. �E.A vvo�.ilcd � hav� acl�lr�ssed the o�en sp�ee issue and othea• pl�za elernents rr�u�c� sooner � they h�c� i �ca�o�avn�hat the open house��ul�be�lieir only oppoa°tunaty�c��omrra�a�t befare t�e P�ar�ning �mmissyan meetirsg. �p�cafic f�.r�a�Plazis sh�uld pro�is�� a high d�gx°�e of certainty�n ats p�l�ci�s ar�c��oals, �°�xes� policies a�d �oals should be i�n�a�eznez�te�through�h��oning�ap and ac.�or�paTayir��r�gtalam �ions. ��v�lopers,la�do�vr►er�anci r�sidents should have a�le�r pi��zre of wl�a�t they�an and camiot do. �owever, it appe�rs thaY the Cit� as prepared tc� f�xlly e�zc�ors�d the loc�ti�n of ari open spa�e zone t�ai wi�l r�stri�t t�EA from r��v�lop�� �eaxly 6Q% of theL* oyv�iershig; • O�A is iiow fac�d with reetifying a situat�ora that the�r are nc�t respunsa'bl� for �reating. e , . 1 �'�t�rn�t�d k�y tl�� �arr�,im�n.t ad�p�it�aa a� the �'rk��le I'la�, �fii�° �i�a l�� deve�op�d � �a��v Mast�r�'�� fc��th� �ut�.r� ��cpansq�r� �f ta�� C?���ac�lxt,ya°Tl�� �%����r F'1���racorp�r�.t�s ��� ����a��:a�rad�c� �har���s to the 'Ta���l� ��� t��� �r�➢1� dir���1� ��e�t futur� d�v�I�p��n� �t �h� t7�A �it�. �'�� ��ter Plan a�s� �.cl�.des ������ats c�f�1�� �.962 �d ��$0 �a�fi:�x ]Pi�s pr�gared�y��t�e�r£�rrt�s. ����A.�t�ch���a#:C-1�$0�ast�r P1�}�'�f���th.��our I'�a�t�g�PI� ����s th� gc��ls �ad �b3ec�av�g af �� �'�ar���� ��aa�, �d �� �1�� ��� taan� pro�d�s f�� t�EA'� futur� dev�lop��nt �es��ar��s����Uo �ur 1�/iaster �'l�n recc��nm�ra�s the �ollr�wirag: I, 1l��siii�yy Yh� propa��d `�'rs�gl� I'lar� ��S�r� spac� c�esi�a�a��on or� 0�.�p��p�r�e 1'h� ��en . spac� dessgn�tio� on ��� prop�rty sl�c�uld b� appla`ed i:c� �he f�11��i�g ar��: '" �. 3a'- 409 wid� b�aff�r of l�n� e�x� r�c��°�h �icJe �f �r� existing dx�i�a�e swal.e �ha� t�av�r�es the northerly boxder ��th� sLZbj��t sit�. (s�� �1tt�cllment I�� .�, S�'- 60' vvid�b�ff�er �k�c�uld aisa be glaced an the �outh s�d�: af th� s�v�le, .A SO-100'yvid� natur�l b��#er are� �lor�� th� s�vale �✓ili prot��;t the aaatural �har�ct�r �long thas raut�, and stil� �arc�vid� an ��a�l��r�� opp�rtunity �or p�destrian �ath�vay �orr�c�ors. (se� �.��c�rc�xr��r��c�atio� :�I � * �'h� o���n sp�ce desi�n�tiQn si�ould �o� b� app�i�� t� a �t�i� of 1��1 b�tt�v��n�he �aestera� R..�o�. l�ne uf 5.�. 6�th ana� t�� t�� �f' � s1Qp� �f � �rnbartk��nt aB�ng 0���'s ��t�x� I property line. (s�� .�ttach��z�� � ) 'T'h�e Ta�an,�i� �'�an'� pr�s�r�t �p�n s�a�� des�gai�t�o� ira �his ar�a enconnp�sses an ea�istin� parking idt acc�ssvvay. 'I'l�e Ivlaster :�'�an �alis fo� fu$ur� �xpansior� �f t�ae ex►s�ia�,� p�rk�ng Iot/ac�ess dri�ve ixito this aY•�ea. I, IY. �2.ealign ��e �z c�pos�d 'firiair�gle Plan p�destrian pa�l�way syst�an an �1�1� praperty. As p��e�ou5ly statc;d, a�r�pose�i bu���r a�°��c�n tl�ie�ot� sides c�f��5�svva.l�a�r���pravide ��c�ll�n� ', pe��striaa� �a�h�way �Qrridora �. p�d��tri� �atlx�a�y �o�Id ���lo�� �11e �zo�°�h�rn ��� I emb�nlun�nt �or���ct�� �.�V. 6�th �vith So�. 72nd. (s�e 1�ec�ma��nd�tao�x �II) i�o ot��r �aedestrpax� pa��mv�,y shc�ulc� t�e �la��d c�r�, ar across, t7E�'� �rop�r�y. I III. ��eo�f�gure the pxaposed �'rian�l� �'1��'s re�a�r�ez�ded road �llzga�aaaerat �ar �.�I. I .Atlanta St. Pr�sently, the pl�n ��lis for � e�zzv�d e�t�rasion t�f�tlant� that ��uts th��x�h �h� ' s.�V. uornex af C3EA's o�n�r�h;p. (se� �ttackin���t A ) A�lightly curv�d e�t.r�nsio� �f S.We 1�tlanfa'� �.U,�J. to the �.E. would align tll� �tre�t vvith the 72nd �t. ���ss t� Act x�I'S ('I'i�;ard �inema's� parki�� lot, A wesr.erly extensi�n �f Atlant� St. �c� �.�1. 72nd vvouid '�- provid� a I�gi�cal separation and/or access �etw�er� th� C-P' �d �-25 z�riar�� de1i���a�ior�s � r�,�o�r,aend�d iax this testimor�y. Th� rc��d �voazls� provid� �ra �xc�ll�nt �uffe� be�.w��n �„ �esid�ntial a�r�as, ar�d Yhe bu�y���a�a�rci��r�� �1�n�I��99�. (see�iec�znan:�nd�t���I�} � - � I�I. I7o not adopt�he prapos�d'I'ri�ngle F�i��-25 dlesigr��t�ai1�an C3EA.pr��erty.'�"he�-2S � desig�ation on the �i.i��'. caxner o£ �E�.'s p�oper�y �hol�ld be �lin�inated, 'Th� ��a�°��n� �-� �s z�n� already �Ic�ws mazlli-fannlily housin� on �he �e�cond floor c�£ amy �eavly cor�sti°ucted of- ficelccsax�me�cial s�a-���t�re. (�ee Chap.1.8.64,03Q ) 'Th� R.-ZS �c�n� shmu�d b� pla��d �outh �f QEA's saut�ier� property line, �s previ�usiy stated, the vveste�ly ��t�r�sYOx� of A.tlaa�ta St. to S.'6�. 72i�d tivould provide a logi�a�' segaz�ation b�g�ve�n �-� ar,d �-25 �t�n�s. a . r . �a� ��r.�rri�ry, �ra� �e�l �3�a� �ur �/la�ter Fl� a���� �h� �o�ls �d abj�c�f��� �� t�ae T°�a��le �'lara, �d �t t�g� s�� tiYne prc�vnd�� fc�r ��A,'� fca�a�e d�v�l�spana�n� �°��uar���nt�o �'he fo�l�wiz��s��t�m�a�ts�r�l c�rnpar���'�'��a���laYi's���s�rc�abj��t�ve tc�c�a�r�ec�x�m�nd� ed �����es �€s�tai��� waY.�.i� �� r��ter �1�. � 'i'la� �'rian�l� �°1�n r„�a�c3 for th� ��sY�a�� .�,i�ant� �t. �1x��nt t€� i�a��rs�t vvith t�n� egr�s� from 't�� �ta��r'�igard T��ve-�. I'�ow �aa���t��I ��s �s�t��� ��s �g��ss, �h� s�r�et s��uld b�mov�d to�ac�litat�the ��ssy t�o� c�f taafE+�fxoa�a �h� t�z��t�� �� th� fre�w�.y vaa :E��ia�es Roady as we hav� s�o�a� �r� o� �rfl�. 7Ch� �c���a���t c�f,�tldnt�,�iil ��e� �he in�ent �f th� i'.1��. * Tfl�� °�'�i�gle �l�.n's tx�r�sp��a��.e�a� �t�dy �noted �hat ac��s5 �o '7'.�r�d sh��ald �� l��at�d9 ��d dr�����ys sh�ould �at�b� s���'ated b� ��s� tharA ��0 f�e�, l��r �l.�r� s1�c��� ca�� �tx�eet i�t�rs�br�sa ( A.�Ian�a ��.� �d t�uvc� driv�wa�rs, bc�th t�� �rhac.h ar� s���r�te�l by �.� l�a�t 3Qq fe��, * '�'�lE �Cl�S�1IlUatIL�I� �l� �! Ik�Q111�'� f.X°'211.� ��I 171C�^��� j�c��ht ��'� �3��'$ 4�� CJi.1E' 1gYc't54;��' pl�.z�e �`h� 'T'ria.n�l� �l�..n �so delim�a��s a trail t�ro��gh ��,�'� I���. �'e�es�•ian�v�alka.n��i•�� �h��Ic��rie ��e�ter�rou�d use th� sic���r�11k alon��e .tltl�z�t�a St.re���r�m��t, Tha�s�u�iii��np��i��r�w��xfld�csn�'i����st�;�rd�to �� pxopo��rl ��en ���ac� �oz�is�o� �Q�� t�� dr�ag� swv��. �` Q'�"�,:9� �la�a r�qu�r�d t�at ur��azildabl� �aa�s� vr,�as to �a� cl�.�si�i�d �� "(��ex� ' ��ace c�u� to �he �a�s�e�x�� of�e�a:nds, s���r� �opag;r�ph}r, �.xzsi si�a�s�anr , a� ��taar�.l r�saura�e:s. �ur p��has d�lirae�t�d s�.��h ay� axea�on th�e UE��it�,a�d w�'�� i�eri�fa�r��hat ar�a �z� our recr�mav.�nded�hanges �c� the '�'�a�1g���lan. A�1 d�vel���e��s ��aQUld �nY�ax��� th� ��s�het�� �pg���i �£ i�� �tbrrcr�n�i�rn�;�. �-�i�toa� ��s I�'� s4�ovvn tnat C��.A has �r�ated a site that b��z�cls � w�il ��h i�s surrcaund'�a�s b� fix�l�► znGOrpora�ing m�t�.r�I�c,�a�las F�x 1��es ��m th��r la�dscaprn�, ��.�t�nsi`T� pl��ngs m�m�t�are � ��c�u�oia tre�s, arid arrar�gin� k�uildin�s in � campus-l�ke sett�rage B'h.� '�'igard �h�unber� of �or��ress laa� formally rec�gn�z�d �Et�'s effcazts by pres�ntin� �em vvi�h �a�v�rc�s ��r �s�i� flar��3s�ap��. 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' �} . � � ; �� ,�...,-�� , �--' � ' ��� - � ,�. ° �, �w�. .�,. ,�,q. ,..,� a ��� ...u. �y- �� �.�����- • � : ,, � >.,. ,,.,..,n. . � ._.<� � . � . _ ���x,r =�- _�. .� � ` :�,:; - _ �.� _ �; s - - ': .,.a�. ,. :; s- . „t r �_ : ,. _., , . *� : .' ;r� � _ ; ;, s f�,� � - - �:� ,r, F � �r� "` " � - - `ti�� - :��. � :��.` �. � � > ;. .-...._f._ -.,_., ... ., , ._ s•' - - .,. .. � -- , ,. i � i . � .�. .•. .. ,�., ._ . ..�,.. r� .e •�. _ , ...-..: �,... ,.-ir.- ..; s ' 'j,��'}: �\I . ..1''.,1�:� _. f. 6 s� ��. � t:�'��r` ,1'�_'� i� .::�1'_ - -_-�;� r ..�`,;i:�..,.. y �•� � I � •0 M I ,.Tune 15 , z994 I m Tigard �'lanning Commiasion 13?25 SW HaII Bl�sd.. � Tigard OR 97223 Ladies and Geritlemen, I: h�d Ycoped to �ttend yaur June 2.0, �994 m�et�.ng to discuss m�y views and requ�sts for the Triangl� land use buC T am g�ing ta �be au� of towno In p�ace af testimony 1" k�ope �ou will con�id�r this communication in ydur decision g�ocess . I am a Tigarc� resident living a� 9750 SW Znez, plus I own or 1edse 10 acres of developed �and which is the Lan.dmark Ford cie�lership , and I own approx�mate"l� 2 �c��s o� �.�ndev�lopecl �.and on th� west side of. 68th across tYie si:reet From �.c'3T1CZIl'13�°� For_d. I am not in favor c�f the proposed e�t�i�sive zone changes to 1�25 e I an� in favor of th� proposed chang�s to CornmErcial P.rofessional � I was a member of the �i�ar.d Economic nevelopment Comrnittee for a numl�er af years and �ur discuss�ons �Yien were � vision oF mi�ed commerc�.al , PralFSSiorial 3nd ge�eral commerc:�al �se . We also discu�5ed the cri�ical element of the d�velopmen� of tY�e transpor.tation nEtwork, e�peciallgr Dartmosth and 72nd StreeZ < The possibility o.f a l�rge �ori:ion �f i.he d�velopab�e land in Lhe Triangle going to I�t-25 w�s not given, and if it wa�, I am cettain thafi cormnittee wou�d oppose ito Additionally, the l�st East CIT group diacussed r_his potential land tase change . There caas a large turn out for the discussion �ven though it was only a small portion of the land own�rs . We took an "unof.ficial pol.l " oF th� g.roup which overwhelmingZy �. opposed the changes to R-25 . Please revi�w the minu�es o:f thGt � CIT East me2ting. � � � I clo believe that some R-25 zoning in the Triarzgle is OK i_f it is � favored by the laxcd owners buL- I don ' t �vant to see a "Murray� � Road" apartment cit.y, With �nough a�ngut from the residents and t� Iandowners perhaps a better plan can be develop�d. � � Additionally, since you are considering land use changes I have enclosed my letter to you of May 20 , 199�+ concerning t�e a.rea arour�d Dartmouth and our business . "Satisfc�ction is our main co�scern" 1.2000�.W. G6th Ave. = P.0.3ux 23970 e Tigard, Uregon 97281-3970 � (503) 639-1131 � �A�{ (503) 598-8368 �, ,b � , `��.�ard Pl��r�a.ng Go sion �ra�.� �.6 y 1��� Pag� t�ao I waulc: 1.ike �:a affzca.al.Iy req�x�st that ��� �e�gia.�a� �han�e� iz� �hat Zette� be g��.��ted durizag th�.s Tand u�� r�vi�w. '.Che ar��. iax Cjtt�'��:L�T.A a.� on wh.at i� dPSig�at�c� a r�a jra� ca�ll�ctor �t�ee� ar�d n�tux�al_L1.� f�tro�s cc�mmerci�l g�xxer�l u��. If�o�x �ou1d like to divcrzss arsy a:� t'�e- �b�v� z.s�la.es wi.t�i me p�zsanal�.y ,�u�t le�. me 2cnc��o �0 Very tr.ul.y� yours 9 Ll; MARK �'(}RD, INC . l ' � � ���/ ` rG�1.�v- l� ,.�G:%1i' � �XIi� �AY: 1.Sa �Y'@SlG��T7.� �� ,7C/bjk , �, 0 I I ��p �M �pp 'm0 � � � V��g Bi�6q se� I y'ra � ♦ ^A . . � . � •y , ,i • I M��r �0, 199� � City� a.� 'Ti�a�d Planning Dep�x�tine�a� �.3125 SW Ha1J Blvd� Tigard O�t 9/223 �en.t�.emen: S ��c.eived a copy of your C35� number 94--Of707 �.ite devel.opmen� ���ua.��r, T h�ve no �ro}�1�� with tiYse �pplic�nts de�r�lop�aent buC the x�otic� m��c�s r�� qu�stion 9�Yze z�nix�g � for that ���a , The Da�tmoutta ext�nsion was r�zon�d I C; - G but�� the origin.al :D�r�mo�at� �aas Ief t C - P . � I b�lieve th� C - G zor�e shatxld be gi�r�n ta acidi�ir�n�l ' pr���er��y which �roulc� include the �urrpnt case �t��n}��r 94-0007. Fc�r your re�rie�� :� ha�rc highlighted �n the attached rriap in blu� �n approximate �rea which should be C - i G a G7ith.i�. �hat ar�� I own the properCy highZighte�l ', ` _, iii pink: azzd green. A� an a,ddition.a�. r�qties� T wmu��3 ' �.a.ke a can�eL�r�c;e �a�.��i sameone to disru�� ho*a �r� ran use our px-o��rty be�wee� b8th �nd 69th' �'1:'tgh11g11ted in greer�a Please �i�re m� a call at ya�r e�rl.�est �cors�rex��.ex�c� , ��I Very truly yours , I�I DMA FG ' :INC. I�, < �� � � � '� � � " �.m Cnrliss '�� President I � I C/bjk II I � "Satzsfaction is our maxn conce��s" IZ(}UQ S.�N. 66th Ave. • P.�.�ox 23970 • '�gai•d, G�reII�n 97281-3970 � �503) 53�-a131 • F.P,X (503) 59�-8�6� _ _ _ � , 1 � : . ,. ��,: , , '� �� ..' . - ,,�. :: _ h 7'* Y �� � •• i� F' r" � �iir.�i u�ri ,� � � ' ��� ', ;. 1 �:.. �. .. .:'" �.. ,� - ��, �' r � f 1 ,.. , . . . �� . .. a `}�.�` ■ . � � � . �. , y i —. 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I�a�l �oLtl��r��°d Ti.gaY'd, O�'���Il 972�� Subjs��: Fc�s�car�e �c� �r��ca�ed Com�rrei-a�n���e F'l�rx 1�.mcx�d�cn�a�� �ne� a€�ne� �l�ar�c��, �4mt?fJO� I�ear Chair.persc�n i3�w���d.sax°fxe Thi� la� firm �epr�sen�s '�'igard—�'u�lai.in �cknanl T�.istriCt N�, �3�J` (8°t�a� L�_��Lx�1cte'} . W� ;�r� wri�irag i�n c��spc�szt�ia��z �o c.�rt�ir� ��°apcs��c� ]_�x�� use moc�a.�i�atioras for the T.�gard Tri�ngle. M�re sp�c��ica�.ly, �the Dis�.rict oppos�� downzoninc� �.ts pro��rty ��.hp �I�a.� Le�ris ��.�.inenta�y SchoQl) frnm �omm���i�.1.-c�ener�� (pat�OG'°} tc� canun��c;a_a�.�°prof�s�ional �aa�—F01) . �mang other thinc�w� �.he pr�pose� chaz7g�s �rc��Td h.�ve s����e �dv��se finan��.al_ con��c�uax���� fo�° �h� Dis�r�.c� arid woulc� vRO:La�ke qov�.rning 3�aw. a CTf."�arl�Fei664d1d �+4°e'dE`dJ:sb�R A�+ T�e PYii� L��sis sa.�.e �s 1.1� 95 acres �a�����3 �.� #��c� x�o��:Y�w�st corner of th� intersec��iox� o� '72nc� A`renu� dr�d H�c�hw�y 217 . Inexpli�ably, �.he �i�i.l ���is sit� �.s �h� nnly �„ pa����7_ west o� 72ricf Avenue �:2��� the Ca�y�s s�.a�:� h�s t����ter� ��2� � a zor�e c.hanc�e/plan amendnlen�. � � The zc�niz�q for the area caest of 72nd Aven�e is � �verwhelmingly C--�. `�his area has jus� seen the d�v�lopmerat af �. � large Cub Foods sup�rstorc and the begir�ning �f construction for �y t�he new Costco wholesal� warehous�. W � ", The p�r�tio�� of the Tra.�nql� loca�ed �rest of 72nd A�enu� sriould remain reserved far genera� comm�rcia�. de�v�lopme�t� P,r�� - . , , . , . ,� ; IYA.il..pr��y 1V�s�+.7��a1,qg�YyOg A(��1,+3�1�iGyily SA��� 69L @.,%.d'��AA..t�.�l.V . I d°d7Co 8d.].�°.il. ��''dJ'�^-�'►'�`C�f��'�� °° C. m a ULdT2� GV� A�7� � y I � I �lar� �.s� �.��a��.o� �o�nan��°�i���-p�ro�e��ic�a��l, ar�� maae�� �ase re��,ide���.�� j �]hc��a�.c� ks�. ��r���.a���l �a t�a� �r�a ���� c�� �2rac� �v�nuee Tka� ��amgx��r�en�iv� pl�n �x�d ��a�n� change ��c�po�al� �a�a��sdy��. a� �4�-0002 aac� �a��d ora �P�� �i�arcl �'x�3��►c��.� ��ec�.:�a.� i ar��� �a�.��a ��e��xe ��a�f �al�nfP) � '�h� ����� gl�n 3s �. st���' ��x°�c�.xa� I �oc���r�t e�a�Z�r arac� h�as not be�ra s:a�z�i�l���c� or ad�e,���d b�r �k�� Plana��.n� Cs�nun�.��a.or� ox° Ci�y Gotar��..��.. ����nd this� �s di�cus��� � d�€�lc�w, ��� ��.a�g �l�xx i� �asEd e�ra �.nac���ea�t� ira�ra�mat�.car�P wh�.c�Y� ra�de�°cc�t� tl�� xeli�bili�:� of .��� c;�x�clu��on�e aa�� e�am�].� c�� suc�ta ixaac�u��,�� �.a°tf�z�a���on i� th� �t��� � i �+l��a's re��.°nce an t�s� �ormer�.y--�a�o�c��e�l (b��. sin�:e �P���:�ec3j � 'a�eJle�ted Al�ex�a�ative" �s�� mcadi�����:�.c�� �f �he �a�p'2].'� I� �.n,terch�x�gea (Tt �.s z�at�wox���� �l�a� �I�� mucka�-sc:a�ed-�c3own �� successoa� �a t�e �elec�ec� :�lt�x�n���v�e, th� s4-c�1Z�c� °9Phoen�� �I pX"U,pCys�-.a1 a �e h.a� al�o b�en �helve�3 lay �D�3�', ar�d yet �h� Sta�� p�.ar� ', is s�:311 basec� an �he Sel.ec�ed �l��r��°�atsv�. � Th� f��.�sr� o� �h� �I T-�/Highr,�ay 217 ini�ex-chanc�e �Zas n.r�t ��� �een de��.��-min�d az�d w�.l]. ,I riot b� r�sc�lved �or ap�r�xirn�.i��ly c�z�� ��a�a �ny �1ari ��ha�. i� ? basec� up�an aaltiquatec� and r�j ee�ted id�a� �s cquestian.�b�e at bPS�9 ', As a secand exampl� �f �lae ��a�f p1�n's rel��r►ce �n ' ���aa�ec��aa �n�ormatic�n, �.h� 5ta�� �S�an ��� ��s�d �n �.�� assump��.a�i '� �hat �he phi.l Lpsais si��: �aoulc3 remain. a� � p�ublzc e�.Pmer��.ar�r j s�hool. That assump�iozz is nc�� taell.Wfound�de The Dis�trict Y�as ' �nalyzed �kze fut�re of this sc�zor�].g 3.27C�.1.kC�.�Xlc� the follatainc� , facts: (�) orily 39 elementar�.a�ged ch:�lcl�en zeside wi��ain �.2x� ', Pa�x-�a�g1�P ��) the t3�i1 Lewis citee is ��o�. really sui�:able fca� a , scho�il bPcause of the noise, security problems, and. traffic ' con�er.ns, (c) t�he ll�s�trict has alw�ys heen c�mpelled to bus lax.�r�� ', nr�mbers o� s-��ac��r�ts ta Phi.l Lewis be�aus� af the low stuci�n� count in th� surraua�ding area; ih�s busing' is very E,Ypea�si.ve ancl ' � impa��� znan�r c�f �he su.r�°�undi.nc� rc�a�s, (c�) r�o sig�a.�=a.can�: I r�^ic�entia� c�xn�truction h�s �ccurr�d in the Tr�.axxgle far a g�eat many years, notwithstandir►g the :Lonc�-�tarading plares b� t:h� s�a�'9� �„ �p er�co�zrac�e r�sidc���ia1 dPV�lo�n�eri�. �n t'raa�: �a�t o� �he �i�cY➢ � (e) the age and poor desigx� of Phil �ewis, (a�) the very rapid ,� resi�enta.a� develapmen�: in o�h�r portions af the Dis�ri��; ar�d � (g} thF severe fiscal constrairits imposed by Measure 5 . �'or � th.ese and ather reasonso the Dzst?�iu� intends to close �hil Lec�is � and se11 the real property. � As a third example, the Staff plan includes discussa.oz� about the patential ixnpacts af P1intensive rail d�velopment at ��e , �1'iil Lewis School site. '� '�his seer�s to be one �� the reasor�s �h� I staf.f has rec�ommended clown�oning �he propert��, The Distric� �.s � aware of na credible �lans to develop zai� access to the site. • � � � i � 1�'AB�d,��y.ldA6y�q LV, .('),lJl3� �V1��1V1�T7`.j . ABt'AIFd:.d[� t9i l.r�'1iAe.rpl:.1V ftd. s AJ1.�.'J6 �������E�}��� `� 3 '°' 1,OUI�� LFJ� .A..�7��A �'la�re����o �:�a.� A1�a��n�i�lBO �e��ainl.y �ax�na� se�rv� a� t�x� b�si� fo� downzoa���ag �th� Prop�r�y. � '��e �or��aing r�a.sa�.��imn �na2�e� i-� ��ear �kaat th� S�a��� I� �+l�n is s��c�au�ly �'l�wed �n se���°a�. �.��Sar��nt x�s�ic��t�s. � B ' �FEC%�°:C� �OS��;�17�� Ol�T �7��s.�'�° fl2��0�'� `� �.e ��a� �: �iti��ax ��a�a�.�r�r�en� Th� planning s�ai�f seems t� ha�re compl.i�d with �he �i��r�s ci�i�,en iravalvear�ent p�an wi�.h respec� �� a�p�ice �nd �.x� - mp�or�unity to b� heard. The Dis'cri�4� rec�ivec� not�c;�: c�� tl�e propc��ed chazac�es on June 8� �994� I'hus �th� Di��ri c� Y�as been a�forded onl� 12 days to pre�ar� �or the hearing on Mcndav, Jtzne 2�, A9�4 . � � � To adec�uately res�orad tc� �h� pr�po��d changes se� �nr�h in 94-0002s tlze �istrict neec�s an �cidrytional 6n days to prepaxe �n �pps��o�a�iate �cnnamic impact stlzclyB �.raf�ic and saf�t�r �nalysis, ancl inarke�t cvaluatione .�r�ordir�glyd the Di��:rict � hereby requests a con�.iaitianc:e �f this h�arine� for a� �east 5�3 days �o al.low it ta submit these materi�ls and perhaps athe� m��eri�.�s tl-ie S�lannirig Cammission slrtotx�.d take ints� a�coun�: b��'��� � rsnderzng a deGision. � . Goa7l �s i��r�d '�s� Pl��irz:���r The staff report in 94-0002 sugc�esLs �.ha�� Lhe Ci�.� ha� appli.ed aIl applicable s�atewide p�anning goals, City of Tigard I Comprehensive P1an Policy, and Cammunity DeveAopmen� Code r_e��a�reznpnts �o �he review of ±his propas�l� �t is c1Pax�, ho�rever, tha�t the s�aff has failed to adequa�e�y caz�sider (�) �he � �conomic �.mpact o� downzanirig �h� Phi1 L�wi� site and (3�) tk�e ecanomic ianpac� pf downzoninq 1.9.5 acrPS of prime real estat� fr�m commarcial to residential zonin�, wl�ich would be �he ove�a�1 P�fec� of �h� pr_oposal� em�odied in 94m�00020 �hus, �he C�1.y ha� failed to adequa�ely apply the �tatewic�� planrling �pa1s, Ci�.y plan poliai.es, and Commuraity Deve.lopmen�i� Cc�c�e requirementso 3 a Ga�� 9� E�°t�ne,m� of t3x� :�t�at� The staff's proposal will result in a loss �f 19 . 5 acres of C-G pro�erty. Currently, there are 46 . 6 acres of undeveloped C-G property within the Triangle. The 19u5-acre rec�uctir�n waizld c�rlstitute a 42 percen� reduction ir� available C� G proper�y in this area. The demand for C°G property is stronr. i • � • . � I . i , Mi�.,i���r 1�dd�,�s�rl,VV�I�"�i, �flt�,G�3. � �B,��I � �'�"o �3�� E3��3'�'L'S C�.G��'L�' �-- 4� — �71D.C9c?. �{i a �.��4 � �'Y�e�� �� ��a ju�t�.�.�c:a��:ion f�z° �u�h a� 1.r��� �� the �a.�y, aracl tk�� ��a�'� dca�s �c,t a�£er� one. �Pflye ��af f°� �a�ogasal waul�i I.eav� �txe Tx i�r�gle ��.�ta o�1� ��.�. a�r�� a� C-G �►rope.�ty awailab�.� �c�� �.����.o�a�a��nt. bd�aa�. �.s �v�ra mear� ��arp�ising, howev�r, �� �:�n�t tYx� �•�:�i�f'� p��pasal �e�al� �.eav� ua�re thar� 52 aares �o� C-F (r.omaii��°cia3.�g���f.e�si.oxaal� a�evel�gment, whea� ther� :is �rir�u�.�ly �c� �'�.n�n�inc� �v�iYab�.� �r�� tfi�e d�v�l�paneri�. caf of�gce b�ai���ize�s axac� �hus �o r.��la.��.i� pxa�pect �h.at thi� land �ail� be u��d �er �nything. Th� s�aff r�pari� c�aes� mot� adequat��.gr Gor�sir�i�r th� � ecc���rn�.� impac�. c�f dar�rrazona��� f�Gr� ��-G tza �ith�� �C�P or r�sid�za��aZ. '�h� I7i�tric�t''s p�elimiriary' i.nforxrl�tic�n i�� �h�t sucta downz�oraing woulcl c3use a significant nac��tzve e�onomic impac� or� �trie :lacal and s�a�e ecoraomies s Speci�i��l�y, th� Distx°ict estixn�tes that downzoning the Phil Lewi.s �ite frar�. C-C, t� C-P wnulc� r�duce �the prop�rty's value 3a�mare than 52 . 4 millior�. Further, C-�P property does ;�ot se�.l, and it does not get ' d�ve�ag�ed h�cause �he finab�czng r�c�uirec� for th.� d�velopment �f j o£fice builr3ings is r►ot avail.able. Asid� from this, C--G zoned i px-opprty has a far gr�at�r. economic impact an � c.i.�y tharx C-P prop�rty. C--G pz-oper_ty prod�aces a highe� tax �ralua�ion and mox� jaD�s anr� �ias gr�atet r�venu�-preael�.�c:i�e� �ca�en�:�al� In sixo.r�tp ���a� ��o��s�d dawnzoni.ng �ril.l nega�i��ely impact thP Dist�ict, the City, reside�ts of t.he City who need jobs, and the econoniy a� tis� entire arza. � i 9a �c�al 10: Hqtxsin�t The staff repor.t concludes that thi� gaa2 .is 19sa�i.sfied'° because the proposal woula� prova_s�� add�tinnal hou�ir�g og�poz�tunities as proinoted �y thc� City's Cc�mprehensi�re Flan anci tk�e Me�ropolitan Housi.ng Rule. Staf: �he 01op�artuni�ies" ar� th�oretical only . �, What realZy cou.nts i� what g��:s built, nat �r�ha�. gets � planned I�y the staff. Fn� many years the staff k�as been sayi�,g � that �here will b� a rapid incr�ase in resie��a�ces sittaated ir� the � Triangle. That just has no�t happaned because inexorable marke� � forces have dictated somethinc� very c�iFfex��nt. Tl�e st�ff's �y report for 94-OOU2 does not explain why �he residential units r,y will be b�.iilt in the Triangle now--wh�n they neve.r hav�e b�en � built in the past. And the st�ff report does not discuss �he "`� impact of an ill-advised increase in housing units in an area that has been, and continues to be, a predominantly commercial area destined for sti11 g.reater �ommercial d�velopmen�. � � . , ° ° o 1V.6Sq8�.�. °��r�'1'Vl"!..?�A�o,ql�6'tlA.�H±:�yi�`,t��,T..°�e.e i'9.lA0.BA:.Si � �+.C'aibA.�.t7F�de1 �'. �71.�°}� $G.'GI�'Y:SC�O�'�:� � � �°' a�1]Yl� ��� �..���i A� p�:�s�rat th�re ��� c�ral�x ��c�u� �F� �r��u�sa,�d �ac�u:��.na� �za�ai�� s.n th� �"ri�r�r�l�. L�u�ir4g th� la�t ye�� ��.on� mo�� ��a�s� 2C� hc��,�� ��.u� �i�hex� been dest��ay�� c�� �o��c� a�r�.� �o �r►a}�� ��o�u ��� �u�a k'caoc�s �nd Ccaste�. TYnis ha� ��s�a��ed �.z� a aa�ea�� tgaan 1Q pa��c�xn� rec�uc�.aran ia� hous�.nc� u�i�� .a�a �h� �Cre�.�nc�l.�� �� � �ubsf�ar�ti�� inc:�ea�� ii1 h�usia�c� �a.� �ig�� �ar �.h� °��i�nc�:L�� �h� are �.h� numbers c�f hc��asirac� units sa lx�� tcs begi.n w�.tk� �ncl �ah� i� the trer�d {anc� ar�ark�t �or�ces) �o th� ��ra��x��.r�r? Tf tY�� C�.�y a��rzuiri�l,y i���z��.s to cr���e a ��arid r��w anr�tes�.e� r��ac���s�aal cc�mmunity in th� Triarac�l�, wh�r iza� its sta�� �a�i.�.3�a�t�d ��e�� r�c��c�ions in h�uszrac� eanits ix� �1�� �e�ent }�a��? 5« ����. 12 0 '�xan��cs�t�t�.�ax �'h� v�a�� pxaposal suggests �.h�� �kaax���s an �Y�e C:c�mp�°eh�nsive Plaxa and �nn�ng map wi11 �°edt�c� trazx��ar�a�ioa� zmpacts 1��r es e�ting a cammunity whez•c� pce��le c�n w�l3c tc� �1���� �r�1as, st��res, aa�d �tlrber services, I�i fact�, �.he prc�gaosa�. �a�.�l act�ually increase tr�ti�s�ortatir�n prablems k�y� conf��ing the c:ommerezal deve3opment to ��ae center es� th� Tr_i�nc�le ancl rec�ui�ing traf f ic ta transi� �through the pr_opased re�.�dex���a.al are�s to re�ch sh.o�p�.�ag, Thi� will ArP�t� p�abliG safety cor�c�rns :E.or pedestrian� on 72r�d 1�.venue and I?ar.tmou�h �treet. Re�taining �he curacerat �-� z�ninc} f:�r �.hp PY�iil 'L�wis si�e wpuld a11oFr �.he developrnez�t of � cc�ramerc:l�l retail area, �,rhi�h wou_ld actu�lly x.�c�uce traffa_c th�°ca�xgh 'ch� `��j_�n�l� T�g� �rovidii�g access �o retail shopping at tt�e ouf:er fringe o� �h� proposeci �•esidential cc�mm�nity� This wai.a�.c� serv� �k�e shappir�g r�eeds of pers�ns living in tha� residential cn�nmunity. Further, tlze Phil Le�ais si�e hds excellent on/caff access �o Fiic�hway 217 . M�st gatrons of th� new retail k�usina�ses �ha� wc��a�.c� k�� � cax�struct�ed at the Phil Lewis site would travel ta an;d ��c�rn tk�o�� � bus�ness�s vi�. kiighw�.y 217. � zone chaa�ge to C:�� saau�� p�e�luc�� commercial retaa_1 develapmen� at th�s si�ev �. �e �e�m����i�n��.�� �l�.rn P�licy 2. �a �: �'i��.��n �r�v�lv�a���i: � � See paraq_ra�h 3 above. � 7� Ccsnipr�hensxv� ��.an Palic�, 6, 1. 1; �iou�i�c� Div���i�� � � I � Again, the IIistric�. questio�s wh�'cher nej,a l7ousinc� � "opportunities°t should be infused into az� area �hat :nas histor. ically been reserved f_or commercial developmente Tncreasing housing in the Triarigle 4�i11 create tr�.ffic and pub7.�c safety problems. Major portions of the Triangle should be reservecl for retail commercial development. • . . . , . � lYdIyA�.A.C.iO�y+y1q�I�� i7y3�$,g�yV�W c T'7.l�'VF7"�� �I'; A A��I:.dS l% a.et4A1�E:1Q1 I R��. Dick ge��rsc�orff - � i � Jun� 20, ���4 �a ��na�&��r��ive p�ara �o�lic �.�.e i� Sa�� ��ad ��ffic�.��� ������ ���� •-----_ '�h� ��a:�f r��a�x�� cor��3.�.tcle�s tha�. �.�.z� p�li��r i� �9�a��as�a.�r� �aecau�e cleve�.o�r��aa�: r�s�a��.�..nc� �ro�a �h� p�c��o��d x•���sig��.ti�� o� the �r�a taoulc� tend t�a redua� .�r�tic�����c� x�e�r Vehi�l� tra�s comp�ared ��o f:he dev�lc�}�mem� und�r t3�� �u���nt zan�.nc�. '0 Th� px•opas�d da�anzon�.ng of tls� L�hil �ewis site, k�e�c�a�v��r, would ac.tually �.'nc���s� `�ra�f�.c p�obl�ms ir� th� ��°ianr�I� b�r �.ir�ating a21 cominercial :retail �18vels�pmera� �rac� ��1a��d v�hic.3e i�r�ffic� inta �:he center c�� �.he Tr:'tang�.e. �f th� Phil Z�ewis site �.s re�evelap�c� :�ox re��.i.l sal��, �raf€ic wiZl be g�neratPd sr�ely in the a��a o� th� 72n� �tre��t ��mps ��a H(ic��caay 217 m Tra�:Ca.c �.hat is h.eadEd intv the �;��a�a1 a� '�he Triangle wil�. b� �ediaeec� by all�w9.nc� re�ai�. sa�.es at �h.� I s�v.therz� �rirzge af tk�e Triax�gle. Th� sta�f_ i°e�sar� h�s �ail�ci tn con�ic�er the sa.qnificant �dverse traffic and sa�ety iinp�c�s c�f �.he proposed downzoning o� th� Phil Le�ais site. 9@ Co�r�h�z�s�w� �la�i Pnlicy 12 � �2 a�: C;omaar�x�i�l �'9��re_,5.cs�m�n� Th� s�aff_' report only cansider.s the ��pa�ts c�� �:hax�qin� tYYe zor,ing to C-P. It r�mple�ely ignores the ma�or t�e�a�::i�r� �.mpact r�� �lawnzaning ].9>5 acres of �r_im� C--� real �s�:ate wi.�hin �.he Trianglee I� a.s ob�ious that �tk�e staff repart �o�s no� adec�uately consider this palic�e Retaining the C-G zoning f�r the Phil Lewis si�te xnsets all the Ci�y's criteria for loca�irag C-G zaa�ing. As just or�e e..carnplP, C-G sites must be located 01adj�cent to an ar�.eriaT a� xnajor c�ll�ctor strPe�. " This is not required for ��P �i�.��o This �riteri.on attests f:o f.h.e �Ea.ct that �t�i� F�h:ii Lewis s:��e �.s p�aperly zoned as C-G property and shoulc� retain �h�t c�esi.gnation e ° 19. Basis �f �he Propasal In order to approve a quas�-judicial amendn�ent �c� t�.e Comprehensive Plan and zonirig maps �he Citv must find �hat ther� is evidez�ce of a cYaanae in the neigh}�orhood or community tahich affects the area or, alternativelv, find that �there has been a mistake or inconsistencv with reaard to thA original desiqnation of the area. The staff rep�rt attempts (but fails) to meet tk�is specific requirement by basing �the propasal on an alleged increase in demand for housing opportunity in cl.ase proxi.mity �o employment centers, sh.opping areas, and other service areas. Th� " o, r � . ' � � 1'bIiyLyLCn.iO�A V L��v_L7�d dAp 1'V A,G�A V 17C'i.SYe A861iJ� dTL ra.d'L��1Gl`I A"!Y`o �1.�'JS 8���1?������� ° / '° r.J�.�� ��0 �.g�`lB r�p��� cl�i�ns ti��t� t�i� e���na�d w�s r�ot evider�� t�r�ly a �'ec� y���� ago, �an�t �.�ais ju�� is no� ��r T�e s���f h�s �o ba��:6-lirn� ia�fc�x°ma�aa�a �m �h� �eman.d for ho�asi�c� �pportura�.�y (ca� th� p�rc�ived �eznand} �hexa �h� origiria�l. d�sigaa��C�.c��z� w�re an�r��. �� has gres�n�:�a x�o evir�enc�: of angr re�l. ��iarage, �n� thea:� is �re �act a�a evad�nce anyr�her� of suah a �I��nge w�.�:h xec�a�d $:.a t&�� Tx��.yzgle o , xf �i�ere was a s�ronc� iricr��se a.n t�e dc�sirc fc�r 2a�ousing irn ��x� Triancyle, tYae� why 12as there been � sig��.�.�i�nt - rsduc�ion ir� hau�ing units in that area �tzrin� th� l��t ye�r? Case i.r� point, 19 �zomes wex�e ei�her dl�strc�y�d �� mo�e� from �'9t�� .�v�nue in �n�tici�atiar� of �t�.e dlevelo�men� �� the new �os�c� warehouse o other r��idenc�s �aere des��°oyec� �� x°��no�v�c� �c� mak� w�ay £or the C�b �'occ�s m�rk�t� Nteanwhile, lanc� �on�d t0residenti.al" in �he Triangl.e ha� r_emainPd vacant and txridev�Io�ed. �'he staff's claimed "�.�icxease in demand :fo� �ausine�1° is a ��re fict:ion unsu�pox���d by ��e r�a1 fa�ts. The s�a�f has �ailed ta ma�•sha:l�. any evic�ence �f (�) � change i.r� �Yae neaghl�orha�d or commurai�y war.ranting the px�c�pos�.ls inclt�ded in 9�-0002 �r (�) a mistaDce or �nacansis�ency taif:la ��c��z:d �o �.h� origin�l designatinn of �he Phi1 Lewis si�e vr 6ther prc�perty wi�.nin the scope of 94--0002 . Ac:ao�cla.nglyo the ��lanxa�.rac� �ommisszon sh.ould reject� th� pi:o�ased cc�mpreh.�nsi.ve �7arz amendments and zone chang�s. C�NG�,USIOT3' For all the �f�rec�oi�c� x�a�ons, �:he District u���s �.he , E�lanning Commission �a r�ject tl�e proposed Cramg�reh�nsive Pl�n aniendmen�ts aT1C�. zane chang�s. If �he P�.annirq Commzssinr� is not p�°epaLed ta do this summax�ily, the Bistri�t requests a �A-day contin�.iance to su�aplement �.he public recorcl wzt3� compr�Yten�:ive t�affic, safety, economic, mark�tingo and a�hea° studi�s and ana�yses that should be reviewec� �y �.he Plan�airig Commissiort befare it takes further action on this proposal� : �, We appreciate your ccsnside�ation of ou� �nmmer��s. ; % Very tr ly;•yours, I� ' �// , •II' �� I Rece;'B�y � � e � / i � / � . • � .. �'L��.�"�-�`LICE�Cd.l��.11 m$��td.��+� ].���P"'LCI� �`�c� �t.rr��i�h�r�.�cirsc�ne���.2i�n��t�r 13137 S.V�J:F��ific k�if�h�y 'Tigard.�re�on °�'7J23 . T�fl. �50�1 G20-1�20 F�x i'�n3)684-229fi �t�!'9� ��, 1'��� ��� af �rt���•� I�lanrr�n� ��r�rr�i��i�� C:it J �-I�l� Tl��rct� C➢r�r�� �7�2� :�eer��� t�� �h� ��m�I�s[ar�� °9�e �S�a°ci �f �i�°��sr� i� �°i�rr'aiy€� t� f��d � ���z� ��aa��Za.�" p�a��:a� f�ar a �:h� Ph�� �,��al� �are���c in t�� r���pc��� tc� �tt�� �s�mpr�h����� �'9��. �'he �urr�r�t �o�it�c� u�cl�rE�ir�c� �he c�p�ra�"� rc�rae�tti�an�l t�� �� C�n���fl �c�rri�e�c3�i. 1I�� ���t�i�� �h� �-� c�e�ic�n����� �cs��in�,t�, .� ����� n�� �auld rre�t� �n ��s�r�s��� 9c�� �a� �t�nfii�.( va6u�, ��aa��d �� �istrict e���r���a� €� i� ��� t��� �a�.�i�9��°� ��� ������ �:c� ��1� ti-a� ����e 3�h�� ��e�ulr� �� „� ��� le�ss t� �1� t��y�� �r�aa l�er� ia� �h� �it� ��� �n t�� ��r��r sehool r����[ct. I °�fi� ��a�c��i ���c���� ���t� ��a�i ���� I� � �ia�rl�, �cam� ��t-r� ���c�l s��e. ��fl� thi� r��� ha�r�* b�n t�� �a�e �hen �h� c���trlct°� �e,ar���� �� ���� and �+e�r�ltt�d u� tc� co���u� tc� ��r�t� srnail sctr�l,s, �� � �ur� l�r�g�r �ra� i� th��� fi�i� �f ��.���� �a�a�r�t1�� bud�et� �n�i �a����� ���i�..� �ra I �tu�z�fi �p�al�tic��. In �h� pa�t, �a��ra �re ��re ��ert�iall� �ca lnd�per�ct�nt �c��al �iivtr�ct, �� � ���Id b� m�h Pn�a�°� c��a�t�[s�i� a�ut �h� f�t�ar� �f r�i��� ��te� lik.e �. I���� ����. �a��r, �� ��� �a��c� �c�� � ldt���� ���»�� c�� ���ui� t.��� � ��r�� ����av�n� ��r���i�� ��°�a�b ��ar��.t��c�l�, �� �'h� I....�wi� �It� rr��� � rl�� r�a.��t ��tr crt���ia. � � �u�° ����f ��� �e����lt��� �a�e €.��ae���d � �t�il�d ��� ta *�� ��y �, � F'��nrr�re� �rca�aca��f arx��r��n���o � �Sa�i�.a��r i�t�� �ca �� � t�a� fi�c:tt � �a.� �tt� �'1��r9� �rc���� �� b�� or� I-5 J�1"T �r�c�,.��ca�a��rar� p�caa�� � �th�t �,re n�v�€ In lirnba. Oaia�cvmmitrra�nt is to educ�te every stua'ent to be�a sacccessfiil and r�sponssble cc�ntri�vactor in our-changing w�rld. �. n ,�� �'ig�rd �l�r�i�� ��r�rr�I��c�t� P�� 2 ��It€���➢1�, tt�� P��r��r6� ��r����� �c'�h�� �a� ����tt�l �f �'i����a�i�� l�+�ht rai� �velopm�n� a� �� �3��." I �ra� not ���~� �� �� ��Ie�� �l�ns fe�r Iight ���� to �� sit� ���! �a��h cc�r��1�I�� onl�r ���°e m� ��r���r°n fr�r � rri�c� a� ��I� �at t� r���� a ��c�����r't� faa�° c���raer���l cil��laap��nt �nd l� s��t�i� f�r r���c�� ����f��, r����, �xd t�r��i� �� � �h�rl ic��ti�o �� F'l��n�r ��c� �fffi�;� ��r�l�ap���r��� � �ll��e o�ic�e c����r�pz��rat � �������i iaa tte� ��� ��� �i� r���� I��ci tc» �rt�p�y, W For i���" �i�� ira����. �f �pe�d�i� r�ta� �rn�are�v����.�. "Th� ����►n�r ������s� 3,��� m�lt�-fa��y �i� ��r �h� T'ri��l�e � ��uid 3������ t�,h��e unflt� � �a�-��� �h�� c���la� r��� �t��a��t ��u 1�� �t� ��n� �h�ic��rap ��rt����i� q��m t�� �a�re �f �.� r�t r�� �� ����r���o ��at, I���s ����� fi��� t�e �g�� �r� �ui�t �t� ���� ��a�y �r�i�� �� t��I� f��6 ��� c�� �I����t�a� �f:t�c���.�, �3�.� �co���ar�� ��a�lc� �����t, �� ti�� ; a ���, ���t �atr� ta�l� ur��a� �c� �S� �l��n�a���r� ���� �r��� ����h � � c����c� ����e �� �� �i�r��at ��°�r���t �f 3��p P�� ��►�� �v��ld �11� � ca � �c� ��h�➢, �ri������dl €�° �� ���r�c.�t°� ���te����th����. � �a�i�ert�� a�f �h� `�I��rc�-�'u�1��3n �h�9 ��re3, � ��� ��.��a �c� r��t , thi� �a���� ��nc�rx�:��; �� �� ����� �� �°���� �,�-�' ��s���a�, �� � �a��u�r�i fac �th� �I�I�"� �a�re, �� ��91 ��sl ���y� ��ti� ��i��� � ��'� rrg�t��Z�� e�a�a° �1��I���, , I, � ��z�� yr�a� �r�� y�aur �t���ti��. I � �-�- �,�,� �'', �at �1�� � � _+�h�ix�rn�aa; 7"3c�arc�-�"ual�tin �h�al �aax�i I a � � � � � '� � I � � � . _ I ' ' � L����: Jun� ��, �994 � I °�'�9 �'�g���l k�1��� ��a�s��es� I 'r �'rca�a I���x�� ���s� "�ig�r�u°�����titi ��hnc�l ���.��; �����1��.��n �.�o �'�l� ��A. ��-Of..�2/�C)� �4-pqQ� � �'i���°d �'�a�i�a�le �.and LJ�� � � II �beli��r� th�� th� Ci�r ���.�'���xd k�as ��il�ci �o �how a cl��r arr�.� ��ffi���x�,� �e��� �s� I ��ke �l��e a ��rme ��an�� a� tl�� pa�c�l of 1��d ������y o�����d b� P�� �.��ri� scY�a��. �p��a�.���, �h�g� �s �� d�in��t����d �.��d �or �d€�i�n�n�1 I�.�d ����d. f:'�I' � �he �rea. �. f��, �h����� i� �r� ��c�ss of��nd zo��d C-� a�md th�� �.se� l�ave be�;z� �lca�av �o d��els�p. � c�utrastr Iand �aned �-C�- ��.s ���n � high c�e���� �s a°ec,��t d�v�lc���e�ts ��� th� 7'��r���e ��ialc� ind�a�ate> 'T� �ha��� $�� �c��� �a� t11is � ��r��l i� us�e��ary ��ar �h� �t�a�� ��e�n��oa.c �i�bnlity ca� t�.� ����gl�o �I ���Ze�,�r�a°��t�aa.rk�t, ���ra��;��r���vv��d n�ga�i��1y�.pa�t t�i���a�.��rs ���i�a�d � , ���� �;1�� '�g�a��-'Tu�.����ra Sc��al I)ist�� � tvva �z���. I� n�� 5�k�caa� �)��t�� ��oul.c� I d�ci�e tc� se�i tl�� P�1 ��vis ���apea�ry �ur�rent �.�rk�� r��rc�� i����� ��x�t �. i�av�ve�° i��r� vv��l�l be r�afli��d af the zon� �r�s C-� r�t�z�� th�n �-�, ��i.� �vc�uld. z•��e�iY-e �aigh�r bo��ed d�l�t � c��d�� te� b�ilc� ���T schc��is ��.d g����s� pa•�a�r�r�� fo� �rxtx�r� ���.c�c�� �nt�s. �1 sch��1 di�tr�� t�a�y�rs ��uld. �a�� to s�.�.re ��� a�.c.�����c1 ��t. 'I"�ae second �ray "Y'igaxd ���.y�r� vv��d �� ��f�ct�c�. vvo�ald b� tlze lavre�r assessec�. v�1�� �f�-�p�c�p��°���. ��n�e �� �s a�`����t �y��rk�t r����, �Z�v�.�� ��� ��xc�. �a�c� �on�d �-P' �Yl ca��t s��� �c� ����a ���k�t �a1u�s Ic��v �.���.six�� �h.� �.�;�� ���t �.��� 1be �aaid by �tl��� p��sp����, spec�i�ally a�sid�n�a�l �rop���s. � da mc�� bel���r� t�.at t�i� zone �hang� to the ��iil L.avvis �c�o�l ��t� is of �.an�al "b�r��fit te� ��i� ����i�ty�°. '�.�s pra�r�s�1 �� r.��xa°ar��� the �.�� �� �h� `T`��arci '�a�ang�� by r�d.a��g �h� �r�as��a.�� �f CwCs�rc���r�y �y 19.5 a�es by �hiftr.�g �t �� �-P, . ��d t�s�m sh��t�ng �9.5 �.�r�s �ro�. �-�' to R��S z�esad��at��� �i�� the a���a���.� �f � sh�����a�. V�c� ����fi�.s f�o�.��.s p�op�s�l? I�is �rrt�.3�y �ot�h�t.�ay�z�s �f��.� � s��s�ol clis�;�i� dv�.v� s��p��e�i�i�,i �r�wth � st�ze��:�a�p��ul�ti��.s ����� s�x�.� t�.�� � ���t th�y s�� �. r��uc�:z�m �a th� anark�� v�Z�� c�� c�stri�t �x��s���jA � � � � �i��do � —"�1,�'�.��t.�'; �r�. �"'�•�i J r ; � ; 20$8'� �VV ��a�a `Vr�ay _ 'I'uala�i�, �� 97Q�2 . �'�c��.�°°�.-�'�.ac�.b��f r� ���.��t ,��cr��.�� �<�� �r����°�.��.����r��.or����t�° A3�.37�.�J: �acifiC x��hWay '1°igaY-d,GJregon �7�23 'F'�i. (503)62a-Y�20 Fa�c 1503)684-22� .�@.Ydi� ��, 1���a � I i �I �'a �tt°!t ���'�t-�, C�I'ff �I ��air�r�an I, ��ty a� T'����°ci �'I��r��ng �ornm�����r� ' 1���� �`.�'. �-{�Il ���r�f. 7°ig�rdq ��� �"�2�� �I C���° �< ������ �a�e� ���� �� tfi� C��mi���: ��I � C.�rn ��a9f �f t�� �"l��r�-T�����1� ���fl ���trir_t, i ��� c��� t�le i p��a ��������.x�car �h� �"����� Tri�ts���� �� �1: ��:l�t� �� ��rr�c�raa�s� th� �''lh�� L..��ri� �h�c�t �a���a� �r�ar� cc�r��er���l��er��r�a� t� ��tnm��°c��lr �a�f���+�r��9. I I �r � �s� �� ���[� ��t�� �� ��°�zp��l ��il� to ��cr�c� �����ll��e� r���� �� �t��i� a�°� �af ��ncar��� ����it t� �h� �i� �nc� ��a tt�� �f��r��. ��i�i���: I, I �. �ca�l �: Ec�n�,�,�n��t�at�e 1"h� dlistri� h�� �nf���ti�n �'� t�at ck���z�n�� ��u�� �°��t� � �i��ii���a�t r�ch.rc��o� in �� ��lu� af ��� pr��rty� ��ioui�l ��� �a������� ����� c�� �h� ���rt�, t�a� ��a��D� ��,�aa��� ' � r��i�� �h� hi�h��t ��x�� ��r i� �e�d ��t �zsrrrie� �ltk� C-�a z�a�ine�, a�c�� �-�' ��r�ia�gm �con�i�, ��e �a�b(�� ���a.id ���iv� ���t�r t�.�s ��uat�s�s� �a�csr� �-�C z�r����e �'c��° �h�� r�a�t� �lc�r�eg th� ��rac�e�� s��ua� �� �e�,���t�. I �. �o Cr��l 1,�: �°�-��� zrt�t�c�ra. `�� di��f�p ����� ��� ��� ���, �� � � �a�va en���� fi� �f�€c��t,� �c� a��lc�g C?��'�� [��/�Y'7 ��pr�a�r�rnez��a ��i� � �a�ca��� �� ���� �t�i�s �a� �1�� t��� ���ee � ��,��� t�� ���To � ��r��a�r�p ��I� �����n� rraa��k � ��e��1 �� ���o � i �0 �� �c���°+�������e ���n f.�,10 ���a��rt,�,Dlv�r�� °T�� f�t��r� � �f �h� �"�°i���l� i� co�rr��r�l�i. Tc� �t����t �� �ra� mul�����i�� ���� �n � � �lr�ac� e�°c�we[� ��a�n�t�t���i az�a� is a��at ��r�t�tent r�ith th� �a�rlk�tm�i��� � �dtr�t�a�a� �h� �"r�an�l� a� �t�kl��e ' Our coryaa��icme��t is to educ�tte ev�ry student to be a.�uccessficl and responsible cont��butor in our changiaZg worC�l. � � � � e .. � d • p �����'� Pa'�� � � J��1� ��, 1��4 � �m �������'�� ��:.���� �� ����, ���t I � � 7'�� �t������n� �e�e�p� ���a.a�il�� ct8�� � �c�m���[�I �r�af��� ���� �� ��nt+�� �� �h� '�����9� ������ �� �� �� �r�rag�. °�� ��a�lc! � ��i� �� �:�r��������� ��� � �� ��o �'�r �x� �rt �t�� r�� �a� �°� i���a� i� �h� sen�am�t��l �°��a �t��° �� cc���t�l���, e�r. f��� �1�p t � � �h�� �h� �►rn�6���n ��� �h� �ar�a a����o�nte I �����r���s �� 'i � �r. ���ll �,. .lc��ci ����r����r���� i ��J: �� � i I I � � � � � � � e� � � � R �;: • P r ., ,Tune �0 p 1994 , , ' Appeal to the Txga.rd Planning Comm�.��ion ', R�garding Sect�.�n of 72nd AvenuP froc� I Cl�.n°ton S�trp�t •�o Fied �o�k C�e�� �I F �'hia r�:gor� cr��cezns a qudr�sr mxle ��c-�ioz� o�' 72n�, I Alr� . eac�er��irag ��°ocn Clin�ton St, north �� �es� Rock Cr��ko ti I �'�e �oning v�' ��°o��r�ze� �,bu�tt�.n� th� eas� �a.e�� a�' 72nd I�, as px�opossd �tn b� mult�.pl.e family re�identa.al (R-2,�) o I �nd any neighbc�r.s that T ps��.led f�el t?�a� �hi� zcsni.n� d�signa�ion vaou�.r� be hi�hly imprc�per. A�; the c��z��eto I can.fess �l;hat � h�ve nc�� f_`amili�.r�.�ed � r��rse1� rvith: �h� S�tatewide P�.anning Goals B �tk�e Compreh��i- �ive Plan Po1ic�.e� or �h� Codnmunit,y DevelQpm�n� Code. My m�de af argiunPnt wi11 `be an appe�,l to cam��n lagi.c �,nd 'ta cha,ll�rige �th� Commiss:�or� �;o cite frc�ra th��e off�.ci�l do��atnents a��r ��.�s�ges �h�,-G would re�'ut� my� �.rgum�n�5 . Caa��id.��° :�irs�; of all �that 7?nd Avenu� is a ma '�r „ c�aZ�.e��tcar str���➢ n�t a rasid�n.�;ial str�et. �'le�.se �e�g �hi� �'a�� i.n �ai.nd �s I proceed with my a.��;uments. I.�c��ed ;i�' '�2nd A�'e , �ere a r�si.cienti�.l �t.re�t, my argumer��ts wcru:I.d have littl_e or nc valid.zty. 'rhe �ropos��i plan c�11s for or�e �ide c�f 72rzd �f;c� be � zori�d as m�a�t:i;�T.e family �esident.ial wh�.le �he o��pc�si�� � si.d.� is ge�.��°al comm�rciaL , c�nsistir�g �f a sho�pin� n1�.11 �.nd a the��er compl�xe Visua�.ize�, if ynu will� a qu�,rter cf a mile ��ction car�sisting o�' a row c�f �.�artm��.t bui�.c�in�s an one side n�' 72nd overlookcin�- a coanme�cial di�trie�i; o:� the bppc�site side . 'rJhat �vould be the �17aracter o�' 72nd aver �his qu�.r�e� mile ��ction? Wou1d you call i� a residen�i�,�. section? Or wou�.d you ca11 it a commercial sec�ian of 72n�? I ask you� Whexe is it written that a p'lannin� �ccamma.ssic�n sha.11 dev�se contrasting zones on the tr�o . �ides �:f a major collector �tr�et? I canr�ot beli�ve that any affic�al �locument or� zr�ning �i�ould allow thi� sar� o�' thi�g� Now let us cnnsid,er la.veabi�.�.�;y. I w�u1d lik� �tc� pos�e thi� t�u�stion to each anc� every one o:� youa YV�u].d y��a prefer to l.ive alor�g a qui�t residenti�,l stx°ee�t, or waul.d ,yc�u ra�?�er r�esid� alon�; a bus� and naisy majQ� . collector str�et? If yauz answer is a residenti�l s�r�et, ��}��i� you are �,dcnztting that l.i�r��,bility is m�st c�r�a:�nly ac�mprrm.ised alang a majox collector stree�. I , _ _ _ ,:._. ,..... ,,._ , .. ;...� 4 a � � At �his �a��.n�o I v�ou�.d la.l�e �t� po�� �,raath�r ch�Zl�z�a�� � tc� ��e Gnm�x��i�n. C�n �rou �'ind �,�.�rthir�� �ri �h.e cs��`��:e.�.�. d�cur���a�� th�,�t tells yc�u -�sa ignor� �,ive�b.���.t�r wh�:� ��s~g�,n� an a��� �,s r�s�.�en���:t.? I �a�a.1�. �,��c��t �h�t �th� ogpc��a,�� �.� t��xe. �r� �vha� a.s �. �arac�i��,1. a�.'c�r�.�.'�i��7 T �u����t tY��,t , r �he p�c��c���d bs�ur�c��x°y �.a.r�e s�pa��.��n� r��a.der����.1 �°��m caanme��a.a�. t�� mo�red �� th� eas� �ac��Y��ps 1.�0 ��e� ��° �n, P�°a��x°°�z�� f�can�t�n� '�Znd coul.d b� uS�c� �'�r ��al�. �o�nmer-- I �3.a�. e�t�.�ra,��s, �he c�u�.r�er na�.I.e se�ticrn ��' ��t�d woia�.d �h�n b� �omm�z°cial a� both s�.d.es . i �'e�1��ip� th.e Cnmm�.ssion might ev�n �or�sic���° mnvi�.� �1�� b��nd�m� �.an� av�r 25a feeta TY��i.s �roulc� p��.ce �h�.�; li�� �Y�ou�t wh�.re '��.�t Ave . would be i�' i�t w�r� buil�;o �or������a s����h�r th�.r� buil.d a �treet, a w�.l�wa� �x� �rr�m- �n�d� c��a3d b� put throixgh i�ls�teade I �'or���� �uG� �. � ��°ar��r��,d� u�ici�.� a cana�py of trees d�f:�n�.�e�.y enYaanci��; �Y�� ].i.�r��,bi.l�.�y of �l�e re��.cienta.al are�. 7.'ti� °°comme�°�i.al.°° I �id� ��' ��a� px��menade mxgh� consis� c�f s�a�ck �h.aps, b�.l�.�.ar�d r�r�n�� , ��.dea arcades , maga�ine ��t�.n��> etc . , rvh��h v�ould �nhancE l�isur� living thu� liv�abz�xty ;�x� � �er�ex�a�. > I T�ank ,yatz for ��vin� s�riou� cons�.der�xt:i.on$to m� i v��ws . I i � ftespectfu7.�y �ubna�.��er�, i � � � �/ i -'�--�d=��._.,� i Dayle �ach 11530 SW '72nei �v�n�ae � ¢� � �2 � � � � � W � � , .�� _ - , � g. � , r � � _'� .�`� I°��IL�ST C�l�l'i°LR,SiJi'I F.5 1bQ0-1950 .l�1 12lY SOUI'tiW�Y'FI�I`FI AVFI�+I[J��Y't7lt'Y`E.�N53,�YtECiON 9't'�Q4-37S5 � fi�� 'I'�LEFd-If31NE?:Sfl3 222-9�&1�FA?{;503'74irx9(l0■'T��.,�X:4937S3S�V✓K UI P.C. ATT(9Ei.NEY� A'P LFaiN ������ �3c,lYt� 2�� 15�� ., � a �'i�ar�. k�l.�x�rr�.mc� C�mmi��i�� �.31.;�� �.i�. &Y�11 �raul��art� T.ic�'�rc10 �+F� ��2�3 T��: Camg�°eh�nsi.v� �+l��a Amenc�m�n� f:T�A ��°0�?S�2 r 1�a11fy �k1c'�Y1�� ��R3 �4°CDf�Q2 DE?c"ll� �(7m31t�S�3.Ci2?°t��"�: T�i� caf��.�+� ��p�e�ern�� �o�n�1d �m and Juta.� G�.ii pc��.I�ck, �i�cl I�i��a�d L. ���°��ra�e�°, ��.� r��r� � �uk��ta�t�a�. pe����.an �� �.�.� ��x�c� i�r the T�.gard '.�ri�a��].� whick� �.s �a�°o�casec� �a b� do�za��c�s��d �rr�m �am�e�cia�.°g�r�er�l (Cp�) t�o �omm�:r�ia1-° �rr��e���.can�� (C—P) ,� Z�dost� �a�' ��e l�r�d, �ahic�Z a.s g�x��c���c� �d b� ���ai���ra�c� �e� ��1�, a.s �csc;��e�1 rai�hin �he L����,irac��.i��a Ro�c� L��, :�c���n��. ia� �,��3 ���° �.h� builda.rtc� a� �h� D��tmo�.�� ���d. 7�.s d�.�c����� kaelo�.T, �ze a�apas� �p�lic;an�'� �ec��z��t ���° �la�. �m�xxdzn��i�� ar�d za�� �:h�nges e `�d�� �ag��:�.i.ca�isara �ubmi�.�ed by �:he ��.��r o� 'I'�.���c� Pl�a�n�.x�� �taff �s �c��° � quasi--jue�iciaT ze��ae chane�e ara� ca�ttpre3��ra��w� pl�,n am�n�m�n�.< S�ctic�z� �.8.2� . C4q o� �.h� Tic�ax�d Ce�min�z�it�r �����.�a�xtd��� rsade �S�e��r�.c�es �Y�at �.ia�.� �pp1�.e����c�n may c�xalx �a� ap�x��v�c3. i�a g�� �th� �p�].a.�a�.iora i� cransis��rn� wa.�h the ���l.�c�k�l.� co�n���F��n�i�re �l�rt �cal�.ca�e� and �he clnang� �ril�. r�cat �du��°��1� �f���� �1�� �����kaa ��i�.�y a�ad ca��l��.re a� �h� commuxai�y; (2) �h�: a�plica�irn is e�n�i��.�n�t wa.�Y� ��ie ��k���—�ri�i� pl��nn�.ng � r�r�als,° (3) �he ��galic���.on s.s �on�is�en� tiai�� th� ��:an�a:�c�s af � any ���lic:abl� px�o��.�ic�� ca� ��a� fionvn�ani�,y ��velo�men� Cc�d� or r� oth�� in���em�zz��.��c� o�di.rf�r�G�; �11C� (4) th�r� is �:tira_der�c� o:� a ti �1�i�.nc�� i1�n �Y�.� �.�a.g�zbc�r2�c�od n� �f.�T(tSt1Lt%"1�.'��7 or � m�,s��k� c��° �I � i�acc�x�s�.���a��y i�a �tka� ccaanp��ka��si.v� plaa� ar za��a�c� ma�a �,� i� ' � x�3.�te� �a �h� prope�t� wha.�h is ��2� sub�r���. s�� �h.e a��al�.cati�a�. � � Addz�ioaZ�l�.y, �k��s ap�lic:�.t�.an, w��re uz�� Cit�r :z� requ�s�iny spea:ific za�a��.s�g c��ne�es �r� �.a�da.�.�c�ual ����;eZ� ca� 1S�r. P�all�+ck�s lax�c� i� �i�u�te�d ax� �ith��° �id� o� I3ar�tmou�th �o�d b�t��er� 72nd and 70�� Av�nu��e POR7LAND SFATTLE VANCOUYER \VASIiINGTQN ORLIGON o WASHINGTOM a WAS}i1NG'I'nN a DISTRIGT OF COLUME3IA so�a22-v9st zobbxi•9i�s zod�a•�ssi zoz��s•sv6o (51J"d2/68480/72i'�/KLU/572006,1> _-1 . • I � , , , � , � li '�ig��cd �Z��ninc� Co�nis�i�r� � � II J'�x�,� 20, 1.�94 � . �?ag� 2 . '4,� p�°��S��e�� i� a x�a�i.i��r a��. m�a�t �a� �c�,ttini��d �are�ul3.y by �h� I cc��nrn�.��i.ana T�► �the wc��c�� �� ��n� �i�y°s a��an ��.a�ne�°, �d P�I�r�►r�y, a.a� sw�rra c���d�it�.�n ic���i.momyr �1�i� prc�po�al i� ��r� d�,�f�x��xa� �a��a���� 1°u�ual�y, rahe� t�� �i�� a.rtitiaic�s com�a. pl�nx�in�g �h�ng��, � a.t dea�.� msr� �ri��la �.1�� t��x�, �a� t�ie •d��igra�'��,an ca�' tYa� �.a�a�, liJee� cs�anm���i��. d� �°es���r���.�1, bazt ra�3��r �he t�a�� �n� wk�et�ier ms��°� �.���� o� w�t�.aa�d� �hau�.d b� �a��d in a pa�ticu.lax� ar�a or hc�w waY.d� tY�� �o�� s�no�.ld b� a�r. �hixa�� �.iJ�� tka��., l�u.� na� thQ ].�.nd ld�t; t�.�.�.",�.�'%3�'�1�Y1. 09 �}C. 1.y �e 4. I Ira ��zc�a c'� �].�t1�'�1�JY'1r C��ec��� ca�� ].�� r�q�.ix��� �.ha� the �p�l�.cax�� c�Ea��n�t���� � publi� x�e�c� �or �h� xr�a�e ah�rag� �.n�. a����r�1-a�rasive p�.a� amenc��nent an�. �.I���t ��.c� � ne�d �ri�.l b��t be �e�r�d b� charig�.r�c� ��z� cla�s�.�a.ca.tzc�n or� �h� proper�i�� in c�u���:fon as �ompa��c� wi�h otk�er �v�ilab].� pxop�r�ty. TY�� ksurden o� p�°�ao� �o� ��°es�ai�ag ��es� ��rc� �lem�nts is �a�a��ct u��r� �h� a�ap�Li.��re� ���^�.ir�g �h� ch��g�.� Th� a�a�li��.n�. xc�z �.t�� p�opQ�e�Y c��.nc��� �aa.�.� �a��h prnngt� r�f. this t�s�.. TY�� st��� a���m�ats �o �ha�a � publa.c: n��d fo� tl��s� � ch�r�c�es by �s�����.r�c� tha� it ��s mist�ken w�.th ��gar.°d �c;� �h� I de:�igx�atic�n of' �.k�� 01:�.ga.x�a�l. ��rce�.. The �ta�i as�e��� tha� s.�i � 1g73, inrh�n �h� c�oa�preh�r��iv� Plan w�� �da���d, tYa� s�t��f �ic� not antici�aa�:e '��a� leagi�al re��xl�: n� �.�� �,�.�ra�irag �cti•viti�.s which s�c���g���� x�sic�en�i�� u�es f'r��n �o�a�n�x•cial u�es. �n� �uc1� �ss�rt�.am� o� m�.��t��� ��° �:l��ngiz�qr c:ix��€�xn�����c�� a�re raat crediks��. A� c�*�.11 2�e �c�:e� �u�.1;y ���ilainerl I in ��5�� 3.e�.:����, �.�2� �i�.y c��' `�ac���cl l�as cr�n.;�s�t���J_� ��°��.��cl �kn� '�i�ard �'�°a�anc�le a� camme�°ci.al. �°��1 ���a��o �t w�s �.h�s rle�ign�tao�. whic;h �orm�c� �lh� I�r�dAr�c}c o� �h� ac�re�m��t wi�Ya tl.�� l�nc�c,�ner tca build �.h� Dartm�uth �2o�ad ari� ��� the b�.si� �c+� �he of��ririg of �he �orad doc�amants �c, the �au�rli.c far t�.e :i�t�r_im �ia���a�i�.g af '�h� I��a�a 2r� �dcZ�.'�ior�, �k�e �i,�.y &a�.s ccar�sisten�l.� i maintained tha�. �h� D�r�anoutP� Re�a.� wa� �i��c1 �ppropr.�_a��ly �ar the zcan�d coxnme��i�1 dvv�el�pmes�� caf �i�se x'�gard T�3.�.ne�l�, in � rni�nerau� .�aw�uit� wi�Ya the I�a�tin�. ��r�a� a.�' s•���f w�g� cr�r��c�: �d��� 69�.raz���a.��� a�enia�ad �'c�� h�using n�a�: �m�I.o�rrnent cen�.��s a�c� ��a.�hkacrrh�a� �erv:ic�:� cc�nstxtut�� a ci��z�c�� �.n ciraumstanc��, " su�fici�nt ta rezone �the "i"ic�ar�d. Tri�r�c�1�, �he ��prap�:�ate time tt� raise sizah issues was ir� � �he rec;ently cc�mple�ed �er•iad review prr�c�s�o T1��e �ity c�� Tig�rd comp�e��d periodic revi�ra und�� �.h� ��8� prac;a��e A� t�at �im�, o�.s �.g�. ��o �s, �rov�.a�� tna�: Thro�zgh �h�e x�evieT,a, the Cit� or Coua�t�r �k�aZ1 �d�t���znine i� any of �h� �rallc�winc� �ac�ors I �Fas�na ve B�ax°�1 U� Coun�v C'ommissic�n�rs�af '�as�inat�n CourltV, 264 Or 574, 507 P2d 23 (Z973) . SCHWA➢H WILLIAfv9SON&WYATT (SWW2/68080/727�/KLU/57?006.1) , , , , > > �'3.gard Plana��.n� Gommissiora �'t�P�e �flo 7.994 r �age 3 a�ply �nc� t�k� �ny �ctien ne�c�s�ar� to b�i.x�c� �h� p].�r� �ncl x��c�u�.a��.or�s into compliar�c� ��rith �h� �oa�.� a� ta m��€� th�aln consis��nt witl� ����� �c���ac� �lazxs amd programs o (a) There ha.� b��n a substantial cha�nge a.m c;i�c�m:�:arac��, �naluding, but n�� limi��d ta, th� craa��.a.�ir�B��, findir�g� ox° assumptio�s upc�n ral�ick� tl�� cr�mprehen�ive plan or Ia�nd use rea�ixlal�ior�s w��e based, so �hat �he compr���2��iv� plan or l�and us� r�c�ulati�ns c�e� x�at �e�in�aly� wi�h the ga�l�. The�e is evicl�nce be�c��°e �his �c�mmi�sa.on tha�. t�e P�.ar�nin� �ta€� w�� aware �� t�i� �.11�ge� �har��� in Ci�°�uams�.anc�es � w�i1� �l�e C2��r o� T�.c��rd �ras �t�.l�. umr���going pera.c�c��.� ���i�wo TY�� Ci�y �ras consid�ring �h� ca�r���. �am�x��'en�iv� Pla:� an� zc�z�i��r al��r�gcs �o �the Tiga�d 7�ria:�►�1�, but �i� not incZtizde �k�os� chaz�c��s i.n �ha_ ���xc�3i� �evi��a. S�� Exk���a.�C 1, pp f�3ry34) a I�a�r��a�r, t�a� �larar�i��.g 5�taf� �ail�c� �s, co�nply �i�h ��� ���tuto�y man�a�� by laria�.gi�g tkae�e i�sues �'ca�w�rc� r�aw r_a�k��r i�han duriri� p�ra�r�ic �°�v�e�ra Th�.� appli���ion shou�d bs denied b�cause it shocald hav� bp�n b��ugk�t t�?r.�uc�Z� ���ie�dic r�vi�w and nc�t �hrouc�h �he �ar�:�t�aek�iav�l.�r�g�m�n� �,ro��e�lxx°es. I Fu��her, thex� �.s nd r�e�d �or m�dium--�aigh �3ensi�ty � re�ie3�n�i�� hou�a.r�g i.� ��Ze Tz��rd �'r3�ngl�o �n ��s �.p��_iiat:ion, i tY�e s��£� r�p�a��d��r �em�a?��s ��i�: '�'a.c��.rcl Tx°�.anc�l� a��.�ia ��a� Krus� i Vday a.�e�. o�f La�e C7�wegoo W��� �.�� �ro�er�t,y an �he ot��� sicle af 72z�d Avenue z�n�d anc� de��lo��c� a� camm�rcialw��°of��s�.c�naZ, �his znae�h�. �� an a�aa� c:otn�arison. H�w�ver, the proper�y wes�: o� 72nd A��enue h�� �lreacxy �P�i� ��velopedl ir� a gen�ral cc�mm�rcial � ���hic�n, includ�rzg s�v��al °"b�x �t�,res" su�h as Cu�a Fc�c��� �za��l � � �a��.�o e �"us� �as� of �hi.� propo�ad k�igh den�i�y xe�id�r�tia3. �e area, xnside i�he Tigard Tx�iangl�, .is the 1a�ge acxtemokail� d��ler.s�ip, Lar►d�nark �'ora. 'I'h�s is not the �tuff of whi�h Kr.us� , i�ay a.s made. Hac� Gifiy 5�a�� ��.vi�iaraed a TCr�ase C�ay�-�ype ; envirc�nm�n� priox to �oning �th� ax°�a �r�sic �f 72rYd T�v�a��a� g�nex�al �oznndex�cial and pric�r to �the �s�tab�.i�P��men� o� �.�a� automa3�ile dea�.�rsha.p an�i the war.�ha�xs�-styl� s�zp�rm�x°k��, th� 5��.��'s arr��zmert�� �t�ight h�ve same mer��. Ho�,v�v�r, �.he pra�ae�ty v�e�t of 72nd AvPZaue 1��s alx�eady be�n d�v�loped in a mannEr en;Zi.rely inr.onsisten� with a mixed-�ase cla�v�I.o�ame�n�. I� fact, �.2�e City a3.lawed '�he pxopexty, n�w owned by Wes�tern Irav�stmen� to be �haraged froxn resa.d�ntia.l zoning �o co�nmercial gener�l, jus� a f�w years back, Ias Ed Mur�hy s�ated in s�►oxn �epo�itio� �:es�imon�, "Yes, West�rn Tnvestment's prapex�ty hac� b�cn zr�n��. �esiderz�ial befc�r�. It was � �ingl.e �amily subdivi�ioz�. That wa� �ch�a�►c�Pd to c:om�ner�i�l, mo��1� a�t �he requss� of th� p�o�,erty o�ane�s. " Thus, �he app:Lican�s' �sser�i�n �ha� th��� has b��n a chang� in the T�.garc� �`x°�.angle i� SCHWABE WILLIAMSON��JVYATT (SWiJ2/68080/7273/KLU/�T2006.1) � . , , � , T1���� �����i�� ���►m�s�io� �Turi� 20a 1�9� P�ge � �o� ��p��rt�d by �t� �w� �c�i��s, ��d ���t ��e��� i� � n�ed a�d � desir� fa� hou�xn� in t�� tz��an�l� i� %P�� ��pp�rt�� b� thi� evi���c�, �h� T�i�ngl� �a� ���� d���1�����, and, ��� �a� gh� �e�tr�c���n ��ev������ aam���cia� ��v��op��n� pr3.�� �a th� b�ildi�g� o� �he D�rt����h R���, �h� ������ TriangZ� w�u]_d have ���n �om�e��i�11� ���ela�ed �� ��w, in aaco�� �i�h �h� Comp��h��siv� �l�no ��� x°��i��nt� �f �h� ��i�n��e cl�arl� do na� ��� t�e �r�angl� a� a �ia�l� ��l�c� �a �i��4 TY��� ���i�i�ned �h� �i�y �� ������ t���r ��•op���y c�nlm��c��l an� mov�� ��s��here. �s �n�e� a�o�� ��� a��li�a�ts ��s� s�ow b��h �ha� �h�re �� � a��ed �o� ��� ��o�o��� ch�r�g�� in �h� �omp���e��i�� Fl�n, an� ���� ��e c�ange� a�� m�s� �ui��d t� t�i� �����i��. �� d�m�nst����� �b�v�, ��� Ti���d T�i�ngl� ���� na� exh���� a ne�d ��� �a�e ���id������1 �a�s�nga e���y ���ic���o� zs ��at su�h h��s��� ��mand� ar� 1����n� t�e �ri��gl� f�� ��her �ar_,��.�.�n�. ��e m��� ��ll�nq in�i�at�� a� t�iis i� traa� th� 0�1� scha�l Zn�ate� i� th� Ti��rd T�ia���e, Phi� �ewi� Elemen�ar� School, is clo�i��g �s � ���u1� o� <�w������� at�����nc� as �he are� b�a�me� m��e ��m�����i�1a ���a cs��ze�in� �a��d C��� ����ols i� ��g���" , The O��qa�ian �Ma.��� �5, 1994� . T�e s��aUOI pr�pe�ty is curr�n�ly zon�� comm�xc�al ��d �he s����l w�uld lik� �a se�l it� p��ca�ezt� �n a�co�d ���h z�� cu�r.�nt zo�z�� d��ig���ionA Th.us, ��er� i� no supp�r� ��r ��e �p�li�a��s° p���a�f�aon �ha� g�neral d���n� far �o��ing near u��an �e�t��s, J.s a �k��a�ged ci��ua�����a�� °tca su.p�a�a:�� � ��z;�sala.n� of. �.�a� '�"i.�a�d �r.���c�le ��� r�s�.derat�.�l ax�c� prc.��s�a.cra�al d�v��.�i�m�n��o �uch a k�QU�xa�c� c��ma�zr�. a�t��r c�xi��. is '�ig��°c�, �ut� ��.e:c�e �� n.a evid�r��� tka�t s�ch d��velo�m�m�. i.s �u�.t�c� �� th� '�ra.angle. In fac�, e;r�ry i�dica�or �.s �:ha�; it i� n�t. Tk�� Ta,c�a�d �'�i�nq1� as not, and will n��r�r be, Kr°u�e Way. The �'rianc�l� is r�plet� with ne�r, lare�� cam�n��ci�l dev�le�pz��n��-m��s�.�n, C�zb F'oods, a�d a cax dpal�a:��Ynip. Re�id�n�� h�.ve �c�ue�ht �o �hange t�i�ix �om�.r��c� ta comm�rcia.�. �o th��r ccauld �;�11 and, rnov� aut. �he scho�l is clasing �or l�ck of en�ollm�n� and wan�s to s�]�l i#:s� J.�n.d :c�� ccammercial c��velapxn�n�. �'h�r� as n� cha�g�c�. �ircumstanc�s in �he ' Tiq�rd T��i.��e�l.e te� ��x�r�art t�.�s dr�.ma��.c c��ng� in th� Compreh�ns�v� �1��, w�?cYa, ka� a�s t�rn�� t�ras �up�n�ed �r� �ro�ricie planr�inq c�u.ide:�i��� u�s�a.�. �Yn� y��a�° �tB�O, T��a�i t�� T�a.�nr�l� z� r�cat th� �a�st �.oc���.�� La� �uc� r��ax���ac� �ffczr�s a Thi.s ��p3.i���ic�n is a1�� ir�cons�.at�nt ws.t� s�v�ral S�at�wic�� Pl��anir�g Gc�als. P�.ann�.�� Go�l �n� (Ci�iz�ra Inval�r�m��a�y � is r►�� m��� as �. th� m�j c��it�r a� landc�wf7ers in tk�� Tigard '�x��angle Y��a�r� �r�n�a.s���n�.1� abj ec�.ed �ta �he Pl.anning ; �onima.s�ion's �ro�ca��d cP�anges in zoning aa��. �omx��srehan�ive P�.an. In one �aando�zt from a cQUncz1 m��ti.nc� r�n �ipr�1. 2Q, 1993 , J�r�y Cash s���`��. �cs �h� cc�uzlcil �laat ir� a �01� �Se �c�o:k a� lan.c�o�ar�ers �vithan �he Tic�a�c! �'x•�.�z�c�le, 97� sup�ao�te� r�t�.inirzc� t�� �x�.stir�g �oning in the Tria�ngl�. E�, 9. Whil� th�:�� �nay hzve b���s t�e x�qu�.�i�.� mina_anum aa�.z�}a�� ca� m��ting� h.eld z�ega�din.g thi� p�opos�d $CHWADE WILLIAMSOM 8L Vy'YATT f Sm�JZ�680(30/7273/KLI.I/572006.�) Ti��r� P�a��i�g C�m�i�si�n I J��� 2bo 1�94 P�ge � d�wn�oning, ���h a pl�naz�ng �a�l �s �nly � sh�� if nn ac�u�es��nc� o� �c������n� a� t�� com��nit� i� �ec��ved a�� suc� ��e�i�g�a ���, f�� e��m�1�, �h� �t�a�h�� 1��t���, ���k�� �� �x�1b1�� �0 30 ��d �� Fa� �xa��l�, in a J���ar� 2�� �992 1����r �� �� Mu���y�, < �irec�or �� C�mmurai�� ���elop��nt z� �i�a�d� �r. ����m�� �� W�stern I�v�stm��t P������ie� ��i�ess "�W]e �ere ����k�� �o ���� ���� pl�rning ��s �oin� on inv��ving o�r property with��t b�ing f�rmally �nti�.ipdo W� �e�e also v�ry distress�d to �ind ou� ��a� ��� p�a�z ��Qposed m�jor ch��g�� to �ur�, Mar�in��, an� CubPs prop�r��es. ���s� ch�ng�� w�uld �ur�Iy allow the M�Ltina �n fale �dd.a_tienal law�ui�s, wh�.1� a� the sa�� tim� �er�ain�y �imin��� t�e �cono�ic vi�bil�t� ��x us ��d �ub �o �h� poin� w��r� w� are na� �.b].e �o jus�:�.fy iche hand ca�t fa� �tYi� Lo�.�. °t �x. 2 , p I. �d�°� Go�°c��n P�ar�.�.r� wra.te� �a t.I�� �'hairm�n c�f th� NPC� #4 0 0'� ��oulc� li�� �� applaud N�O #�4's motio� a�d recnxnm�nc�ation ��, �he 7:"�.c�ard Ca.ty �ounci� �ha� ��x� ��r�rent Genexal �ominterca.al zoning fc�r �h� T:i.garc� 7C�°iangt� �� anain�aim�d as curr�ri�tl.}� d.epic�ed. an t�i� �c��11pr��x�ns�.W� �l�r� Zc�ning Map4Q1 E�c. 4, �. 1� Ca.t� plann�.rs are n�a� a�ting in ac�core� �aa.�h th� in�ufi ca� �he aommur�i�y, th� �andowrn�rs i� •!:�?e Tigar_c� 7['ri�n�l.e, wi�om �he� a�.u�t cantact 1�_y 1aw ° �� �,�.loc�J �he Tigard �.C'x�i�ngle t� d�velo� cvmmerci.all�, � `�'hi� ap�,�l i cation �.� incoresi�teri�t w:ith �Y�� �f:a��. Housing Uoal (�aal �0} . Tl�a� �oal pr�va��� ��.�� b�.ilc�abl+� �.�x�d� fc�r r��id���ti�7 u�c� �tu�� be ix�vera�ea��.er� �2�d plans �ha�l encourac�� �hQ �v�il�b�.�.i�� at �d�c�ua�� ��ambe�� A� ra��r�pd h:�usi�g un��s aL p:��c� xangP� �nd ��rt� l�vel.s �ahiG�a ar� �c��m��.��.���.� tiaith �h� fa.n�ncia� ca�abiliti�s e�� O��gc�n ho�xsehold�a �7r�d�r �oaT 10, buile�ab��: l.arads x��f�rs �0 1ax�ds zn ur�art ��ic3 u�laan��abl� ar��� tk��t a�p I sua.t�bler avai].a�l� a�d neceasary fo� ���id�r��ial us�o Due ��� the �act tk�.a.�. the proper�ty w�s�t of 7�nd Av�nu� l�as alreacly been de�rel���d ��t y�Pn��°a� comm�gr�ia:i int�n�ity, �hQ �,�oper�y �hat i� t12e uu�ject c�f t3�i� appliaa�.ion is neither s�a:�tak�l�, availak�le nc�r nec�ss�ry for resident;ia]. ��eo Thi� appl.ic�t�.c�n i.s �here�or� inco�.sist�nt �rith �the Sta�� Housing G��1� Th�.� �ppla.ca�ian zs ���c� ir.consist�nt �ri�h �he S�tat�� Eco�anm�.G Dev�lap�nen� Gc�a�. (Goal 9) . .�lti�ough ��.he ��.aff asser�s �ha� �r�z� ���S1ica�ion v�i11 "p��v�a.d� �n at�.�aGtiv� mia� �� land us�s ���r�k�� hel�i.r�g s�i�r ca�nm��aia1 and �.ndus�ra.;��. devel�pm�n� an t�e area, '� as �isc�s�ed abov�, �iving n�x� to ware�iou�e�s�yl� supermark�ts will be anything but a�tractive faar pro�pe�t�ive ��siclentse The ��af� pa.�nLS ou� that �.�.� ar�a px��s�n�Cly ha� vacax��h area:�n hoca�ver, the rea�pn For Tilb5'� oi: this vacancy is tha�. �in� �i.�k�r ix�s tBiwart�d ef�orts at c�mn�ercial deva�opmerzta The Ci�;� failed �� provide an �d.�quat� stz�e�� s��tem gcsr transpc�rt:atian teo service aomm�rcial clevela�met�t in the Ti���d Tra.angl�e. Unc�e� the �i�t�'s t�om�ar�hen�iv� P1an, � callec�or �o�d was r�qtaired be�or� �x��r comm�rcially zon�d prnp�rty could be d�velop�cl e c;a.�y� of_ Tig�v�d Comp a �l�n at Vo1 e 2, a�c. �.]..4 , 2 . SCHWAEtE W(LLIAMSON c�WYATT (SW1J2/68Qt30/7273li�LU/5720Ub.�) T��a�d �Zanni�� Ca�rni�sio� Ju�� 20, ��94 ���� 6 ���d�w���� �u�h a� �v��ld Pall�ok f��med �n ��� far t.h� ��v����m�git �� ���tmouth ��a� a� ���3 �� th�t th� cv�l�c�or .ra�d c���d �� ���1ts ���� c�inmerci���qen�ra� ����d �r�p�r�y �� A �a����y va���t �a��y becaus� ��e C�t� ���k ove� �� ��a�� �o b��A� ��e ���tm��t� R��dg a�l �h� ��ale m�in�a�n�n� t�� fr��ze arz c�mm�r�i�l ��v�T�pm�n� �ntil ��� ���d �a� b�i1�o T�is ��p�ica�i�z� i� inc���i��ent w��� ��� �t�t� �c��omic �ev�l���en� �0�1 �e����� �� ���o�e� 18 acr�� �r�� t�� Ci��'s d�val�pab�� c�mm�����1 l��d inv���o�y a�� �����c�� it wi�h la�d �P�a���t�� ��r m�l�i-��m�ly ��us�yxg ��ich i� to���l� inad��ua�e fox �ha� �u�p��� d�e �� it� �roximi�y �a t�e ���or���i�� ��al��s�i� �nd ware��u��°��y, l� s�p�rxnark�t. In ��nclu����r �ha.s ���li�a�i�n m��� �� �����d ��ca��e �� i� ��a��sist��t �i�h th� S��te Housi�g � �nd �����ma.� Go�1s an� beca��se �he ��p�ir�n�� hav� f�i��d t� de����t�a�e a ne�d ��� th� change� O� l�g�I grau�d�, ��e �i�y �� �ig�rd �Ya�ul� �� ���v�����, �r e��npp�d, ���m ��w��o�i�� any pro����y, �u�h a� ��, l�csl.la�k°�, w�a�.ah ��11.� �caa.f;hira �h� Da��niAU�h L�1�» As ��nti�n�d abosP� ��� �City c�f '�i�ard px°o��bi.�.ed ��velr�pinent caf �he commerca.�l�y zon�d �anci� ir� t1�e Tiga�d �'x i�n��� �nti:L a cc�7.l�c�ox� re�ad w�.� k�tzil�, �n 19�3 r a sma�.I tlumb�� o� 1.�n�lo�Jn�rs in �h� T�.ga�d `��ias�g�.� fQr�n�d �.h� D�rtmr�ut�Z L�1�e The��: landowners a a.�cl�ad�.ng Zdlrv I�al�.ac�., waivac� th�.i.r x��.c�h� �:a remora�tr�.te �nd �gr�e� �e� b� bux°e�ened �ith the ��s� ca� �t�ae rcaac� �or �h� �a1�, �a�ar��s�: cs�' 1�.�'�:iz�ag ��I�� ���e�� e�n ���r�:�a�am�n� c�� tla�i� cc�i�i�t�:���.�1-° ������� ��ned px�ap�:r�i��d T�► dea�e�i�a� t,� �o�m ��i� �,�ISP ��� laxar�c�wner� r�lzec� ��aarz �l�e �:amp��h�z��3�r� Plan. �.� �tY�� FIa� ��at��, �"�he Tic�arc� Cam�a��he�siv-� �l�z� i� th� plan on vr�icYa 1�a1� �ase d.ecis�.on.� w�.11 be made f�r the ax�e�a wi�hin th� Tig�a�d Urban Plann�ng Area �lurinc� the �lar�xai,ng p�ri�s�. (�.�80-20C1U) . t0 �.�iqard Comp�°�he�nsive Plan, Voa.�axn� �I�3o L�n�c��,=n��s �°elieci u�soax °�h� Pl�r� and �Yae ur��ersta�dirag of �;he �ity th�t t�.e �ol.e g�uigos� �c�r fe�rYning tl�� �TI� �as �.o :►_xffi; tl�� City°s �noratc�ri�� �r� cams����i�l de�elo�mc��.t �n� allo� the cl�ve�c�pn��n�. o� �ro�e�t� in �.rcar�l wi�i� it� zc�axixtg d�sic�n��ioa� und�r �h� Pldn. �. � ��h� Enqa.n��x°s �2e��rt s�tYii�h s�ppc�rtecA �k�e frarzn.a��.oaa c��: � �th� I�«rtmouth L�� cdl�arly s��ted tPa� 1��c�awxaer� ar�d Ci���'s � ua�ci�r�i a�cling o� ��x� �ox�ma�ion �af �h� �,��3, �� f�ar�h�� cc�mm��cia:l � de�r�Ia�metxt c�� th� �:igar� i��a�ar�l�� �'o� �xampl.�F t�he �ngiz���r ofl aaote�, n [u]tili�.i�s wa.11. be si.zed tQ �er`r� �r�e ia.].�a.mat� �7 c�evelc�pan�n�t �f t�� '��c�ard �'ra.a�.gl.e i�a ����o��xsa�� r��.�� ��ca��a.r�� � � �l�x�ni�xg f�� ��s� ����o . . 6i �x. �, �a 2 , 3r� �.h� Publi� �ffcri.ne� De���ani��xt fo� �h� �a.mi��c1 �'�� c�erY��al ��rligat.�on �a�c�:� �that �Ch� �i�y o��er�cl �.r� r�ise mc�ney �ta fund thL zn�.erixn costs of �h� �uil��a�g �f tt�� ro�d, �.1�� �:ity r�pres�nted t�a �.h� �u3�li� th�t ��ie �o��� wr�uld b� r�pazd �ram �s��s�m�n�.s ac���.rist ��nefi�tecl p�o��r�x��, s�.at2ng ��.�� �m%�es�� SCHWAC3E WIi.LIAMSON 8[�dYATT (�'�?i63080f7c�.7�/KI.U/577_006.1) , . ._----`_ , o � � I 1 , ,I � �i�a�� �����3ng C�mmi��fa� o I �'tlra� ��l0 1��� ��g� '7 � � ����sa���� w�.�1 �� 9��cadl ��s ��a�+� �,xsS�������t����� �����+��tta�an�� ��� t��a� � ����5�����ie �� �i8�� �.�.���. ���,���°s��el. �`�.'����'h,�• .L� G����.1..�.��.g 4..AL� �I �c�Rad c������.ng c�o��aan��t �°�����.�e� �Y�� f�,�ac�Angs a�� ��� ��.c�in����� I �E..'�IOX"�s �.$lr�'� ���Ll�''�'�11.'�].�?� '4e�.�.1.1 �9� �g��C� '�� �S'i"�7�? '�:rl� Llli:.l.ltt�'�� I c�ev�].o�am��� rrf �tY�� �ia��rd �S'x°z.�n��.� ix� ��sra�u�na�ac� �ait�i exi���.�xc� . I� �1.�31ri�Yi� $O�° ��Ae �Y'�..-'a�.. 8° �3+:r �, �,7e �.�p 8. I �'h'as, �ta� ���r�nc� �a� •t>Ya� �a�na�t��.c�� o� �he �,II� �uas �1��� �, x��d�wn�r� �a��a1c� t�her�by� 3�� �.]L1�xvec�o �'nr��l�.y�, to d��v�l�p ��3eir �', ae���m� ��s���a�.��. �a��p�x��yos za°a a��c�x°�i wi�h a.t� z�nx�xc� c��s�.gr�a�ti�n '� und�:r ��� Gam�areh�n�i�rp P1�n. c?x�l.y '��.�: c��v�lc��m�r�� o� C�� � �rape�°�� ccaulc� ��ag����� tl�� ��.c�h ca��. aa� �, c�ll�ct��• ra�ci su��s �.s �, the �3a��mara�.� Rc��d. C;-� land �a�.ut�s co�zld r�o� szxppn:rt th� I a�s�s�m�n� �r►d Mre P�a11ac}c, �r�d �h� o�ch�� l�az�acl��n�rs in �h� L7C�, I �a�suld r��v�r h�v� s�,ppart�d th� I���, agre�d �ca b� �urij�ct �o i�.� ' �s�e����xa�s as�c� waiv�d �a.gYa� af �°emc�xa���°ag��e, �.� 'ch� Ca.'��r pa�c� I�, ai�cl��ecl �..ts p�an� �o d�wr�zo�i� a.�'t��° �1�� I,TD wa� comp�.���d, I L�.}c��ai��� �Cr���ia�g �h��e a�r1y aamin�r��.�a�. d��r�lc�p�n�n�C �aulc� s�a���r�� I ��a� L�I�, �.1�� �i�y r�p����xzt�d �o �1�� �a.aA�1i� �ka�� t�i�: c�r�v�±le�p��rit I �� f:Y�� �B��A,TD.l� �oxcdmm�z��i�� ��~��a�x�y00 �aeaulc� �uncl ��� �a�I� �� in�ves���s �au1c� ���o�r�:� ara th�i.r Nc����o� , T�ua p �he x�e].i�xac� a� ��ie l��downers i� �he ��ZSS c�n �tY�� I �u���°e de�r��.c��m�nt af ��z�ir cc�m���r�i�l pxop��•ty �a fua�d th� �,I� �as ure3.1. �CZ�caw �.o �'igard �i�y PZ�s�nez�� �nd r�1.:i��1 upax� k�y ��� I� p1a��er� in acqufri��� ��ie �ix��.n�:i.n� n�c�ss�ry to bu�.ld �P�� �i �artn�o�z�k� R�a�cl. 5��, x�r ���am�a3.�� ��ze ��rar� �es�.�.a��c�n� r�� �r� I �Iu�°�hy, wher� �M�°. I�zarpl�� coan�ri�ra��el e�m �am� v� tix� me�nea�°�ax��� 1�� I� ha� wr�.��er� �� th� Cit�r of '�igar� al�o�.t pr.o�aos�d �c�nin� cl�a��r�s I wi�.k�ia� �I�� �a.����d� Traar►c�le o �'� �I "Qa �lh��a c�n t�e se�oraa page n� thi� I� alocu��n�z��, yr�u �- I°�n quot�ri� �o�a�r wc��c�s. I � �uo�e, oH��a da w� �C�ep ��i� �upp���. of the I, maj r�r parti.cx�ant� i.ra thP Dax��mc��u�h L,IL7 and ��ill �flr�s:�der �ha�xc��.n� th� zmni�g d�sigraati.on ox° �h.�a.� c�esign s��.z�d�.rc�s in wa�� th�y find z�.n�al��a�].�?d e , a L�hc� wexe �he na��or pa���.czx�at��.� �rau h��. a.ra minc� sah�� you �'�o�� �.ha�? 3 �h� Commissicara sh�uld ta�e �ote, th�.�, without each of �he L�� Ia�dsawnPr�' ��r•missioz�, �.he C�,t�r flias d�amatically e�an.q�d �th� z��t�x°� �� th� ��ad the citi�en� agr�ed �to pay i�o�, in 1ig�� c�� �h�a.x pro�osed r.Yzanging of �th� Cc�mpr�lz��sive Pl�.n e �e�ore s�eking pex7miss�.e�n of this �o�nmi�sion o� �n.y otYi�r �u�li� �ady, �t7r� Ci'�� uh�nged ��e u�ili�ties` uridth� �tlnickn�ss anc� :�a�au� �� , txle Da��m�u�h Ro�d, �o be�t�ter aonform �aith. th� C:ity�°s pr�prrs��� fc�r. tha� :ompreh€�r►sive Plan and zcaz�� c��ng�o SCFIWA�E WILLIAMSON&W3'k7T (5NW�/68080/7�73/KLU{5T2U06.1) ..�.m....o-��_____..._ , e � �'a.c��.rd I�l�xani�g �o�nmi��ic�� J�xrl� 2�, '1,3�4 F�ge � .�o Fc��r r�+��cax �a����.cip�rn�.s �c� ��,� �c�c�1. �x�p��c��r�m��� U�.���ict f�r 9�a��r�cstz��a, o a �nTc�uld �.��r� �a��� L�s�n �'e�Zla�k ar�c� �or�.c�n M���i.ra and � ��l�t��.' �1c'b�.u� c°�E1c�.. 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(�}e�.y . :L� r'�. _ .. �r�.c�. ��t�r1 e3 �i2��. a.� xB e�.�s��.��' t� �5� �.n. 13 compl.iaz�.G� v�ith '��ae a�a�� ��l�s a�: th� n�wa JL��� e ( �.4 � o 'T'k�e �so�.r�e o� t1�a�. ��c�uirea��n� a,s te�ux�d in 15 � s�.��� �ta�t�.��? i� ,�o �r�� . 17' Q . Ar�d th��a is t�.�x� a �p�c�.f��ci g��ic�d ��� 18 f.c�r_�k� �.� t� r�h�s� t;h� c�.i���� o:� cca�ar�tie� �.�� :��c�ui���. �.9 ta c�c� that? �0 A. �'herE i� , arad � ciorn8 � xe�rt�znla�•r vahat oui:� � � 21 is . �1t ' � �ka�ata� ��rr�r� �a.v� y�ax's . �e ju.�t �c�zYt�aZet�d I � � � 2� �ur ��ri�sd�� �e'ar�.�wr. Q�L'�n i� t�k�s �v�r� ��' t�ax°�� �j - -- — � 23 �ears 'tc., �o ��rcau�k� p�r:i�da.c �:e�ri�r�> ��e j�z�� � � � 2�4 fi.a�i�h�c3 �ur� , �o a�.c�w� �.k�c�tat fizr� ye�r� �ro�st x�cavo 25 �we ' 11 �� g�ain� lthrouy�Yr it a�ga��, . I � GEESN'iA1N & ASSOCIA7.'�S ( 503 ) 222 - 322�Nl�IT� PAGE� V ___ __ _ � L�S� � � I�dAh��� �� o �9 3� 31. ' �. �1�.� ��L��ic�� ���rn �.� �.� ���� �. ��nir�� �h��te��? tp I � G a`�� .L�� e e� .3 � • dQ ��u2, ������ld�� n ��.�,.1�9i�'. ���. Ld.�.�� J.��.J�.� � th�r� , h�.s �h� Ci�.� c�f �a.���d �a�r��►���� a.aay , � � c:t�xn����en���re pla�. ��i��,��� �Y�at �ca�z° x�� �.vr�r� ��� 6 P,. Wi�thir� ��� triara�t� or,° - - 7 Q . Y�� , , � A, � c�v.e�� tk�at �vould be the ward . tr�e h��r� 9 �ropc��d �om.� �har���� th�t hagre �a� takPn effec� � � ', 14� y�4. � ara� �hrc,u�h �Q�t o� a co�ce�t pl�.� tl�a� �yo�ald 1.1. �u�gest that �� �ha�:l.d �har�c�� �Y�� car��ar��ien�irre �a�.an 12 k�ia.+�. Y��.��.° � b�ex� �ca�� ��t. o T+�� c��cad��l �.� �� �Ya�c��gh �.� fi1:1� c���7e�:e�p�n�nt o� a ��ecific pl.�.n �:h�.t s�ae� �.�te� � � I �.� mc��� ri�ta�.l . �AA�.:�o �ugg���.s t�i�.� tY�� cam���h�r��i�e � i 15 �j�t.ata �hc��a�.d k�e c�ax�g��l � I � :1.� � , R�ocvs l�t ' � �QC�� a��a��ide ��.e tri�n��.e , I� I I 27 Ia�,.. �.. ing yaigr �a�ric�d o� tim� , ha� th� Cat� c�� �'i���e� I i �.� r�n�.cL� �.r�y su�h cc�axst�r��.r� ��°o�c���1s ��� �3.am c2��.nc�e� I 8 � �.g ��:i.�-.�id� th� tra_a.xac�J.e �rh�_la� �ro�. �av� bpea� �hex�? I :?0 A.e Talk�.ng �bou� initi��i.a�g the p�op�,s�l L 2 r;�,t:her `chan - - i �2 � . Y�:� , ait�� ��xst - - I �3 A. - - ��c�p�inge �g � , _ _ coxz�i.d.���.n� �hem �.nci �a�.�sina� or� ��.em by � 2.5 s�m�bod� �1�� wh�r_� �h�y hav� ac;2:u��11� ix�i�.i�t�d � , GEESMAI�' & ASSOCXATES ( 503 ) 2�2 - 327.2 � �?C6�1I�R� .,,�.� P�GE,. �' --- : . I � � , � �.e� ��� ��td�.�:� �S.� a �.J��' �I'� ' / ��. I I �. � ����, � � �!li � � �So 1 C;C�.3'�B '� �AI.LI'�� �� a�.II� C'3l� ��� Y�i�3�1E�IZ� . I � 3 LT�L:+�1�.�7 TAi�s7.�?1.7. ��'!C°: CS..��' �I.SI��3.c'���� �GICi�J . �l�l.�lXal'�]_�11� I� _..... — ��.�.�.,._.a i � � c��r.�ges , �t c��al� r�or� �rav�.� t�n� t�ac� , z�ot �h� , 5 �i���.gzxa�a.�ra. c�f �hc� Ia�.�Z, I33�� �c�r�►rn�rc�.�.l c�r i ----- __------------ i � 6 x�sa_�.enti�l , but r�t�a�r t�.e �.eae1� �x�c� �rh�th�r�ma�� �, '7 t:rees ar �retlands ��.o�a1.�d b� s��reci in �, ga��ictxl��° � � �.re� on c��w �aid� +�he� r.aad �Yxc��xl�. b� �r �h�.n�� l.i.}�e II _____------- _�._`---.- -----------•----� �. � 9 th�t , bu� nc��. tlle land u��gma�:��n . '� 1Q Q . Ha.�� that b�en. yaur aso�n gez��ra1 ��cg�erience � 1.�. ir� t�he C`i�y o:� '�'ic�are� ax�d el�ewh�r� eah��� t1z� �it� ______-------_ . __---- _.._� � :'L� i� .zna.t�.ata.xa� �ome ��pe nf �onig� e �a�,a�x cqz�nc�e p �.t ° � , 13 fox znare �br: ;,:�cf �cex��u��. _ i��r�ae �h.ang��s a� op�c���ei tc� , � '14 iz�dzva.d�.za� ��e�i�:i� �ar�ei �s�s wi�Y��.�a �. p�.��ie�a.lar --- ---------- °----•----- �.5 area? 15 �� A. Ofi�:�n , ;anle�� �:h�r� ' � � specific ��u�.y af 17 the down�.o�;a��� �1r�a o T'���.��e ��s �oxx�� �gae�i�.l. �t°�ady° t� whi�h didrx�' t. xaec�,�s��a.1,�� �e�: a.z��o 7..ar�c� u;�� . We1�. , I �.9 guess it �i�.c�l . tnJ� �ctu�.11.y ini�����c� sc�me eh.anges tr� 2t) L-he �ext tk�.,�.�:. affe��e� tk�e lar�d �.�� , 1�.}�� wha� �rou s� � 21 coul.d do �r i. �. �l exi�ti�a� buz.lc3ine.�� � D�.ci�.' � c1�an.g� th� � � 22 zc�n� but �.� cha�n�ed ��e �.e�c� , �.nd ��a� aff�etPC� �hat � � 23 yau can c�o �vitk� �h� �ax�����r�� a.ra ��� ar�a a��uaac� t�ae t� � � 2�k L�.ncol.n C���.�.c.rm �T� �ni��.at�d �� u�ban ��new�l �Slan 25 whi.ch �a�xlc.�. havc� �h�z�g�d thc zons.z�� Y��d i� be�n ,� � GEESCvfAN & AS�OCIATES ( 5Ci3 ) 222 - 3222 �XXNI�1°T � � �'AG'� � �� � � � , E� M�7�t � 1�d��t.C'� �k� , 1.9 9� �I ' 3� i �. u1�ii��,:�t..�ly a����te� z�� �zY� °�r����� e � � c� , "��a�n� �a� r��t �r���s�.�r�� � � � . T�aa.t ��� �n�� ����p�e�.o ��� �Y��.� �a� one I� 4 th�t �:Y�e �,�.t� ��.�ca xr.x�.��.�,t��. ���� Y�road �c�1� o , � I 5 Q . �o���x�.g c�� th� �'����d ��:i��c�le , y�r�u' �°e I �I 6 �a�a.�.�.�� �naaa�Ya �aa.tY� th� p�°c�p.os�1.� there �a �.g�ee !i � � };��,�, 7 ��a�.� if acc�pR��d o� i� fo�tr��ll� �.�ap�ed �hat t�.Py� � � �n7oulrl actuall�r ha�� �1�.� ���'�c.t� or r�sult of a�tu��1� '�, . I 9 ���raeJing th� �eanir�.q de�ig�.�tions on specific ��.rcel� ��I I F:! 1Q wi�h�n th� triangZ� ; is t��.�: �or��ct? I� 11 �. . I:� tl�e spp�i��.c pl�ra r_e�ain��n.e�a�.i�ns w��r� �, �` I 1.2 �.c�°�:,�t.eC� - - � 13 � e Y�� . � I ' �� �, - - a�d in��l.emex�t�d i� �va�.l�. c1��n.r�� �:�� !, i �5 ��ae, : i.c l��d u�e �e�:i.��:��.�.:.c�n� csn ��eci�ic: . �I ,I � ,�. a.6 p�c�k.,�. :t::i�s o � ', � �� "� . Sca w�° r.°� ���a:�s b�xt �inc� �ou. k�av� b��:�. �' 18 witN�. t:.he c_�ty �raLt ra�e x�n �eco:L�.�c�:�on af �hat ' .,_ , A 19 occ�� �.•Lin� by a city- i��.���tc�d ��'�gc.����. a���rh�re �:��e ,I ,a ��� 20 i.�. s� ��.r� �itya I � , �� . �vo . I�� , nca� - •- �o� a.� �l��t f��k�ic�n . �� ° � 2� rnor� �e�c� ch�ra�e:� e 23 c� . �kayo '��.th xe��a�c� ra �caur p�riodi� _.�--�_ __._---------�-a- 24 r�� � :�w�s , a�c �ha� � c�1:� i�z�r�-�e�x� �aer�.Qdi� x�ev�ie�as , 25 ar�c �l� o��: yr��x ���.� �Y��.L. �r��.a j��t �ompl�t�d, c��.�. + - � � � GEESMAN & A�S�CIATES ( a03 ) 222 - 3222 EXNI�IT f . PA�E..�.,...�._..._..�., :i , ' EI.? I�lU Y �A.R�&3 �� , �.9 9� :�� 1 thi� p�respo��� cYa��,g� t� ��z� �a.g��.�ci ����r�c��� , w�.� � 2 ��i�.� ��rat b2p �d ZsCI7C �� �.n�' jp�x't of �h�a.� p�n��a��c� 3 ��.�e-�'e���' ��d�t�? � • � A�.. N� . � (Di��u�si.cax� off the r.ecord . ) 6 }3Y T�k . &�'II.oLIS : 7 Q e Mr . P�ta:rphy, :C ` m aware tiYzat; LC17C is � 8 reposi.�ory o� vara.ov.s master �a].ans arld t3�.o�e� thin�s 9 that ax�e �en�: ta ik: . 10 A. tTh-huh (�a�sit�ive re��ao�zse) .. 1? Q , Dc� you war�� me to st�p vahil� ydu' re znaking I 1� note�'? � 13 A, �t� . ' � 1,� Q . Qk�y e � wan�. t� make :�ux°� � ha�� �res�xr• � 15 undi,vided attention �o �ou uxxc�e���an� r�y c�uest�.o�. o � 16 Th�n i� �ou �aax�'t to ��.op and :make na�.�� , j��� tel�. � 1.7 rn� , �+.�.d � �i�z rna3ce �u�� I give yo�a the appar. �un�ty I ]_8 �to do tha� . � 1y I ' Yn aware tha� tk�� LCDC w�ul.d be a f20 repos��.�ry far the va�'io�as �lans �hat the City of i I 2.1. Tigard ha.� ha�. sen� �.p �here for r�vi�� �ince i� ' � 22 been r�quir�d �o, but� d.oes �Y�.e cit�� a].�o keep �ho�e I 23 thi�a�s in an �ggar�iz�d, chrr�r��alogical - �ype f�le 2� snmPwla�re? �5 A.. Tplr"3�� 6JO11�..�. �E }:1T]C� . I �L1rJpG5G . �� )£f.'�'�J� � GEESNiAI�I & ASSOCZATES ( 503 ) ?22 - 3222 �cr�1�� � PAGE �_� e ... ' ... I . . . . .. . . . . � , �' � � . � � ... . ., � � . .�.. y� ' . �c g� �g�gq �d (�9,�p�g �j pq� q .,.. . . � �� �. � . ��I' f . L'S a.0 L A'4�.0 .� L b��Lg.4�r SS ,Ka 1.7 �9 .d.�:��."a�� � .. cy ! . . , ' .. � . ' �6e. . .. � �a���.�a� a��c�� p��: t��u��nc� ������ ���� ��° � I �a r�T� ����� ha�� ��c�g���� ����� �a�� i�.��rix� � 2 �c�s�a��la3. g . � ����xXa��.o�,s �iea�.�.�� ��ri.�� �.�.��� 3.te�n, �a� an a,�.����� � re�u�.�.t:�Q� ���i�g �.11 ������� h�ve tra hav� ��� 5 �t��e� ����s c�z� �h��ta �� ��rexi �i� #:1�� g.o�i�i°��� , rn��'b� I 6 an i�.t�x'i.m xegu��t�ox� a��a�.� tY�a� �ag�h:�z�. �. -° - �s�.�kaira , 'A �ra ca�fi.c� z�rae ��aax ���x�ci �xxilcl ari.�z�.ti�� �aznilyo You I (3 }�a�av�, r�ere vr���1i� b� - - � ���.�� � m�n�i�srz�c� �. b�i�,�� a 9 A��, c��� �� thrc�ugh far a f�w mon�h� �r: ��ren a �re�r �� 10 �va� unti.l th� f�.X1 ����.��� �a� �do�ateci . We de��.c�.��. �.�, �h�re vaas z�c� ��cc� ta �.r� tk�ar o �.� �Q � �°riex� caa� �he €�e�os��i p�.g� c�� ��Zi� c�cs��arn�r�t � I �.d �._._.�....... :L3 �ati - - T " n�e c��aa�.ix�� y�u.� �c�r�� e � r�a��a�� , �°�ca�a �.c� �vr� ,.._----- �.____. o� t� l��ep ��.� su�p�rt c�� �h��_.��g� ` i�ipax��� �.x� �kxe _.-._____� 1S ����mQ��h L�D �r��. �ti�.l c�sn�icl�r rk�ax�qir�c� �h� �orza.ng� I �,r._.._.._.,..�.,,.,....�,._.,�_._._..—____�......._,.._._.� -----.----- ..�.--__ � 3.6 ���a.g�a�.�ioz� �� ��.��.:� r����.��. ���r���.�r3�� zra vr��°� �1��.�. .-.-- ° �.7 tY��:�r f irac� ����.��t�ble . �� ;-------- - �� 43ho r���°� �hc��e - -- 19 A, DoE� �.� �ay YP z�r��.ng de��igj�atior� c�r de�i�x� 2Ci �t;andard� " `? � � 2� Q . ��c'J� . " Dic�.. � mi.����.�� th�.t? � � � 22 A. I th��.a�M.t y��a. s�id "ande �P � 23 l� . T da.c�n' r a�.�ara �a a�� a c��.de � �,� \ W�ica w��e �h� znaj or p�.��icipaxa�� y�� �.�� �� 25 m�.n�i wheri Zrau w�°eaL� �k���? � � GEESMAN � .�S�OCI�TES ( 50:� ) � 2,2 - 322� �c�t�l�°.��.�.,-- ����_..� �� � � , �A �TJ �' �.�Y��C l� �� , ;�.��� �� 1 �e �'s�tx� �e�� �� p���.a.�,a�����,� �c� �.n� �,r����, � � ��t��e�v��ri�r�� D�.e���.�� ��a� ����,�a�.a�ka v� .,� �3 Q . T�kj.o ��� ����"? � A. '�t� ' s� �ha�g�� ��se� �.h� ���r� 9 ia�z� �are�}a�.�,+ly � ��� ��rn� �s �h�n � �axc�te ��a� , �cstzle� ka��re b�en �►on 6 ���.�.ncl� and G�rdori �fa��i� �.m�. Sug�x� �i'�.��� �arsd ��� ----�._ - --- �---�---------- ,._____-m-- ? 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I b�'1"C��E' 'G�1S'l'.� .L �..1i1.T�.8�. �G� dV'G'T�"� �'E��z'Z°1TS_7 I � 9^-^ � 23 to a�.�.exx�ati�cr�e D thc��� o '1'h���: c�r�,� rtt�yi�� fi�r� maj �r � � ��: . �lt�rr�ata�r�� anc�. � lr�� e�� ��ia�- caff� c��f r�� thas� . � 25 �c� c3e��nd�.ng o�. t:h� alter.native , sogne ��e�p�rty � GEE�T�IAN & ASSUCIIaTES ( 503 ) 222 - 3222 �3C�i1�1T Ps4�E ,.�.� -- — .�� l�s�I�iRAYA1618i�mfmlf�+�vR1��I�lOA�B . . �_ < . �. .�. . .... ,,.. .', ... . . : . . : .�, �. . � .. , . .. . ' �I) f�l�'�2,� �,�R.C.°�� 2� r ].9�� �4 ]. ��rr t��.��ia�, Gu� an� '�������, �:nv�����r��� � . ������ � � ���i�a�.� 7.�t� v�a� ��i�.��xa a�a�. �.f+�����r�.xc�� , ��.�.h �e����t 3 �a tY�� l.�.t,e��. �r��rsian ca� va�a���ve� a�� cn�.t�ixa�e� ix7. �4 the cc�ncep� p��.�, ca� �o�. cc�m�sag� t�o�e for nt�� 5 �, . �a� tYaat agair� e I da.d�° t �s�d��s�aa�ci �l�e � . � qu��tiean . . 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Th��d c��rng��woula��zrdly �IO� Y�e��ix1�S xLA�11�Ad�d.iLi�Ii.�I��SUTA�S, 6t�111.��it EF1�S�KFl�;ti1z�C c�'fg811�:Y�T�sral.�'! i��� i c�.�amic�az�hiii���r us arx.�t.1at�t8 th��i�.t w��e�v� a� n,vt�b1� tc���,s�i..°a��h��a�d c�s���r i �he�T.1l�. �. . � �is yc��a �°�r.ft������rr�1,��a��za��'s p1a a as���at�.rx�t.hG����t��a'�aa.���x�'� ��amc,���al���,�zs�l��xaa.�.ran�af gr�fe�siAnal c�r�nme�c��l,�ax��r�d�etflaaz�. °t�Vt h�����n � iaval,��ci iu d7as s�t.�since; 29��,sp�eifi��ll.y be.e�,a¢se it w��n�i ta allcav+�a t�ta�l�,o��Gi�l iz�z�oject ta�dle�r�ls��df� �w�k�aowm Yh�.�th� w�.s�v��vc:n ���mot�cha�n��tina�t�sis ,•,{op�:xiy��ulri�e zt�ned.prof�ssi�n��m��ial,we r��a�r�wrsttlr�ha�re b�mt ar�vodveai wi�:ttr. w r. ,it, pn�iscussi�g t�1�prafes�o��P cr�u�r�s`at z�ra��ftex�fais ra�etiilg`vit�r�iA.r��acau�c��c� d.��lc��er��v�f�auasd�hra��v�c4�at�.�oe gave cr��d�ur��for��ice d��,������aat,�v�n if�c �a�ci fQ�the�.lLi�� Iza �'�ct,��e d�v�1c��a��Ci aas�a�th�.r�was�nou�a�ff�Z��uct a�r�ad�ar� the an.ar��E tu�e a3��a.r�d foa-th�ncxt t�n�ea�s. 5�condiy,�cnk�c�oaf9s p�propc��s�.pa�ls ct�r�y on e�ae�ye�r eurv��f Z�axa�outt�. Cerr�.�sly.f�5 I2UI4-��a�Iiz��.grar�c 1�at�i�t t�ae c�sost d�nng�rc�aa�Ic�a��n an a�agh�peead.sa�.d m�k�s paoa°pt�an�ng��gic. ��s�crcrr pla�nan�is r,�rtai.�ly e�.z�,rb�!t►y dae f�ehae�v�n�£th��it��uvr��zld l��vill�g ea�.cquirL�ur 1�.nd,t.hey thea�i�vai�lci t�e�ac�.�rh the ve�t�y high Ia.i.�7. �,..SS�ssm�nr5,sancc die park is��� u.naa��iat�ly�andguous co laarcmU�th�oac�. �#.dditi�nall�,shc�w°sn�a ana�o�porei��z c�f o�r sau��r�y P•�1��`Y a�avet��ra.ds wit�a�ut�forx�� �✓e�.arfds st�ad�a,�..�o sh��ars po�r p1�g ,�Ldg�ea�t, Fia��y>�e p�g�,s�p��a a:��he���g,�g�i an t.ka�at�t d�s nat l�zxd a�l�to e�i.��te�sei.al re,37it� t���7artxz�u����d�sffine�3ay�x�r��ov�2�7 Eo�i�l�c�i.����.rd. R.��v� �.ss�d�ci�s�,�s�xs�t3y�;csz���d�vat3a l�vi.cm�nd�rf`s prop��ti d�v��c���e�e s�;����1��..��s f�e:��c�e�1, whxch�.��y��i�o�vvc�u1d i�gls�ate h�.s autdnter3.pr�j�c�5�,�ai.�st e�onsarXaea�.-��1 c�v��sapment ia��t,ead a�f��nco��Z��logi�al�y��l�ee��ncE ar�haee�tttat'�ty�s�p��ble psoj�ts with i�ecgr�ceci lar�ds�api�g and si��g�2�ria. �xgis4�eing�h�et�ariun�f st�� �omffiercial buildings and fre�staridiz�g pa.ds in this markec area m.�kes absoiutely no pla�niag€�r economic sense. Of3(�6�C ��i�i�',�,,,�.�, � -- -.�.,�.. 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' .' ��. ���a� , . � , . � � ; • � '' f I Y res�c$trael�a�ts1�S�y gu�c�a4�.��St��8�. �t 4h�t R�t616e I��e� ��ut qh��ev�l� nra�ttg��'UtC . `1°r�t��i�a��4 w�aa�ls�d��c Q�r�City'���tpt�d�td��xd�r��p�sc taf tY��''�r��re�t��bt� 6D���':�1633��4�-� . ;; i.. `1 �� th���.�d�t�y w�.ct�e�d qe��4B�y�tail�P�ve9c�pa��c�� �pti•c1����.s�e��r��i�c�t�g4s �+v�s�t;cas�.vu�;t�e � . , I °�'f�� n��r pled�� co e,�cav� �3�cr���q3���r��w�s�e�y�a�b�ur���n� co u�m �� thts��a��0 w^����t wo .� :;i ��uld��d�� � r�ss�pnit,��r�t t��.c�n:jc�e�r�tc�!����t�t a��t r�ur�c�Je�.���le��1�.sb wr��,Rd E��s�cr�rla� � . . � �,��. �rs�'v�ccga��t��y,Just lats�tt�sc�R� �h�.rd q�ltb� !�ay���adt�f Oha4 t���:lt h�d h�r�d a�►I��n�n� , � �� i txat��ut��t��s revi�w t���nt6r��It�t� �'����'x i��►�'�'rl�t�i�. tn c.�t�spl�tc d�t>c��cf a��°thia s����, t :�°�� -:` i �aflt�d� �4c�r�hy ���9 e�as�r:�n�d t�r���r���c� not�n�y was�t tr�e� but� �e�ct$r� �ra� s�R f� �;� � � J���u�6t€� tv�vl��r�ht�r�t&�I�� r�s�al���+�'�hiS r�cw��a��t�,g��'�rt �vi�h ch�����c�Ys�� � . ` : C�r�rt�tssg�ce. A,� Y �c��d y�u, i �tt��s�� �6��s tr�etSn� a�d w�s cx�r�pt��tt� s�ock���at tha - �°�rt�e�Y��t �v�s propa�ir�$r�rx��r�� ���on�y �ur t�n�o b�t�I�cs th�i1�at��ns' larec�. ��rther,tF►� . = . ; . �ro�rs� pinn�r�ncer��i t���ii,c���w�u1�g�t� �dlr����sh thG s�3t8c�oF Cub ��� Poil�:k �o .:;` ; 0 dco�etvp t��elr prc�pe�i�cs�ay�t��c��sn�a,��i�t��� �t-dGvCtop��at s�a�.ntiaa��e ARy s�c�k ��c� ���E � .� ' . .. c���rm a� sc�ing �hts�r� �d��1an�����h�g�e���Yves �u�d cw� taastc #ss�ses. ��,�q,��y ;;; ; c� p� � ��►a���s ta t���onin�t�C th�°�'�s�np�c Isa �s��r�l �nd t��Mtarttn pr��¢�y s����axly, t�lfll . riea�r�►rr81���the ?�°t��r�s ��c��tii� !�fl���g�tdit�t�ta�4�p�a���tits. S��e�iE,�P by �t��-���n c}�� �,��I�� '::�' ' :��:;'-< � �� �,r���rd��cOe�ps�s�e���ad�.rc3��� ��e�e�99$���6�� �i$4��'�.P'$��b��,�v �G� �f�t3t �S�C���C9C�P3$ �n+34 ' t .P ; ��a�araac�a��le��th�t�,v�.,s, �'�a��Y�r��p�����n��bt� �s�r��-ir�g a o��th� c�c,s�vctic���f _ : ���ve� �a it���isd�B�cG��v�����„��e�f�t��°�����i�e �l��lya ����v�s'�e �,�u3e �tctt�a.�c� tt� .... ; ti�d t��t�3�m�j�r plasani���cl1����� ��4����t $�vhs�h r��u�d �ice.���y�m��ct ��c��a�������u� � . � prap�4y,ur�t�ot�t��a�b�is��is�Ca���be�. . � : � :; '�°����cx w€��i��c��yA v��h��� f�c���t l��,��t�d h� 8�f�rst ��tt�� ���h�Arti+�i��.�v�b,i�,��sd wh�n ` . �i'�ffi�`1�'ff,C�1C3��}}t}}�1�3��0 �C3$���i 19��i�CC�hu��';C9Y�S"�"P.�CQ�{3�E t?���l�X�Y�it7t3E�i. �U�[�t� 8�`9g� �lY�IYC��ii6��� • L Yb . �� au����r��y��r� th���c�����hd��t n t3���� fr.��ata� 6���P�sr¢�be� �r��Br�� thi� �aart¢�e cracal� • : �v�ra�a�rT b�t�ts ���-��ca�ei�� g�ta���s��cdS�re,,1q�h�►u���l�a9y r�r.c��rst� b�t��'�{t� 4.�a� � ; �sa,���c�ca 1R t��,.t�ht�h �t��d3����c �'���;�I�, vrillr ����u�� by�iae�3n an s��se-�c�en� � : ��w�uit�to e�tac� ag�ir� gt�a��h�€��v�l� t��t��f t��'i'e��n��eg a�d�2)�r�srgati�all�r'lcr►p�ct t{�e . � .:'. ;. �bllity�'+�r th�I)�ra�Uti$ eY.�. tc�'b���ondtx9r��rt�tt��p �ti �+�+�ld c�k�rt�UCE,��oue pro�rcrtics �� � ; �xnl�s�bia nr�c��nsa�c�b�a� � � . , ��, � , t �s�e ya�a t����oc9 �h��ity�o�sncJ6 0�('a�ut��rfas�,�;� w�k �v3� chcri�e i�pron,�ttr�g t.he � . �:c�rasts�.tctlen t��1q�1.'�'�e�t�a �ac� th��$ev���pt��tt�F�t�t�°stast�i�. �l��rac�aeac��� eh�m tc� rac�t � ��r�: I�:t e��ar joi►�t�f�'orts �a t� w�st�o ���ardc����t1S�r�ths¢���jadr��e����v�r� are c�at �.qse�c�d��e-�, � � ' `;�: �hEr�k ch�Ctt��au��clt rtsa��c �'4���(�C(:T�iR.t'd���t��d� �d ��3G�����1�r ic3 c�flh�.0�t� �dG� t�3 BS���r��ti4�1 . ' ''.% = a �° aor���g�n durs, t�Sarti��'s,�a��°s a�ts! pc�t���`�tenc�,�� ��d���y che it�ap[�r�t.,cncfon� �,�'this . � �ala�r�in C�or!�nli! scac�actir�►r• aE��c��I�as��zec�u6h l�oad��5 b�Cr� C�nStc��t��d aa�d v�� ¢c�cic��nl�f�t� . � :��: ¢ � t�nd���en. , : . . �; • . . . �a '�s�.k you �e� ereuch �'e�s ye��e k��1Qo , • . � • . � � =; � �,� ��ucs��ry�3ye . . . ' . . � , � � . • '�_.S°��tl+i INVF,�T��t�°p��p�Ft'�'i�?a °���I • - � • - �.���-- . � -. , �-.. .....L.� ''� ROt3�,FZT �;, I^�tEFMAN • : �CCC��ral f'artncr sf�,� , ; D00�°�� �X�il�lY,� . , pAGE�y : • ' � • . ' � '� �X 6� I � I i' , �°l�i�T'46�1 i9�if�a°C'h�'b�E°�4�°� , �z�s��.�nt.�zr��a�a�i��v�� �/ �/ �a�AR�,c�a��c��s�a�as . - 7e�wKC�►����ao�aer� April 20s �992 � r iVtre ��rl �oluesor� �� �# Chairma:� � CI"�'�'' �F "fIG��l�.13� � 13125 SoW. �-Ia�l Blvd. ' Ti�;aed, �R 9�/223 ` R�; �oning in 1'igard "I'riangl� Dear Cart: I rvauld Lik� to applaud IJC'C� �'���'s mvtion and reCamrnendatian ta the Tig�rd City C:�uracil t��t tf�� current t;�en�:ral �ar�rn�r��l. a.�nir�g for th� Ti�ard 't'�A�r►g!� be m�iretai�ed �s cur�rentiy ste�ict�ri on fh��ampYehensive F'iara xanin� �nap. TB�� IViar�ins are ir� u-tter disUelief that th� pians�is�� of th� 'I'igarc� Triang9e has ��a�i�ed tt�is flev�l wi�hout dire�t inpu� �rom �e pra�ert� owr��rs. We are aisc� �ery d�s�ress�e� #h�t ta�BS m��tin� on A.prAl 2QD 19�2 is the first r.h�ce �ve ha�e had to m#f.�cially �estify against t�-fie �roposed znn�: .°.hanges� T'h� RA�.r�in� have made �t�eir �osirion c�e�r a.t �a�•lier N�'Ca �4 rrae�tin�s tha� they �darnantly appose �the r�zoning of their 27'05 ac:ces of General Corramercial �aroperty to r�sid�r�taalo ��rth�rrraore, th� tv4artin, fis�d iY scac�dalc�us th�t 'the_Ca�y is rlcyy✓. ...� ..�..__... trying tc� h'sde -khe fraffEr capacity �robie:ms in th� Triaetgle t�y dovvn zoning tI�� pr�perty to a use that gen�rates less traf#ic. � � Th� pres�nt problem c�f slo�v commerciai retaiP develapment in the °I°igard Triangte Fas r�ot ��� caused by lac►c of deinarad for ceYa�t a.�s�es, but by pers�ns and entities �ith speciai .in�erests that have been �.bie ta infle�ence and �:�ntrol de�i�2� on a camprehensiv� firanspor�t�ti€��i plan for th� 'Ci.ga�d area. T'h�y ::��� to he rc�o$AVated by eith�r savi.ng �ilezr pride or not being required to spe�d the time necessary �o proQerly aesigr �nd implement � workable trarasporta�io�a systern for the Txgard "�rla.rbgle and th� highways surrounding dt. �'�o oft�n Yhe deeasions af on� or �ua p�o�l� ace r�presentecf as beA�g th� Ctty or 0�3C�'I' backPr� cleeisions vah�n i.ra fac� th�y ar�� �ft�n und�curnen�ed paliticaf d�cision� contrary tc� the factual c�Pali�ty o� 2he ar�a and its highways. �'he Plar�ners tha�k are adv�cating reducin� the amaunt of camrx��r�ia1 las�d sho�al� realize that �cepe€�4y near and with acc�es5 t�a high�vays wfth high �evels c�f traffic as a tliminishing cesaurce al�d sho�uPd be preserved f�r its highest and bes2 use wh�rh is . commercial. G o��s�� ��r��r�� PO�G�,_�,.--R..,�,—, ��c°1 �oh�or� I��� �� 4/2(DI�2 ' _1 ���� � 'The ivl��yns �av� r�tatra�d th� rr�ost q�aa�afl��3 �����r� ir� th� cmur�try �� d���lnp a �cann�le��ly w�rk�bl� te°�nspor��a�� pl�n far th� °fl�ard '��-i�r�g,f� �nd ��h� �c�r�oe�ndta�� high�v�yse Tt�� plarz pr��p�i�� Stl$fflCfl�A$ $E'��`�flC �ap�cl�fiy f€�r � 1�n5� �icaa�d�cet crf th� 1"z-ian��� �aa�thout sa��Ifi�Ir►� th� ��c��d�rci�.l l�r�ci e�s�sa ��attxer����, �h� p�� �vhie� is �h� �xt�s�saon �� �.��trnc�u�r � �. �iv� ��a� aet�ra�i �������� t�aa� irst�rf��� wl�h �-ii�hw�.y 21' �nd taltim�tely �ma�s��:cts tca �ali �3oul�var�� �a�9 eli,c^n:nat� the n�ed �m wi�ic;n Hi�hvvay 9�9� tc► six l�n��. �,i�l�s� this �x�n�p�r$���r� p��n is adespted inte� th� C��p� �� '1°�.��rd°s transpcast�tian pi�,n imrn�fiat�ty, �t7� �1an altere�atav�s w's!1 be f�r.eclosed �pcsr� ��s� t� d�si�ca lim's�ation orggs�a�te�g frorn �he ��e�struc�.�oro of th� I-S/�-Il,g�a�va� �17 ir�tsr��eange pr�ject. P�Uperty owners i� the Da�trv�o�th LII� ba�sadari�s origir�ally d�cid�d to pur�t�e th� prcaject b�sed or� the f�c� th�t they �oul� eiev�ing the.za� prap�r�cy as cecnmer�ial retaika ther�by absorl�Ang the �xp�nsEV� str�et �sessmen�s watti a. high er�d 1�r�d �s�s. Td.ober2 Pre�man �f �Xle�tern ��sv��tt.rnn�s�t �'r�rpes-ties pu� it eloquentty in i�is �a.a�uae y 3(�, 1�y2 lett�r t�s Edwaa-d d�illurpE�y wl�en he wr��:e: '°Thes� changes wcae�ld _ sur�ly aflow the IvI�.rtir�s �p �il� �d'di��ic�n�l, Iarusuit..s, wtlile at -�h� sar-ne �i�n� cert�xaa-+Iy �sminish th� �c�ar�c�mic viafl�il.�ty f�ar us and Cub to the pAir�t wh�re w� ar� not a.bl� xA justAfy t�� }�orad cc�st for tha� LI��' Tt h�s '��come incr�asie�gSy abtriot�� a��re� th� la,st s�ver� y��.rs �b�at �he City a� 7'ig�rd w.ill stop at e�athin� �c� �,�Y �he 13�r�oa�fii� �.TD b�ilt c��g�rdl�:ss of rvh�:thce� it will praw�zde �h� r�quir�d traffac capa�ity��far all praap�rfiies �t��� ac� paying fcar 3�m � � cl�ar ex�.mpfe o� tt�ielr a��itude: is ifl�s�ra�ee! ir� �he �JJ��Y��A.�. ST��'EIV�E[�d`f (�F l°F�� CITY C7� '�IGA�� rei�tir�� tcs Lie�aa�ter� '�ax �.ec��r�.l C1bli�at�or� Bpnd Ar�tici��a�AOn Pvc�tzs Seri�s 19�2 fc�r th� I�,�rtr�a�a�f:i-� I�T�a rJn pag� IE under Econc�rraic DeNel�pzra.�nt it sta��s fihat: "t+io�t� proceecC� wi1! �� ��sed tc� �urui ir�f��str�cture impravecne�-sts �or cY��re�op►�rrer�t �f fi�ais pris�e �:oerp��:rcial prope=_�e`� �er��hasi� added}e � Ii is w°►�csnsciona�Ae arad de��gtive #or �h� Cs�y �� �dverti�� in ar� offirAai d�acurn�nt _ the sai� af $2y64.�,945.60 in Ger�eral C)bli�atian �on�s to th� public whil� re.�resenting ti�at �h� Nate proceeds v�i�,t b� us�ed f� fur�d infras�Cruc-ture • im�src��e��s�ts �c�r dev�eio�r�aerat o�f prisn� cQS�rn�rcial propertX� �ah�n i� fact �h�y , �r� sim�titaneously promotar�g a chang� ir� �ora� of sai� pro��r�y frc,m �'ammercial i t� r�sid�ntial. �'he Il�artins urge the N�'C� �,�� tc� a�n�Intain it� ��es�nt �sltdc�n that c�rrsmeccial ' �. �onircg ira the Triangl� b� r��t�ir�ed a� c�rr�ntly d�s�Zlay� 4n th� Cor-s�pa°eh�nszv� � PY� �C?FDBII� �c��?o r�rther�roar�, we e�eq��s�e th�t �th� I��'C? ��4 redic��t th� �i�y°� � rnisg��d�f pla�ning ��for�a for th� °�rsar,�I� aw�y �rca�a �anar��;p and �onc�ntrat� on � �e�lt�ir�� #.�e tra.f�i� capac�ty Qreabl�rra by addir�� t�� L�arts�cr�s�h �ct�nsion / I-�igi��array ,� 21� Tnterface prsapcasal t� the °frl�n�le Pv�ast�r Flas� arrd �rh� `�'zg�rd �c�mprehes�sive t� . 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Scate< and loc��! ineorr�� t.axes �d �cher tazeso $ n �nv�stm�nes sS�ouId bc�orr�partd f�r 2h�ir afiAr�t�.��tu�era tp�f2c investar. I �.ac°c�m.G'T°�x Treat�en¢r�P�rigina�I�asc 1?isccaunt I '�°h�e Nc�aa� kAeing inetially off��d�nd s�Id ¢a che publre at a pxiee ev�,ieh will e�sult iro o�agin�)l 'ass�disevt��at �'�r�ed�x�l u��om� taz puc�cyscsa k�c a d�s�aa�,t���a ��'�e����d arcr.t�m���atrr��nc�f or�,����ssu�d3.s�o�anto � se�"°I'��ert�pei�n-�Tax T�ta�s�s�t�f�ra�inai Iss��e�Llis�cwnt,",�r.r�in. � � �fo�'�g�a�m�4's°aerr to����ritya�,�a�o��iw��ei�v���t �^ � ;,� `T�c Aiaa¢� cfo �t �-ay i�,t��c,2 te� �6a� 4�lde�r p�o� � a�atu.�i¢p oa° c^�empr�acx�. int�a�sst a,cc��s ��d a���� � s�m�adasa�tly mv�r the life w�'���@� ncsc�s. �ff�u�ely. �c lnt�r�i i� aud�m�aae�ily rei�a�res8ed �a B �ns�xane��,1 �t� b�.�i,c ac t�e �ppcoz'se�,a.�e not� �s�ad wa nnaeuriey. I�oer�cr�er. au6o�t�ic s�anvesiss�Cne p�ar�n�.s �n inv��xg�e� reiavext�g a.naer�st s�-�is�g� at a 9al�her ye�i� df' eraB�a�s� �te$ arz ha�h�r �s shc time o4'r�in��so�eoenc. �1sc�. ef� m�oncy i, s�e�ded fos�t���uses,� iravcs�€sr�s�cst csb�irr any funds fz�onz a not� �eaor to a��te�a�ey rsr r�ttl�r�sptio�� c�ithout sedlar�g th�ncrtes. Se�e "3v1�lc�t Itisl:."' r . 2 0�'�`�:�.�t�i��r� �A�� � ' ,. ' �L,�EC�L YSSU�S �ELA.TEI� �R'1'Fvt�t1�'�€ �.I[���if�,�lEC°� I • C3y��s�es�ss ��th� pe�ja�� havc filed nurri��us laws�aic� ��k:1n$ to prev�nt ih� ���ojec�. 'I°��a� latigaaon h.aa� b�a� fles9 t� �ta� ��sttflst$tr,ra ��nty �ircuki �otr� o eh� �g�r� �nd tJsc �o�rd o�'�pp�als, �d Iviari�n Car�nry I �fl��ait C�o�. e A�f�ti�a e�, �dey�f�°a�w°d<7� C.3el�pp 1�1, 7T� � ��1� �I��e °I'ha�� w�3 &1�e�eti�s' ia�nd� eha&I�aa�� 6,� � I.�o 'T'h�y ci�a�ec[ &.!�¢ �� �'����cs oS �a� �,�D e� �1��$� i� a n�rr:b� �a�' re�ect�. '['� �4 co�rt�alc� ���� th� �d ffcrr th� �ecy � �ll �l�a.���< °�'EEa� C9c�g� C� �f ��a�s E�rd ah�A�sYaaa.�'eha�ll�����e�e9a��'c��d�z��¢�e�,����ri�h��a�e�e.Pat,�rad af�°c.^�'�ci a�td�f��iad�°s r�afl�a�so °Y°hc Cau��ff �id��c���r�d;�f�,nn�c�d by t��rtt�o ira �t�ss�a31�6�n��e,h� g�p�d����1t►�a►t� c�esede as�'�Hc I�II� bc�aeada�Ia�.�e a�� II c�e�#'ffiat�c�a�ra�f Y��x+�d�r��an�f�.kk�nly sncluded ipe thc I.� �rt��a�t�o 'Chh�C�g �� � �►R��ce�aia�6h�I,D�tca t4e��ety�'ac����¢, '�'�.i.s��s�.a�ti�h��u�t t�a��Iay gcaflFo�v�d P�P�$'P��c�in Eergnan��h��.�9. � . � fyorc�o�a�.Il���a,c8 al.�.t�8ay�f�°e�g�d.Y.�,1��I�ta,��--�}}3a(S�p�erab�r l�01�►�$j. F,��his�.it�� �Yaee�rss< �l�d aa� appeal.�th tfac T..�nd ZJse ��a�ci t�4'App�als. �h�91�e��a�� tSs� �i�y'� aAopafi�n �t' ± �rdis��ce 8�--�,whi�h amondec!�e 1�8�i or:iirianc�e1aa�tsad est�bil��ee�tDiw L,ID. t?rdia�ar���$�-0� d was �dopecd, i� pazt, to c�ex�E tt�� c�e�eiency �ic�ted os�e by shr, Ceaaare o�' Ap�s bn Bhe ease • d'ascvss�d a"s�vve. j �UBA a�d �3tr �at �aty, deser�►inin� P�c 4�s�tIliaea�ce 8�-13� w� e�oc ta Ias�d u� ��eisaar, �ithan� � I.LT�A's jurasd.scdc�n, ��d, �ver� rf i¢ �v�rre. t4ee �ctitis' chaifl�s�g� s�+as acRuial9� b�ed arpun a su�ts��d dr�'t�g��rs�nk E�c�✓�� �h� �acy a�ad th�t3a�ege�►a l�par�tre�.�nt caf Ta�s�rr:c�atit�e�,�d eh� A�rti�s'had pra�raded��basis€o�1L�I�Z,�.a�rs�vi��v 4�iai�a�e�$�13. a �ordosa�?..�artirs. �t�rl. v. �'it�r�f?'iga�d, ld�i C�r��an 6?6(T9�3),r�vr'ew��'�nfe�'�11 �r 60(19�'U). Is� �hi� �as� �� kv�artans �l��.11�ge� th� °r�lidiry �f�he Ic�a1 im�vca��nq d�srricc os� t8�e b:�is t9wc there h�cl�Z�s "subst�nntial ch�nges" t�the�.x�subs��.��nt tc�it�foranatio�.theecb��eee�sitating ch� ��Yy�(bt%e1C'9I @(3 �'eYt1Stl�,tte �Fl� g.�F7 �fDCY's's�tio[I p�CSS. '�'i��tSi�.I Cl7�YCt�Y"ddlied S�'ee �1By�5 XYlOtS�[! �S)P stararrn�.ay�judg�s�tens, �h���urt c�f Appe�s �k'f°crr�� t�e �xsal caa�rt�via,hc�r�t s�pinion. xatd eh�4re$c3n Su�s�����nat a�cng�d�vi�v�� . ° �dOCCI(JCE .TY. t�(li'llif Y�. State cs�'�?r��ar�a �t al. fv�axiar� �o�aney �"aa�aai� �aae.�t hd�. 91 �Y4)b59-Y. '�'h� e�.s�, b�ugt�t �r� �ZCd�n I:. Pv�..aetin a��ix►st s�� Stat�e uf �go� �d she C�a�y of '�lg�rd. is e�o�v �ndi�a� in T�aiaa� �osanty �iectaie�oust. '��: plaln2i�'k°s clairn as�as�d solely crn.th� assert�o� tt�ai ��sEasr,thzz��agh L��T,iIl��aliy c��cwr�d a c�sad ap�ic�ach�nr�►�3 tpaac h,ad tae�a�ga�rt�d to the�ecy �f Ti$�rd. It is the pd�intiffs position ehat t�sasa�he ren�w:a� was eff�c:t�d aft��r the periad th�t th� , inida!permic had exp�d. the ar.new� ieself was invaiid�d the�ity c�u5t ceapply fo�a neu+pe�mit. ��th 2h�City �r►d ta�'�'ptave ar�ued to t,�e ca�tF�ae flAR 734���-C15(1 psovide� expiicit auth�raEy � �°ar t�ae pem�ec exBension. in h� lctter rulir��c�f Qcto¢�er 31. t9�1�1�Eario�n Gouney G�uit Coe�rt Y�td$� . R.ob�'rt 11�c�onville detesmincd thac che ext�nsion v��uld bc fo��d valid if Q1X7"I's D�ssrict Engin��r pmp�rly d�t�arnined "whether in the intesisr si�c� the issuanc�. of th� pcar�sit thcrc has taccn a � �bstaa�i��t ehare�e in che cixc�mscatsces �s°id e+oa�dl��aeas ��ick� a�� rn���r� ta �9r� Issuance �+f Ehc peatr�ic.and. if�, aahether�nder sueh chang�d circ�saastances che continuatian�f th�ptr�i8 and th� �qt�nsac��of eh�c�p(etao�date ar�pr��s." '�'� p�ies have s�bmitted �ppl�'r���at�I b�aeEs�ca th� issu� r�d bg� ��jud�a. and or�.t �xgusa�cn¢ c�er� pre�nY�d �a�Jar��ry 3� 1"h� �icy �K�Je�dg� �Ys�o�e�illc ta r��der h6s a�alierg wi�adn �h� r�onth. ' Sha�aAd th� cauras u{timately rfale c�at a new �it has �c► � �sssucdo ti�e �ity Itt�liev�s �hat ¢h�y would be 5u��essful in obtaining that permic faocn OL??�T. If the inc�cs�tfon as designed is e�le�nc�� s�f�a efficier�t, etc., the Cisy's respcynse to sueh � �ndin� w��lcf b� tc� redesigro the inccrs�ctic�n � nex�css.7ry. � QC����. � � ���tr �aG��..��,�w � °Y°A�G .t1V�°@7��7'I()1�I ��PR�3V�I� LE�IS�.A'TT�t�f `T'�� 1�1 C.h���n I.��i.Fd�a���r�b1y�djo�ed ss�J���3�. ��a,@��a�spe���n�ch of a�e se�sic�n�ddr�xin� ��.9Aa�t f�1 Sa °I'h� t��y bi�1 �dd�sin� t�� stataat�xy a�ap��re�nt��s���f��Ftoe�e.� S �5 � 255�. �hY�� �.s�p��ed�y�ae b.-s�i�����i��d aeata!a�by ch�t'3s��ve��c��'�ara�3A. ��l�zv ec�kke����Icc:¢,��pteml�r � 29. �9�io W H�r,�s��l�d �50.��s�:bes � �v�rxail 6� �a��,�n►iari�ta9�;���91���0� a���,s�d. �ai�.x t� conEorr�t � ata� t�x �irau��d��r�.s � ¢��na�m�acs c�&'��Yflat 14���s�r� :�. L'h��ner� �y �eaas �aaclrsd�seg �l��al 11�I��t ��lese." "�e�n�s¢ ��d�Z'b��o� ,�at� ������" �d �'�a�I�npa�v��aa�t�." S�Biaaa �i0 (�4c) exertr�pts$�ra�z�.t e��i;�tsa�ra � ixs��s°�i��ernb�r�. 19�`��arhi�h�s � va�ee,�spprrsvsd ac�d�f��e�pA�9 eos��ti�r�e�r.raa�ar�r�aceats. . I Se�e�c�e�21�(A7a19)d�fi�s c�pa�cons�Rie�a��9 e�cnpa�vsari�nLs���laad�a!1�cdvnB��x�Y�ted¢o th� c�a�u��n. �ae�ala�ir.�taa�, r�p9a.e�sri��e. s�paz�. �m�lir�$ �c�d �����a�°of a`P��ti�.S wh2�h 1 t�v� ,�us��e� fl�fa o�°�v�o�e y�� B.Bt^�,�L�gS3tl�l4 t!E�3d4�, Ch4 ��� 11iRCiT�B fld9 �Elt�, rii CC3�f,�HAIIIC$I�R • �dt� t�a��pitat�acas��s�aan of�.����:2����quasiY���and�asta�iaea�n uf rr��chiY«r.y, fur�a��ia�g� ` �rasi�c�i�snaen¢�+�i�h� pa.a�+��I�ft od�r on�y�r,�.�sc�vitacs e�l�ze�¢ca eapit�l ec�r�scx�.ict�aea�sch a�s � pdaauau��< d�sa�ca. �¢eada�, g�ea�ids. �d ��taisiti�se caf �n�-�ca�$. 5�ct�s �:. c���ir��,d � �ny � �a�or�ry'aae�p��an�nt&��iIc�ara�a�ac�pa�vera��ne���Y�r�3�y asf�ny�a��+hiuh a���ct�d � e�or ae�ch�d e�e�afl pc�npezt�r.�v��tf�er����o a��a c�r Rs��a�t�ata��f�.�. �eci��aea 7�0 (1�� ���n�� �s;Y�r.� cc��t �� incl�de � a'9�� aasa3 in�i�e ��s2s �a� by � l�a� �?�rr��acn�a�t a� d�I�ver�aa�anc��avti�es�r uaad�g�ta3cc �c�p�s�I cc�c�st�se��n pe�s,��. �ecl��b�t e�a�li�z€�d rir �I�i����'iaxatlan � �f a�tu�l �c�2 � fn�saiar�� �c3 fix�d �harges. �Fa� s:�sss �f I��r, mates''sa�. s�g�pli�x, �cai�a;�cri� p�arp�rty acr.t�asiticrt�.fces,s�ssrramc�,��a�ias�ring,���i�i�.dcbc�r�iee,lpaYtT�eeaP�ineo deHt�swa���e..�-ve and�r�vesagc auxour�ts. ��r�a;� �3a�'.�c�t P�ea�ug� 5 r�ui�� �1� Ia�caI $aav��raa��nc� 2o s� �fe� S�0.00 p�Sfl(,�3L c��I�PvIV di�ic �ea t�tsle �perty', thm �.e��Iatu�, �a c�p���.tas�sa �rit1� ��aa��a���r�,,, �f Ra��Y $a�r�ra��a�¢�. ��e9��d � a�e,spc�at� tc� rasetx�ate �ha �€�ntaal �oK�az�pe�naiu� �aaaa�g lac�l �ov�xrarnec�8� fnx � a�v�ca�. `Y'�a�prc�c�ce t�f t.has +����r� � ��r��¢��r�1 �I�S(�agt�r��6, I��I�vas)-a�e2,�$��rrsm�t 2�e�cr�adin��aan bil� m 5��,ata �3ilt Y 1�5 � ���ib�s� t�x coY�t¢�eac�n �� �haefn wau3d rg.�tair� le�..�tl gnv�rnra�er��s tcs �Ia�fy�d �zch�n��r 'snfc�c�a��oa c�r� eh�ax pa�sa}�sa�r t,�.x �ae� �;i a���lc��� �.isclr..sua�; a� voter E�a1lr�ts if a propc�sed sa�levy wouid se�laa��a�eax�1��P�ems o�+�r 9e�t�ov�cnme�tx. The bill �iso requ�ia�.s a l�at �overrr�msrae s�etkan� vc�er.s apprtsval to pts�r� i8s tau t�v� tc� �iti � spxaal pulalxc h�•i�tg ssn the�ff�U of t�t�¢���pc�s�.l��t�c►��r doc�ai�c�uemrn�nc ta..xing c�c�tri�ctsa � SB �18S spe�i�ies the developcnent df�'��x Cs,r�c�9i�ea¢aon�llan�rtuch svaa�[d i��cedea I. �ctescrip�aon of a�e c�nQ��,�ses�a�athQ�ity��f�h 8c�rai���v�m�rat, � 2. �iaraa���f z�v�ncs��cded�d�s�n�ate^d�.�.�ts�t��e��f�a°�ecam�n$y�. � 3. L�'r.sx.imat�r�v�rsu�c�u�remcnts��c�d�l�vyie��au�rie�.�aa�Rp[�aca s�f ttae��s.� � r�v�nuw r�t�s�em��ts�r►d pr��s�.�fas•aa� ps�ptrty ta�t�, � �^° �. If�irraac�,1��w�nua s�uareme�atcs�I�dhaia�t leryes���a�s�ey,�n�xp�t�t�c�oP B�a� '� d �cvc�au��qrai.reerr�aa.t�°�s�� �s fc�r��a�� t�e� � ' � 3. (?pdo�rs tc�achi�m�effe�rivs�nd eP'�i�aeaee��oe cEeti�sy�sid�r�r��a��c�Eie�at�[iean�. —� �� 1485 x�qui�s that ck�e ballot �xg�ar�tio� of �y �s�asa�r� �pQSin� � a�w ��• irac� �c e3�alf �osr�i�a a �t�tcr�cnc �a: indicaces evhether th� s�as era�.�s�ar� is�u�j�t to tf�c tax il�ni�s uf�alf� Rheasosr� S<aJ�u �;�P�et��r tht . prop�s�d me�sure �rossl�c�educ��rt�peety tax col➢tetiaeas foc o�her a�ni�s�f l�al g�v�rnmenc� 6 ��)Q���.���s�� PkGE . , 1 ' , 4d,V V�A.J �jY6A 4i6% �4ie'�GMA1�I Y ! �4d� �. �SsllC.dSJ'a�c��0.i��iO�daBF.�Ia��&iM�O��T��L�A✓V�IG� II f�nd�r t��i� �a��y� rule �cyr�ho�s�y. ca� ��y pr�„�i�e thear cewn ��hc�ds �f �`ioA.�nci�a� loc�l imp�venra�nt� b,� I� �ci�!ass�ssrre�ne,or r���r������r�.s irs OI�2�3.3�7 s�2�3.39�. . I � �p�v�r�en¢��� �e iaaiti�t�fl�e�h�b� �tad��f�P�rty°o�.=nsxs err by a�olue�gsa of�h� ��a�n�I. I Pr+nject� �a�st csaa�f'�em � t� i�l aaa� �eaa��e��rat� de�i'b�.esa �7�8,5 �3�87 or Pxs t6�e Ca � �o��iZ �¢s � ° P en t� ey �h�Y�r. '�a�r I� �.t b�'tri� ms�a � e��iv� s�iafl b�fi� f�rra ¢he ir6�+aver�erflc Pe�yja��s; �pea� � i� a��'�rr�d to�s�t�al� v i �I pro �eaae�a��t�g�,�j. Yf F���t i�dau8ia�c1�y petatic+n, �3�pe���t d�ri�t�e �a�adaanes. � �gEC},� � ��tlRi�f1 SPE' 2�g Q,�;�"�H� ALS IRI�II�OY1 eO flBlSQ2�� (�9C 9QiHJ�D�0Qt1�[EP �3,p�Ct�dl(��Q'C�BS � � Rfl�3LE Ci1g'tF2��t!(N�, F�g(ig'$• �j�y,g���j�Id�6tIC �ANd 19.^ntS 2�i� �'� ��t• � tt@Q� GfSSE i � ���. �e �a��+ �3so �cafy �h� Foean�l� for �pF,�a'6e�nc�i8 t�� � 1�efr�e� t�jc, I asa�p�,�gnceae prt�jeet is aP�'v�. ra pa@�flav cwdc�e axod hc�rin� is �u�rcd (�� ?.�3.3�9)0 �eN3�e� � �,liy �, �es�le.d t�s ch� �'�`ected g�P�gY��rs����l1�s�ubEa�c9�r p�ss,�,d. aht ¢h� t�ren�. oe�ers ss�ay r�mcsasser��� �+d. n�"� r.e�es p��nt�g� r�a��etis�a �3C.�R�J�C.`1 iYS��I � Qk'.SYf➢1�9d'�L� Q8'11P.Yd'fEEi �.'.t..'bFd1I8$ BO C',lfY C��i$�,R'f�f �9[9�f9���9'OVLS&�Ila. .�&`ter th� h�sirag. �tre��aa�c�i8 ena�iecs t�ae �aa�9 dc.casaon a� �SC�e�ed t�y�nacting �orciinaaticc �c�lu[ios�. �°�e I �Y�y i.s ih�n�ut�c�rized e�i�a�i�nt��ntaci�di�n n�a�2�ss� tht�ou�t o�`eh�,�irnat�d cc�st of thc irrApnaverric FsES. . 7'i�a�rraf't��,f�e asse�r9 Pz'�Y+��'r�s��+�al� tira���a�irasc the�i�y ne�as�s� et�c�.�sm.�t��a�P.� �CiF. al�atam�a�f cnst,but rraa�e�ot Iiagace Y�����e�a�ass�ss��nE. �Ei eh��st.iar�s�c�st tc�B�ae l:itp cs�ee�ia�cu srn t1�e b�s°as s,�'the c¢ancr�zc�ca�rd,���er th� w�r4s, e�da��e aead �se c�st���fly dateasr�ine�. tlye l:o�ra�al i�re� �ssa�icm�s�rr�ch�Se:ne��ai P���y'by�di�aars�e. '���s�ang nrdinaroc��ates a �i��o�a�cfa pr+�pc�y, ' �a ar �V��� � y��p�rty t�vu�es�:�iv�s a I�e�����f�se���r�c,he or sh�: h�, u"��o�;t��e�f�na�:ic�� � e�F� payrts�n€ e�� �F ar sigr�ing a "b�n� a�apifc�ac�r�." "�'Poes "�csnd �ppQic:�Fa�n° s a flep,�t ��ntrass whe�c��t}r eh� �p��y otvn�� I $ ��;r�e�s to pay Ehe �ss�ssrncnt an in,,�lener�as. �aanca al is V � g P�PaY�'►�nt��al€y. p P�d fl(t Cqt�� �1111�annatal iresc�lflntenYS. °T'��r� is �o I� � A de�a�aq����y �a p��nerai��'�:�s��ats a�cur�a,aa��y�u°a.f�F��luxp&� ��ke 'I ; �eve�t all asnpaad ir�stallmen�s�ir�ciudan aa��e�st . �y���"� w��� du�, a�aci sn �t $ ,shall be�c�sn�aanms�i�eel�r dcre and pa.y�bl�.�cati��ccaR�,d�ira�e�ta�at � �aa� bc caile.��e� in�►y �c�� ��s��,�c��din� �ae�➢m�of 3ien. �� 2�3.�'Td�d��R.S ?�.3.5�3 ta� 223.�9; pmvude ih�t one y�r t�rar� B�� d.ate � �.�s�ssinera,e inst.°sIirc►�nt is detii��uonG, �e City ma �c�tle�c ass�.ssrr,ent�bp�v�rtis�meng Y arri eca aux9�e' a 6� e�s�ie rsa anncr g�a'ovided by l�w�'ax salc�f r�ad cv on � , P P�� ex�udc�n. T�����J�CT B�ca¢�� in an ar� �nawr, as the't lgarcf T'xi.a��l�. thc �artmoath ,�'sa�t I.FI� a�cs�pies �p�xima��epy� dcx€s �� th�junetures oQ'C)rego�a 1,Ylghw;�y� 217 �nd 99. °%he pro ject �ns.ist� c�f�4 d-iQaQ wide p,a�r+�l aa��1 cuafz�d �¢ witt►in �70-fa�t wide ri�ht e�f vv�y extaidiz�g �pprozimatefy 3,�50 feet frors� S.W'.69¢h A�en�a� ae s"ts ae�ter�tan�a �eh[h��xs'sang Darcr��ou�S�rec;c co Paci�ic�Tigh�vay(th�gon 99}ae i�z�cer�eri��with 5.'4�✓.'�$th.�v�nue. I� adcf�tion tn the s��c er��rove�n�nt�,t�pm,��t wvill�sa anclaacie�i$fit-�f-�ay for��C10 f�t�e��g s$�a����g��q� s�c�.xE�nsion to the sout3ae s8a�xs�a�hs�,seoe�n dr.�ins,�+a�erlines.s�nit�ry sGw�g's,�d othe�aaraslergr�aa�d ueid�„ties a�rc:quic�d to rninernizz� fucur��x+r,��sic��. �Jtau�ex vai�!be ssaed to ser�e��e�al�im�s�d�velQg.�te�a��f th�'1��� Ta�i.�agle in canfo�sa�c� evat�a �zas�$ p�n,��n�e �'c� t�re u+ea. �nis�ry sec�+er staviee �11 � e�denc�d t� ��� E�.�Se1�tg dw�1I1�,8�9U(!�4�'e�P�d3�;sj �'dtR1T10tst,�a�R,EeslS&C�. i � ������ EXNI��'f� � PA�E.,..,.�--_ Tf-�E CI"lCl' ��'"�°��A�tl, � � o 'I'h�Cicy of'�igard has an esticn�ted population af 3 i.tiQO.w�,s iyscocparated Movemb� 196i.�d e�e�r�p�sses�r� ax�a of 10 syu�� r�al�,s. 'I'�� �ity is loca¢r�i i� a.4� �ut�e�fsrly �oesion of W�iair��ton �flauity, in th� Sfat� �[ . I t:Dregan, �d i� p�at csf a c��idly devetc�pi.�� s�ab�a� ar� �ethin th� �c�c�d me�c�p�lit�� �. �'[�� �a�la� i� I ,�entlyr rt�il�n�aaad t�illy,�rith ti�va�aoras�+cjert t ld�as?1�f�3�bvv��a level. �t 6s daa��a�by th�T�l�tin �av�� � �d F��n� �k and �h�is �i�ssat�a�ss. YL H/�,S � ��CiYllIQ1� �t°a'�, fS.QILE� E�tk:' f�J�US�, fi�t �,s gr�wm � ���al�tion �ead � �d�sy ��ve r����d as+at a4�o�� e���asr�r��aad f�d�a�1 �i�Ww�y��e�a�� �aat��as� �res¢r,ea�og ah� r��s���li�.�aa �C�f1feY. � ��Y� °$° . I � . 1'tr� gav�nment o�'1'i��+ci �s v�t�d 'en � i�y�a� C"�cznci�. °Th� �:c�un�al ao� oC f�ur a��epnber� ��o � I elees�d�t-flargc bie�aniali� tu fc�aar-y�•E�asv °l�se A�y�r a��X�ter! fcsr a ��o-��ax�B,�n. °�fl� �Craaanca� a�gs�nn� sCre 1Vi'�n�caFaad��ad�e, Clsy Attamey � � Cit�r Arf�rsini�tr�t�s. �v�cx x� ms�ns�bl� for t� d�ily ns�gecne�e �af th�Cxry ased fo�r tlhe ie�pl�m�nea.e�oea csf pa�licy.�vhich�s��by�rie A�ye�� i�ad�e�3+C����1,. °�'�ble 4 ��1'(��°�''IrC'r/�lI2L� C�ty C�u,�sil and Oth�r�f�'tc�Ls s�f tta�+C't� R�ayor: �r��lct �dwards. En�pa�neur. t�as �rv�l on e�e Councal sira,;� Y��S. g'I�1S I'el��p[�I I�I[Tt �Ylai �x�� r�c�snhe�310 �994. �eea°�3e� `�""��a �ouensi�tl����ew Q-creipaeaon ��an ��eys���.s . Jach Se�CVwdt� f,.eic»�y 1Qlt�£�/9� C3�3/14t'9? '�'�Irsie Jol�uon �°irraF�r�onsulcans f�4/�4/� �'?f31!"�� � �.I��.sccn AR�ai.a�er,Av��t�larr��y 8�4�aaat4¢y�:;,. .,,,i:�, �cego�Stec1�iills �1l19/�9 I'?�3i/C}2 � John �chwarcc: �1ir�ctor af�s�rgea��y Scrvic�s, CUr�laciaterf�ire 8c�tescue OI/C?II�"1 I7J31J5�4 � Caty�,du�i�iStratoro �atrick J.�eilly F'��mee D�cetor. Wa}�n�Loarry ; i,c�ral�ounsel: OT>onnell,Ramis.Cre��Corriga� Sau c�: City of Tigard. , t��3M(�3P��T"FtF,'�'�4N �at7r�ck,�. �teilly, �ity�dbnirt'sS%�dkoe',has �n �ith eh�CiEy�ne�C�€tob�r fl�fi8. F'�iar to ta`�t, P�lr. �illy �r� �ity �agcr far faiadstan�e, Pvlissauri (i984--�$), �ity .Adr�ty�aistc�ts�r �ar ��nsoc�. �fi�a�si d19$t�-�4). a€�d �at*� .�drnardistr2�t�c for Richmond Eieighcs, .Aif'.ass��si {I�'7�-�4�. F�e t+�c:���c�cl � I+�seer�te&' e4.rrs d�g�� in �lfit�c.�! �i�ne� �Sti�n th� Universigy o�' Iviis�daa-i �e �� �.c�as�, �ad � ���heias� vf �,ats d��e an p�latic�n9, sGie�c�e �a� Beas�ctine ColTeg� at A¢chis�n. ��.s. Arf�. �Y.�ildy i� s �aem�r o� �� Ta�ternaua� �'sty h�i.���er���� Ass�iadora arfld has serv�d as ps�esl�iee�t af th�Yvii�.auri�lry+P�aa$ers.,�..�c�ax�ciot�, '6�Vayne I.,o�ry, @�"eo�nc� �ir�ctoe. Pra�s t�.� waeh 3h� �ity siat�� �ek��a�ry 1983. �ir. �crved as the �aty's Accounting dvlaa��cs thm�s�t� Au$tut 198b a�r�1 sw�t�th�r�ap�raiatt�d Fitt,ata4� Dit�tor. Frior t� 9�is err�pls�y�erat ay the City af fiig�ad, �a s�rvcd as an Ir�cernal r�iadit Iv4anag�r for �gc �°��unYy. �allfar�i�a fAr fmwr and � E�ik' years. Mr. Lowry �receivzci hi� �ache�Qr p�'�cieac� dege�e im b�ssin� adcr�inis�t�o+�. ��rit►� a epr�crr��ation in ,, �ceo�rnung,from Y..a��� neach Stat� Ungvea�ity.T on� �each.Calefc�cnia,�n�� is a certifa�d publ'sc acca�ancant. �X�1�iT � - 1 o PAG��..___.._ C�G�'.� � � ' F�.I�t�?pdC1..�►�, �k+�?�t1V��"I'y�P� �3�S�S �2F'AC��►EJYdTTtv� • 'Il�e $oaeasar�ent�,1 fund cypes � Enauntai��d an the a�ncx9i�i� ae�d b�sis caf�cccruee�an�. °I'h� pcopri�ty fund �y�s(ent����,��nd'uuesr�al sea�fic�k`un�s)�a�c�u�¢:e1d f�s�u¢alixe�$sla��ccnsal b�ls a�f acca�s��i�a�. 'i°h�e�icy°s �n �sx�a�a�sar��pr�c¢���s c�a�►ftartrt to genec�lly accrgt,�,d�pusa��pe�y�te;s. F°IS�l��.��; 3s�ly 1 t���e 30 A.�3�'S I �'9ae ��oe� �iu�a�ca� �.uai�t �ta (Ct7�5 ��"l,d0� - �97.��5'j et�quiaes a,n ��ciit �r.rdd ex�aaniui�taos� be e�a�� ��'th� �cas�tits� t°an�a��&��,@rs ag���erav�icipai��x�R,4c��n�t 6�s aa����y�r. �1nl�s th�e��a�i�i�Yity zY� o�6a�v�e�e��r.�ic�rforr�ed by th�Sd��E�ives's�!n o�'�ad'a�,�as�dit xh�ll be�at�de by�cxcxi�et�t�wh���aste� aa+�ie�le�d�9 oaa th�a�+st�r pa�p��d fi}��e Stat��cra�d�f��rat,art�y, I "xfa� Ci�y�radits �`�ar. t��e �'isc.al y�as 1��3a�4 clu�a:�h I�9-41 we� ��'carrnaed by��p�r�s �d i y��d. ��, Po�tland.��g�osa. "I°he a�di�,ors c�.id�t�t revi�w s,�e s�1�s a.�d crhfer ra��pd�a�n���i�� che t�ble�. A cc�zn�ie¢e : �Apy�f c�ic�a�y's a�nuai�inarecaafl��tesncnt�rnay�mbtain�fre�rn the�aty°s�°anance�partrn���, ������ �iC�,'t$y��g�IESiJ3Y bIL��G��A51�2fYC�it;�C!�+ldf�3 pi°�9VlS&t9ILS�1��i���O�t��ltdg�Y L.�W,�shieh pa�avid� s2a�aaci�d pr�ed�s t`o.c the pr�p�a.t,ion. preseartasion. ad,�inas�doct �re�7 ap�r� s��'b�c�gess. Tn th� r�aonths �sf i Januar� tha�ugh Iai,�� a� �ach y�r � pr�aposed 6�adg�& Is �epax�d und�r sug�rvisi�r� of th� �;;i�y'� ��d��q �c�nnt�itt�. `tlai5�ornmitY�°.��.sisH�of th��aun�il and��tg►�t��ra�b�r Qf e��ciaa$of f�Cgdy. `�'he� �x�6t��s � :�ap��nt�d t�a3��C�rramittGa. .,�,1D ssaern�of th��udget C.carr�rnzt�e:�h�v��a�qu�Y�eaa�aa�� �a�a���t uf ths bud�et. � p'ri€sr to sdc►ptinn,a pz�pe�r3�s�d ee c��cst h� � �spats��l by t.�a�b�dg��cc�e�aanit��e;. t,��ra adv�a�d p��r1�� �a�cet�ng. II Iche budg�e cmmma�c� r��i�ws �he bwdg�c and �h� �r,dges ����," �r�c� ���,I�s ttae ba�d��t �i ss�ni�c�rat I � ctaang�in eh�1c��I goveznrnsa��'s financial po�ztinn, �S€��d$�cc�r�resatf��n����s���era ica ahe pr.rbl��. � 'i Followin$ budgcs apprr���al by ch� b�d��t �carr��ittc�e. �,oc��ar p�rb�i� 4ze.�-is,g i� �1d. �! b���ee su�ra�r►�y �d n,3dcr af hc�ring are�p�abtish�d prlor 6o th� h�arisaa. �'ub�ac�ta��u��ov�rn�d R�y s�ict�equirern�nc,�as�c� cirri�ats�;d I r�iod�. 'i ; �A pubii.0 he.aring is then hetd a,fter s�hich aim� the Ca�rseil acfop;s �he �inai bu�gct, makes appavpriadioras a,nd I �v declarr� taz levie�. Fiicsr to tJne pubIlc i�eaning, a 6udge8 saursm�ry arad nouce •f hearinE a.e� publi.shed. �� , F'ublicztian is gov�xn� by strlc¢ r�e�utrcrrtents as to �im� �.nd m�ie. �ft�r the budgee h�$. sfi� �oun�i� c�oruiders th� citizen's ¢estirarnny �rrci� if n��ssary. �t�as the b�dg�t subjext to �.atus�ry la�natat�oa� u�n incr�asing ca.u�ss or f�nd�lt�oc:araons witP�aut further�SUbli�atin�a�nd tecasi��. An elu.�ti�n cnust 4�c hrid tm appr�ve thc �iey's ta�z ie�ry tu Ehe �zt�nt sta�� the hudget exceeds eh� City's "'Tax ��." A iax&a,s� i��c�l !0 106 �re�nt of e.h� [�.e�e�t��ui���lea�y�vit�in ¢.����ic�����a�e�t�ieaait�.ti�s� f�r t�� prinr c�r�e.e years. 'Th�e I9�-91 �c �se for � �.ity �s �2�5&e5.�82. In ��idiun�, tJf� �`i� ��,� ievicd �I,316.563 for cfeba s�rv�ce. Th� 1991-92 r.�x bas� fma�tk�e�icy es 53.S�d.445�a '%'h��ity vvil!a.Pso levy�Y,239.7I4 fo�debt serv2ce. '1°he 1991�92 aax�w�s approved by�¢�ss asa�avea¢a8s�r. Y?�9Q. �.ft�x�ae op�ra6flng 8��ry �fl�tiaan< eff�sa� �s r�qu�, 4he �tr�r��I �p�s� � fo�ar� resr�lutio� �uhfi�h �dap�s �he (aa�dg�t.�caghori.�e.s t�xxrs to � levi�d �si s�t.s aaat a �,:Ba�daad�e �sf�p�ez�pre�fions. T3�s r�soluuara r�a� k� ada�qed nc� latcr than Jun� 3�. 'Tw��opies�f o.t�e budget are sub¢s�itt�cf t�thc �,�sor'S U$�F�IG� 11CdOt'� Jel6y 1�" 5� CP�B Y�eC �c levy�nay�e certi�ed. 5u�pdeme:ntal b�cSgat, may be prepa�ci as nceded du�ir�g the fi��' yc�..�x ��tillzin$ ¢ransf��;c �ct�ae�n th� appropr'sat�on caie�orries which �re �ppe�ved by th� �cau�eel. Supplezntntal budgecs aa� eonsirler�d and �dnpt�� � by thc sa�,me pc�ccss as th�regular budgcc,inclucfang puf�lic P�e�ri�gx�d s�otl�es of h�si�ng�. 1�1:�11�9`T -- -�.- 1? PAG�,___�__�-_:._... � oa���.5 �'�ble� . CI'I°1''��'°�'ICAl�%� �essea�!�u�� �oase�ece�v�State���a aP I�evem�uts�mmd Expec�dt�aar� A.s af.�rvpa�0 �t�ea�a�� �9�' �9� ��� ' f994 1�91 Z�� a7eAe6�9ee.�'ti oO+c�a�l�s.9�drd �D�� J60��Ci.6Z0 ���S��ld6D/ I�i �'r�r�hi�f� 7�5.��0 e�9,f�4 3?�4�.�76 fl9�41n.1�t �1.179,$�3 ! 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' � W�shfngton arr,d Ya,a�hi1!r�an��, I1��'c��4�����c�c�p�bt���ri�as y�h��c�e af si�a� ' � im;tusidn of Ya�rnhi�l C�unty�rad�e�cl�a¢���'�k��ec�r�+,��fisiasgx�aa. ' i� � I AO �ov:�rr�: Sc�c�vt'�regan���Zent Qf F�I�ar�a�n��rdsc��sa�spt�y�n�rt€�Sa�i�, ' � . ta.t ..�a zo ��C�.�9 • �c�a��r�....� �����.��'� � ' F�'T1�dG , � No rad►�g for the Notes has t�n oc will b�applied fm�. � L,��''iA�,�'HA°[`i"�I2S I' I I ➢�a�is`R���at'T�a�ine c�f��cfl.(�$a�.��nd(�a��l fos�ae City,�ren��c�p'vr�i0� �v,i�.h€�.�e��e I valadity m���c�eeunpd���n ��oees. �,��+py�@'�h c�pwr��of� is�actaaefd�d °en �►p�aada�� � e�'Rhi��f�'n�°�15s�it�a4�n� il �i�g�.4 e��ti,�i�cad��at�t4�a�thmrn�e,�tia�,i.s�a�c.e�nd�1��f�Id�c�s s�s�l�,8s:ct B�3,tt�appa�wafl�r�t�ae City.�8t�a�a�y. �7��� � '�� �n�es�svri�r �as ag�exf, subS�cz tQ c�raain �on�tians� ¢ca �SUr�i� t!►� t�i�.s f�ca� a�z� �gt� ��s a� � �Jsad�r�vxgt�r's �ou.�e e�f S�p fmsn thG Orria�ar� �ci� ��unt s�tc forch can qh� covex �a�e of tha� t)tf"ac�5¢,atee�a�nC. 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In��rp����;�� � I2265 S.v�. ;�z�a�.=r����� I '�'igarc�,�re�n� 97223 � Fht��a�:dSU3$620-�477 �'a�/Message: (5A3)62�n1842 �"une 2t3, :1.�J� � �'i�;a�°d, �:7.anni�� Commissica�. I �i�gT af Tiga�°t� ` �.3�.�5� �e W. H�,11 �lvcl. T��a�d, Ore��n 972�3 A �`cLA2C� .�d?'Z].V£�°8C� --- ---- I RE, SpecifiG Ax^ea Al�,n fc�r Tiga,rd Tria��le � Deax� P1a�ning Cor,�mission, I �'he Mart�.ns P�ave CrJI1SC7�.l.L{�.'��,'C� �t��c�gh ca��ic�n Taz� �c�ts 3C�1�r 1��., �?0(� �✓1�ic�a the� cawr�, 3Q0, 29�i0, �QQO, 31�0, 3�OC�, 330Q, i 340(�, 350Qy :�6d0, 3601, 3`70G, 3��1U, 3�3�10, �901 , or� ��.� map �ii 2S � 1"1 �.� wi#;h the int�n��on af d�v��lo�in� �he ar�a, co�rnerci.�.�ly I as or�E coordin.a,t�d project . Fux°�;h�rma�e, tkze �fartins are :in I the �roc�s� r�� ne���tia,t?rig a.z�d �o�ztae.�;ia�g �h� c�wn�x�s �af. Lots I 302, 3�1, 303, 400, 50�, G01., 600, 'TOC7, oxa Tax n4�.� 2S �1 .A� i, �o op�tion and uJ.timatcl� consola.c�ate wi�h tk�e als�ea�y c�}�ti�nec� ', pro�exti�s to c�m�lete a full 12 �.cre dev�Iopment � , Thc aptions provid� the Martin� wi�h th� aut�o��.ty to xec�u�st ' zo�in�; for t�ie �ro�erties i� az�t�cig�a.t�or� a� c3ea��opm�n� . T�e , Ma�ta.ns �oizld li.ke to ga dn recr�rd as op�osa�n� M�dzurr� �iigh ' Densi�ty Resicl�n�ial anc� the R--�5 zone for tl�e prop�xtie� I �Ya.rr.entl� awned ar optioner� by �the Martins. The Mar�ins �v�L�1ci like t� x�equest Cammercial Gen��•al zaning �or the prop��°ties the� �ur��n�:ly ow�x or Yaave u�c��x option, P1P�.�e s�e tkae ��ad.�cl �° areas or� the erac].osed znap to id�ntify the opti�ned �.x�c� �wne�. � p:roper�l;ies. � � It zs the �Iartin� x��c�r,�anEnda��.oi�z �thaz if Fligh l�e�xsity I�esidez�ts.a� �a u�es a�°e n�ed�d in ��he a�°ea, th� �oning shou�.d �rQVicie �lexibili�y I � and the "o�portun��y" for xesidenti�,I uses a�ov� the fzrst �LWa ii � s�o�ies of commercial cteve3opment, and a Y�igh enoug�h cl�n�ity � t� facilitate �he remo�al of exisl;i�g si��Ie family recidents. I� 7:'xuly yours, � .pz.��.-c.�/���',-��. ' � Gordon S . 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I�y�a� ap�r��r� ��'t�is �h�:��e, ���° ����h��r� ih� ��c��.�� ��� caa�rs�l��s �v�ll f�c� � �a��xi��€�la�a�i��a � �r��i b� s�r��°���.d�� �y a, s�� �f i�1I �part�.��.� �u�i�i���. 1�� ha�� ���r�� s�n F1�h��st s����� i�r �l�ost 3� ����°�, bt�t �.he t.i�� �as ���� � �'�a° �� �c� r����at�. �� r�q��s�. tt��� �ra� ���.��� �.1h� ���� �c���.h �f �l�l���rs�. �i. �� ���t��r�i�.� �s�. �'J'� �a�li�v� ���t ��t�����i�l u�s� �s tt�� b�s�. �s� fc�r �!rkxa�, i� �Q� ���°t�i� to ����az�� � ���i°y ��ZS� �r�� �f tfl�� �:�a��.��� xr����l�. s������� i L � �.� G%��� " ��. . � � -� -� �- c��e��°g����J�.�'���ard�an� ! �l t�� S� .Elnnh���t �t. � Ti��r�, C�r�g�a� 972�i � a� � � � � � � � � _ Jtua� 1�., 1'�4 Ci�c��T'i���i 13125 S'V�'��lf�le�d '�'xg�xd, �BI�. 97�2� � ��` ��1��t Ck'���-�26��I�T� 2 I�A 'I'�a�n���ns� QJ��a ���t�"��e���s°s: ��ur pr�rp�s�d g����;��h�g�th��az��t�Ii�i��iu���h.���asii�kIo���g is��t��c�pt- ab��ta��. fhir f�r�aiy fl��s liv�d�n�1rn�Ya�a�s� 5t. �mr 29 y��•�, a�d w�°�e s�r��angr�hai���s ira th� '�na�a�l��a�, �a��;�c�a���� �o�.�b�d. 'I'c►thaa���at�l�h�r�t �t. r��be r•��1����ri�h, �r�urrc�gi�d�d by apa�txn.���s�s r�c�t�:� app�ealing xm us. �e f����hat�.u�to the�f��re�opm�z��s ir��he�ra�n�le��a,we v,�c�uld e�ac�c�sc��re��cate. Altho�agt�t�s r�akc�a r�c��r� �rzc��s 4;�a��,�r�vvc�a�ld��1 a�a�x�►�c�p�tt�yy�:c���d�c�r � �oe�n��rci�.t. .��;���r������srec;��,���d����k�i�f��a�l�f�r e�5���v�r � 3'�1.�C�t�. 61�`�'rai c,c�zc�,5� i �It�aa�r�;e�r��id�g���e�n����.s ra��t�t���rtsuld���r�a��y a.�r��'��a�t�d. 'Tha,rak ya�, I C��S� " � �c�t d�eba 5�ott �, � �85 ���lt��rs� �9:. � 'I'i�ard, �� 3��23 � � � � � � � � I � I , . . ,,, �. , �, �H�I.�..I� �e �ItI��� �-0�. rlttora�ey ac Law �. �iearing:�Of�iaer 3.i9 �.i�l'o i�'ashi��ton�tc�et _�, Suite 920 Pmrtland,�It 972t?� Jui�e 17, 199� �'h�ane: (S03)224-3609 ' I��csimile: (503D 228-G032 Tigard Plannin.g Cnmmiasiorl � c/o John Z�cicer Cellular: �5�3) "199-457G Tig�rd Cit�� I-iall 1312� S.W. Ha11 Blvd P.O. Bo� �339? Tigard, OrPg'on 97223 R�: Ticrard Trian.�le/70th Str_c1et � iDear Member_s of the Pl�nning CGITll'R1SS101"1.: I I �m w.riting an bEhalf of my c�iexzt, Joseph Hughes Canstruction. Hughes Constr_uctian owns and op�rates a business locat�cl in �k�.e � Tigard Triangle alang Hamptan Str_eet, west of 70th Avenu�. I am writing an laphalf o.f Huqh�s Cnnstruction t�n �xpr�ss our concern. � about future transpor_tation planning issues as they relate to the � Tigard Triangle anc� particularly as th�y relat� to the furure o� � 70�h Avenue . � We have revi�wed the current draft of the Ti.�rard Triangle vtudy prepared by OTATC. OTAK suggests that 70th Avenue should be dev�loped as � collec�tnr ro�.d provid:�ng north-sout.h access through this area. We are very mtzr.h opposed to having 70th Avenue functir�n as a r,ollector str�ePt . O�r future rec�evelopm�n� plans �aoulc� b� severely comprornised if 70th St.reet is extended. Presently, 70th Avenue, riorth of Hampton Stre�t, is a paper st.reet and significant portions of the righ.t-of-way have als�eady be�n vaca�ed. Our neighbor_ to the eas�, who �.buts thc cld 70th AvcnuP right-of-way, I also oppo�es the extension or expansion of 70th Avsnue, b�:caus� it wi11 interfere with his iznmediate redevelopmPnt pJ_ans . i Overall, it i.s nur -cji�w that transportation improvemez�ts in Lhis area should f�.cilitate rpdevelopment rath�r than �iiz�der_ i�. . As you ma_y know, man.� of the comm�rc�_al lots in our area are relatively small . Under_ the circumstance�, thP use oE a conveni:ional street grid system will only ser_ve to fuither reduce the d�velo�able ar�a in these lots and �aill therefore znak� redevelopment more difficult � and more costly. I � I i i I � ., ��'.. � . m�.g��a. �i�.ri��.�� eQ�r►�.s��o� �'�ne l'7, 19�4 P�ge 2 '�� �t is zrr,� under���nding frorn c�iscu5sia�s v�zt�h Jc�h� Acker, that th� Planx�ing Cc�z�uni�sion is curr�n�ly �oc.u�ir�� a:n lancl u�e issu�� iY�. t}'�.e Tzc�ard Tx�ia�.�1e, and �t a lat�r date` the tran��c�rta�ion r�laf��t� i�sue� will. b� di�cus�ed. Since the i��ue of 70C:h �ven�.��; ha.a both. �. lazzd us� ancl transpc�rt�.�ir�n cam�,�on�x�t to i�., Hr� as}c ��°a..�:� �r�u keep ou�• ccrnce:rn in m�_nd as yc�u mo�cr� forrnrard in. tht� Tigarc� Triaxa.g�.e Study. �in.c:er�ly P ' �„�° ' � ``� - r Ahilli �. Grillo At�,orney d� Law �EC\1r�1 I � � � � � � � � :.� � C9 � ma I ,F ,, �'ii-- --- - i�:alki,{ =i;L ., , .t a , , ;.:���t.�t 2,a ��s ��_�a ��z�..i..� � s� �� �� �.� �� � � .II �'�.� �.� �'.d�.�' . � 1 . �°�� m ���-��'�'a�'�o �'���� A e714�.3xt� 2 CD a �,�9� . ��°.� ¢�i��. 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Z.a�vS.� a�.��a i� l��.ang �e� ��xst ���: n�a��n�n�o � Y��qsa� ��.���s��s� t2'a�.� � II �x������� �r�.� �. �at�t��� a3������� ar,td ��r� �a��i�-�er� ��� �i�+ g+h3.1, �L,�e�ri� �s�,t�a � h�v;� �a�ir�a� sw�k, �$lt�a �Yaa� ��.�z��:d—�am3,��iY� ���1, ��.�t�i��°� ���az�����.tiv� ��d ��h�r �a�.�� o� �x�s�i � El��� � ���c�i�a� �� �tx���.�������� �� �� ����,� 1.���.� �7��� �� th� � � �r�3.u� �� 'cl'a�.� p���r�.�. � � Izx �.�r ��i�si��, �.1��. ��i�, �,a��� �i�� �.a �ex��k� �t 1���� � � �9 p�� c��x��� �oot c,z�.�,:�s, �.�� �.a�i����g �nanma���i�T. ��s�a�3. �sa��a ,� ��. Bnay' k� w��. �n�x'� t3��ri �:1.� par ��axa�re� �'�a�.,. �t ��� ��it� � �.a b� ���xa. T�' �h� F�a3.�, �►i� �it� i� c�a�►r���r►��. fr+��. 1.-�a � ��t�.stin�� de��.�ne��on tr� �Q�.rci�l—�r��e��iaxaa�,, ��a `r�loae �� �e t�a �ita co�.�� �a� �aa� �s �ta��i a� �p ���c�ax�. �x� o�?a�r xvo�c3�, th� °-� ci�wn�6z�.t�ig� cou�.�i r�cl�xce �ha �r��,t.�� oP '�ki� ��ot��rt�r �y' u�o�'�s '���n , �2. 3 �:i:3.li�ria !i—�,Gk G"a—.C—�s ot: 22.°:.� FOU2 :�a"s " T ` .a rll-U.j-i_ra l�;�lr�,� r'`�` , .•�^��4 ��D '� �.�s�f �°9I�1.� "d'�.� � 5� �'4 �� F�d� �m �,��, ������tc���'�� °° Z � �� �d�c �.���, ��� i� �n ���Ay �{�z��:a�� �:l�t �'� �e���x�������rn�r�s1 �x ��r ��� ��a��� ix� �i� �� cs� �.��s�3.�xts �� �� c��� ���d, I �� ��,�g ���i�.�.�r rai�fl� �a ��k�� ��r �r���. ���s��sx°t� �oxa� � �3�lm�aro���a��.es��7.. ��� ��.��.� ��a �a� ��.�i�'�aa�t �'in�x��i.�� ���.],�1� �e�� � d����.csp���� c�� ���'3�� �������� �� �� p��a�� ���m �a����.��.�a���i�a�� �t��� �� �3�� ���,1$a� ��].a� a�. �1�, �a�a! �� i� s� �s3� ileoval�� a�aa a�t� ���a������ a���,�« T� �r �p�ii�a�� �.�' �� ��x�.�. �aaaf� �i`� 3.� C�.P.24d.11�'+��� �'r�° .f°n� ��.°° 1����.���p ��6'r ��.J�.X Z"��'S ����C"�.�� �� �ti ��[�Ekr��. ��'�� ".�� ���s , � aun ���.��.la�,c �.1� t.�� ����3�a � p��,�� ��ai��sl �r�.�a ����r��3.c��. 1�'c����.��m � �1�aa ��.�c�+ � �c�a�.i�r�.� �r�� �°�.��i� ���°���� crr��`� z��re3��n�t a�� ��o����.�� �� ����.�. ���.��� �n� a� ��a� �u��c� ����� o� �� ��i��. �t�i� �it� 3� 1�� ', �+��x�auf't.y �� �i�rh��y ��� ��ae3 i�� ������ � �a� �f��w�o �c���� r�����.o���� ,��a� �a��,����.�� ��� �a��� ���i�� �a� ��.�� ��! �.���tx��� �� tJi�ks �na h�a�� 1�:x� o�i�tt��� �aea�-d ����i� �+�.�.s�s� '�a� �;�aas�ra���� I r�a'9�ca Qv�sulc� ����r�l �� s�«� �°��a �.�� �h��. i„asa�a ���� ��.� �i,�2�aw�� ��.'�- � �. ya �, I� � � k��r��'v �c:hu�.�e �, i i I �II i �I i � � � . � . . � �-- • �a � � � � � I 4�64ii 05-2C-9S 19:22�'DC PDC's #43 r � ,�� � .�..... r���o��Urn CIT�.' OF 'I'T��FtI�, �k2.FGO� Tn s Planr�in.g Commissiox� FRONl: Max°k Robert�, �,ssist�.nt Planr�.�r �'�e.�fd.� DATE; �a Jttne 13, 19 9�4 �T7BJECT: A�p2a1 tca Burgerv�.11�/SDFt 93--�JO?2 Un l�i�y 10, �994 th� Planni.nc� Divi�ion recommended approval o� th� Btia.r�eiville restaurant �-ropased for the narth �rest c��rner c,f 5W Pacific Highv�ray and SU7 D�.rtmouth StreEt, whi�h is tYap curr�s7.t Spunky' s �ite . The app?icant �.�pcal.ed. this decision on Ma�r 23 , 1999: due to thc� requir�m�nt� of fo�ur of th� Conditions caf A�prcval . Cond.ition;� c�f Approval 8 anc� 9 relat� tc� limi��.tio�s to dir.ec�. si�:� ac:cess f.�•om �W Dartmouth St?�eet . Conditions nf 1�gpraval 13 an� 14 xelatea ta �n ex�_sting drair�a.�e 1.in� on the sa.t� wh�.ch dra:�ns �to-rm �a�.ter from �C�l Pacific Hig�way along th.� siLe` � Past��ly �ra�,Prt� line tc� the south. Conditions Qf Ap�ro�val : Conditions of I�.pp-roval No. 8 ar�d ° should be revi�ecl. to read as follo�nrs ; 8 . The site plan and grading pla.n shall be revi�ed to provid.e for dr_ivevaay access th.raugh th� �ro�aert�T to �he south. Uzz�i_L �egal acce�� to �ar�t mout� Stre�t a.s a�rail_able through the pr.ope.rty to the sauth, the �i.te plan may include a di-rect d}�iveway canrection �o Dartm�tith Street at a lo�ation as close as pr_acticable to the �ou��west corner of the subj�ct site . .Afte� a_�gal acce�s ��Q Dari:mo�th Street i� azrail�.ble �hr_ough t�e prop�rty to the �" sc�tath, the City �ngin���' may require that the di���t � drivewa_y acc�ss b� modifi�d to prohibit its use as �n � exi�: fram the s:ite, if the City Ez�.�ine�r finds that sue:h '� � revisions are n�cessary to pro�v�.d� far sa�e ar�d �ff ici.ent :� t.raffic operations on D�•rtr�outh S'�r�et.. The p�a�a�r�.y � owner �hall �omplete a11 requir.ed drizrecvay revisions � within six months after bea.ng noti�:ied by th� Ci�y � EngineEr of the req�.xired Y'�V1S1011a . After legal acce�s is available thiouc�h the pro�aerty tr� the south, the �roperty owner shall complet� a21 wor}c ' ne�essary to pravide a two-v�a�r dri-vevaay conn�ction I between �he �ubject sit� and the ��j�ini�� �rap�rty to �ltie �ou�h, The con��r�in� driv�w�y ghall be camFleted �/J7.��'11.11 �lh. TtlQ�l�'.t1S 61���.'Y' ��1� C'1.�.�' �;T2�112��x' T1CJ�lf� 'E.'� �:1'�E pr��ert.y �v�ner t�:�at tne acc�s� is ava:�l�b1e �hrough �ri� property �:o t�.e south. L�gal acc��s throu.qh. th.e praper�.y to �th� sou�.h �hal.l k�e ' ��emed tc� be a�raila.b.le when (:�) valid ea�eme:nts or �:ights i of wa� h�ve be�n recorded provi�inc� �cc�ss r�.gh�s for thc� '� subject site an�. (2) a paved �tre�t a� driv�wa�r ha� k�Pen I p�ovi�ec? along the �.cce�� rou�.� that. r.annec�s to .l7artmouth 8t�r�et throug�h th� p�og�e�ty �:� �ch� sc�izth. �� � 90 The City Engineea tmay approvE �he mar_kir�g ai a le�t-turn I lan� fax sauth.bota.n� �:raf��.c on parttn�uth St�e�t turning znto t.hP tempora�ry di�•�c�-ac�es� driv�way naar the southwest corner oE the subj�r.t si�e. �'he Ci.ty Engineer may cause the striping c�n. DartmouLl� Str�et to b� revi..sed at ar�.y tim�, v�rk�.en tYae c.i�y �ragiz�ePr dete.rmi.za.es �hat szzrh revisians are necessary �or th.e s�fe �nd ef�ici�nt operatiari af D�.rtmou.tk� Str��t a Such revi�iran� m��r a..�.c:Lude elimina�i�on af a l�ft-turn lane t;Q tk�e �.em�axar�r driv�eway�. �'he City Engineer rnay restri�t 1ef� trarn� �.o or f•rom the i:emg�r�.ry c�riveway when�ver �k�� Ci.�ty Eric�ine�r determines that �uch x�estrictions are n.�cz�sar�r �o�c �hE safe and effici�nt o�er�.tion o� �raffic or�. l��rtmauth Street; providec�, that the City En�i�.eex slla7_1 �ro-cride natice ta the �wner of the su�j ect property at 1e�.st �i� rncariths prior to establ.:i.sh�..ng perman.eni. 1�:Gt-k.ur.n r�s�ri��a.Uns . Ex�qinPexing Camm�nt5 e On page 5 of the Decision, the comments in the thirdlpara_qraph and subs�quent pax-a.c�r�.�h� shcaulc� be iden.ti:�ied a� th� comm2nt� n� �he Ene�in�ering D�pa�tment . On page 6 �f the Decision, the second, third and faurtl� paragraphs (beginning with "Triasmucl7 as ODOT k�as d.enied. . . e ) �hould ka� � d�lei.er�. T2ze dele�ed par��raphs �houlcl be replaced vv�th th� � fo11_owing: � � The "Dartmc�uth Street Concept Plan" preparecl by DKS � Associat�� ancl dated �'anuaryy 1994, co�cludcs that in tlze -� long t�rm the2e sh.ould be rzo c�l.irect access betv�re�a�. th� � su�ject site and Dartmouth StrEet . DIC� concludes tha� � this area is needed for traffic queuing fc�r th� Pac;ific � Hic�hway signal ar�d that U�rtmouth shoulcl ev�ntua_lly be mark:ed for du�l left-�u.rn� for a di�tance af at, least 250 :feet from Pacific Highvaay. In the lonc� term, DICS recommends i�h.a� lef t tu.rs�s f rom southlaound vartmauth. Str�et should occur �pprnximatel�r b(JO f�et from �ac:ific ' I�:i.e�hwayo Thi� di��ance i� ���d��. tc� �.rc��ride for �af�: a�d �ffic.��xat ap�:ration o� �artm��th �tree� an�. �o p�°ev�n� conflich� with op�ratiorz ot ��� Pa�ific Highwa� iz�t�rs��tion. DKS reaamm�sad� t�.at ��ie ,�u.b��ct �ite h��r� �oiz�t �.ccess wa.th the pro�ae�°�y to �h.� �c�ut�.. Th� traffic repo�t subm��.�.ec� w�_th th� a�ag�licatzor� a�r�e� that �r�ff�c q�x�ixe� f�om the Pacifa.c Highway in�ers�c�.ic�n. r+r.�11 �ven�uall�y ��t�nc� pa�� the �ubj�et sit�. �a��� on the lJ�t 7 �ecommer_da•�:�c�ns a.nd th� sup�ortinc� ��r�dence of t1�e a�plica�zt° � tcraf�ic re�io��, �re recQmmend t�a�. th� site plan. be rev:i��d. to prr�vide for ia��xe�s ancl egr�s� thx•o�zgh th� adj oYning prape�ty to th� sout�.. CDC � 18 . Z0� . 110 allo�NS �he D�.recLor to restric� �:k�� :Lc�ca�a.on caf dxi.vew��r� wh�x�c neressary to �.cT�id haz��•dous con.c�itions o In addition, CDC 18 . 108 . 120 �r.ovic��s th�t access with �djoining property sh.oulc� �� so�ugh� �nrhEre , Cod� requir.ements ca�rzcat be sati��i�d Y�y direct �.ccPSS . Tn the short t�xm, access thr�uqk� �tk�e adj ai.na.ng proper'�y ', is not p�ssible becau�� the TIGCESSr'��'y �asern�nt.s do no� y�� �xis� . AS the pxo�ert�r to the s�uth is developed, th� Ci��y aar� r�quire �.h� dedi.cation of the jaint �c�e�s e�semeni,:� o Al;�o, i:�� th� shor� t�rm, the �estricti�ns , recornmPnded by DK� a�e nat necessary i�eca�u�P �,�.e que�.ii�g � o� traffic a� th� Pacific Iiig�iwaV irit�rse�tieari �.s ', curg�nt�_� much shr�rter tha.�.� �t�at e�c�a�c��c� i�� �he long , tprm. The applicant' � t.r�.��ic x�port �ugrg��ts �kaat th� I proposec�. d�velopment c�i11 no� s�.ak���.a�.ti.a1�1� incr�ar�e �he ��i traffic queues , ' 'I'her�far�, we r�c�mmer�d tha� c�irect a.c�c�s� ta Dartmouvh I�I Street b� allowed until such time� as joint arces� is !� availabl.e . We f ind L-ha�: the t.ernpo�ar�r da..r.Pct ac.ce,s ' should be allowed ber.ause: 1 . .;t i� r�.c�t �ossib:l.e to s1��.r� �.cceSS xlova becausa_ the neces�ary eas�m�nt� are nat in gl.ace. � 2 . Ther� �re no othe.r alter�a.at�ive �ccess points, bec�use OD07:' has denied direct arcess to Paci.fic Fligh�aa�. ��' 3 . The aceess sex�aration requirements r�:commended hy DKS cannot be met until access e�s�merat� are availa�l.� acr�ss � the adjoining pr�pex•ty�. � � 4 . The diract driv��nra�r is th� minimzam z�q�u3_r�d �co � provide ad�quat� acc;�ss. � tt9 � 5 . The temporar_y access will re�ul.t iri a safe acc�ss ixi. th.e short term. As soon as the n.ec��sar�y Ea.s�nler�ts arP recorded, th� alfiernati�v�: acc��� shauld be develaped. �f traf�ir_ queu�s ixzr.rPase, it may be �ecessary ta �estrict turrxiz�e� mov�emerit� at t,h� tem.pox�ary �ccess . � I' 6 . The t�mporaxy acress will. b� r��u�.�ed t� mP�t �.11 ��xe ua�xal visual cl��.rance r.eq�xix�emen�.s. I �i.� t:caffic incr.eases on Dar�m�uth Street, it may b� �pgrapri�t� to restx°ic� left turz:�s ta a�d �rom t�.� tem�orary acce��. ��t�x ar,c�ss i� ��raila�l� �hrou��h the adjoining p�c�perty, it m�.y b� �.pprc�pr3.ate zo z•e�trict use af �he t�mpc��ary access as an e�i'c fram the suk�j ec� I� �itA, izz �ord�r to prev�nt �onflicts wi�� q�xetxi.x�g tx•�tfic t�n l�ar.tmn�uth St.re��t . Coaitin.u�d use o� tY�e L-amporary access a� a i righ�.-turiz-anly �n�ranae is nat expected to ca��e any �.nusual tr_affic ha�ards . l�+le ant9_cipate that �he r�st�ric�ians to use of L-he temporary dr.i�crewa�r will not bE n�edecl until atich time as the tratf_i�; queue from the Pacific Higl�.way� signal frequently ext�nd� past t�� tetnparar�r d.riv�w�y. '1'ypical.ly� we wo�uld 'begin ta aonside� � restric4:.i_on.� when. the queue extends p�st the drivEwa�r ciuring mor� than fiv� minutes of any hour af an avErag� day, or �rrhen accidert reports indicate a higher-tharx-norm�l rate of accic�e:n�.� invalving turning vehicles . It is recommer�d�d that Condition ot Approval #13 b� xevis�d t�a read �s follov��s : The revi.sed site ��laz�. has k�een change�i ta delete the proposed ccanzl��:tic.7n to th.e s�.orm drain �y:tem t�hat arossea th� � site. However, if the final drainage �1ar�. i2icorpor��e� a conriectioxi to the 24" diameter .p�pe, 'che appl�cant s�.all ���3arnit a d-rain�g� study, that �ncludes a h�arolo��r a:�d. hyciraulir ana:Lysi� of th� existing system, to deter.mine if the pipe complies with Ci'cy staric�.axds . ln addi�ita.os� th� City will provi.de a TV reconnaissance of_ �he existing pipe, If the pipe is no�t ac:ce�t�.b1P, tpae ap�lic�nt may be requi�d to re-constr_uct. the �ipe pri.ar �o acce�taz�.r_e �y the ° City in � 1�ca�ion cansi5texlt �,vi�h Cit.�r d�s�_�n s�.ax�.dards . STAFF I CONTACT; Greg Berry, Engineering Department 1:t is recommendecl that Con�lition of Apgro�val #l� r�tnaix� as is because the applicant may not construct structures to grovide drai�.aq� far starm v�ater frc�m Srn7 Pacif.ic Highway a.nd may instead drain only the storm water run-off �rom the Burgerville si�e. This ' + condition ensures �.hat a �ublic utility easement �,vill be in place t�� allow mai ntenanc� to ta]cE pla.ce if the existing drain.age structu.re remains in u�e. . ` ' /. / V � � C�`�'Y fl�' TT�A�i.i! �BT��� ��' D��LTSTOI� J3.d� LT%'rV�.I�JX"1"8�191ry L41C�WS.G�% �I.Jt'ti. 7��'V4JG� @ A V.LJJ.dL'8AY LL.d A lY l.a S'1SV L 1D V St4X.Cd.f'1.`d 1s.SJlJ� `°' �tlY Ltl Prdl .C14J�JJt`11V 1J �.L2V l�e C'�8�L! FJ V Allil�d!V 1.L1SJd:� " L}.S�11�0...r"21\.6 ���L��A��r�I�: A xequest fax� Ss.te D�ve1.a��m�nt, E��vi�:r�r ��prc�va�. �c�x° �. 2 , 51C3 �c��.a�°e foc±, fa��. �ac�d r�stau�°a�t w3.��i � c��°�.�� �.hrca�agh �ex°�r�.c� ai�:Le. C,ompx�h����.�e Plan.: ��ra�ral �sa�ez���.�1 (C-�G� , �caa��.a�q; Gen�r�l Co��m�rc�.a�. (��-G� �ocat:ion: 3.].��3� >W P��ific x�.�r��ra� (wc� �s�. ��c�, lot �.°r��) ��C�"��aN � � D�C�����a Not�.�e is h�r�b�r �iwe� �lh�t ��� P1anm:�ng IJAa�e�tc�x''s ���a.c��a�� f.�� �h!� �i�y �� �"�ga�cl �xa� ��TaEt��T�,D �.11e ��ovE x°eq�.�s� �z��j�c� �a �ert�:�Y� ce�xnelg�fe��s. T➢�� �ir�c�i�c�� ar�r� con�l�.isions on �hi�h �.h� c�ec��i�n is ����c� are xac�t�d :i�. Sec�i�n z�. ��x��at��.ca�� +�����.,r��a'��.a 0 S'L�J6�lL6 8M �idiFA .L��H616�M� V� X1 Fik➢��AA.i.L74S� �&S��iSA.Ye� Pd�6/ i'0.5i.add4JPN�AdOS NrVb\l,J�i.�I.�EQi7 �17.C2.L� d7SJ �CAB.L�C�F.�PA �S6 �.LE.7k9d\�.o�85.L7St]L d7iJ�7JS�L'IA.Ji e_�-•Y�•�._•Y•' 1.a � 'I'�� �i�.� p�an ��dJc�� �l.oQ� �l�aa� �h�11 1b� :r°e�i.s�c� t�o �a���i�i� � � minzs�r�m o� c��� bi�.�%cl� p��3��.a�� r�ck ��r eacka 3� �°�qu��ed par�Cinc� �p�c��. ��'�'.r Ct��TZ'AC:�': �Iark Ra�ser�:s, �1.ar�ning L��p���rn�n�� � b �hP �p�a�.ic�ra�. �1���.�. �r��i�� �.h� 3.�nc�s�ape ��.�� �c� �a.rra�ic�.� stre�t tr��:� in ��mpli���e wi�:h t�xe D�tpe�.��ir�en� �od� ��qu�z°�r��r��:� ��a� s�.�� aa�e� ���.c�ng �.t ni��ax2���r c�� k�c��.�i �� ���i.��.c �a.c;�ia�� �r�d �� L3����tc�t�'�ka ���e��o �'I'a'�rF �ONT.A�'�� � �a�� x�.ober�s 9 ��.�z2r�ixac� Divi�:���. I 3 . Th� a�p3.ican� sh�I.1 a�ewis� t�ie l�rads�ap� �].�n tc� �nsur� ��ta�. sel�ct�d s�ecie� ��rp�� atial cc��i�1� �aitk� c1.ea�° �tis�.�sn rtal��d �°.I'�,.�'� ��Iv�.'�§�`�'ry �'T�x'�C �tt�b��'�:«�sg �7.�X.A3ki.�C� IY�.�Ba.��.�Iad i � . Th� app�ican�. sY��ll �bt�a:�n a. t�°ee remaval ���ma.t p��.o� �c► �II ��mcava? o� t���s �.a� ��c��� c�� si� �.rack�e� i.a� �3.�a�u�e� as . mea�ur�d f'��� f��� fro� ��i��a.�aq g�°ad� �l�v���.o�a. �'�'.A..F�' I � �t)lV�,��`I`4 I�i���C. �e���°��, :��.��i�� �3�.�r�.��c�r�� I � 5 e �,.s�s�i�.g�n�� ��c�h�.�-ca�'��a� s�x��1 �� ��a�3.c�.��d �cs �,�� ��aka�.i� �lranc� �h� �[� D�r�s��t� S���e� �'�rs�x��.�e �Gc� �.�.cx��,�� ��ae � �ig�a�-����w�x�r �� � m���i�aa�a cs� �7' ���� �ror� c�r�v���.�n�d �ta� � c�es�����irz� s��31 1�� ��.�s� �c� �h� ���.��c�.�c� �3.s��.�-a���°�a�� � c��.te��.�.xa�. Th� �A�r�i��atio� �e����n� ��aa13. �� c,�a C.��y ���sm � �:nst�-a.xa�i��s ar� a�°as.��b�.� �a�c�m tl�� ��c�ineeA�.rsg ���art�ex�ta � � l�It.�T���; C)F' D��SSI4I�1 — �OL�? �- 3U�tGE�i.�7�I,�E �D� 93°�00�2 �'AG� �. I ST.AFF° CQ�fiT���': Johra Ha man �n in�:erin i3� �x���n�r�� �39� � r � � � � 4177.) . � 5. Sic�ewal�s �Ix�ll �� ac�nstruc�ed ��ong �he si�� �r�ra�ag� ea�. S�1 i Pa�i�'ic FiigP�wayo S'I'A�'F C��NTAC'�o JQhn Hac�m�n, ���i.ne��°ing T�ega��2n�r��t (�39� �17�.f o 7� �tan�.arc� ha�.�-����e�t �.��x°o���aen��a i.ra�:l�ac��.ng �ean����t� �ic��wall�� d�i�v�way a�a�o�,, ��a�by a�pha�.�i� �a�s�c�e�t� ���era�a��P ��e��°an cir� �rag�, str�e�l�.+�h�s, �nc� �ndc�r��c�aa:t�d �.ti�.i�.fes sh�11 10� .�a4���l1�s1 alor�g �h� S6� �3a���ra�at2a �����t fron�a�e �� wrid�ra ��a� pav��rc�ra� ��a 33 ��e�t f��� ��r���� line, �� m�:���x��d tc� ��� c:urb ga�.�. I�u�,���r�m�n�s �hall be el�sigra�d and Gnnstr����d to �c�ax�e���n �a v�a th.e �tr��� ��aa�c�a�d� as esta.b�.i�h�ci by �h� ➢�art�a��Ta �,T�, or �o ��n �3�.grsxn�nt a.p�ra��c� by �k�� E�gi����xng ��p�rtm�z�t. S'I'.AF'�' C(JNTAC'7'; s.7'e)1'Rr1 Ttic"1c�TA�:1Iy ER'1�J�SXheE31C'�.�'!�J 1�D�p1�'tI[t�11'� (63�° 4�71) . �3, The �ppliaarat �Yaal�. �r.ega�� a ��:�i.pxx�g �al�.x� ��r t�a� soutk�b�aaxn�. 1�����tu�� �.�r� ora S� b��°tmc�uth u���e� �� b� ins�.a�.�ied wi�:h �lz� a��w aons�:�°�cti�n f��° a�p�c�va.� af ��x� �ity I Engineer. A� � �or�cli�ir�n c�x ��iis �.p�ra�r�Z, �Ine �a,�� � �ngineex� x�s�r�r�� '�P�� �ic�:��. �a e������in� ���� �utur� tr��fi� �on�i�ioras �var�°�r�� �.h� r►�:ed �o r�-�t�i�� �W D�x���naaa�h ����e� to provid� �w� (2) nor�hbcaunc� �.���-�tu�n� �.�,rt��, '�h� �.caa i nar�.�ib�urnd �turz� 1���� a�� a �e�aa��r�c����.o� a� �.Yz� D�CS ��'��.��i� ���a��* �c�r �.lie �`ir�a�c� �x�.�x�a�l� ���a ar�,�.+�� �.�°� �raj����d far f_u�:ur� �.�a���.� �e�d�, P�io� �cs #:h� �e�c�va� a� �h� s�s�a���a�az�d 3.��t°tu�°� ��x�eo tY�� � Gi�y o� '1'ig�rc� �r.�l� pra�ric3e � �n�.nim.� s�� �8t� ���� s,rri��e�n r�o�.�c� �e� �.h� �pp�.�c��� �nd�ea� �s�a�� c�� �n�� �u&����� �3�°t9pE3g"�..`�o aTAFI' `L"d��`I'�1�:`I': �AC��1��1. 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A�ter r�viewix�g ��e ia�p�G�� �a ��� �it�y t2�� a�a�a�.i.car�� kxas a1sc� �oncluded �o r�vi�e tk��a� �i.t� p�an t� �orn�1y �ri�� t�e a���°s pr�li.mina�y mas�er �1an. Sima.iarl�rA ��ae agpliGaax� �ho�xld ds�icate �2 g�et �g �idc��.�ion�l ri�rh�-af-�aay o and NC�TIC� OF' ?JECYSXOIJ SDR 93-4a22 - �IOLI�,Yd�/F3iJR�LLRi7I➢:,,Z,E PAGE 5 D � wic��r� �.�� exi�4:in�r p�v�anent �f SVJ D��°�mn�atth S�r���o �t�mple�i�n c�� tk�is wor3� with �h�.s �ahas� o� thei� de�r�lc�F�►�r�� wil.l mxa�imize futux�� cdisa-uption �.o the b�zsiness ��er��.�.an � and �he a�e�ieral pu�ilicm Ind�muc�h �s OD�T h�,s c�eni�d ac��ss �� �W Pa�cAgic Ha.r�hway� the app�.iean� ha� ��q�a���ed th�t the d��.veway pl�raned �or S�1 Dar�mo�tth Street Bae �l��igned w�.t�i a �emp�r�xy sou��bc��nd �.e�t--���a�r� 1arr� striped fr�r �r�try in�o �.�e �E��au�ara� �.�t�. '�Yixs �o��i�bound l���mf:�arra �.�ne �rc�uld reanagza ia�--place u.a�til tl�e �r�tf'�.�: de2nand, �s prc���.c��te� an t�a� ��C� r�e�aor��, in��c�ases tc� arY a�aca��. t�a� r�quir+�� the t�ao a��ar�:taJ�o�,zxd l�f't�-��ain l.�nes. �h� ��a�u�°� �r���ic a�ses�mer��� �nd de��.��r�m �:� �ha�nge ��.� s�tr�,.�ing s�a��.]. �e a�, �l�e di�cr��Aan c�f �h� �a.ty Eng�n��ro T�ae apgAican� am�i�ipates ��at befs�re �h� ����'�'ic dem�nd i°eq�ir�s �his �k��n�� in ths s��ipir�g, �h� r_�s�au��n� �aill have �stablishc��. a ���al c].i�ratel� ar�d a sa�is�ac�or.y businass �attern tm �he sat� �ha� this eha�g� �.r� a���s�s �ai11 r�o� �aac��aly �f��c� tl��ir op�:�a�i.or�so �r� ac�ditiono ��h.e sit� a��.x b� �f��c��c� kay tlne �a.na.l d�sigx� �f I tYa� �dja��nt �Sr�a��:rtgr �ca �h� sc�u�h�asi� �n�l t�l�� �k�ax�c�es ia� a�cess �.�ia�; �c�u1c� oc�cur i� �he ���CSU� Ftt'1.3Ci6i shc�wrt or� tl�� a�.� ���ro�x���. s�csul.c� �►e l�c���d �c�j�c��t �� �cs�ra�i.��ac�us ��a �tze ��apc�s�d r���.��z��a�.t �arop�±rt�m '��e �a��al.i.c�t�t s�.o�x1e�. ano�ify ��� �i�� �:eadzrag anc� d�i�rew�y c�e��.�n ��.a� wo�al.d a�.�law �f1 s.n�t�er��onne��ion �� �.Ya� a�����:n� ��c��e��y wa.�:�x pri.���at� I � driv�wa�� b���r��n •thi� s�ev�lag�me��t ar�d fx�t�r� d�v�l.ca�me��.� l t� �k�� �e�u���a��a It is ��p�c:�c�. th��. �.Y�e �x���i.� re�c��� ��ar i �T�� �djacenic develmpm�r�� wi3.J. �� r��sa.ir�d �o ��c1.ud� thi� I desa�gn a�.�ernativ� in �.ha fu�.ur� ��.�.e �.a���x�. � I �f in tib.e �ut�x�e ��� ����a��°tie� ar� s.n��r-�c�nr�����c� with on� �i�� d�°i�r��a�s, tl�� C�.ty ��.gi�a��� �e����r�:� �.he rfgh� �� ; restri�'� ��i.e prc���as�c� dr�.v��ray �n�� S6� d�ar�a�outh Stre�� �o I j �����.-taara� gn/rigk��°°tu��a ��a� �n1�rP anciJ�r �o �equi�°e gha� - acc:e��� �a� ��s���c��e� �c� f:�2� ��.�.ta�� °t�Qa� �����t°' dr��re�r��r anly°4 � � � °.�ha �xi�t�r�r� pow��� po3�s aa�d a�rerh��d l�ra�s ��rvirag �h� a��a � ar�e lo���.�c� �lor�� t�e bn�1� �,id�s �.f SW P�cif�� ]�igl�taa.�� � S�.ze��t ��e�h�ir�q �.� �a�a��d�d ssn �h� �x�s�as�� g��.�s �� �t�� oppas,i�� si��: o� t�h� ��igh�sa�. '��e app�.ican� s�aoul�. �e � ��r�u.ir�c� tca �la�� �Iz�. �����a��c� s�r����m �������+��z�d, �� pay II tY�� �e� i�Y�-l���a o� 'iddl���'C��'�WYC�S.ICit�e '� 2. .�',ANITARSZ ;�ETVV7ERY '� I The ea�is�irzc� ora-�ite �truc�u�e c;aaa�e�ts �� �.�s� exi���.r�g a �i a.nc� ����.a.� sanita�y �e��� '�&�a�c is ].c�ca��d .��a ars �a��m�nt �� �� the x���� �� �he prnp�r�y. T�� z���a ���r�r ����rice wi11 �1�� ' Y�OTT�C� OF 3DE�C�aICObI SD�2 33-�a�2 - F�4�'L7�I8L1/Bi���RV�LI,E ��.�� �a II �a�►n�c�. �� �hi.s 3.oCa�:i�z�. TY°�� exis�ing s�w�a� t�as s�a���.s��.�n� e�paci�y tv s���r� �t°�i� dev�lcspm�erar�� 3 . S`�ORNi SEi�ER< �'h� exi.s�.�.ng si�� c�ax°r�n�l�r d�^ains on �:h� sur:�a�� to �h� �' �xi.��inc� �.i�ch ti�at is 1oc�tec� ���n�g �h� e�s��rlv side a�E t�i� prop�r�.y e The d.itch �i�c�a.ns a� tP�e erad c�f_ th� existia�g , 24" dz�aau��e� ��oxm dr�ir� �ri.at �ra���s tlhe �i.te at a sk�w to �th� �ast�r�y prop�rty �im�, apg�°oximatel� �.60 fee�t sa�tth o�E �6� ��ci�a.� �Iigk�wa�. t '�&a� ����.�.c�r�t ��is��ld ��ova.c�� ara �.a��p�rti�a� �e�art a�n tl�e condY�ioax �a� �h� exi�tir�a� ����, �.d��a'��.��ana� �.t� �an�a��tc�ure i� a�ot �ca�r�xg���d �ip� �s sYao�a�a. a�a �he �i�� ���ve�r, an� r�e�i�.cat� � 10 �c�ra� ea�e��a�t co��atir�uaus �� th� ���terl� prc�per�y lin� �o� m��.�a�c�xaance ��ces� �a� this pi��. �h�ul� ��ae a.r��pectj.�ra r���r�. ircdi.Gat� td���t �Y�� p:��� a� �ula- s��ndard, �h� pipe ��c�u.�.c� �e r�mc�ved an� x��pla��c� in ac��rdance �az�I� �ity Staxac�a�r�.s. T�� �Jr��f�.�ed �e�aera�� Ac��x�cy ��� e�t�b�.iskaec� ar�d the ��.�� has � ar����a tc� �nf�arc� (R�s�1.�.t�.an a�c� Orcier I�o„ 91�-47� ��r�'acc� Wa�.�� M�raag��c�nt l�.e�-aal.�.��ds�� r�q�a�.�i.x�g �.�� �ors��r�c��.on c�f �n�-si.te �rat�� c��a�bt�r ��.cali�ti�s or ���� gn-�].seu �f ��.��.� ��r��truct�.c�n. Th.r� prc�ps�ser� sit� grading �nd und�rr�x�a�nd s����em sPaou�.�i �� xe--�e��e�m�d �to ��.�o��ea���:� � w���r s�a.aaZi��r f�cili�:�r �h��: ���a�� �h� ��a���.c� �ts��ma�aa�e� ��.�ws ��s a�� �a� �Ya� dis�ea��.�.i.c�a� es� ��a� �'�n�°r� �r��s�x� �.n�ea �G�x� e�.i.st�.�xe�� da.°te:ta, o� ta th� underqrec�un+� ��rs�e�i< xYm� T�ui�.di.ne� L��p���.�e��� az��d���tea �1��� a�.�. �x:�sfi:ing ut�.lita.es �.� b� ab�radcan�d s�i�31 ks� �0ffi�3.�tel�r r�mov�� an�l �apge�� ir► �n �pp�c��r�c�. a�aa�za��e Th� Pub�ic �7or.3c� D�par��►ent �t���d �h��C ��e cat�h k�asix�� - ���d:�a���� �g�v��:��m �a� th� pt�b��.c �����s� ��n�ul� �� � � ���a���tsa� ��rpa� ta ca��h si1�, ��.�. anc3. �aaper �����s. T�� �ev�l�per� sha7�1 �e r�q�xi:��d �ca tr�nch a�d px��i.�� � c��duit a�c��din� iccs G�'E ��ecif����ies��. F�:tlo�r 45�60 ��y� � �. �re�xe en�ine��°an.g �r�r��l�t�.�x� t� ��a��t���.�.c��a ���,�a�.e�i�me t�: � t� `����: �'�aa���.xn V�Y�.��r �a��� �i��.�ic� i�ada.����t� t�i�t �c��e�ua�� I, � wa�.�.r is ava�.�.a�rle �o �eaa����� �c� �1�� ��.����.�e� �.� i�eh �1L I ,� �a��:e� "lin� �.n �W Pa�s.��c �€�.a���r�� iaa����� c�� �k�� �c�t�r a.�aG�a ��. I � wa����.rn�. ��� a�p�.a.c��� �1��13. s.�a����.�. � �acDc��.cr�t p���re����° I try c�n �.t7e g��.���.�.iora I ine da�s�����t c�� �� m���r. i ttp � � . Th� �Jngf.i�d ��',������.�� �c��z�c�r �-��t.��w�� ��a�; �ragas�I ��d I� ���a�r�.de� �he fr��l�wing �e�o�asa�rac�ata.�nso I I Y10`�':��JE O� 1���I��DI�T SDR �3-O(Dti2 - I��L�AF�1�3/'��G���I'�LI,� ��a�E 7 ; ' 1. Requxr•e an ��osicsn can��ol �lan Gon�ist�:n� �ai�:h �urr�a�� �tanda.rds p�io� fra al�.owin� ora�sx�� �ra�.in,g1 2 . R�quirc� that �the awner pay a sys�.ems d�ve�.opmen� c�iarge .for tPa� r�e� incre�s� �.n im�ervie��xs surface, ir� 'lieu o� wa�:�x q�x�Zity f�c:i.lity �ans�r�c�i�n; 3 . Require tha� �he owr�err ve�i.�y tha� �he proposec� develo�ment do�a nr�� �����.�, or c�n�ri�u�.e �ca do�hs°��eam � de�icie�c;�.e� i�i �h� �x�.��ing s�a�� �e�r�� �ystean. I A �i.�� �.yd��n� s�aa,11 b� �x►���13�c1 �a�.��a�.n �5�o fe�� of aIl g�ar�i�ans a�� �I�� st:�uc�u�°�, m��s�.yrec� in aa� �.�Sprov�d manr�s�°o Loc�ti�n� �&aal�. 1�e suban,�.�.��+� ��s �h� Fix�� D.is���.�� �ax° reviewr and ap�:�o�craY a Th� �r�gc�n 17epar_t�aer�� �►� T�canspox°t3�iar� ���ri�c��d ti1�� prc�po��l and pxo�videc3 �h� follmwia�� c�y►zmen�s cc�n���°na.r�c� tha.s pr�p�sala 1. �'�i�r� can be no dir�r;� �.ccess �0 0.�6d �ac���c H�.+�h���y, 2 e °�he ��ap7.i.cant skaould �or�s�.t�.g uri�h tri� C�.�y �o�f �igarc� in � r��'s��a�r.� �o �u�a��°e �xpa�asio�a saf S€� i?a�tmau�h ��re��, in a�e�i�ior�, �ea prs��r��tia�l �r�n�erxzs r�gardiz�c� �e��. �urn �.a�;��s an�o ��ie sit�. 3. Si�����.k and cur&� ���rr��rds n��c� �:e� b� m��ie per Ci��r cr�' I T�.��rd s��nd�rds. ' 4< If Burc��rvalle's draana�e �onn��ticn �.o ODC7T°s drainac�e �yst�m, mn si�� de��n�xar► �ri�.I be r��ce����°y, I5. 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