Oregon 
Theodore R KjibngDski, Governor 
NOTICE OF ADOPTED AMENDMENT 
Department of Land Conservation and Development 
635 Capitol Street, Suite 150 
Salem, OR 97301-2540 
(503) 373-0050 
Fax (503) 378-5518 
w w w . lc d. s tat e. or. us 
Mis. 
11/6/2009 
TO: Subscribers to Notice of Adopted Plan 
or Land Use Regulation Amendments 
FROM: Plan Amendment Program Specialist 
SUBJECT: Washington County Plan Amendment 
DLCD File Number 007-09 
The Department of Land Conservation and Development (DLCD) received the attached notice of adoption. 
Due to the size of amended material submitted, a complete copy has not been attached. A Copy of the 
adopted plan amendment is available for review at the DLCD office in Salem and the local government 
office. 
Appeal Procedures* 
DLCD ACKNOWLEDGMENT or DEADLINE TO APPEAL: Friday, November 27, 2009 
This amendment was submitted to DLCD for review prior to adoption. with less than the required 45-day 
notice. Pursuant to ORS 197.830(2)(b) only persons who participated in the local government proceedings 
leading to adoption of the amendment are eligible to appeal this decision to the Land Use Board of 
Appeals (LUBA). 
If you wish to appeal, you must file a notice of intent to appeal with the Land Use Board of Appeals 
(LUBA) no later than 21 days from the date the decision was mailed to you by the local government. If 
you have questions, check with the local government to determine the appeal deadline. Copies of the 
notice of intent to appeal must be served upon the local government and others who received written notice 
of the final decision from the local government. The notice of intent to appeal must be served and filed in 
the form and manner prescribed by LUBA, (OAR Chapter 661, Division 10). Please call LUBA at 
503-373-1265, if you have questions about appeal procedures. 
*NOTE: THE APPEAL DEADLINE IS BASED UPON THE DATE THE DECISION WAS 
MAILED BY LOCAL GOVERNMENT. A DECISION MAY HAVE BEEN MAILED 
TO YOU ON A DIFFERENT DATE THAT IT WAS MAILED TO DLCD. AS A 
RESULT, YOUR APPEAL DEADLINE MAY BE EARLIER THAN THE ABOVE 
DATE SPECIFIED. 
Cc: Andrea Vannelli, Washington County 
Gloria Gardiner, DLCD Urban Planning Specialist 
Meg Fernekees, DLCD Regional Representative 
<paa> YA 
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^ R J D E P T O F DLCD 
» ^ Notice of Adoption - 2 
THIS E)RM MUST BE MAILED TO D i m WITHIN 
5 WORKING DAYS AFTER THE FIRST FINAL DECISION 
PER ORS 197.610. OAR CHAPTER 660, DIVISION IS 
1Y( p 
1 1 ! o im 
LAND CONSERVATION 
AND DEVELOPMENT: 
Jurisdiction: Washington County Local file number: Ordinance 712-A 
Date First Evidentiary Hearing: 7/1/2009 Date of Final Hearing: 10/27/2009 
Date Notice of Adoption form (Form #2) was sent to DLCD: 10/29/2009 
Was a Notice of Proposed Amendment (Form 1) mailed to DLCD? Yes Dale mailed to DLCD: June 11, 2009 
[X] Comprehensive Plan Text Amendment 0 Comprehensive Plan Map Amendment 
Land Use Regulation Amendment • Zoning Map Amendment 
[x] New Land Use Regulation • Other: 
Summarize the adopted amendment. Do not use technical terms. Do not write "See Attached" (limit of 500 characters): 
Adopts the North Bethany Subarea Plan that would be applicable to the PCC Rock Creek Campus, the existing 
Arbor Oaks Master Plan development and create future urban plan designations for about 700 acres of FD-20 
land consistent with Metro's Title 11. Adopts urban design standards and transportation and infrastructure 
system plans for the area. Amends Transportation Plan maps, Urban Plan policies and development standards 
to implement the Subarea Plan. Takes an exception to Goal 3, for a new road across agricultural land. 
Does the Adoption differ from proposal? Yes, Please explain below: 
North Bethany Subarea Plan adopted excluding the Arbor Oaks Master Plan area; urban land use designations 
and development standards are not included, so no change to existing land use designations. Is consistent with 
Metro's Title 11 planning requirements for new urban areas, but represents only partial compliance. 
Plan map changed from: to: 
Zone map changed from: to: 
Location: North Bethany (excludes PCC campus and existing Arbor Oaks) 
Specify density: Previous: New density: Acres involved: 700 
Mark applicable statewide planning goals: 
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 
^ ^ • • E S D S K K E S f a S D D D D D 
Was an Exception Adopted? 0 YES • NO 
Did DLCD receive a Notice of Proposed Amendment 45-days prior to first evidentiary hearing? • Yes ® No 
If no, do the statewide planning goals apply? Yes • No 
If no, did Emergency Circumstances require immediate adoption? Yes • No 
DLCD f i le No. 0 0 7 - 0 9 ( 1 7 6 2 6 ) [ 1 5 8 0 3 ] 
Please list affected state or federal agencies, local governments or special districts: Tualatin Valley Water District, Clean 
Water Services, Tualatin Valley Fire and Rescue, Metro, TriMet, Multnomah County, ODOT, Oregon Division of State 
Lands, Portland Community College, Beaverton School District. 
Local Contact: Andrea Vannelli Address. 155 N. First Ave., Suite 350-14 
E-mail: andrea_vannelli@co.washington.or.us City: Hillsboro Zip: 97124 
Phone: <503)846-3970 Fax: (503)846-4412 
ADOPTION SUBMITTAL REQUIREMENTS 
This form must be mailed to DLCD within 5 working days after the final decision 
per ORS 197.610, OAR Chapter 660 - Division 18. 
1. Send this Form and TWO Complete Copies (documents and maps) of the Adopted Amendment to: 
ATTENTION: PLAN AMENDMENT SPECIALIST 
DEPARTMENT OF LAND CONSERVATION AND DEVELOPMENT 
635 CAPITOL STREET NE, SUITE 150 
SALEM, OREGON 97301-2540 
2. Electronic Submittals: At least one hard copy must be sent by mail or in person, but you may also submit an 
electronic copy, by either email or FTP. You may connect to this address to FTP proposals and adoptions: 
webserver.lcd.state.or.us. To obtain our Username and password for FTP, call Mara Ulloa at 503-373-0050 
extension 238, or by emailing mara.ulloa@state.or.us. 
3. Please Note: Adopted materials must be sent to DLCD not later than FIVE (5) work ing days following the date of 
the final decision on the amendment. 
4. Submittal of this Notice of Adoption must Include the text of the amendment plus adopted findings and 
supplementary information. 
5. The deadline to appeal will not be extended if you submit this notice of adoption within five working days of the 
final decision Appeals to LUBA may be filed within TWENTY-ONE (21) days of the date, the Notice of Adoption is 
sent to DLCD. 
6. In addition to sending the Notice of Adoption to DLCD, you must notify persons who participated in the local 
hearing and requested notice of the final decision. 
7. Need More Copies? You can now access these forms online at http://www.lcd.state.or.us/. Please print on 
8-1/2x11 tireon paper only. You may also call the DLCD Office at (503) 373-0050; or Fax your request to: (503) 
378-5518; or Email your request to mara.ulloa@state.or.us - ATTENTION: PLAN AMENDMENT SPECIALIST. 
http://www.lcd.state.or.us/LCD/forms.shtml Updated November 27, 2006 
X\DUJ~DDATA\SHARED\Pliig\WPSHARE\2007ortfTemplatO5 Forms\DLCD fnrms\DLCD_fomi2 aciopt:on.<ictc 
Continued from October 20, 2009 ^ 
\ j J 1 
WASHINGTON COUNTY BOARD OF COMMISSIONERS 
AGENDA 
Agenda Category: 
Agenda Title: 
Public Hearing - Seventh Reading and Seventh Public Hearing 
Land Use & Transportation; County Counsel (CPO 7) 
PROPOSED A-ENGROSSED ORDINANCE NO. 712 - AN 
ORDINANCE ADOPTING THE NORTH BETHANY SUBAREA 
PLAN BY AMENDING THE WASHINGTON COUNTY 
COMPREHENSIVE PLAN 
Presented by: Brent Curtis, Planning Manager; Dan Olsen, County Counsel 
SUMMARY: 
In April 2009, the Board authorized filing Ordinance 712 to amend the Washington County 
Comprehensive Plan (Plan) to adopt the land use and transportation components of the North 
Bethany (NB) Subarea Plan. The Board conducted five public hearings for Ordinance 712 on 
August 11, 18, 25, and September 1 and 22, 2009. On September 22, the Board directed staff to 
engross Ordinance 712 to include many of the changes recommended by the Planning 
Commission and changes recommended by staff and public testimony. The Board discussed the 
changes at September 8 and 15 work sessions. 
On October 20, 2009, the Board held the first hearing for A-Engrossed Ordinance 712. The 
engrossed ordinance provides the basis for future work in the form of Plan policies and design 
elements to implement the NB Subarea Plan. The second phase covering implementation details 
will begin this fall, leading to the filing of a subsequent land use ordinance in early 2010. 
Because the NB Subarea Plan will remain incomplete, the elements of A-Engrossed Ordinance 
No. 712 will not be operable until enabled by the subsequent ordinance. 
A staff report will be provided to the Board prior to the October 27, 2009 hearing. Copies of the 
report will also be available at the Clerk's desk prior to the hearing. Consistent with Board policy 
regarding public testimony, testimony about the ordinance is limited to 3 minutes for individuals 
and 12 minutes for a representative of a group. 
DEPARTMENT'S REQUESTED ACTION: 
Read A-Engrossed Ordinance No. 712 by title only and conduct the public hearing. At the 
conclusion of the hearing, adopt A-Engrossed Ordinance No. 712. 
COUNTY ADMINISTRATOR'S RECOMMENDATION: 
I concur with the requested action. 
100-601000 
Agenda Item No. 4.a. 
Date: . 10/27/09 
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E. The Board recognizes that the Comprehensive Framework Plan for the Urban Area 
element of the Comprehensive Plan (Volume II) was readopted with amendments on September 9, 
1986, with portions subsequently amended by Ordinance Nos. 343, 382, 432, 459, 471, 480, 483, 
5 1 6 , 5 1 7 , 5 2 6 , 5 5 1 , 5 5 5 , 5 6 1 , 5 7 1 , 5 7 2 , 5 8 8 , 5 9 0 , 5 9 8 , 6 0 8 - 6 1 0 , 6 1 2 - 6 1 5 , 6 2 0 , 6 2 4 , 6 3 1 , 6 3 2 , 6 3 7 , 
6 4 3 , 6 4 9 , 6 6 2 , 6 6 6 , 6 6 9 , 6 7 1 , 6 8 3 , 6 8 6 , and 6 9 4 . 
F. The Board recognizes that the Transportation Plan Element of the Comprehensive 
Plan (Volume XV) was adopted on October 25, 1988, by way of Ordinance Nos. 332 and 333 with 
portions subsequently amended by Ordinance Nos. 343, 382, 409, 419, 426, 432, 450, 463, 470, 
4 7 1 , 4 7 3 , 4 7 4 , 4 8 0 , 4 8 3 - 4 8 5 , 4 9 3 , 4 9 4 , 5 0 3 , 5 1 5 , 5 2 6 , 5 3 7 , 5 4 2 , 5 4 6 , 5 5 2 , 5 5 6 , 5 8 8 , 6 0 1 , 6 0 9 , 6 1 1 , 
6 2 6 , 6 2 7 , 6 3 1 , 6 4 2 , 6 4 9 , 6 6 3 , 6 7 4 , and 6 8 3 . 
G. The Board recognizes that the Community Development Code Element of the 
Comprehensive Plan (Volume IV) was readopted with amendments on September 9, 1986, by way 
of Ordinance No. 3 0 8 , with portions subsequently amended by Ordinance Nos. 3 2 1 , 3 2 6 , 3 3 6 - 3 4 1 , 
3 5 6 - 3 6 3 , 3 7 2 - 3 7 8 , 3 8 0 , 3 8 1 , 3 8 4 - 3 8 6 , 3 9 2 , 3 9 3 , 3 9 7 , 3 9 9 - 4 0 3 , 4 0 7 , 4 1 2 , 4 1 3 , 4 1 5 , 4 1 7 , 4 2 1 - 4 2 3 , 
4 2 8 - 4 3 4 , 4 3 6 , 4 3 7 , 4 3 9 , 4 4 1 - 4 4 3 , 4 4 9 , 4 5 1 - 4 5 4 , 4 5 6 , 4 5 7 , 4 6 2 - 4 6 4 , 4 6 7 - 4 6 9 , 4 7 1 , 4 7 8 - 4 8 1 , 4 8 6 -
4 8 9 , 5 0 4 , 5 0 6 - 5 1 2 , 5 1 7 - 5 2 3 , 5 2 5 , 5 2 6 , 5 2 8 , 5 2 9 , 5 3 8 , 5 4 0 , 5 4 5 , 5 5 1 - 5 5 5 , 5 5 8 - 5 6 1 , 5 7 3 , 5 7 5 - 5 7 7 , 
5 8 1 , 5 8 3 , 5 8 8 , 5 8 9 , 5 9 1 - 5 9 5 , 6 0 3 - 6 0 5 , 6 0 7 - 6 1 0 , 6 1 2 , 6 1 5 , 6 1 7 , 6 1 8 , 6 2 3 , 6 2 4 , 6 2 8 , 6 3 1 , 6 3 4 , 6 3 5 , 
6 3 8 , 6 4 2 , 6 4 4 , 6 4 5 , 6 4 8 , 6 4 9 , 6 5 4 , 6 5 9 - 6 6 2 , 6 6 7 , 6 6 9 , 6 7 0 , 6 7 4 , 6 7 6 , 6 7 7 , 6 8 2 - 6 8 6 , 6 9 2 , 6 9 4 - 6 9 8 , 
7 0 3 , and 7 0 4 . 
H. Under the provisions of Washington County Charter Chapter X, the Department of 
Land Use and Transportation has carried out its responsibilities, including preparation of notices, 
and the County Planning Commission has conducted one or more public hearings on the proposed 
- A - E N G R O S S E D O R D I N A N C E 7 1 2 <»-»I 
WASHINGTON COUNTY COUNSEL 
155 N . FIRST AVENUE, SUITE 340 ~ M S # 2 4 
HLLLSBORO, O R 97124 
PHONE: 503 846-8747 - FAX: 503846 -8636 
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amendments and has submitted its recommendations to the Board, The Board finds that this 
Ordinance is based on that recommendation and any modifications made by the Board, as a result of 
the public hearings process, 
I. The Board further determines that emergency circumstances exist for purposes of 
providing notice of this ordinance to the state in less than 45 days before the initial public hearing 
consistent with ORS 197.610(2) based on today's extraordinary economic conditions including the 
collapse of the housing market and the mortgage industry and the need to provide opportunities for 
economic development in Washington County in a timely fashion prior to the close of the ordinance 
season in October of 2009. 
J. The Board finds and takes public notice that it is in receipt of all matters and 
information necessary to consider this Ordinance in an adequate manner, and finds that this 
Ordinance complies with the Statewide Planning Goals, the standards for legislative plan 
adoption as set forth in Chapters 197 and 215 of the Oregon Revised Statutes, the Washington 
County Charter, the Washington County Community Development Code, and the Washington 
County Comprehensive Plan. 
SECTION 2. 
The following Exhibits, attached and incorporated herein by reference, are hereby adopted 
as amendments to the following documents; 
A. Bethany Community Plan Amendments: 
1. Exhibit 1 (7 pages) - amending as follows: 
a. creating Overview; 
b. denoting Chapter 1; 
c. moving Arbor Oaks from an Ares of Special 
Concern to its own Subarea; and 
d. amending "Areas of Special Concern" Map; 
3 - A - E N G R O S S E D O R D I N A N C E 7 1 2 OWN 
WASHINGTON COUNTY COUNSEL 
155 N . FIRST AVENUE, SUITE 340 ~ M S # 2 4 
HTLLSBORO, O R 97124 
PHONE: 503 8 4 6 - 8 7 4 7 - F A X ; 503846 -8636 
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2. Exhibit 2 (25 pages) - amending Chapter 2 to reflect the addition of 
North Bethany Subarea Plan; 
3. Exhibit 3 (29 pages) - creating North Bethany Subarea Plan Maps, 
Figures and Tables as follows: 
a. Concept Plan (Exhibit page 1A - IE) 
b. Neighborhood Boundaries (Exhibit page 2); 
c. Primary Streets and Core Design Elements (Exhibit page 3); 
d. Residential Minimum Setbacks (Exhibit page 4); 
e. Significant Natural Resources (Exhibit page 5); 
f. Parks, Trails and Pedestrian Connections (Exhibit page 6); 
g. Street Design Plan (Exhibit page 7); 
h. Street Cross Sections (Exhibit pages 8-16); 
i. Street Tree Lists (Exhibit pages 17-20); 
j. Areas of Special Concern (Exhibit page 21); 
k. Neighborhood Plans (Exhibit pages 22-26); 
1. Parking Maximum Designations (Exhibit page 27); 
m. Drainage Master Plan Area (Exhibit page 28); and 
n. Local Street Connectivity (Exhibit page 29). 
B. Comprehensive Framework Plan for the Urban Area Amendments: 
4. Exhibit 4(10 pages) - amending Policy 1, The Planning Process; 
5. Exhibit 5 (5 pages) - amending Policy 18, Plan Designations and 
Locational Criteria for Development; 
6. Exhibit 6 (1 page) - amending Policy 40, Regional Planning 
Implementation, "Main Street Boundaries" portion of the "2040 Design 
Types" Map; 
7. Exhibit 12 (7 pages) - amending Policy 15, Roles and Responsibilities 
for Serving Growth; 
8. Exhibit 13 (2 pages) - creating Policy 43, Community Design for New 
Urban Areas; 
9. Exhibit 14 (3 pages) - creating Policy 44, Managing Growth in New 
Urban Areas. 
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4 -A-ENGROSSED ORDINANCE 712 
WASHINGTON COUNTY COUNSEL 
155 N . FIRST AVENUE, SUITE 3 4 0 ~ M S # 2 4 
HILLSBORO, O R 97124 
PHONE: 5 0 3 8 4 6 - 8 7 4 7 - F A X : 503846 -8636 
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C. 2020 Transportation Plan Amendments: 
7. Exhibit 7 (1 page) - amending Policy 6: Roadway System Policy, 
"Regional Street Design Overlay" Map; 
8. Exhibit 8 (5 pages) - amending Policy 10 as follows: 
a. Amending text describing the Saltzman Road Study Area 
b. Adding text describing a "Greater Bethany East-West 
Arterial Study Area;" 
c. Amending "Functional Classification System" Map; 
d. Amending "Lane Numbers" maps (2); 
e. Amending "Study Areas" map. 
9. Exhibit 9 (1 page) - amending Policy 14, Pedestrian Policy, "Off-Street 
Trails System" Map; 
10. Exhibit 10 (1 page) — amending Policy 15, Bicycle Policy, "Bicycle System'' 
Map; 
D. Community Development Code Amendments: 
11. Exhibit 11 (4 pages) - amending Section 308 FUTURE 
DEVELOPMENT 20 ACRE DISTRICT (FD-20) 
SECTION 3. 
Notwithstanding any other provision of this Ordinance, including Exhibits, all property 
within the North Bethany Subarea shall remain designated FD-20 and continue to be governed by 
the current comprehensive framework plan, transportation plan, development code, and related land 
use provisions until the adoption of an ordinance implementing the concept plan adopted herein. 
Nothing in this Ordinance modifies, supersedes, or amends any existing comprehensive plan, 
transportation plan, development code, or other land use provisions governing the North Bethany 
Subarea. Nothing in this Ordinance grants any property owner or other person any procedural or 
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5 -A-ENGROSSED ORDINANCE 712 dhni 
W A S H I N G T O N COUNTY COUNSEL 
155 N . FIRST AVENUE, SUITE 340 ~ M S # 2 4 
HlLLSBORO, OR 97124 
PHONE: 503 846-8747 - FAX: 503 846-8636 
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substantive rights or expectations other than as provided under the current ordinances, including the 
FD-20 designation. 
SECTION 4. 
All other Comprehensive Plan provisions that have been adopted by prior ordinance, which 
are not expressly amended or repealed herein, shall remain in full force and effect. 
SECTION 5. 
All applications received prior to the effective date shall be processed in accordance with 
ORS 215.427 (2007 Edition). 
SECTION 6. 
If any portion of this Ordinance, including the exhibits, shall for any reason be held invalid 
or unconstitutional by a body of competent jurisdiction, the remainder shall not be affected thereby 
and shall remain in full force and effect. 
SECTION 7. 
The Office of County Counsel and Department of Land Use and Transportation are 
authorized to prepare planning documents to refl ect the changes adopted under Section 2 of this 
Ordinance, including deleting and adding textual material and maps, renumbering pages, or 
sections, and making any technical changes not affecting the substance of these amendments as 
necessary to conform to the Washington County Comprehensive Plan format. 
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- A - E N G R O S S E D O R D I N A N C E 7 1 2 09-35.1 
WASHINGTON COUNTY COUNSEL 
155 N . FIRST AVENUE, SUITE 340 ~ M S # 2 4 
HlLLSBORO, OR 97124 
PHONE: 503846-8747-FAX: 503 846-8636 
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SECTION 8. 
This Ordinance shall take effect thirty (30) days after adoption. 
ENACTED this ^ f ^ day of 6 c - h b z r 2009, being the *7tk reading 
and 1 t h public hearing before the Board of County Commissioners of Washington County, 
Oregon. 
BOARD OF COUNTY COMMISSIONERS 
FOR WASHINGTON COUNTY, OREGON 
L i t CHAIRMAN 
"RECORDING SECRETARY 
READING 
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VOTE: 
Recording Secretary: M a r i o n Axirkin 
PUBLIC HEARING 
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Date: O c t o b e r 
-A-ENGROSSED O R D I N A N C E 712 
WASHINGTON COUNTY COUNSEL 
155 N . FIRST AVENUE, SUITE 340 ~ M S # 2 4 
HILLSBORO, O R 97124 
PHONE: 5 0 3 8 4 6 - 8 7 4 7 - F A X : 503 846-8636 
A-Engrossed Ordinance No. 712 
Exhibit 1 
September 28, 2009 
Page 1 of 7 
The Bethany Community Plan is amended to reflect the following: 
BETHANY COMMUNITY PLAN 
OVERVIEW 
The Bethany Community Plan reflects the culmination of two distinct planning efforts. The initial planning 
resulted in the adoption of the Bethany Community Plan in 1983. The first chapter contains the original 
plan language and maps developed for that 1983 community plan. It includes background information, 
general design elements and specific design elements for the West Bethany, Central Bethany, 
Springville, Arbor Oaks and Thompson subareas. Since its adoption, the community plan has been 
updated to reflect map changes made by ordinances and quasi-judicial plan amendments. Community 
plan text was updated in limited cases to address state and regional planning initiatives, urban growth 
boundary (UGB) expansions for the Rock Creek Campus of Portland Community College (PCC) in 1999, 
the Arbor Oaks subdivision, the 2002 North Bethany UGB expansion, and changes to the Central 
Bethany Town Center in 2008. 
The second chapter of the Bethany Community Plan is the North Bethany Subarea Plan. This Subarea 
includes lands located north of Springville Road and east of 185th Avenue, with the exception of the 
Arbor Oaks Subarea. The Subarea Plan was developed through a community planning process that 
began after approximately 800 acres were added to the UGB in 2002. These 800 acres, along with the 
existing PCC Rock Creek Campus, comprise the North Bethany Subarea. The land within the Arbor Oaks 
Subarea was part of the 2002 UGB expansion. However, the master plan for the Arbor Oaks subdivision 
(Casefile 00-601-M) was approved prior to completion of the North Bethany planning process and has led 
to separation of this area into the Arbor Oaks Subarea. (Development in Arbor Oaks is subject to the 
master plan for that area, which was approved prior to the completion of the planning of the North 
Bethany Subarea.) 
The design elements and standards included in the North Bethany Subarea Plan were developed through 
a multi-year planning process to be consistent with Title 11 of Metro's Urban Growth Management 
Functional Plan. In addition, the North Bethany Subarea Plan takes into account the specific conditions 
placed on the areas added to the UGB in 1999 and 2002. 
The North Bethany Subarea Plan represents a new perspective on community planning in urban 
unincorporated Washington County. It reflects the county's desire to create new urban communities that 
take into account the evolution of planning since 1983 and community values. The Subarea Plan provides 
a more densely developed community, featuring a higher level of urban services, including a complete 
street network, parks, open space, and a greater emphasis on design and infrastructure planning. It calls 
for having new development pay for a larger share of the costs of the infrastructure, particularly streets, 
stormwater and park improvements. 
abcdef Proposed additions 
abcdef Proposed deletions 
A-Engrossed Ordinance No. 712 
Exhibit 1 
September 28, 2009 
Page 2 of 7 
CHAPTER 1: West Bethany, Central Bethany, Springville, Arbor 
Oaks and Thompson Subarea Plans 
THE RELATIONSHIP OF COMPREHENSIVE PLAN ELEMENTS 
The Bethany Community Plan is one of a number of planning elements which in total comprise the 
Washington County Comprehensive Plan. The intent of this section is to provide the reader of the 
Bethany Community Plan with a basic understanding of its relationship to the various other 
Comprehensive Plan elements. 
In general, the Bethany Community Plan is an area and site-specific application of County 
Comprehensive Planning policy and a description of community development activities envisioned for the 
Planning Area. Implementation of the Bethany Community Plan is guided primarily by other Plan 
elements such as the Community Development Code, the Transportation Plan and the Unified Capital 
Improvement Plan. 
COMMUNITY PLAN 
The unincorporated portion of the County within the metropolitan regional Urban Growth Boundary and 
outside of city planning areas is divided into a number of Community Planning Areas. The Bethany 
Community Planning Area is one such planning area. 
The policies and plan designations of the Comprehensive Framework Plan are applied in a site-specific 
manner to the Community Planning Area. The result of this application is a Community Plan, composed 
of a Community Plan Map and Community Plan Text. 
The Community Plan Map portrays a land use designation for each parcel of land in the planning area. 
The Community Plan Text provides a written description of the Community Plan Map in order to specify 
the intent of the mapped designations. Additionally, the Community Plan Text includes Community 
Design Elements, which are written prescriptions for particular areas or sites which shall be adhered to as 
the plan is implemented. For certain areas specified by the Community Plan, the concept of Area of 
Special Concern is applied. 
The designation of Area of Special Concern where applied to one or a combination of several parcels of 
land, denotes the presence of certain design opportunities or constraints. In such cases, the Community | 
Plan Text includes specific language which identifies and addresses the design opportunities or 
constraints. Usually land is designated as an Area of Special Concern when parcelization and/or varied 
ownership requires that the area be considered as one unit during development. In some cases, the 
Community Plan requires an Area of Special Concern to develop through a mandatory Master Planning-
Planned Development process, which provides a more flexible approach to addressing the potential 
design opportunities and/or constraints. 
abcdef Proposed additions 
abcdef Proposed deletions 
A-Engrossed Ordinance No. 712 
Exhibit 1 
September 28, 2009 
Page 3 of 7 
BACKGROUND SUMMARY 
PLANNING AREA 
The Bethany Community Plan encompasses three square miles of the unincorporated portion of 
northeast Washington County. The planning area is bordered on the north by NW Springville Road and 
the Urban Growth Boundary; on the south by NW West Union and NW Thompson Roads; on the west by 
NW 185th Avenue; and on the east by the Washington/Multnomah County line. The Bethany planning 
area is a part of a larger planning area (Sunset West planning area, CPO #7), located to the south of 
Bethany. In 1980, Bethany had a population of 554 residents. 
LAND USE 
Existing land uses in Bethany reflect a combination of residential and agricultural uses. Residential uses 
are found primarily in the eastern portion of Bethany, while central and western Bethany contain sizable 
tracts of land currently devoted to agricultural purposes. Existing residential uses consist of 194 single-
family unit concentrated primarily in the Dogwood Park/Wildwood area and along NW Kaiser and West 
Union Roads. The remaining residential uses are scattered throughout the planning area. 
The Bethany area is inside of the Urban Growth Boundary and, therefore, an urban plan has been 
prepared. In total, the Bethany Plan encompasses 1935.7 acres of which approximately 1619.81 acres 
are considered as vacant and buildable (undeveloped and not constrained by flood plains or steep 
slopes). The Washington County Comprehensive Framework Plan has recommended, and the Bethany 
Community Plan reflects, a continuation of residential uses in Bethany. No industrial or employment | 
intensive uses have been proposed for Bethany. 
SUBAREAS 
Four^Five general areas within Bethany have been designated as a guide to describe characteristics, | 
design considerations and development concerns. In a number of instances, site-specific design 
elements have been recommended to apply to future development actions in each of the four areas. In 
particular, the majority of Central Bethany has been identified as an Area of Special Concern because it is 
perhaps the most sensitive area in terms of achieving the overall development concept for Bethany. 
Because of this, design elements have been recommended to apply to future development actions within 
this area. 
The design elements listed for each area in Bethany are intended to augment the development standards 
and procedures found in the Community Development Code. Future development actions will be 
expected to respond to both the development standards provided in the Community Development Code 
and the design elements of the Bethany Community Plan. 
NORTH BETHANYARBOR OAKS 
In 1999 and 2002, Metro added to the Regional Urban Growth Boundary (UGB) the area referred to 
herein as the North BethanyArbor Oaks Subarea. Portland Community College's Rock Creek Campus 
was added in 1999, while the remaining area was added in 2002. The entire subarea is approximately 
abcdef Proposed additions 
abcdef Proposed deletions 
A-Engrossed Ordinance No. 712 
Exhibit 1 
September 28, 2009 
Page 4 of 7 
960 109 acres in size and designated as R-9, Residential 7 to 9 units per acre. The Rock Creek Campus 
is designated as Institutional. 
A portion of the subarea, identified as Area of Special Concern No. 2, is designated R-9. This area was | 
previously added to the UGB and then withdrawn due to a court decision. Metro has determined that a 
County-approved master plan for the future development of this area is consistent with its planning 
requirements for new UGB properties found in Title 11 of its Urban Growth Management Functional Plan. 
Development permitted under the approved master plan will be predominantly single family on varying lot 
sizes. Other approved uses are single family attached dwellings, multi-family dwellings, a public park, 
private parks and open space, and a public school site. 
The remainder of the subarea is designated FD-20. The predominant land use is agricultural and limited 
single family residences.—These properties will maintain the FD-20 designation until the planning for 
these properties is complete.—The planning for these properties is required to be consistent with the 
requirements of the Comprehensive Framework Plan for the Urban Area and Title 11 of Metro's Urban 
Growth Management Functional Plan. 
Design Elements: 
1. Area of Special Concern No. 2 The Arbor Oaks Subarea encompasses land located east of the PCC | 
Rock Creek Campus and north of Springville Road. This area was included within the regional Urban 
Growth Boundary (UGB) by action of the Metro Council in 1999. Consistent with the conditions of 
that action, the following provisions shall apply to the new development in this area: 
a. The net average density of residential development in the area shall be at least 10 housing 
units per acre. 
b. Residential development in the area shall include a variety of housing types, including single 
family attached and detached units and apartments. 
c. At least 20% of the housing units built in this area shall be for-sale units affordable to 
households at or below area median incomes and/or rental units affordable to households at 
or below 80 percent of area median incomes, as defined by the U.S. Department of Housing 
and Urban Development. 
d. Significant natural resources within the area that are identified on the Bethany Community 
Plan Significant Natural and Cultural Resources Map shall be protected as required by the 
Washington County Community Development Code and Title 3 of the Metro Urban Growth | 
Management Functional Plan. Boundaries of the significant natural resources in the area 
may be refined through review of a development application based on new inventory 
information submitted by the applicant. 
e. To assure adequate provision of parks and recreation services to residents, the area shall 
annex to the Tualatin Hills Park & Recreation District prior to final approval of any application 
for thedevelopment in the area. | 
f. Prior to commencement of development in the area, the developer shall provide the 
opportunity for the Beaverton School District to acquire up to 10 acres of land on the 
development site for an elementary school. 
g. All development in the area shall comply with applicable provisions of the Metro Urban 
Growth Management Functional Plan, or related provisions of the Washington County 
abcdef Proposed additions 
abcdef Proposed deletions 
A-Engrossed Ordinance No. 712 
Exhibit 1 
September 28, 2009 
Page 5 of 7 
Community Development Code acknowledged by Metro to comply or substantially comply 
with the Functional Plan. 
h. Prior to final approval of an application to develop property in the area, the property owner 
and the City of Beaverton shall enter in—to an agreement for delayed annexation of the 
property to the City and annexation to any necessary service districts. 
i. Prior to occupancy of any new building approved for development in the area, the property 
owner shall make proportionate improvements to the Springville Road/185th Avenue 
intersection. The specific improvements shall be determined through the development review 
process. These improvements may be in addition to any safety or capacity improvements 
required by the Community Development Code. The design of the Springville Road/185th 
Avenue intersection shall be based on year 2020 projected traffic volumes. 
j. To assure that the area develops in an integrated manner in accordance with a cohesive 
community design, no development application for a property in the area shall be approved 
prior to approval of a master plan for all properties in the area. 
k. To help achieve design for development in the area, the design of the primary entryway off of 
Springville Road in-to the area should include features that promote a common community 
identity such as entryway monumentation, lighting, landscaping and artwork. 
l. Tax lots 700, 800 and 802 of Tax Map 1N1 18 a res limited to public school facilities and 
other development necessary and accessory to public school use, and public park facilities 
and uses as required by Title 11, subsection 3.07.1120.I of Metro's Urban Growth 
Management Functional Plan. 
2. Area of Special Concern No. 2 encompasses the right-of-way for Joss Avenue between Springville 
Road and the northern boundary of the Arbor Oaks Subarea. Until Road A in the North Bethany 
Subarea is constructed between NW Joss Avenue and NW 185th Avenue, this segment of Joss 
Avenue is expected to carry significantly higher volumes of traffic than is typical for a neighborhood 
route. Consequently, while Joss Avenue is designated as an interim collector on the Functional 
Classification map in the Transportation Plan, it is anticipated that it ultimately will be reclassified to its 
expected function as a neighborhood route after the construction of Road A. Extensions of Joss 
Avenue shall be consistent with the CL-1 street design cross section shown in Section VII of the 
North Bethany Subarea Plan. On-street parking on Joss Road in Arbor Oaks Master Plan shall be 
allowed to continue, subject to the County Engineer's authority to make safety improvements. No 
development in the Arbor Oaks Master Plan shall be found to be nonconforming because Joss Road 
does not comply with the CL-1 standard. 
3. Area of Special Concern No. 4 encompasses the right of way along Springville Road where 
Springville Road fronts the Arbor Oaks subdivision between the western boundary and Sickle Road. 
Within ASC 2 Springville Road shall be five lanes with additional turn lanes at intersections as 
appropriate. The five lane section shall be within an 86 foot right of way unless the lands immediately 
to the north or south redevelop. At such time, Springville Road shall be developed as a five lane 
section within a 98 foot right-of-way. 
4. Area of Special Concern No. 5 encompasses the right of way along Springville Road where 
Springville Road fronts the Arbor Oaks subdivision between Sickle Road and the eastern boundary. 
Within ASC 5 Springville Road shall be three lanes with additional turn lanes at intersections as 
appropriate. The three lane section shall be within an 86 foot right of way unless the lands 
immediately to the north or south redevelop. At such time, Springville Road shall be developed as a 
three lane section within a 90 foot right-of-way. 
abcdef Proposed additions 
abcdef Proposed deletions 
Multnomah County 
A-Engrossed Ordinance No. 712 
Exhibit 1 
September 28, 2009 
Page 6 of 7 
Amend the Bethany Community Plan 
'Subareas' map as indicated : 
| | Arbor Oaks Subarea 
| | North Bethany Subarea 
Bethany Community Plan Boundary 
County line 
Urban Growth Boundary 
N 
1,000 500 0 
Feet 
1,000 
Disclaimer: This product is for informational purposes and may not have been 
prepared for, or be suitable for legal, engineering, or surveying purposes. 
Users of this information should review or consult the primary data and 
information sources to ascertain the usability of the information. 
A-Engrossed Ordinance No. 712 
Exhibit 1 
September 28, 2009 
Page 7 of 7 
Amend the Bethany Community Plan 
'Areas of Special Concern' map to revise 
the Area of Special Concern designations 
and text as indicated: 
Existing A.S.C. #2 to be removed 
f / j New A.S.C. #2 - Joss Road 
^ ^ New A.S.C. #4 - Springville Road Corridor 
I ^ X X i New A.S.C. #5 - Springville Road Corridor 
N 
500 500 
G I S 
G e o g r a p h i c 
n f o r m a t i o n 
Systems 
Disclaimer: This product is for informational purposes and may not have been 
prepared for, or be suitable for legal, engineering, or surveying purposes. 
Users of this information should review or consult the primary data and 
information sources to ascertain the usability of the information. 
A-Engrossed Ordinance No. 712 
Exhibit 2 
September 28, 2009 
Page 1 of 25 
The Bethany Community Plan is amended to add the following Chapter 2: North Bethany Subarea Plan. 
CHAPTER 2: NORTH BETHANY SUBAREA PLAN 
I. INTRODUCTION 
The North Bethany Subarea Plan applies to development in North Bethany and the Portland Community 
College (PCC) Rock Creek Campus. This chapter provides background and an overview of the Subarea 
community planning principles and goals, describes the relevant maps, and prescribes general and 
neighborhood design elements. Where applicable, the Subarea plan identifies the plan amendment 
procedure and criteria for proposing changes to the Subarea Plan. 
Predominant urban land use designations in the North Bethany Subarea Plan are residential of varying 
densities, with a mix of other ancillary land uses for commercial and open space and an overlay for public 
services. Mechanisms for the funding and provision of public facilities and infrastructure services are 
planned, but until they can be secured, the FD-20 land use designation will remain in place, with the new 
land use designations reserved as future designations to be put in place when services are provided. The 
FD-20 designation may be removed and the future land use designations may be applied through a 
quasi-judicial plan amendment process. 
II. AREA DESCRIPTION 
North Bethany is located north of Highway 26 in northeast Washington County. The eastern boundary of 
the Subarea is the Washington-Multnomah County line. The Subarea is bounded on the west and north 
by Rock Creek and Abbey Creek, respectively, and associated floodplain area. Rural agricultural lands 
are the predominant land uses to the north, east, and west. The southern boundary is Springville Road, 
with the other Bethany Subareas to the south. 
North Bethany is nestled near the base of the Tualatin Mountains. The area's most prominent geographic 
feature is a ridge that runs from east to west across the center of the Subarea. Three tributaries to Abbey 
Creek begin in the Subarea north of the ridge. South of the ridge, Bethany Creek flows from the eastern 
boundary parallel to Springville Road until reaching Joss Avenue, at which point the creek flows under 
Springville Road. The elevation along the ridge and the gently sloping hills to the north and south draw 
the eye toward vistas of the Tualatin Valley. 
At the time the Subarea was brought within the Urban Growth Boundary (UGB) and until new urban 
development begins, the predominant land uses consist of five to ten acre rural lots. An exception to the 
rural land uses is the PCC Rock Creek Campus which has an Institutional plan designation. 
A-Engrossed Ordinance No. 712 
Exhibit 2 
September 28, 2009 
Page 2 of 25 
III. BACKGROUND, PLANNING PROCESS AND COMMUNITY 
DESIGN GOALS 
A . U G B EXPANSIONS 
In 1999 and 2002, Metro expanded the UGB to include the land within the North Bethany Subarea. The 
1999 expansion brought the PCC Rock Creek Campus within the UGB. (Approximately fifty acres of the 
Rock Creek Campus remains outside the UGB). The 2002 expansion brought the remainder of the North 
Bethany Subarea within the UGB. The state Land Conservation and Development Commission (LCDC) 
acknowledged the expansion in July 2003 (augmenting the North Bethany expansion area to nearly 800 
acres). An appeal and litigation of the 2003 acknowledgment was settled in September 2005 and the 
North Bethany Subarea was ultimately acknowledged by the state LCDC. The county assumed the long-
term service provider role from Beaverton in 2004. 
The Arbor Oaks subdivision area was part of the 2002 UGB expansion. However, the master plan for 
Arbor Oaks (Casefile 00-601-M) was approved prior to completion of the North Bethany planning process 
and has led to separation of this area into the Arbor Oaks Subarea. 
B. ROCK CREEK CAMPUS 
Although the majority of the PCC Rock Creek Campus was inside the UGB prior to the subject area 
expansion, it was considered throughout the planning process as an integral component of the planned 
community. The campus is included in the North Bethany Subarea Plan as a distinct neighborhood, with 
consideration given to addressing important planning objectives for the community as a whole. Relevant 
objectives include those related to access, circulation and connectivity. 
C. PLANNING PROCESS 
The North Bethany Subarea Plan is the culmination of a three year planning process. Beginning in 2006, 
the county worked with a team of consultants, the public, and a technical advisory committee and 
stakeholder work group to develop conceptual and illustrative plans for the UGB expansion area. The 
concept plan established a vision and framework for how new development should occur in the North 
Bethany area, including land use designations, transportation, stormwater, and parks and open space 
networks, affordable housing and infrastructure funding. The illustrative plan showed how the concept 
could apply at the neighborhood level. The North Bethany Subarea Plan implements the land use and 
transportation related elements of the concept and illustrative plans. The North Bethany Funding Plan and 
North Bethany Affordable Housing Program implement other aspects of the plans. In addition, local 
service providers, such as Tualatin Hills Parks and Recreation District and Clean Water Services, have 
incorporated plans for North Bethany parks, natural resources protection, and stormwater/sewer 
infrastructure services elements into their documents for consistent implementation. 
D. COMMUNITY DESIGN GOALS 
The Community Planning work for North Bethany represents an innovative approach for the county and 
its partner service provider agencies. As compared with the 1983 community plans, the North Bethany 
Subarea was planned and designed to be a more complete community, with better provision and 
integration of urban services and amenities. While some degree of flexibility remains, the North Bethany 
Subarea Plan is a more detailed level of planning, specifically with more attention paid to the quality and 
design of the public realm. Integrating this level of community planning with urban service facility planning 
A-Engrossed Ordinance No. 712 
Exhibit 2 
September 28, 2009 
Page 3 of 25 
results in a greater degree of certainty for the community, for developers, and for service providers who 
must provide necessary infrastructure. 
Early in the planning process, the Board of County Commissioners established a vision for North Bethany 
to be a distinct community in its own right, yet well-integrated into the existing, larger Bethany community. 
The vision for North Bethany as a "community of distinction" incorporates high standards for integrating 
urban services such as parks and open-space areas, a comprehensive design approach that integrates 
neighborhoods with open space, provides a variety of housing choices for a range of affordability levels, 
highlights community focal points (e.g., civic space, parks, small neighborhood commercial sites, schools, 
etc.), and connects them to one another, to adjacent points of interest, and to neighborhoods via multi-
modal access routes. Transportation improvements do not preclude possible future expansion of the UGB 
in the North Bethany vicinity. 
Five primary design goals form the basis of the North Bethany Subarea Plan. The design goals are 
complemented by a growth management policy that ensures public facilities and services and urban 
infrastructure is provided and financed in an equitable and feasible manner. 
1. Integration with Greater Bethany - The North Bethany urban area is integrated into the existing, larger 
Bethany community. 
The amenities and services in North Bethany are complementary to those in existing Bethany, as 
indicated by the scale, type and location of amenities and services. Land uses, densities, and design 
treatments north of Springville Road promote a good transition between existing Bethany and North 
Bethany. The vehicular, walking and bicycle connections between North Bethany and the surrounding 
area are direct, convenient, and safe. The plan provides connections to, and compatible land uses near, 
the PCC Rock Creek campus and the Arbor Oaks Subarea. Land uses are arranged to lessen adverse 
impacts to adjacent rural uses. 
2. A Community of Distinction - North Bethany is distinguished by its variety and affordability of housing 
options, mix of uses, walkable streets, quality schools, community gathering places and focal points, 
multi-modal transportation connections, variety of green spaces, and family-friendly character. 
The plan promotes quality urban design and calls for different land use designations and densities and a 
mix of building types within each neighborhood. The plan provides opportunities for affordable housing by 
incorporating a range of residential land use designations that allow a variety of housing sizes and types. 
In addition, the North Bethany Affordable Housing Program identifies funding (non-land use related) 
strategies to promote affordable housing in North Bethany. 
Residential development is organized into clearly identifiable neighborhoods that are compact, 
pedestrian-friendly, with a mix of uses where appropriate. The design of the Subarea and each of its 
neighborhoods are organized around centers that serve as focal points. For example, the primary focal 
point for the Subarea is a "main street" scale Community Commercial center in the Central Neighborhood 
featuring a large community park surrounded by high density housing and a mix of commercial uses. In 
turn, each of the neighborhoods surrounding the Central Neighborhood is organized around a smaller-
scale focal point, consisting of a neighborhood park and a small neighborhood commercial site. As a 
result, all areas of the community are located within a short walk of the Community Commercial center or 
a neighborhood commercial site. Schools also will serve as neighborhood Landmarks. 
Commercial locations are sited for success, with good visibility and easy access that supports the idea of 
planning for commercial opportunities as they become viable. North Bethany's neighborhoods are 
connected by streets, pedestrian and bike routes, streams and park. Civic sites and public spaces are 
prominently sited to reinforce their important and functional role in the community. Parks and green 
spaces are provided in the form of neighborhood parks, community parks, and linear parks and trails. 
A-Engrossed Ordinance No. 712 
Exhibit 2 
September 28, 2009 
Page 4 of 25 
3. Transportation Choices - Multi-modal choices for walking, biking, driving and transit are connected and 
integrated with North Bethany's design and the larger transportation system. 
The plan includes a network of streets that serve a variety of options, such as through-travel on the 
arterial and collector streets and local access to community destinations on neighborhood routes and 
local streets. There is a connected pattern of blocks and streets that disperses traffic throughout the 
Subarea, provides access for emergency service providers, avoids or minimizes impacts to natural areas, 
and contributes to a walkable community. Design elements and requirements for streets provide an 
opportunity for a safe, high quality pedestrian and bicycling experience with convenient access to key 
destinations including schools and parks. While transit service is limited at this time to bus stops at the 
Rock Creek Campus and along Springville Road, the street network, development standards, and land 
uses have been designed to support future transit service to North Bethany. The connections of the North 
Bethany street network with those of greater Bethany and the surrounding areas are situated to minimize 
additional traffic impacts on existing neighborhoods. 
4. Integration of Urban and Natural Areas - A variety of parks, protected open spaces and water quality 
facilities will result in a coordinated system that is integrated with the urban fabric. 
The planning process prioritized public spaces such as parks and trails, putting them on equal footing as 
a key element in creating the range of amenities found in complete communities. The design concept for 
the Subarea Plan is a landform-based design that takes advantage of existing natural features for the 
location of vantage points, orientation of streets, and drainage of stormwater. The community parks and 
park block elements together form an axis along the existing ridge. This predominant open space feature 
is complemented by a series of neighborhood parks, trails, and community gathering areas, each of 
which are located and sized in relation to the surrounding natural and designed landscapes. 
The parks range in size and type from one and one-half (1 to two and one-half (2 acre 
neighborhood parks to 15+ acre community parks and are distributed among North Bethany's 
neighborhoods. All residences are within a short walk of a park. The pedestrian trails and connections 
define and integrate the neighborhoods with the natural areas. In many cases, pedestrian accessways 
and/or streets are designed to connect with a natural feature in a way that specifically "reveals" the 
feature to the public realm. This is distinctly different than many areas of the county where parks and 
trails are not pre-planned, which often results in natural areas that are hidden in tracts behind private 
home lots. 
The outer edges of the Subarea have been intentionally designed to connect the rural and natural 
features with the new community through the use of perimeter trails and by locating the front fagades of 
adjacent houses so they face these areas. 
The Subarea's protected natural resource areas are consistent with the county's 1983 adopted and 
acknowledged Goal 5 program as well as the 2005 Tualatin Basin Partners Goal 5 Program. In addition, a 
Goal 5 post-acknowledgement plan amendment (PAPA) was conducted in order to address wetlands, 
open spaces, and to refine the wildlife habitat designation along Bethany Creek. The plan supports 
habitat friendly design and development practices, including site design and on-site stormwater 
management practices. In addition to on-site stormwater management, stormwater will be managed for 
streets, through regional stormwater facilities and with the protection of natural watershed features that 
assist in flood management such as drainage hazard areas and wetlands. Stormwater quantity and 
quality facilities are consistent with Clean Water Services standards while parks are consistent with 
Tualatin Hills Park and Recreation District (THPRD) standards. 
A-Engrossed Ordinance No. 712 
Exhibit 2 
September 28, 2009 
Page 5 of 25 
5. A Livable Long Term Future - The North Bethany Concept Plan will plan for long-term livability of the 
area, including consideration of future growth. 
The planning horizon for North Bethany is 20-30 years, with build-out projected at roughly 18 years under 
robust market conditions. Given the long-term range for the establishment of this community, the plan 
was developed while keeping in mind a number of factors that contribute to enduring livability. These 
include issues related to provision of urban services and amenities, economic viability, well-designed 
neighborhoods, sustainable treatment of natural resource systems, impacts to existing service systems, 
the rural-urban interface, the potential for future urban expansion in adjacent areas, and the greater 
Washington County transportation system. 
IV. NORTH BETHANY SUBAREA PLAN AND MAPS 
The North Bethany Subarea Plan is made up of several plans, maps and figures that are described 
below. These plans and maps are referenced throughout the North Bethany Subarea Design Elements 
and the Neighborhood Design Elements (see Section V and Section VI, respectively). The associated 
plans and maps are in Section VII1. 
A . CONCEPT PLAN 
The Concept Plan represents a conceptual level community design for the North Bethany Subarea. The 
Subarea is conceived of as a cohesive group of neighborhoods, each scaled for walkability and organized 
around centrally-located public destinations (e.g. parks, commercial uses, schools, etc.). The Plan shows 
future land use categories, which are arranged along a gradation of densities, providing more intense 
uses near central locations, gradually stepping down toward the least intense uses along the natural and 
rural edges. Land use categories take into consideration areas known to be committed such as sites 
owned by the Beaverton School District for future schools, an existing cemetery, church, and regional 
powerline corridors. A commercial component is shown as consisting of a centrally-located mixed-use 
core, complemented by smaller commercial nodes in each neighborhood. The Primary Streets shown 
represent locations for a base framework of streets (including existing rights-of-way). Primary park 
features are shown with fixed locations, while neighborhood park locations are more generalized, 
indicated on the Plan by green stars. Other important design features such as gateways and focal points 
are identified. 
Natural constraints in the form of steep slopes and wetlands are also shown. When available, landslide 
hazard areas also will be mapped (a study by DOGAMI is pending). The wetland areas depicted 
represent preliminary boundaries for significant wetland locations; these areas are important for 
stormwater management throughout the Subarea. In general sensitive areas such as wetlands and their 
protective buffers are not buildable, however additional site-specific analysis is required before definitive 
boundaries can be established. 
The Concept Plan serves as the foundation for more specific planning work regarding future land use 
designations, including details pertaining to allowed uses and residential density ranges for each of the 
various districts. 
1 
Editor's note: Cross-section drawings, street tree tables, community plan map figures and neighborhood 
plans in Exhibit 3, will be included in Section VII (Technical References) of the published plan. 
A-Engrossed Ordinance No. 712 
Exhibit 2 
September 28, 2009 
Page 6 of 25 
B. FUTURE LAND USE DESIGNATIONS MAP 
Note: The Future Land Use Designation Map will be developed to replace the Concept Plan. As the 
mechanics of the growth management system are established, the text describing the land use 
designation map will be adjusted accordingly. 
This map shows Plan (land use) designations for all land in the North Bethany Subarea Plan. These 
designations will be effective when the FD-20 District is removed. The FD-20 District may be removed 
through a plan amendment after required public services and facilities have been assured. 
Many of the Plan designation boundaries are defined by the centerline of planned streets, powerline 
rights-of-way, and the boundaries of Significant Natural Resources. When the alignment of a planned 
street is modified through the development review or plan amendment process, the adjacent Plan 
designation(s) will move to reflect the changed alignment. Land use boundaries indicated as following a 
wetland shall be construed to follow those boundaries along with adjacent vegetated buffers and/or storm 
drainage facilities. Land use boundaries indicated as following the boundary of a park or school site shall 
be construed to follow those boundaries. 
C. NEIGHBORHOOD PLANS 
The Neighborhood Plans depict most of the elements of the Subarea Plan for each neighborhood. Along 
with showing the location of planned streets, the Neighborhood Plans prescribe how each neighborhood 
shall develop, as well as suggested street locations. Design requirements shall be implemented by all 
development. 
Secondary Streets are the organizational basis for neighborhood design and circulation. These streets 
make important connections within the North Bethany Subarea and with the surrounding Greater Bethany 
area. The street alignments, as shown on the Neighborhood Plan maps, are intended as guidance. These 
streets are integrally connected with the Landmarks and Focal Points so vistas along the streets 
terminate at and emphasize these public services and neighborhood amenities. The design intent for 
each Secondary Street is described in the Neighborhood Plans. 
The streets shown in white on the Neighborhood Plans are intended as guidance to demonstrate a 
preferred solution for local circulation. 
Development that is consistent with all of the specifications noted on the applicable Neighborhood Plan 
may be processed through the Type II process. 
D. PRIMARY STREETS AND CORE DESIGN ELEMENTS MAP 
This map shows streets and design elements that comprise the base template of the Subarea Plan. 
Primary Streets 
The Primary Streets provide the fundamental framework and basis for the design of and circulation within 
the Subarea. Modifications to the planned alignments of the Primary Streets are permitted through the 
development review process or through a plan amendment. Table A below identifies the degree to which 
modifications are allowed through the development review process. For Primary Streets, a change to land 
use designations in conjunction with a proposed alignment change is permitted through a quasi-judicial 
plan amendment as permitted by Policy 1, Implementing Strategy x. of the Comprehensive Framework 
Plan for the Urban Area. Alignment changes through development review and a quasi-judicial plan 
amendment are limited to the subject site. Alignment changes on another site shall be reviewed through 
the legislative plan amendment process. 
A-Engrossed Ordinance No. 712 
Exhibit 2 
September 28, 2009 
Page 7 of 25 
The design intent for each Primary Street is described in the applicable Neighborhood Design Elements. 
Most existing streets are Primary Streets that are located within current rights-of-way. These existing 
streets are incorporated into the planned Primary Street network to improve efficiencies for future 
development. 
Table A: Modifications to street classes allowed through Development Review 
Minor Modification 
Type II Development 
Review 
Major Modification 
Type III Development 
Review 
Quasi-judicial Plan 
Amendment 
Primary Streets The planned centerline 
may move up to twenty-
five (25) feet 
The planned 
centerline may move 
more than twenty-five 
(25) feet 
Amendments to land 
use designations may 
be permitted with 
alignment change 
Core Design Elements 
Core Design Elements are features that shall be implemented by all development. Noted features include 
Gateways, Landmarks, the Community Commercial center, and small neighborhood commercial sites. 
Required Design Elements for these features are found in the respective Neighborhood Plan. 
E. PARKS, TRAILS AND PEDESTRIAN CONNECTION MAP 
This map shows the location of all planned park locations, off-street trails, and on-street pedestrian routes 
that will be provided in the North Bethany Subarea. Required park sizes are identified in the Design 
Elements of each Neighborhood. Neighborhood park locations are generalized, as indicated by the green 
stars on the map. The final location and configuration of all parks and trails will be determined by the 
District, either prior to or as part of the development review process. The site determination process will 
provide the opportunity for THPRD to make incremental acquisition arrangements for park and trail 
properties throughout the Subarea. Consistent with the generalized locations shown on the map, the final 
locations of off-street trails shall be coordinated with THPRD. 
While specific park and trail locations will be determined by THPRD, the Neighborhood Plan maps depict 
the general location of preferred park and trail configurations. The Neighborhood Design Elements 
elaborate on intended design considerations for each park and trail site. 
In several instances, trail connections rely upon on-street links in the form of sidewalks in order to result in 
a completely connected trail network. Where these on-street segments follow required Primary Streets, 
trail connections are more certain. However, there is less certainty where the on-street segments follow 
Secondary Streets. This represents a higher level of discretion because Secondary Streets are not 
required to be constructed exactly as depicted in the Neighborhood Plans. The Secondary Streets shown 
in the Neighborhood Plans illustrate a preferred design outcome and are intended as guidance for future 
development. Special attention must therefore be given to assure adequate trail connections are 
provided. 
Note: Adjustments reflect direction to allow greater flexibility for neighborhood park configurations. To 
ensure the additional discretion does not lose sight of the core design considerations, additional language 
will be required to articulate the overarching THPRD design objectives that guided the initial planning for 
this Subarea. This work will be addressed for the 2010 ordinance season. 
A-Engrossed Ordinance No. 712 
Exhibit 2 
September 28, 2009 
Page 8 of 25 
F. SIGNIFICANT NATURAL RESOURCES MAP 
The generalized location of Goal 5 designations that were identified prior to the 2002 UGB expansion, 
including Open Spaces and Water Areas and Wetlands & Fish and Wildlife Habitat areas, are shown on 
the Significant Natural Resources Map in Chapter 1, which depicts Goal 5 designations for the overall 
Bethany Community Plan area. 
The Significant Natural Resources Map included in Chapter 2 shows the general locations of two types of 
new Goal 5 resources that have been identified for the North Bethany Subarea. These are Locally 
Significant Wetlands and additional Open Space areas. Locally Significant Wetlands are wetland areas 
that are important for reasons related to location, size, quality and/or function. (Note that not all 
jurisdictional wetland areas are shown on the Map; the depictions are limited to those wetlands in the 
North Bethany Subarea that have been determined to be significant.) 
The Locally Significant Wetland boundaries depicted on the Significant Natural Resources Map represent 
preliminary planning level information. More refined and precise delineations of the Locally Significant 
Wetland areas will be provided through the development review process; it is expected that the boundary 
shown on the Significant Natural Resource Map will be adjusted accordingly. Delineation of the ultimate 
site boundaries for these features will be coordinated with the county and Clean Water Services, and 
shall take into account all applicable regulations and Plan requirements. For instance, Bethany Creek is 
also designated as a Drainage Hazard Area, as well as a Water Areas & Wetlands and Fish & Wildlife 
Habitat area. 
Note: The process for incorporating refinements to the wetland area boundaries will be addressed as part 
of the 2010 ordinance. 
Open Space resources shown on the Map include generalized locations for parks and off-street trails, as 
well as powerline rights-of-way, an existing cemetery and school ball fields and play areas. 
G. STREET DESIGN PLAN 
The Street Design Plan keys planned streets to specific cross section design types that have been 
developed for the North Bethany Subarea. The Street Design Plan also references the type of street tree 
that shall be planted for each street. The Subarea Plan prescribes a street design approach for North 
Bethany that includes pedestrian and bicycle amenities, responds to a particular street's setting within the 
overall plan, addresses county engineering concerns about public streets, provides enhanced street 
landscaping, and incorporates low impact development applications (LIDA) consistent with the Drainage 
Master Plan for the Subarea. These design approaches are generally arranged by street type and are 
implemented through the following Subarea documents: 
a) Typical Street Design Cross Sections 
b) Neighborhood-Specific Street Tree Program 
c) Areas of Special Concern criteria for identified street corridors (see Section V.B) 
H. PUBLIC SERVICE OVERLAY MAP 
Note: The Public Service Overlay Map will be developed to identify suitable locations for public service 
uses. The locations were identified through the concept planning process and were selected based on 
one or more of the following characteristics: gateway locations; orientation on open space; proximity to 
schools, parks and other public spaces; located adjacent to land use districts where shared parking 
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September 28, 2009 
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opportunities exist, and smaller sites that due to size and shape may pose challenges to developing 
subdivisions. 
Typical Street Design Cross Sections 
The Street Design Cross Sections are conceptual drawings that illustrate the width dimensions of the 
required street features from outer edge of sidewalk to outer edge of sidewalk. The cross-section designs 
are found in Section VII, each tagged with an abbreviated identifier that is keyed to the Street Design Plan 
and Street Tree tables. 
Features within the street cross sections include the sidewalk, planter strip/LIDA features, bicycle lanes, 
parking lanes, travel lanes and planted or paved medians. These drawings are intended to address street 
design only; existing county standards regarding materials and construction shall continue to apply, 
including the following provisions. All street designs are subject to County Engineer approval. 
• Any curb bump-outs at intersections shall be designed for truck turning movements. 
• Cement-treated sub-grade may be allowed for any street classification within the Subarea. 
• Where on-street parking is permitted (refer to specific street cross-section(s)), curb-tight 
sidewalks with tree wells shall be used in lieu of a continuous planter strip in order to allow 
sidewalk access to parked vehicles. 
• In the case of the Park Blocks (PB), the couplet street surfaces shall be sloped to drain toward 
the center median. Street trees along the Park Blocks shall be planted along both sides of each 
couplet as shown in the cross section, for a total of four rows of street trees. 
• Local streets (LO) need not be crowned, and may be constructed to slope toward one side or the 
other in order to facilitate a site-specific design for street drainage. 
• Right-of-way width for collector streets may vary as noted in the CL cross-section, depending on 
how the drainage and LIDA features for the area are designed. 
• For the planted median section of Road A (CL-1), a double row of street trees shall be planted at 
the center of the median with a protective root barrier located so that the trees may be preserved 
through a potential future expansion of the roadway from 3 to 5 lanes. 
Specific designs will be determined at the site design stage in coordination with the County Engineer and 
Clean Water Services (CWS) to determine site specific drainage and water quality treatment for streets. 
For instance, the size and location of the LIDA features may vary depending on the detailed drainage 
plan for an area. Technical details for the LIDA features are found in CWS Design and Construction 
Standards. 
Neighborhood-Specific Street Tree Program 
Within each neighborhood district a sub-classification system identifies the street type as a subcategory 
of the identified Neighborhood. The exception to the sub-classification, based upon neighborhood district, 
is the more broad-based "Arterial" system which supersedes the neighborhood districts. 
The street trees for each neighborhood are identified and described in the following tables found in 
Section VII. 
Table 1: North Bethany Street Tree List corresponds with the nomenclature of street tree type provided in 
the Street Design Plan and lists the individual tree species and cultivars. Individual species have been 
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September 28, 2009 
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selected and allocated according to size, scale, median width, hierarchy and design intent. Where 
appropriate, selected species are compatible with LIDA features. 
Table 2: North Bethany Street Tree Guide lists the descriptions of the individual species and the intended 
effect created by their growth characteristics. Species are selected to be compatible with LIDA features. 
V. NORTH BETHANY SUBAREA DESIGN ELEMENTS 
All new development shall be consistent with the following design elements and area of special concern 
requirements. 
A . GENERAL DESIGN ELEMENTS 
1. Floodplains, drainage hazard areas, streams and their tributaries, riparian wooded areas, steep slopes, 
scenic features, power line easements, and rights-of-way are preserved and protected by being 
designated with the Public Services-Open Space District. In the design of new development, these areas 
shall be interconnected with the park and open space system and the storm water and water quality 
management system consistent with the requirements and standards for CWS and THPRD. 
2. Trees located within a Significant Natural Resource Area shall not be removed without first obtaining a 
development permit for tree removal as provided for within the Community Development Code. A permit 
shall not be required for tree removal from power line rights-of-way, public parks or playgrounds. 
Note: Planning Commissioner Manseau observed that this design element is inconsistent with the 
Community Development Code language regarding the Public Services Open Space land use 
designation. The plan and code language will be reconciled for the 2010 ordinance season. 
3. Noise reduction measures shall be incorporated into all new residential structures adjacent to arterials 
and collectors. 
4. Pedestrian connections to the rural areas bordering the Subarea shall be provided in order to provide 
public access to perimeter and regional trails to enjoy the views of the surrounding hills and valleys. 
Specific design requirements are noted in the applicable Neighborhood Design Elements. 
5. New development shall provide for pedestrian/bicycle pathways for public access through or along the 
development and connect adjacent developments and/or commercial areas, schools, public transit, and 
park and recreation sites. Outdoor lighting shall be provided along pathways. 
6. Off-street trail crossings on arterials and collectors shall be at the locations shown on the Parks, Trails 
and Pedestrian Connections Map. 
7. Residential development shall provide a variety of lot widths, side yard setbacks, building types and 
street fronting building fagades to avoid monotonous streetscapes. 
8. Residential development along the following street segments identified on the Residential Minimum 
Setback map shall meet the setback and landscaping standards described below. In the event there is a 
conflict between these setback standards and the setback standard of the primary district, this Plan shall 
control. 
a) Road A, between the UGB and Primary Street P9: 
i) Minimum setback: twenty (20) feet; and 
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ii) Provide an additional row of street trees consistent with the standards of CDC Section 
407-7 to provide additional buffering and visual interest. 
b) Springville Road, between Oats Terrace and the UGB: 
i) Minimum setback: twenty (20) feet 
ii) Provide an additional row of street trees consistent with the standards of CDC Section 
407-7 to provide additional buffering and visual interest. 
c) Joss Avenue, between P8 and Road A: 
i) Minimum setback: fifteen (15) feet 
ii) The additional setback shall be landscaped with a combination of trees, shrubs and / or 
groundcovers. 
d) Southern side of Road, A between P9 and the Springville Road: 
i) Minimum setback: fifteen (15) feet 
ii) The additional setback shall be landscaped with a combination of trees, shrubs and / or 
groundcovers. 
e) Northern side of Road A between S20 and S17 where Road A parallels the linear park: 
i) Along the linear park the minimum setback may be reduced to five (5) feet. 
9. The front fagades of buildings shall be oriented toward public spaces (e.g., streets, commercial areas, 
civic areas, natural resources, trails, parks, and schools), except as provided by a) through d) below. The 
Building Orientation and Orientation symbols on the Neighborhood Plan maps indicate where front or side 
building fagades shall face public spaces. 
Conditions where side or rear building fagades are permitted: 
a) The lot is adjacent to a powerline corridor - Side yards and side building fagades may be 
provided for residential uses adjacent to a powerline corridor; rear yards and rear building 
fagades shall not be adjacent to these open spaces; 
b) The lot is adjacent to a Primary or Secondary Street - The front yard and the front building 
fagade of residential buildings along these streets shall front these streets. Where this orientation 
is not practicable, side yards and side building fagades may front the street provided no more 
than twenty-five percent (25) of the lots and buildings have a side orientation on each individual 
street. Side building fagades shall include windows and other architectural features to prevent 
blank fagades; 
c) A Neighborhood Design Element allows a side or rear yard and/or a side or rear building 
fagade to front onto the public space; and 
d) For courtyard housing fronting a common private open space, the building frontage design 
element will be satisfied when the open space area is immediately adjacent to the street or other 
public space. 
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10. Buildings that are identified on a Neighborhood Plan map as a Landmark shall be located on the site 
to make the building visible from the neighborhood as indicated by the Orientation arrows on the 
respective Neighborhood Plan map. Landmark buildings shall be designed and located to provide a 
terminated vista for the sight lines shown on the Neighborhood Plan maps. 
11. New development shall dedicate right-of-way for new streets and extensions and alignments of 
existing streets as indicated on Washington County's Transportation Plan. New development shall also 
be subject to conditions set forth in the North Bethany growth management policy during development 
review. 
12. Access points shall be provided as indicated on the Neighborhood Plan maps and consistent with the 
Primary Streets and Core Design Elements map and any applicable Areas of Special Concern. 
13. Access onto arterials and collectors shall be limited, which in some cases will require developments to 
have shared/consolidated access points to these streets. Access points to these streets shall be limited to 
the locations shown on the Primary Streets and Core Design Elements map, subject to compliance with 
the applicable ASC Road Corridors and county sight distance and access spacing requirements. 
14. Streets shall be constructed consistent with the Street Cross Sections, as depicted on the Street 
Design Plan. Street Cross Sections are included in Section VII. 
15. New development shall provide street trees consistent with the Street Design Plan. Street tree tables 
are included in Section VII. 
16. New development shall be consistent with the North Bethany Drainage Master Plan. 
17. New development located in a potential landslide hazard area shall comply with any applicable 
requirements of the Community Development Code and Chapter 14.2 of the Washington County Code. 
18. Residential development with curbside mail delivery shall provide centralized or grouped mail boxes 
that are available prior to the occupancy of dwellings. 
19. New development shall provide pedestrian scale street lighting along all streets consistent with county 
standards. A uniform luminaire pole and arm shall be used in each North Bethany Neighborhood. 
20. The exterior lighting of new development shall be "dark sky friendly" per standards in the Community 
Development Code. 
21. Where a plaza is required to be provided, vehicular use of the plaza is prohibited. 
B. AREAS OF SPECIAL CONCERN 
The following Areas of Special Concern (ASC) describe situations in the Subarea Plan that call for special 
treatment or attention. Relevant issues and considerations are described below; each area is identified in 
on the Area of Special Concern Map in Section VII. Design for each of the ASC Road Corridors shall be 
consistent with the applicable cross-section concepts included in Section VII, including enhanced 
landscaping, on-street parking where indicated, and LIDA features. 
Road Corridor 1A - Road A: NW Springville Road to NW Kaiser Road 
Road A, between NW Springville Road and NW Kaiser Road, is intended to function as an urban collector 
street, with the design elements shown in cross-section drawing CL-1. Unless review at the land 
development stage indicates corner vision (CDC Section 418-3) or sight distance issues (CDC Section 
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501-8.5F), access to this section of Road A from Primary and Secondary Streets shown on the Primary 
Streets and Core Design Elements map and Neighborhood Plan maps shall be allowed. Turn restrictions 
at these allowed accesses may be required as part of the land development review process. Additional 
accesses shall be consistent with the collector access spacing requirements of CDC Section 501-8.5. All 
accesses are subject to approval by the County Engineer. 
Road Corridor 1B - Road A: NW Kaiser Road to western North Bethany Subarea Plan Boundary 
Prior to urbanization of land west of 185th Avenue, Road A—between NW Kaiser Road and the western 
boundary of the Subarea Plan—is intended to function as an urban collector street. It shall incorporate the 
North Bethany cross-section design elements while acknowledging that future urbanization of land to the 
west is probable. The Greater Bethany East-West Arterial Study Area in the Transportation Plan is 
included in recognition of the probable need for Road A to function as an east-west arterial connection. 
Considering the probability of additional urbanization to the west of the North Bethany Subarea Plan, 
Road A shall be designed and built so that its probable future function as an arterial street will not be 
precluded. To accomplish this, the following design requirements—consistent with those shown in cross-
section CL-1—shall apply in ASC 1B: 
• Right-of-way shall be 37 to 39 feet from centerline with a total width of 74 to 78 feet. 
• Unless review at the land development stage indicates corner vision (CDC Section 418-3) or sight 
distance issues (CDC Section 501-8.5F), access to Road A from Primary and Secondary Streets 
shown on the Primary Streets and Core Design Elements Map and Neighborhood Plan maps 
shall be allowed. Turn restrictions at these allowed accesses may be required as part of the land 
development review process. Additional accesses shall be consistent with the arterial access 
spacing requirements of CDC Section 501-8.5. 
Road Corridor 2 - NW Kaiser Road from Bethany Creek to Road A 
At the time of plan adoption, a detailed, specific plan was not developed that integrated density, retail 
design, corner vision, sight distance, building entrances and orientations and the need for turning 
movements and on-street parking along Kaiser Road. Therefore, prior to preliminary engineering of this 
section of NW Kaiser Road and development of properties within this Area of Special Concern, a more 
detailed specific plan, the North Bethany Core Main Street Program Guide, shall be developed and 
adopted. The North Bethany Core Main Street Program Guide will contain preliminary programming and 
design considerations which shall serve as a template for future specific design and development of the 
area. 
NW Kaiser Road, between Bethany Creek (north of NW Springville Road) and Road A will bisect the 
portion of the planning area that is planned for the most intensive land uses. While it is designated as an 
Arterial on the Functional Classification Maps in the Transportation Plan, special design considerations 
that are not typically associated with arterial streets will apply. These considerations shall include the 
following: 
• Unless review at the land development stage indicates corner vision (CDC Section 418-3) or sight 
distance issues (CDC Section 501-8.5F), access to NW Kaiser Road from Primary and 
Secondary Streets shown on the Primary Streets and Core Design Elements Map and 
Neighborhood Plan maps shall be allowed. Turn restrictions on these allowed accesses may be 
required as part of the land development review process. Additional accesses shall be consistent 
with the arterial access spacing requirements of CDC Section 501-8.5. 
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• For the portion north of Brugger Road, street design and on-street parking shall be provided 
consistent with the Main Street design concept drawing shown in the AR-1b cross-section shown 
in Section VII. 
• Local street connections may allow direct connection to NW Kaiser Road if determined to be 
acceptable by the County Engineer. 
• A reduced design-speed may be incorporated in the street design through the corridor as 
determined to be appropriate considering the level of access, land uses and traffic characteristics. 
The County Engineer shall determine the appropriate design speed. Posted speed shall be 
determined in accordance with state law. 
Road Corridor 3 - Joss Avenue: Brugger Road to Road A 
Until Road A is constructed between NW Joss Avenue and NW 185th Avenue, this segment of Joss 
Avenue is expected to carry significantly higher volumes of traffic than is typical for a neighborhood route. 
Consequently, while Joss Avenue is designated as an interim collector on the Functional Classification 
Map in the Transportation Plan, it is anticipated that it ultimately will be reclassified to its expected 
function as a neighborhood route after the construction of Road A. Extensions of Joss Avenue shall be 
consistent with the CL-1 street design cross-section shown in Section VII. 
Road Corridor 4A - Springville Road between the Arbor Oaks Subarea eastern boundary and the County 
Line 
Springville Road shall be three lanes with additional turn lanes at intersections as appropriate. Consistent 
with the AR-2 cross-section drawing included in Section VII, the street shall generally include five-foot 
wide sidewalks and a seven-foot wide landscape strip within the right-of-way area, along with curb 
extensions at public streets. Landscaped medians shall be provided wherever such medians do not 
conflict with storage for left turn movements. Unless review at the land development stage indicates 
corner vision (CDC Section 418-3) or sight distance issues (CDC Section 501-8.5F), access to NW 
Springville Road from Primary and Secondary Streets shown on the Primary Streets and Core Design 
Elements map and Neighborhood Plan maps shall be allowed. Turn restrictions on these allowed 
accesses may be required through the land development process. Additional accesses shall be 
consistent with the arterial access spacing requirements of CDC Section 501-8.5. 
• Right-of-way shall be 90 feet. Property on the north side of Springville shall dedicate up to 53 feet 
from centerline. 
Road Corridor 4B - Springville Road between 185th Avenue and the Arbor Oaks Subarea western 
boundary 
Springville Road shall be five lanes with additional turn lanes at intersections as appropriate. Consistent 
with the AR-2 cross-section drawing included in Section VII, the street shall generally include five-foot 
sidewalks and a seven-foot wide landscape strip within the right-of-way area, along with curb extensions 
on public streets where appropriate. Landscaped medians shall be provided wherever such medians do 
not conflict with storage for left turn movements. Unless review at the land development stage indicates 
corner vision (CDC Section 418-3) or sight distance issues (CDC Section 501-8.5F), access to NW 
Springville Road from Primary and Secondary Streets shown on the Primary Streets and Core Design 
Elements map and Neighborhood Plan maps shall be allowed. Turn restrictions on these allowed 
accesses may be required through the land development process. Additional accesses shall be 
consistent with the arterial access spacing requirements of CDC Section 501-8.5. The design for NW 
Springville Road includes a realignment of the NW 185th Avenue/Springville Road intersection, which 
shifts NW Springville Road to the north of its existing alignment between NW 181st Avenue and NW 
185th Avenue (as shown on the Neighborhood Plan map and the Transportation Plan). 
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• Right-of-way shall be 98 feet. Development on the north side of the street shall dedicate up to 61 
feet of right-of-way from centerline. 
VI. NEIGHBORHOODS 
The North Bethany Subarea is comprised of six neighborhoods, each with a set of distinct Design 
Elements. These are described in text below and illustrated on the Neighborhood Plans. As described 
under Section IV.C., above, the depicted locations of streets that are not Primary Streets in the 
Neighborhood Plans are intended as guidance, suggesting one possible solution for configuring these 
transportation improvements. 
In addition, the design elements of the Areas of Special Concern described above shall apply to 
development in these areas. 
A . NORTHWEST NEIGHBORHOOD 
The Northwest Neighborhood boundaries are the UGB to the north and west, Road A to the south, and 
the Waterhouse Powerline Trail to the east. 
Prominent landscape features include the two powerline corridors and the tributary to Abbey Creek and 
an associated wetland. Steeper slopes (generally greater than 15%) provide edge conditions along the 
north, west and east boundaries. These slopes and prominent ridges provide opportunities for views of 
the creeks and the Tualatin Mountains. 
The land use designations and street pattern in this neighborhood are designed to respond to the 
topography, provide a range of densities, provide views of the surrounding natural and agricultural 
landscapes, and provide connectivity. 
Design Elements 
1. A one and one-half (1 to two-acre neighborhood park shall be located on the eastern side of Joss 
Avenue, north of Road A. The park shall have pedestrian access to the northeast boundary of the 
neighborhood, where a view shed preserves views of the Tualatin Mountains. The park may be located 
on either side of Joss Avenue, provided it has public street frontage along at least % of its perimeter. The 
park shall be situated on axis with the open space provided for the high density area. 
2. A small neighborhood commercial site fronts the intersection of Road A and a north-south Secondary 
Street (S8). The site shall be developed so the building(s) fronts Road A and Street S8. Building 
entrances and windows shall be included in these building fagades. The site shall include a small public 
plaza to serve as a community gathering space. 
3. On the eastern boundary, a pedestrian trail and bridge shall span the Abbey Creek tributary connecting 
this neighborhood with the Northeast Neighborhood. This pedestrian connection is important for 
connectivity between neighborhoods and provides a pedestrian route to the school west of Kaiser Road. 
4. The Waterhouse Trail runs through North Bethany along the north-south powerline corridor. It is 
important for trail users to have reasonable access to the trail. Pedestrian-bicycle access points shall be 
provided at regular intervals along the trail, generally spaced at 330 feet or less. The sidewalks of local 
street crossings may count toward this access requirement. 
5. The Perimeter Trail shall be provided along the northern and western boundaries of the Subarea as 
shown on the Parks, Trails and Pedestrian Connections Map and the Northwest Neighborhood Plan map, 
(includes the trail through the powerline corridor at the northwest corner of the neighborhood. Pedestrian 
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connections shall be provided to the Perimeter Trail as shown on the Park, Trails and Pedestrian 
Connections map (street connections and one connection from another trail) to allow trail users to enjoy 
the views toward the north. 
6. The Northwest Neighborhood is organized by one Primary and seven Secondary Streets. Primary 
Streets shall be provided in new development consistent with Section IV.D (Primary Streets and Core 
Design Elements) and Section V.B (Areas of Special Concern) of the North Bethany Subarea Plan. 
Secondary Street descriptions are guidelines. The intent of the streets is provided below: 
a) Road A is the southern boundary of the Northwest Neighborhood. See ASC Road Corridor 1B 
for design criteria. 
b) A Secondary Street (S7) extends north from Road A (at the first western intersection of Road 
A) and is aligned along the topographic contours as it extends to the northeast just south of the 
UGB boundary. The street begins to travel south at the Abbey Creek tributary, where the street 
parallels and fronts the tributary. 
c) A Secondary Street (S10) shall be provided as an east-west axis street to connect the high 
density residential areas and the neighborhood park. 
d) Two north-south Secondary Streets (S8 and S9)) intersect the east-west axis street (S10) 
between the neighborhood park and the higher density residential areas and its private open 
space. The westernmost of these two streets (S8) shall have a neighborhood commercial site at 
one of the intersection corners with Road A. Both streets extend to the north from Road A and 
terminate at the northernmost east-west Secondary Street (S7). The easternmost of these two 
streets (S9) extends Joss Avenue to the north and becomes an edge along the western boundary 
of the neighborhood park. An additional Secondary Street (S11) creates the edges around the 
remaining boundaries of the neighborhood park. 
e) Towards the western neighborhood boundary, a Secondary Street (S7) extends north from the 
West Neighborhood. This is an important street for connectivity across Road A. The street shall 
intersect with Road A where sight distance is adequate and end at the east-west street (S7) 
parallel to the Abbey Creek tributary. 
7. The western edge of the neighborhood at Road A is a gateway into the neighborhood. This gateway 
marks the transition from rural to urban character and the beginning of the cross-section for Road A, 
which has a planted center median. Consistent with the Neighborhood Plan map, two prominent Focal 
Points shall be provided to mark this entrance into the North Bethany Subarea. A design plan shall be 
prepared that addresses the Neighborhood Plan and Street Design map elements, CDC standards and 
any additional gateway design treatments. 
8. Within the high density residential lands, private open space shall be provided, as depicted on the 
Neighborhood Plan. The private open space shall be consistent with the Article VIII of the Community 
Development Code. 
9. Development shall be consistent with ASC Road Corridor 1B. 
B. WEST NEIGHBORHOOD 
The West Neighborhood is bounded by the UGB to the west, Road A to the north, and the Waterhouse 
Powerline Trail to the east. The neighborhood generally extends to the south as far as the PCC Rock 
Creek campus and the Arbor Oaks Subarea, with a boundary that is formed by an east-west street (P1) 
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planned to run just north of the campus property to Joss Avenue, then east along existing Brugger Road 
between Joss Avenue, ending at the West Community Park. 
This neighborhood is at the western edge of the ridge where the topography begins to slope towards the 
Rock Creek floodplain. The area generally drains to the west, the low point being a wetland area that 
straddles the UGB to join with the floodplain area north of the campus. 
The West Neighborhood includes the West Community Park and a neighborhood park that anchors the 
western edge of the ridge and provides views towards the southwest. The neighborhood's highest density 
is clustered adjacent to the community park, with the density gradually decreasing from the community 
park toward the west. 
Design Elements 
1. The West Neighborhood includes one of the Subarea's two community parks. It is specifically located 
at the western end of the Subarea's ridge feature and is an integral element of the ridge Park Block 
features. The community park shall be located at the west end of the Park Blocks and shall be 5.50 to-6 
acres in size. The park shall have street frontage along its entire perimeter, and the front fagades of 
residential buildings on the streets shall front the park. 
2. The Waterhouse Trail runs through the Subarea along the north-south powerline corridor. It is 
important for trail users to have reasonable access to the trail. Pedestrian-bicycle access points shall be 
provided at regular intervals along the trail, generally spaced at 330 feet or less. Sidewalks along street 
crossings count toward this access requirement. 
3. A one and one-half (1^) to two-acre park shall be located in the West Neighborhood. The park and 
Street P1 shall be adjacent to the PCC property to take advantage of the adjacent woodlands and provide 
the public with views to the south. The front fagades of dwellings on the street shall face to the south and 
west in order to have front views of the resource areas. A pedestrian path shall go through the park to link 
to the streets on either side of the park. 
4. Providing pedestrian connections to the Subarea's western boundary is important to provide public 
access to the Subarea's edges, including opportunities to enjoy the views toward the west. The streets 
and off-street trail along the UGB have been intentionally located to preserve views into the 
floodplain/natural resource area as part of the public realm. The streets and trail shall be constructed to 
parallel the UGB to the extent practicable, given potential topographic and wetland constraints. The front 
fagades of dwellings on the streets shall face to the west in order to have front views of the resource 
areas. Access points for public access and viewing shall be provided along this edge, consistent with the 
West Neighborhood Plan map and the Parks, Trails and Pedestrian Connections map. 
5. The West Neighborhood is organized by six Primary Streets and Secondary Streets. The north-south 
streets are important neighborhood-to-neighborhood connections. The east-west Primary Streets are 
important for their clear and logical connection to the central ridge area. Primary streets shall be provided 
in new development consistent with Section IV.D (Primary Streets and Core Design Elements) and 
Section V.B. (Areas of Special Concern) of the North Bethany Subarea Plan. Secondary Street 
descriptions are guidelines. The intent of the streets is provided below: 
a) The West Neighborhood Plan map shows the Primary Street (P1) that extends from the 
westernmost point of the community park westward to the UGB. The street is planned to run 
parallel with existing topography. It is intended to extend the view shed from the West End 
community park to the floodplain area. The alignment of this street shall be on an axis with the 
neighborhood park to preserve the views. 
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b) The West Neighborhood Plan map shows the Primary Street (P8) that extends north from 
Arbor Oaks Subarea. This route shall provide the eastern edge of the neighborhood park and 
intersect with Road A at the small neighborhood commercial site. 
c) The West Neighborhood Plan map shows the Primary Street (P5) that extends across Joss 
Avenue to the western community park, where the street becomes Street P7 along the eastern 
edge of the park. 
d) The western edge of the West Community Park shall be bordered by Primary Streets P4 and 
P6. 
e) A Secondary Street (S7) parallels the western boundary and provides circulation from the 
western end of Road A to Primary Street P5, ultimately connection with the community parks, 
Park Blocks, and Community Commercial center. 
f) The West Neighborhood includes an east-west Secondary Street (S3) that is parallel to Road A 
in order to provide circulation for the building lands south of Road A. 
g) The West Neighborhood includes a north-south Secondary Street (S21) just west of the 
Waterhouse Trail that provides access from Road A to the south in the vicinity of the community 
park and Park Blocks. 
h) Joss Avenue, as it extends to the north of the Arbor Oaks Subarea, is a Primary Street. It is 
intended to connect existing Joss Avenue to Road A along the existing Brugger Road alignment. 
6. Development shall be consistent with Areas of Special Concern Road Corridors 1B and 3. 
C. NORTHEAST NEIGHBORHOOD 
The Northeast Neighborhood is bordered on the south by Road A. The northern and eastern boundaries 
are the UGB. On the west, the neighborhood boundary is the north-south powerline corridor and comes to 
a point where the Abbey Creek tributary and powerline corridor meet the northern UGB. 
Prominent natural features of the landscape include two tributaries to Abbey Creek and wooded and 
steep slopes along the northern boundary. An existing cemetery, two proposed school sites and a 
neighborhood park provide open space in the neighborhood. 
The neighborhood is designed to emphasize strong visual sightlines between the open space features, 
public services and a neighborhood commercial site. Site topography and natural features result in the 
northernmost and westernmost portions of this neighborhood being more secluded than the rest of the 
Subarea. The same is true of a portion of land between Kaiser Road and the tributary to the east. These 
site conditions and the adjacent rural areas make these edge areas more suitable for low density 
development. 
Design Elements 
1. The neighborhood park shall be a series of three north-south linear blocks, with the tributary to Abbey 
Creek terminating in the middle block and retaining a visual and physical connection between the Abbey 
Creek tributary and the elementary school site. 
2. A linear park along the southern edge of the neighborhood shall be designed as an extension of the 
Abbey Creek tributary and includes a trail and a stormwater facility. The stormwater facility shall be 
parallel to the street with a sidewalk adjacent to the stormwater facility. The public plaza at the small 
neighborhood commercial site shall be incorporated into the linear park. 
A-Engrossed Ordinance No. 712 
Exhibit 2 
September 28, 2009 
Page 19 of 25 
3. Trails, including pedestrian bridges, and other pedestrian corridors shall be provided as shown on the 
Parks, Trails and Pedestrian Connections map. 
a) A sidewalk or optional street shall be provided on the western edge of the neighborhood park 
as shown on the Neighborhood Plan map. The sidewalk on the western edge is an important 
connection to the pedestrian bridge to the south. The sidewalk will also encourage people to walk 
along the western edge which will increase visibility of the area and provide safe spaces adjacent 
to residential housing. 
b) Pedestrian connections to the eastern and northern boundary shall be provided in order to 
create public access to the trail network and opportunities for the community to enjoy the views 
toward the north and east. At least three access points shall be provided along each boundary for 
public access/viewing. 
c) Key pedestrian access points are the pedestrian bridges across each of the Abbey Creek 
tributaries. 
4. The Westside Trail abuts the eastern UGB along another north-south powerline corridor. Trail users 
shall have reasonable access to the trail. Pedestrian-bicycle access points shall be provided at regular 
intervals along the trail, generally spaced at 330 feet or less. Sidewalks along street crossings count 
toward this access requirement. 
5. The front fagades of dwellings in the northeast corner of the neighborhood shall face the meadow that 
is located just north of the UGB. 
6. Lots may be designed with rear yards facing the rural area where there are wooded areas or steep 
slopes. 
7. The Northeast Neighborhood has three Primary Streets and multiple Secondary Streets. Primary 
Streets shall be provided in new development consistent with Section IV.D. (Primary Streets and Core 
Design Elements) and Section V.B. (Areas of Special Concern) of the North Bethany Subarea Plan. 
Secondary Street descriptions are guidelines. The intent of the streets is provided below: 
a) Primary Street P14 provides direct interior access to the area west of Kaiser Road and creates 
the northern edge of the school site. The alignment intersects with Kaiser Road at the location of 
Secondary Street S15 to the east. 
b) Primary Street P3 extends north-south from Road A to the northeast corner of the 
neighborhood. This route provides connectivity from the northeast corner of the Subarea to 
Springville Road while also providing an edge along the neighborhood park, future elementary 
school site and the small neighborhood commercial site. The neighborhood park, elementary 
school, and commercial site shall be aligned along this street. The street shall extend to the north 
and terminate as a pedestrian access to the Perimeter Trail along the UGB. 
c) Secondary Street S16 begins on the east side of Kaiser Road, opposite the elementary school 
and extends to the east. At the eastern end, the road becomes the southern boundary of the 
eastern school site before terminating at the UGB. 
d) Multiple Secondary Streets (S13 through S20) provide the framework for a grid street pattern 
and emergency access. 
e) Secondary Street S20 provides access from the Northeast Neighborhood to the Community 
Commercial center and East Community Park. 
A-Engrossed Ordinance No. 712 
Exhibit 2 
September 28, 2009 
Page 20 of 25 
8. The Northeast Neighborhood includes the following Landmarks and Focal Points that shall be 
incorporated into new development: 
a) The elementary school site west of Kaiser Road shall be sited to become the visual termination 
point of the east-west street. 
b) The existing cemetery is a Focal Point that shall terminate the western end of the east-west 
street that is one block north of Road A. 
c) North-south streets shall terminate at the eastern school site as depicted as Focal Points on 
the Neighborhood Plan map. 
9. At the time of the adoption of Subarea Plan, the parcel of the eastern-most elementary school had yet 
to be determined. The design anticipates that the parcel will be sited as shown on the Northeast 
Neighborhood Plan map and the school building will be located at the western edge of the parcel as 
indicated by the Landmark designation on the Northeast Neighborhood Plan map. The school site shall 
be fronted on all sides by the street system, be sited to ensure sufficient vehicular access to the northeast 
to maintain adequate emergency vehicle access from the northeastern-most area of the neighborhood to 
Road A, and provide pedestrian access to the school site where Focal Points are identified on the 
Neighborhood Plan map. 
10. A Gateway is identified at the intersection of Kaiser Road and Road A on the Primary Streets and 
Core Design Elements map. The Gateway marks the entrance to the portion of Kaiser Road designated 
as a main street. A design plan shall be prepared that addresses the Street Design map elements, CDC 
standards and the following gateway design treatments: pavers or scored concrete for the crosswalks, a 
welcome sign integrated into a landscape/rock/water feature, vertical elements such as flag poles, and 
corner entries for adjacent buildings. 
11. Development shall be consistent with ASC Road Corridor 1A. 
D. SOUTHEAST NEIGHBORHOOD 
The Southeast Neighborhood boundaries are Road A to the north, the UGB to the east, Springville Road 
to the south and Kaiser Road to the west. 
The neighborhood is a gateway into the Subarea and it is a connection between the Subarea and other 
Bethany Subareas to the south. Bethany Creek flows from east to west and is planned as a wide stream 
corridor with a trail and regional stormwater swales on both sides of the creek. Prominent features of the 
built landscape include Bethany Presbyterian Church, a proposed fire station, and the proposed civic 
center, the East Community Park, and the Community Commercial center area primarily west of Kaiser 
Road (a portion of which is located on the east side of Kaiser Road). 
Design Elements 
1. The following design elements shall be incorporated into the portion of the neighborhood between 
Bethany Creek and Springville Road: 
a) The neighborhood park shall abut Bethany Creek; 
b) The proposed fire station and the neighborhood park shall be located adjacent to one another. 
The two land uses may be separated by a local street; 
c) The Subarea street pattern shall have an east-west street alignment through this portion with 
access to Springville Road at spacing approved by the County Engineer; 
A-Engrossed Ordinance No. 712 
Exhibit 2 
September 28, 2009 
Page 21 of 25 
d) The small neighborhood commercial site shall have building fagades that face Springville Road 
and the east-west local street; and 
e) Designated access points shall be provided consistent with the Primary Streets & Core Design 
Elements map. Additional access to Springville Road may be provided at spacing approved but 
the County Engineer. 
2. The civic center building shall be located on the site consistent with the orientation arrows depicted on 
the Neighborhood Plan map. Specifically, the building shall be a visual Landmark from Kaiser Road and 
the Park Blocks. 
3. The East Community Park shall preserve the tree groves in the southwestern corner. The park anchors 
the eastern end of the ridge and views shall extend to the east and terminate at the location of area 
designated as Public Services to the east of the park (as denoted by the Landmark symbol on the 
Primary Streets and Core Design Elements map). The front fagades of all buildings, including residential 
and commercial uses, shall front on the park. 
4. Pedestrian accessways shall be provided consistent with the Parks, Trails and Pedestrian Connections 
plan. Key connections include: 
a) The east-west pedestrian trail north of the civic center that connects the community park with 
the Community Commercial center on the west side of Kaiser Road. 
b) Three pedestrian crossings across Bethany Creek. Where practicable, pedestrian stream 
crossings shall align with street connections that cross Springville Road. 
c) Pedestrian and bicycle connections to and across Springville Road and Kaiser Road are 
important and shall be developed consistent with the Parks, Trails Pedestrian Connections map. 
d) The Westside Trail abuts the eastern UGB along the north-south powerline corridor. Trail users 
shall have reasonable access to the trail. Pedestrian-bicycle access points shall be provided at 
regular intervals along the corridor, generally spaced at 330 feet or less. The sidewalks of local 
street crossings may count toward this access requirement. 
5. The Southeast Neighborhood has nine Primary Streets and two Secondary Streets. Primary Streets 
shall be provided in new development consistent with Section IV.D. (Primary Streets and Core Design 
Elements) and Section V.B. (Areas of Special Concern) of the North Bethany Subarea Plan. Secondary 
Street descriptions are guidelines. The intent of the streets is provided below: 
a) The Southeast Neighborhood has a Primary Street (P3) that extends from Springville Road 
north to Road A. It shall intersect Springville Road opposite existing Benny Street south of 
Springville Road and provide the eastern edge of the small neighborhood area. Extending north 
of Bethany Creek, the street alignment abuts the western edge of the Public Services designation 
before going easterly to intersect with Road A just south of the Northeast Neighborhood 
commercial area. The street is essential to provide a direct route from the Springville Road 
neighborhood commercial area to the neighborhood commercial area, elementary school and 
neighborhood park in the Northeast Neighborhood. 
b) The Southeast Neighborhood has a Primary Street (P4) that extends east from Kaiser Road at 
the northern edge of the Community Commercial center. The street is intended to border the 
community park on the north and east before intersecting with Primary Street P10 and heading 
east to connect with Primary Street P3. The street frames the community park, provides parking 
for park uses and provides a park edge that is connected to the neighborhood. The front fagades 
of all buildings shall front on the park. 
A-Engrossed Ordinance No. 712 
Exhibit 2 
September 28, 2009 
Page 22 of 25 
c) Two Primary Streets (P11 and P12) extend east from the Park Blocks one-way street couplet. 
The streets provide access to the civic center, community park and commercial area from Kaiser 
Road and from the northeast part of the Subarea. 
d) Primary Street P9 extends north from the one-way couplet to Primary Street P4 where the 
street becomes Secondary Street S20. The street abuts the Community Commercial center and 
the community park. 
e) Rossetta Street is a Primary Street (P2) that parallels Bethany Creek between Kaiser Road 
and Road A. Its intersection with Kaiser Road north of Bethany Creek serves as the southern 
gateway to the Community Commercial center. This route is an important east-west connection 
between the western and eastern areas of the Subarea. 
f) Secondary Street S6 parallels Springville Road north of Springville Road. This street extends 
the east and west of north-south Primary Street P3. It provides connections to the parts of the 
neighborhood between Bethany Creek and Springville Road. 
g) Primary Street P13 provides an important connection to Springville Road. 
h) Road A is a Primary Street and development shall be consistent with ASC Road Corridor 1A, 
including provision for gateway design standards at the intersection of Road A and Kaiser Road. 
i) Kaiser Road is a Primary Street and development shall be consistent with ASC Road Corridor 
2. 
6. The site at the eastern end of P4 terminates the eastern boundary of the community park and shall 
have a prominent landmark in the form of an architectural feature, such as the front entrance or lobby of a 
building. 
7. Lots adjacent to Springville Road and Bethany Creek shall have front and/or side yards and front or 
side building fagades consistent with the Neighborhood Plan map. 
8. A uniform landscaped buffer shall be provided along Springville Road for aesthetic purposes. 
9. Two gateways along Kaiser Road mark the entrance to the portion of Kaiser Road that is designated 
as a Main Street on the 2040 Design Types Map (see Policy 40 of the Comprehensive Framework Plan 
for the Urban Area). The gateways are identified on the Primary Streets and Core Design Elements map. 
A design plan shall be prepared that addresses the Neighborhood Plan and Street Design map elements, 
applicable CDC standards and the following design treatments specific to the two gateways: pavers or 
scored concrete for the crosswalks, a welcome sign integrated into a landscape/rock/water feature, 
vertical elements such as flag poles, and corner entries for adjacent buildings. 
10. Development shall be consistent with Areas of Special Concern Road Corridors 1A, 2 and 4A. 
E. CENTRAL NEIGHBORHOOD 
The Central Neighborhood extends north from Springville Road to Road A. Generally, the western 
boundary is the Waterhouse Trail powerline corridor and the eastern boundary includes Kaiser Road. 
The most prominent natural features of this neighborhood are the ridge that runs east-west along the 
highest point, and the associated views of the surrounding area including the Tualatin Mountains, 
Chehalem Mountains and Tualatin River valley. Other notable features include an ash forest/wetland 
south of the Park Blocks and Bethany Creek. 
A-Engrossed Ordinance No. 712 
Exhibit 2 
September 28, 2009 
Page 23 of 25 
The key design parameters for the Community Commercial center require the central section of Kaiser 
Road to have a "main street" design (on-street parking, pedestrian scale and urban design features), a 
strong relationship to the Park Blocks and community parks, a building scale and form which reflects its 
role as the focal point of the community, and a civic use in a central and prominent location with an 
adjacent public gathering area. Preliminary programming and design considerations for the main street 
area are provided in the North Bethany Core Main Street Program Guide, which shall serve as a template 
for future specific design and development of the area. 
Design Elements 
1. The Central Neighborhood shall have two neighborhood parks and the linear Park Blocks. 
a) There are two neighborhood parks in this neighborhood in addition to the Park Blocks. The 
northern neighborhood park shall be one to two acres. 
b) The southern neighborhood park connects to Bethany Creek and its pedestrian trail. It shall be 
one to two acres in size. It is also a potential location for a regional stormwater facility. 
c) The Park Blocks extend east-west along the ridge, providing a central gathering location for the 
Subarea. The Park Blocks are intended to have a maximum width of 170 feet (100-foot wide 
green space for the blocks with a 35-foot street right-of-way on each side) in order to provide a 
pedestrian scale and create connectivity to the Park Blocks. The spacing is designed to maximize 
north-south pedestrian connections and views from the ridgelines. View corridors are established 
through the multiple access ways to and from the Park Blocks. Vehicular access to residential 
properties adjacent to the Park Blocks is not permitted in order to maintain a continuous 
pedestrian-oriented public streetscape. A consolidated vehicular access to the Community 
Commercial center is permitted. 
2. The location of higher density along the central ridge and the Community Commercial center and the 
streetscape design along the Park Blocks are intended to make these primary community amenities 
immediately accessible to a large number of residents. The Park Blocks will support future transit through 
the placement of the highest residential densities along the Park Blocks and design standards in the 
Community Development Code. 
3. The front fagades of all buildings shall front on the public spaces, consistent with the Neighborhood 
Plan map. Adjacent to the Park Blocks, buildings shall be a minimum of two stories, with a maximum 
height of 45 feet for the NC:R32-40 district. 
4. North of the Park Blocks is a pedestrian accessway that shall be parallel to the Park Blocks. If 
emergency vehicular access is needed to be provided in conjunction with the accessway, this pedestrian 
route shall be separated or integrated into a woonerf-type pedestrian street. A woonerf is a street where 
pedestrians and bicyclists have priority over motorists. Access is shared, not separated, and design 
supports very low speed limits (5-10 m.p.h.) through the use of curved alignment, alternative paving 
materials (i.e., pavers, brick, etc.) and colors, and other traffic calming devices such as trees, planters, 
bollards, parking, and street furniture. 
5. The Central Neighborhood has eight Primary Streets and three Secondary Streets. Primary Streets 
shall be provided in new development consistent with Section IV.D. (Primary Streets and Core Design 
Elements) and Section V.B. (Areas of Special Concern) of the North Bethany Subarea Plan. Secondary 
Street descriptions are guidelines. The intent of the streets is provided below: 
a) Rossetta Street is Primary Street (P2) that parallels Bethany Creek between Kaiser Road and 
Road A. The intersection with Kaiser Road north of Bethany Creek serves as the southern 
A-Engrossed Ordinance No. 712 
Exhibit 2 
September 28, 2009 
Page 24 of 25 
gateway to the Community Commercial center. P2 is an important east-west connection between 
the western and eastern areas of the Subarea. 
b) There are three north-south Secondary Streets in the Central Neighborhood. Secondary Street 
S4 provides direct access from Springville Road opposite Oats Terrace via Primary Street P15. 
Along with the other Primary and Secondary Streets, these north-south streets are intended to 
establish a block pattern and circulation along the ridge and Park Blocks. Secondary Street S3 
provides a connection to Joss Avenue. Secondary Street S5 connects with Rossetta Street. 
c) The Park Blocks are created by two Primary Streets (P11 and P12) that are parallel to each 
other. The western terminus of the Park Blocks shall end at the center of the West Community 
Park. The east end of the Park Blocks cross Kaiser Road terminates at East Community Park and 
the northern edge of the civic site. 
d) Kaiser Road is a Primary Street that will be located primarily in existing right-of-way. 
e) Primary Street P5 provides a connection to the Park Blocks from Springville Road. 
f) Brugger Road (P6) is a Primary Street that is located in existing right-of-way. 
g) Primary Street P9 connects Brugger Road with Road A. 
h) Primary Street P4 connects the West Community Park with Kaiser Road and the East 
Community Park. 
i) Road A is a Primary Street. Development along Road A shall be consistent with ASC Road 
Corridor 1B. 
6. Community park buildings shall be placed near and oriented to adjacent streets and used to define the 
park edge. 
7. The design of the Community Commercial area shall be consistent with the intent of the Metro 2040 
Main Streets designation. Examples include high density housing, mixed use buildings, retail and services 
that are intended to serve the entire North Bethany Subarea. The Public Services designation in the 
Community Commercial area is the planned location of a civic use (e.g., library) and shall have a design 
that connects the civic use to the adjacent community park. Complementary design features may include 
building orientation to front the park and the placement of a plaza between the park and the civic use. 
8. The intersections of Kaiser Road / Road A and Kaiser Road / Rossetta Street are gateways that mark 
the entrance to the portion of Kaiser Road designated as a main street. The gateways are identified on 
the Primary Streets and Core Design Elements map. A design plan shall be prepared that addresses the 
Neighborhood Plan and Street Design map elements, development standards and the following design 
treatments specific to the two gateways: design elements to be considered for the Kaiser Road gateways 
include pavers or scored concrete for the crosswalks, a welcome sign integrated into a 
landscape/rock/water feature, vertical elements such as flag poles, and corner entries for adjacent 
buildings. 
9. Development shall be consistent with Areas of Special Concern Road Corridors 1B, 2 and 4A. 
G. COLLEGE NEIGHBORHOOD 
The College Neighborhood includes the PCC Rock Creek Campus and a small area of residential land at 
the northeast corner of Springville Road and 185th Avenue. The PCC campus includes the PCC Rock 
A-Engrossed Ordinance No. 712 
Exhibit 2 
September 28, 2009 
Page 25 of 25 
Creek Sports Center. This is a multipurpose recreational facility constructed by THPRD through a 
partnership with PCC. 
The southwest corner of the neighborhood is planned for low density residential due to topographical and 
sight distance constraints along Springville Road and 185th Avenue. A few properties in this area are 
designated Institutional to reflect recent land acquisitions by PCC. 
A future realignment of Springville Road at 185th Avenue will be made to address transportation capacity 
needs, topography and sight distance constraints at the intersection (see ASC Road Corridor 4B). 
Design Elements 
1. Where not constrained by natural resources, future development of the PCC Rock Creek campus shall 
provide vehicular and pedestrian/bicycle connections to the neighborhoods to the north and east. In 
general, streets and pedestrian accessways from this area should stub to the north and east to provide 
the opportunity for future street connections and reduce the need for local trips to use the arterials to 
access community services. 
a) A connection to the Arbor Oaks Subarea shall be made just north of the Rock Creek Sports 
Center when the PCC campus further develops. 
b) Pedestrian routes shall be provided consistent with the Parks, Trails and Pedestrian 
Connections map. A key connection includes a pedestrian trail from the sports center east to the 
Arbor Oaks Subarea. 
2. Springville Road is an existing Primary Street along the southern boundary of the College 
Neighborhood. Springville Road will be realigned where it intersects with 185th Avenue. 
3. Development shall be consistent with ASC Road Corridor 4B. 
VII. TECHNICAL REFERENCES2 
A . STREET DESIGN CROSS-SECTION DRAWINGS 
B. STREET TREE TABLES 
C. COMMUNITY PLAN MAPS 
D. NEIGHBORHOOD PLANS 
E. NORTH BETHANY CORE MAIN STREET PROGRAM GUIDE 
2 
Editor's note: Cross-section drawings, street tree tables, community plan map figures and neighborhood 
plans in Exhibit 3, will be included in Section VII of the published plan. 
, G i s 
I mph it 
Northwest i i 
Neighborhood 
West 
Neighborhoo< 
College 
j i Neighborhood 
[ 
North Bethany Concept Plan 
Design Elements 
__MAnnomah County 
A-Engrossed Ordinance No. 712 
Exhibit 3 
September 28, 2009 
Page 1Aof 29 
Northeast 
Neighborhood 
It 
w 
B 
+ 
V * 
4NF For further study 
V per coordination 
i with Beaverton 
: School District 
m 
Neighborhood Park 
ommunity Gateway 
Neighborhood 
Neighborhood Commercial Site 
Design Focal Point 
[TTTTTTTTW: 
Southeast 
Neighborhood 
I I T I T T T 
Fi 
Metro 2040 Main Street Area 
xed Park Locations 
Neighborhood Boundary IM A 
North Bethany Concept Plan 
Land Use and Natural Feature Categories 
C ounty 
A-Engrossed Ordinance No. 712 
Exhibit 3 
September 28, 2009 
Page 1B of 29 
North Bethany Concept Plan 
Land Use and Natural Feature Categories 
A-Engrossed Ordinance No. 712 
Exhibit 3 
September 28, 2009 
Page 1C of 29 
Land Use and Natural Feature Categories 
Low Density Residential 1 (LDR-1) 
Low Density Residential 2 (LDR-2) 
Medium Density Residential 1 (MDR-1) 
Medium Density Residential 2 (MDR-2) 
High Density Residential (HDR) 
High Density Specialty (HDS) 
• Corner Commercial (CC) 
Mixed Use Commercial (MUC) 
Institutional (INST) N 
[233 +25% Slope* 
Wetland* 
1 inch = 400 feet 
400 
I  A 
*Boundaries subject to adjustment based 
on more accurate infomiation 
400 
North Betha n y Concept ' Plan 
Land Use and Natural Feature Categories 
A-Engrossed Ordinance No. 712 
Exhibit 3 
September 28, 2009 
Page 1D of 29 
C I S 
I mph it North Bethany Concept Plan 
-1 1 
A-Engrossed Ordinance No. 712 
Exhibit 3 
September 28, 2009 
s Page 1Eof 29 
H D P 
H D P 
CC 
LDP-1 
Land Use and Natural Feature Categories 
Low Density Residential 1 (LDR-1) 
Low Density Residential 2 (LDR-2) 
Medium Density Residential 1 (MDR-1) 
Medium Density Residential 2 (MDR-2) 
High Density Residential (HDR) 
High Density Specialty (HDS) 
Corner Commercial (CC) 
Mixed Use Commercial (MUC) 
Institutional (INST) 
fc'U +25% Slope* 
Wetland* 
1 inch = 400 feet 
N 
400 200 400 
*Boundaries subject to adjustment based 
on more accurate infomiation Feet 
A-Engrossed Ordinance No. 712 
Exhibit 3 
September 28, 2009 
Page 2 of 29 
Create the 'Neighborhoods' map 
of the North Bethany Subarea Plan 
as indicated: 
Neighborhoods 
N 
990 
Disclaimer: This product is for informational purposes and may not have been 
prepared for, or be suitable for legal, engineering, or surveying purposes. 
Users of this information should review or consult the primary data and 
information sources to ascertain the usability of the information. 
A-Engrossed Ordinance No. 712 
Exhibit 3 
September 28, 2009 
Page 3 of 29 
Create the 'Primary Street and Core 
Design Elements' map of the North 
Bethany Subarea Plan as indicated: 
Gateway 
Neighborhood Commercial Site 
Landmark 
Community Commercial Center 
Primary Streets 
N 
990 
Disclaimer: This product is for informational purposes and may not have been 
prepared for, or be suitable for legal, engineering, or surveying purposes. 
Users of this information should review or consult the primary data and 
information sources to ascertain the usability of the information. 
A-Engrossed Ordinance No. 712 
Exhibit 3 
September 28, 2009 
Page 4 of 29 
Create the 'Residential 
Minimum Setbacks' map of 
the North Bethany Subarea Plan 
as indicated: 
15' setback for properties on both 
" " sides of road. 
20' setback for properties on both 
sides of road. 
5' setback for properties along north side 
of Road 'A' and adjacent to Linear Park. 
15' setback for properties along south 
side of Road 'A'. 
North Bethany Subarea 
N 
1,000 1,000 
Disclaimer: This product is for informational purposes and may not have been 
prepared for, or be suitable for legal, engineering, or surveying purposes. 
Users of this information should review or consult the primary data and 
information sources to ascertain the usability of the information. 
A-Engrossed Ordinance No. 712 
Exhibit 3 
September 28, 2009 
Page 5 of 29 
Create the 'Significant Natural Resources' 
map of the North Bethany Subarea Plan 
as indicated: 
^ ^ General Neighborhood Park locations 
— Primary Streets 
i i Remove Scenic Route Designation 
^ ^ ^ Fixed Park Locations 
Open Space 
Wetlands* 
*Boundaries subject to adjustment 
based on more accurate information. 
N 
1,000 500 0 
Feet 
G I S 
G e o g r a p h i c 
n f o r m a t i o n 
Systems 
Disclaimer: This product is for informational purposes and may not have been 
prepared for, or be suitable for legal, engineering, or surveying purposes. 
Users of this information should review or consult the primary data and 
information sources to ascertain the usability of the information. 
A-Engrossed Ordinance No. 712 
Exhibit 3 
September 28, 2009 
Page 6 of 29 
reate the 'Park, Trails and Pedestrian 
Connections' map of the North Bethany 
Subarea Plan as indicated. 
Neighborhood Park whose location 
will be destermined through 
the Development Review process. 
Primary Streets 
Off-Street Pedestrian Route 
Preferred On-Street Pedestrian 
Connections 
^ ^ Parks 
N 
1,000 1,000 
Disclaimer: This product is for informational purposes and may not have been 
prepared for, or be suitable for legal, engineering, or surveying purposes. 
Users of this information should review or consult the primary data and 
information sources to ascertain the usability of the information. 
A-Engrossed Ordinance No. 712 
Exhibit 3 
September 28, 2009 
Page 7 of 29 
Create the "Street Design Plan" map 
to the North Bethany Subarea Plan 
as indicated: 
Street Cross-Section Type/ Street Tree 
— • — • AR1-a / Zelkova 
AR1-b / Cherry 
— — — AR1-c / Zelkova 
O O AR2 / Maple 
i i CL-1 / Linden 
CM / Cherry 
NR / Tree based on Neighborhood 
= • = • = • PB / Elm 
Neighborhoods 
NOTE: Please see 'Street Tree Table' 
for the street tree species associated with 
the Local Streets within each individual 
Neighborhood. 
N 
G I S 
G e o g r a p h i c 
n f o r m a t i o n 
Systems 
Disclaimer: This product is for informational purposes and may not have been 
prepared for, or be suitable for legal, engineering, or surveying purposes. 
Users of this information should review or consult the primary data and 
information sources to ascertain the usability of the information. 
1,000 
A-Engrossed Ordinance No. 712 
Exhibit 3 
September 28, 2009 
Page 8 of 29 
Add the following conceptual cross section detail to the North Bethany Subarea Plan for street 
design type AR1-a: 
i 
£ .1 
tj 
NORTH BETHANY 
ARTERIAL (KAISER) 
(SPfVNSjWlE TO MAIN STftZET) 
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A-Engrossed Ordinance No. 712 
Exhibit 3 
September 28, 2009 
Page 9 of 29 
Add the following conceptual cross section detail to the North Bethany Subarea Plan for street 
design type AR1-b: 
I 
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NORTH BETHANY 
ARTERIAL {KAISER) 
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(MAlNSlK&r) 
A-Engrossed Ordinance No. 712 
Exhibit 3 
September 28, 2009 
Page 10 of 29 
Add the following conceptual cross section detail to the North Bethany Subarea Plan for street 
design type AR1-c: 
I 
> 
i 
NORTH BETHANY 
ARTERIAL (KAISER) 
(NORTH OF WW STREET) 
CRITERIA 
VEHICLE IANE WIDTH5: 12 FT. 
ON STREET PARKING: NONE 
SICKLE tANESt • FT. 
SIDEWALKS; e FT. 
PUNIER STOPS/LM SITAI.F: TS FT./? FT. SMIF. MIN-
U£MT$/WL)H LANE WISMIs.- IS FT 
NEIGHBORHOOD TRAFFIC 
MANAGEMENT: HOT APPROPRIATE 
ttom swas to a m w urn cms iJw RHtuiRfMEims. 
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a UtoDUSEAND 
TRANSPORTATION t00Q?4 
NORTH BETHANY CONCEPTS 
STREET CROSS SECTIONS 
jjaMM iin-i, -rtfi*! 
ARTERIAL (KAISER) 
(HORTh OF MAW STREET) 
A-Engrossed Ordinance No. 712 
Exhibit 3 
September 28, 2009 
Page 11 of 29 
Add the following conceptual cross section detail to the North Bethany Subarea Plan for street 
design type AR-2: 
NORTH BETHANY 
LANE ARTERIAL ROAD 
WITH PAVED MEDIAN 
12' 
BIK£ mvEL TRAVEL -+ H' KlEDIAH/ 
TURN UWF 
i W i 
S LANE 9B' FVW 
3 LANE ARTERIAL ROAD 
WITH PAVED MEDIAN 
a a 
M' WFOWt/l 
77MVEI 1 TURN IME 
CRITERIA 
3 LANE 90' R/W 
5 LANE ARTERIAL ROAD 
TRAVEL 
3 LANE ARTERIAL ROAD 
VEHICLE LWE WIDTHS: 12 FT, 12 FT. 
ON STREET PARKING: NONE NONE , 
BICYCLE IANES: 6 ft. 6 FT. 
SIDEWALKS: 5-12; FT. 5-7 FT, 
LANDSCAPE STRIP S/LIDA SWALE: H FT,/7 FT. Sm.E MIN. H FT./7 H. %fALE MM. 
MEQIANS/WM lANF WIDTHS: 14 FT. M FT. 
NFIGHvQRHOOO TRAFFIC 
MANfaEttENT: 
NOT APPROPRIATE- NOT APPROPRIATE 
- SMLES TO CONFORM WW CWS; i.IDA REQUIREMENTS, 
M 
''HtcjOl1 
TR, DEPARTMENT OF 
* LAND USE AND 
TRANSPORTATION 
FmJFCTMMl&l 
100074 
NORTH BETHANY CONCEPTS 
STREET CROSS SECTIONS 
myiiwicu Mfllr, ofifflM 
5 A 3 LANEARTERIALS 
WITH PAVED MEDIANS 
A-Engrossed Ordinance No. 712 
Exhibit 3 
September 28, 2009 
Page 12 of 29 
Add the following conceptual cross section detail to the North Bethany Subarea Plan for street 
design type CL-1: 
5 ri 
5 
-i 
NORTH BETHANY 
3 LANE COLLECTOR 
1 . 4 c' 8' J2' , r ; \ fl*t 1 7BMEL 
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flCfUE USEES' s f t 
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PUNTER ^PS/liSW * n. / 7 n swwit MM 
LWT £ WIDTHS 14 FT. 
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JHOTTS - 20 n a LAP erven u w w MISHJ F(V? ruTP.yr«oj f j i. 'wst niawro. 
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CERWWWflF 
U W USE AID 
WMSKPTATtON 100074 
nioifliw BEJWW Concepts 
STREET CROSS SECTIONS 
natmaflU [aMir, ima* 
NORTH BETHANY3LANE COLLECTOR 
WITH OPHV OPTICS CONVEYANCE 
A-Engrossed Ordinance No. 712 
Exhibit 3 
September 28, 2009 
Page 13 of 29 
Add the following conceptual cross section detail to the North Bethany Subarea Plan for street 
design type CM: 
I Tj 
1 
0 
1 
NORTH BETHANY 
COMMERCIAL STREET 
4' j 8\ 
P^O LUCQ 
crn&itA 
CHICLE LWE5 WIDTH: N FT. 
ON STREET PARWQ: 7 FT. 
BICYCLE LWES. SHARES 
8 FT 
LANDSCAPE STffllPS/ilOA SWALE: 
ALT. - LIDA PLANTER BOX 4 FT. - 7 FT. J.F WW. 
PARKING ACCESS: 0 - 3 Ft. 
iA'lE WIDTHS; NONE 
NEMWRHQQP TRAFFIC NOT APPIMBLE 
MCIf.1 re BWOW mH PIS LAM iTfOLJflfifJHTMK. 
^riiS* 
DEPARTMENT OF 
LAUD USE AND 
TRANSPORTATION 
HUrttMM&n 
100074 
NQftTH &THAHY CONCEPTS 
$m&T CW055 5BCTMB ti:u< hiioi LAJthir, itf.zzu 
NORTH BETHANY 
COMMERCIAL STREET 
A-Engrossed Ordinance No. 712 
Exhibit 3 
September 28, 2009 
Page 14 of 29 
Add the following conceptual cross section detail to the North Bethany Subarea Plan for street 
design types NR-1 through NR-5: 
£ 
3 
i 
i 
I 
i 
7 
; 
NORTH BETHANY 
NEIGHBORHOOD ROUTE 
1$' 
TRAVEL 
W 
LANES 
60' 
CRITERIA 
I t mci£ IANIS MM IS FT 
ON s m M FAMING-. SfWflQ? 
9CKT£ LANTS; SHARED 
SJMteUtfS. 5 Ft. — 13 FT. 
•ANDSCAF* Srftt^VlJ^ 
AT. - U K PUNIER 90S \ 4 N - 7 FT. S W MM 
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CHttWiOGD TPMFC HOT APPUUBiE 
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HOtl f«L£5 JO COST.'nV M1H OfS (At TOk^CVi'NtS 
DEPARTMENT OF 
s LAND 0$E AJC 
TRANSPORTATION 100074 
NW?m BETHANY COMCSPTS 
SfHffr CROSS SECTORS 
I M B 
NORTH BETmNf 
NEIGHBORHOOD ROt/TF 
A-Engrossed Ordinance No. 712 
Exhibit 3 
September 28, 2009 
Page 15 of 29 
Add the following conceptual cross section detail to the North Bethany Subarea Plan for street 
design types LO-1 through LO-5: 
WORTH BETHANY 
LOCAL STREET 
RESIDENTIAL 
-s. 
E 
*L 
o 
w J „ 
M 22' MIN. 
TRAVEL LANES 
(28' tm BETWEEN 
PLANTER STRIPS) 
48" 
CRITERIA LCCAL-2LAN£ 
VEHICLE LANES WIDTH: 22 IT. M (BETWEEN BUMP OUTS) 28 FT. M. (BETWEEN PLANTER STRIPS) 
ON STREET PARKING: YES/ALTERNATE WTH cm BWPOTIR 
BICYCLE LANES: NONE 
SIDEWALKS: 5 FT. m. 
CURB BUMF OUT/UQA 
WLE/PIANKPS 10 FT. 
LANDSCAPE STRIPS/UDA 5WALF: 4 FT. M / I N . SHALL M. 
MEDIANS/TURN 6J$F WFFLS, NONE 
NEIGHBORHOOD TRAFFIC wmcrifFHT: YES 
NOTE SKW1ES TO CONFOSU 9HH Uft UD* KfGiJJfiiHAW$. 
DEPARTMENT OF 
LAND USE AHD 
TRANSPORTATION 
rmjtcjtoBm 
100074 
NORTH BETHANY CONCEPTS 
StT&Et CROSS SECTIONS 
NORTH BETHANY LOCAL STREET-
RESIDENTIAL 
A-Engrossed Ordinance No. 712 
Exhibit 3 
September 28, 2009 
Page 16 of 29 
Add the following conceptual cross section detail to the North Bethany Subarea Plan for street 
design type PB: 
0 
I 
NORTH BETHANY 
PARK BLOCKS 
7' , 1? L i 
M mm. 1 
| | 
if F= t; 
W 
M SWALE/ 
OPEN SPACE 
f?{H0 UWHS TO PARK » 
CRITERIA 
VEHICLE LANE frJDIifS: 12 FT. (ONE-WAY) 
ON SffiEEr PACKING, 1 FT. 
SOW SHARED 
OTEjirtlKS. S FT. 
TOE mis/ 
FVFMTUFLE ZONE 5 FT. 
\<FDIAMS/TUM Wvf Mf.H5: NONE 
NEIGHBORHOOD 7WFHC 
mmiEIL 
NOT APPROPRIATE 
NOTES- - & CLEAK lit rWE£N PWfJNC MB RKSED li£PiW FOR EMtftXKCY RESPONSE J^WWf0. 
•• SWUI5 70 CCWFflWJM MTU CWS LlOfl REQUtREH£HT$ 
DEPARTMENT OF 
LA,J1D USE AND 
TRANSPORTATION 100074 
NORTH BETHANY CONCEPTS 
STREET CROSS SECTIONS 
NORTH BETHANY-PARK BLOCKS 
(ONE-WAY COUPLET) 
Add the following Street Tree List to the North Bethany Subarea Plan: 
Table 1: North Bethany Street Tree List 
Neighborhood Street Cross Section Street Tree 
A-Engrossed Ordiannce No. 712 
Exhibit 3 
September 28, 2009 
Page 17 of 29 
Spacing Mature Height 
and Width 
N-1 Northwest and W e s t Neighborhoods Latin Name Common Name 
CL-1 Collector (Joss Road: south of Road A) 
Center Median 
Tilia americana 'DTR 123' 
Tilia americana 'DTR 123' 
Legend Linden 
Legend Linden 
35' 
35' 
40' x 30' 
40' x 30' 
CL-1 Collector (Road A) 
Center Median 
Tilia americana 'DTR 123' 
Tilia americana 'DTR 123' 
Legend Linden 
Legend Linden 
35' 
35' 
40' x 30' 
40' x 30' 
NR-1 Neighborhood Route 
LO-1 Local Streets 
North/South Streets 
East/West Streets 
Quercus rubra 
Styraxjaponicus 'JFS-E' 
Acer griseum 
Red Oak 
Snow Cone Japanese Snowbell 
Paperbark Maple 
35' 
20' 
20' 
50'x45' 
20'x20' 
25'x20' 
N-2 Northeast Neighborhood 
AR-1c Arterial ( Kaiser: north of main street designation) 
CL-1 Collector (Road A) 
Center Median 
Zelkova serrata 'Village Green' 
Tilia americana 'DTR 123' 
Tilia americana 'DTR 123' 
Village Green Zelkova 
Legend Linden 
Legend Linden 
35' 
35' 
35' 
40'x40' 
40' x 30' 
40' x 30' 
NR-2 Neighborhood Route 
LO-2 Local Streets 
North/South Streets 
East/West Streets 
Platanusx acerfolia 'Bloodgood' 
Acer tartaricum 
Cornus nuttallii 'Starlight' 
Bloodgood London plane 
Tartarian Maple 
Pacific Dogwood 
35' 
20' 
20' 
50'x40' 
25'x20' 
30'x20' 
N-3 Southeast Neighborhood 
AR-1a Arterial (Kaiser: Springville to main street designation) 
Center Median 
Zelkova serrata 'Village Green' 
Zelkova serrata 'Village Green' 
Village Green Zelkova 
Village Green Zelkova 
35' 
35' 
40'x40' 
40'x40' 
AR-1b Arterial (Kaiser: main street designation) 
Center Median 
Prunus serrulata 'Kwanzan' 
Prunus serrulata 'Kwanzan' 
Kwanzan Cherry 
Kwanzan Cherry 
25' 
25' 
30'x20' 
30'x20' 
AR-2 Arterial (Springville Road) 
CL-1 Collector (Road A) 
Center Median 
Acer saccharum 'Wright Brothers' 
Tilia americana 'DTR 123' 
Tilia americana 'DTR 123' 
Wright Brothers Sugar Maple 
Legend Linden 
Legend Linden 
35' 
35' 
35' 
50'x35' 
40' x 30' 
40' x 30' 
NR-3 Neighborhood Route 
LO-3 Local Streets 
North/South Streets 
East/West Streets 
Quercus coccinea 
Nyssa sylvatica 
Amelanchier laevis 'Snowcloud' 
Scarlet Oak 
Black Tupelo 
Snowcloud Serviceberry 
35' 
25' 
25' 
50'x40' 
35'x20' 
25'x15' 
A-Engrossed Ordiannce No. 712 
Exhibit 3 
September 28, 2009 
Page 18 of 29 
Table 1: North Bethany Street Tree List, contd. 
Neighborhood Street Cross Section Street Tree Spacing Mature Height 
and Width 
N-4 Central Neighborhood 
AR-1a Arterial (Kaiser: Springville to main street designation) 
Center Median 
AR-1b Arterial (Kaiser: main street designation) 
Center Median 
CM Commercial Streets 
NR-4 Neighborhood Route 
PB Park Blocks 
LO-4 Local Streets 
North/South Streets 
East/West Streets 
Zelkova serrata 'Village Green' 
Zelkova serrata 'Village Green' 
Prunus serrulata 'Kwanzan' 
Prunus serrulata 'Kwanzan' 
Prunus serrulata 'Kwanzan' 
Tilia cordata 'Greenspire' 
Ulmus 'Frontier' 
Gleditisia triancanthos 'Shademaster' 
Cornus kousa 'Heart Throb' 
Village Green Zelkova 
Village Green Zelkova 
Kwanzan Cherry 
Kwanzan Cherry 
Kwanzan Cherry 
Greenspire Linden 
Frontier Elm 
Shademaster Honey Locust 
Heart Throb Dogwood 
35' 
35' 
25' 
25' 
25' 
35' 
30' 
25' 
25' 
40'x40' 
40'x40' 
30'x20' 
30'x20' 
30'x20' 
40'x30' 
40'x30' 
45'x35' 
20'x20' 
A-Engrossed Ordinance No. 712 
Exhibit 3 
September 28, 2009 
Page 19 of 29 
Add the following Street Tree Guide to the North Bethany Subarea Plan: 
Table 2: North Bethany Street Tree Guide 
Latin Name Common Name Zone Height Spread Shape Foliage Fall Color Flower Notes 
Acer griseum Paper-bark Maple 
Upright, spreading 
rounded crown 
Trifoliate leaves give delicate texture. 
Exfoliating orange-brown/cinnamon-brown 
bark creates year-round interest. 
Acer saccharum 'Wright Brothers' Wright Brothers Sugar Maple 
Orange, red, 
scarlet 
Fast growing, hardy and reported to be 
resistant to scorch and frost cracking 
Acer tartaricum Tartarian Maple 
Oval to rounded; , Yellow to 
Medium green 
low branched orange-red 
Attractive red 
Handles tough sites. Bright red samaras add 
summer color. 
Amelanchier laevis 'Snowcloud' Snowcloud Serviceberry 
Upright, oval 
Dark green, red 
tint in spring 
Scarlet White in clusters Selected for upright, tree form growth. Strong 
growing, makes for a good small street tree. 
Cercis canadensis 
Cornus kousa 'Heart Throb' 
Eastern Redbud 
Heart Throb Dogwood 
Multi-stem or low 
branching 
Medium green 
Reddish purple 
Yellow in bud, rosy pink 
when open 
Dark Green Deep red Deep rose pink 
Profuse flowers that bloom in April or May 
before leaves develop. 
Large deep reddish to rose-pink flower brachts 
form flower heads up to four inches in 
diameter. 
Cornus nuttallii 'Starlight' Starlight Pacific Dogwood 
Upright, oval Deep green 
Large, creamy 
white 
Hybrid of the Pacific and Chinese dogwood, 
the tree has shown resistance to mildew and 
anthracnose. 
Gleditisia triancanthos 'Shademaster' Shademaster Honey Locust 35' 
Vase shaped to 
rectangular 
Fine textured, 
medium green 
Upright ascending then spreading branches. 
An excellent street tree, its upright branch 
structure lends itself to pruning for traffic 
clearance. 
Nyssa sylvatica Black Tupelo 
Pyramidal when 
young, spreading 
and irregular with 
20' age 
Dark green, 
glossy 
Hot coppery 
red 
Brilliant fall color, ranging from scarlet to 
maroon, yellow and orange. Fissured gray bark 
provides winter interest. Adaptable to urban 
conditions. 
Parrotia persica Persian Parrotia 
Broadly pyramidal Yellow, 
Green, textured 
to round orange, red 
Showy red 
stamens Low branched small tree with unusual form. 
Early blooming flowers. 
Dark Green Red 
5 25 20 
Oval Green 
3 50 30 
samaras 
3 25 20 
4 25 
5 25 30 
Rounded 
5 20 20 
Red 
3 30 20 
Yellow 
4 45 
5 35 
5 30 20 
Large, medium 
Broadly pyramidal to dark green Yellow Naturally shedding bark creates dappled 
Platanus x acerfolia 'Bloodgood' Bloodgood London planetree 5 50' 40' brown and cream pattern. 
A-Engrossed Ordinance No. 712 
Exhibit 3 
September 28, 2009 
Page 20 of 29 
Table 2: North Bethany Street Tree Guide, contd. 
Common Name Zone Height Spread Shape Foliage Fall Color Flower Notes 
Prunus subhirtella 'Autumnalis Rosea' 
Prunus serrulata 'Kwanzan' 
Autumn Flowering Cherry 5 25' 22' 
Kwanzan Cherry 
Upright spreading 
with slender Medium green 
branches 
Stiffly vase-shaped Dark green 
Yellow to 
bronze 
Semi-double to 
double, light 
pink Unusual for its November blooms that occur 
after its spring blooms. 
Bronze-
Double, rosy 
orange to Double pink flowers make it the showiest 
pink in clusters 
orange red cherry in spring. 
Quercus coccinea 
Quercus rubra 
Scarlet Oak 
Red Oak 
Upright spreading, Dark green 
40' open broadly oval glossy Red 
45' Rounded Dark green Red 
Autumn brings deep, brilliant shades of red. 
Large, fast growing, broad-headed tree. 
Styraxjaponicus 'JFS-E' Snow Charm Japanese Snowbell 5 20' Rounded Dark Green Yellowish 
Pure white, bell Reliable and easy to grow; resists twig 
shaped dieback; traditional form. 
Tilia americana 'DTR 123' Legend Linden 30' Broadly pyramidal Medium green Yellow 
Strong grower with clean glossy leaves that 
resist rust problems. Winter buds and twigs 
are bright vermillion. 
Tilia cordata 'Greenspire' 
Ulmus 'Frontier' 
Greenspire Linden 
Pyramidal, 
30' symmetrical Dark green 
4 40' 30' Broadly oval Glossy green Burgundy 
Strong central leader, uniform branch 
arrangement and symmetrical, pyramidal 
form. 
Tolerant of Dutch Elm disease and Phloem 
Necrosis. 
Latin Name 
5 30 20 
4 50 
4 50 
20 
4 40 
4 40 Yellowish 
Frontier Elm 
Vase shaped, 
Zelkova serrata 'Village Green' Village Green Zelkova 5 40' 40' rounded Deep green Rusty red 
More upright and faster growing than species. 
Foliage is very dense, dark green and presents 
clean appearance. 
A-Engrossed Ordinance No. 712 
Exhibit 3 
September 28, 2009 
Page 21 of 29 
Create the 'Areas of Special Concern' 
map of the North Bethany Subarea Plan 
as indicated: 
Y / / \ A.S.C. Road Corridor 1A - ROAD A 
A.S.C. Road Corridor 1 B - ROAD A 
A.S.C. Road Corridor 2 - KAISER 
A.S.C. Road Corridor 3 - JOSS 
A.S.C. Road Corridor 4A - SPRINGVILLE 
+ - H - A.S.C. Road Corridor 4B - SPRINGVILLE 
North Bethany Subarea Plan 
N 
1,000 500 0 
Feet 
1,000 
Disclaimer: This product is for informational purposes and may not have been 
prepared for, or be suitable for legal, engineering, or surveying purposes. 
Users of this information should review or consult the primary data and 
information sources to ascertain the usability of the information. 
A-Engrossed Ordinance No. 712 
Exhibit 3 
September 28, 2009 
Page 22 of 29 
C r e a t e t h e ' N e i g h b o r h o o d P lans ' m a p o f t h e N o r t h B e t h a n y S u b a r e a P l a n a s i n d i c a t e d : 
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Co l l ege N e i g h b o r h o o d — — 
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A-Engrossed Ordinance No. 712 
Exhibit 3 
September 28, 2009 
Page 23 of 29 
Create the 'Neighborhood Plans' map of the North Bethany Subarea Plan as indicated: 
Significant Tree Grove 
Park 
|LSe building placemen: 
and orientation to enliven 
and define pork edgef SoLrihiern Gaiewoy cm Kaiser 
y Landscaped Suffer 
Along Springville 
• Road 
Ewstine Church 
Northern Gateway 
on Kaiser 
Connected Local 
Slfee) Network 
{Traffic dispersal) 
Civic Center Mixed Use Nod<= 
{Gateway and goltiering space includes 
plaza nest to community part;) 
Power line Corridor 
{Front or side 
orientation 
for odjocent lots, 
trail connection 
along corridor, 
(fall and 
local street 
connection! 
acroii power 
line corridor) 
important Sfreel 
wilft Par* to Park and 
Springville Road Canneciion 
Legend 
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Bethany Central Neighborhood 
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A-Engrossed Ord inance No. 712 
Exhibit 3 
September 28, 2009 
Page 25 of 29 
Create the 'Neighborhood Plans' map of the North Bethany Subarea Plan as indicated: 
I flyilding Orientation (Existing wooded areos on sleep slopui. fronting yriiintolion nci f iecu'ired] j Londicapea Slope Neighborhood Fori t [Connecting Abbey Ir ibuloo *ilh ItK; okrmenlory school) j Woodod Afoai aivti Slo&p Slopes Perimeter food, Off-Site Open MeQdow IMaintoin Views fo 1hs North] 
Perimeter Trail 
Legend 
Center school building on view Osh 
Gateway on kaiser 
Mr*ee Use Mode 
(Chic or retail Gateway includes small 
pla?o as comnHjnlly galliaing ipace| 
Important Street 
[The mixed useriode.eiemeritcify school 
and neighborhood parfc shall be aligned 
olorg this streel) 
C o n n e c t e d 
Locol Street 
Network Grid 
MC:H5-t 
KC: S7-? 
HC t! 
. wrfci+ie 
| HCS24-30 
(•iwighborhuci!) 
Commercial 
Pursue Swvieo Opan Sparc 
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(Fronlrig AJsrfl Kay Pubic Spccw) 
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: Ewilna l^ oHe 
Key Map 
Bethany 
a community of distinction 
Northeast Neighborhood 
Design Elements : 
f « l > — - l 12 
A-Engrossed Ord inance No. 712 
Exhibit 3 
September 28, 2009 
Page 26 of 29 
Create the 'Neighborhood Plans' map of the North Bethany Subarea Plan as indicated: 
C o n n e c t e d Loca l 
Sheel Network 
Mixed U ie N o d e 
[ C h e of retail 
gOl0WCTy Irwrlmjes 
inuir rrtcMJ os 
comniunl lv 
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Perimerer Trail . 
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nafural resource o 
pub l i c resource) 
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(A long rurol edge , 
f rpnt ing pn 
odjocent 
o p e n s p a c e j 
w o o d e d A r e a i a n a 
Kefat™elv Steep Slopes 
Legend 
mc R3-4 
nc . ft/-? 
NC: KID-12 
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A-Engrossed Ordinance No. 712 
Exhibit 3 
September 28, 2009 
Page 27 of 29 
Create the 'Parking Maximum 
Designations' map of the North Bethany 
Subarea Plan as indicated: 
Parking Zone A 
Parking Zone B 
N 
1,000 500 0 
Feet 
1,000 
Disclaimer: This product is for informational purposes and may not have been 
prepared for, or be suitable for legal, engineering, or surveying purposes. 
Users of this information should review or consult the primary data and 
information sources to ascertain the usability of the information. 
A-Engrossed Ordinance No. 712 
Exhibit 3 
September 28, 2009 
Page 28 of 29 
Create the 'Drainage Master Plan Area' 
map of the North Bethany Subarea Plan 
as indicated: 
Drainage Master Plan Area 
N 
1,000 
Disclaimer: This product is for informational purposes and may not have been 
prepared for, or be suitable for legal, engineering, or surveying purposes. 
Users of this information should review or consult the primary data and 
information sources to ascertain the usability of the information. 
A-Engrossed Ordinance No. 712 
Exhibit 3 
September 28, 2009 
Page 29 of 29 
Create the 'Local Street Connectivity 
Lands' map of the North Bethany 
Subarea Plan as indicated: 
North Bethany Subarea Plan 
1,000 500 
N 
Feet 
1,000 
Disclaimer: This product is for informational purposes and may not have been 
prepared for, or be suitable for legal, engineering, or surveying purposes. 
Users of this information should review or consult the primary data and 
information sources to ascertain the usability of the information. 
A-Engrossed Ordinance No. 712 
Exhibit 4 
September 28, 2009 
Page 1 of 10 
Policy 1 (The Planning Process) of the Comprehens ive Framework Plan for the Urban Area is 
amended to reflect the fol lowing: 
POLICY 1, THE PLANNING PROCESS: 
It is t h e po l i cy o f W a s h i n g t o n C o u n t y to es tab l i sh a n o n g o i n g P l a n n i n g P r o g r a m w h i c h is 
a r e s p o n s i v e lega l f r a m e w o r k fo r c o m p r e h e n s i v e p l a n n i n g a n d c o m m u n i t y d e v e l o p m e n t 
a n d a c c o m m o d a t e s c h a n g e s a n d g r o w t h in t h e phys ica l , e c o n o m i c a n d soc ia l 
e n v i r o n m e n t , in r e s p o n s e to t h e n e e d s of t he C o u n t y ' s c i t i zens . 
It is t h e po l i cy o f W a s h i n g t o n C o u n t y to p r o v i d e t h e o p p o r t u n i t y f o r a l a n d o w n e r o r 
h i s /he r a g e n t to in i t ia te quas i - j ud i c i a l a m e n d m e n t s to t h e C o m p r e h e n s i v e P lan o n a 
s e m i - a n n u a l b a s i s . In a d d i t i o n , t h e B o a r d o f C o m m i s s i o n e r s , t he P l a n n i n g D i r e c t o r o r 
t h e P l a n n i n g C o m m i s s i o n m a y in i t ia te t h e c o n s i d e r a t i o n of quas i - j ud i c i a l m a p 
a m e n d m e n t s at a n y t i m e d e e m e d n e c e s s a r y a n d a l a n d o w n e r o r h i s /he r a g e n t m a y 
in i t ia te a quas i - j ud i c i a l m a p a m e n d m e n t in a N e w U r b a n A r e a at a n y t i m e d u r i n g t h e 
year . 
Implementing Strategies 
The County will: 
a. Establish procedures for monitoring demographic, economic, public facility, land use and 
environmental changes to insure the responsiveness of the Comprehensive Plan to current 
conditions. 
b. Initiate an overall review of each element of the Comprehensive Plan no later than five years after its 
adoption to determine if a legislative update of the Comprehensive Plan element is necessary. Based 
on direction from the Board of County Commissioners, the Planning Commission or the Director of 
Land Use and Transportation, this review may occur within two to five years of adoption. During the 
review process, comments shall be solicited from all affected parties including citizens through the 
local Citizen Participation Organization and/or the Committee for Citizen Involvement. A legislative 
update of the Comprehensive Plan element is necessary when findings show that one or more of the 
following conditions is present: 
1. Public needs or desires have changed and development has occurred or is projected to occur at 
a different rate than contemplated by the Plan; 
2. There has been substantial change in circumstances, including, but not limited to, the conditions, 
findings or assumptions upon which the Comprehensive Plan element was based, so that it does 
not comply with the Statewide Planning Goals; 
3. Previously acknowledged provisions of the Comprehensive Plan element do not comply with 
State Goals because of Goals or Administrative Rules subsequently adopted; 
4. The Comprehensive Plan element is inconsistent with a State agency plan or program relating to 
land use that was not in effect at the time the Comprehensive Plan element was acknowledged 
and the State agency has demonstrated that the plan or program: 
a) Is mandated by State statute or Federal law; 
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A-Engrossed Ordinance No. 712 
Exhibit 4 
September 28, 2009 
Page 2 of 10 
b) Is consistent with the State Planning Goals; and 
c) Has objectives that cannot be achieved in a manner consistent with the Comprehensive Plan 
element; or 
5. The County has not performed additional planning that: 
a) Was required in the Comprehensive Plan at the time of initial acknowledgment or that was 
agreed to by the County in the receipt of State grant funds for review and update; and 
b) Is necessary to make the Comprehensive Plan comply with the State Planning Goals. 
The Board of County Commissioners shall consider the findings of the overall review at a public 
hearing. If it is determined by the Board, based on findings, that a legislative plan update is 
appropriate, then the Board shall specify the scope of the update commensurate with the 
findings. A plan update may apply only to a portion of the planning area or plan text, or to a 
certain class of land uses. 
The update process shall include the same basic phases as the initial preparation of the 
Comprehensive Plan element including: 
1) Data collection and analysis; 
2) Alternatives preparation and analysis; 
3) Policy formulation and adoption; and 
4) Development and application of implementing strategies, regulations and standards. 
c. Adopt legislative Plan and Code amendments by Ordinance in accordance with the procedures 
specified in the Washington County Charter and State law. Legislative amendments shall include 
amendments to the text which affect a large number of parcels or all parcels of land similarly situated 
and large scale map changes initiated by the County pursuant to: 
1. A legislative Plan update or a broad planning analysis, or 
2. Amendments to State statutes or administrative rules; or 
3. Amendments to the Comprehensive Plan text; or 
4. Relevant judicial decisions. 
Map amendments that can be processed quasi-judicially shall not be considered in the legislative 
process unless it is pursuant to one of the four categories above or when authorized by another 
provision of the Comprehensive Framework Plan or another element of the Comprehensive Plan 
(e.g., the Transportation Plan). 
It is recognized that certain portions of the Code are not "land use planning and zoning" provisions as 
defined by the Charter. 
In addition to any other requirement, the Planning Commission shall conduct at least one public 
hearing on any proposed legislative Plan or Code amendment and make a recommendation thereon 
to the Board. Notice of the hearing shall be published in a newspaper of general circulation in the 
County at least ten (10) days prior to the hearing; 
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A-Engrossed Ordinance No. 712 
Exhibit 4 
September 28, 2009 
Page 3 of 10 
Written notice of the hearing shall be provided at least ten (10) days prior to the hearing to a high 
growth school district which has adopted a School Facility Plan in accordance with the provisions of 
ORS 195.110, for any Plan or Code amendment which: 
1) Inside the established boundaries of a high-growth school district; and 
2) Impacts the residential density of the land. 
d. Open the Comprehensive Plan for amendments that consider compliance with the Goals and 
Objectives and Plans of the Metropolitan Service District on an annual basis. Such amendments or 
revisions may be considered more often if deemed necessary by the Board of County 
Commissioners. 
e. Establish in the Community Development Code, for properties outside of New Urban Areas, 
procedures for quasi-judicial and legislative amendments to the Community Plan maps and the 
Future Development Areas Map, including the implementing tax maps. In New Urban Areas, establish 
supplementary procedures in Policy 43 and the applicable community plan. Notice and public hearing 
before a Planning Commission and other procedural mechanisms shall be provided in a manner 
similar to those provided in the Code for significant development action. In addition, quasi-judicial 
plan amendments: 
1. May be initiated by the owner of the subject parcel by filing an application, as provided by the 
Planning Director. The schedule for acceptance of requests for quasi-judicial map amendments 
shall be established by the Board of County Commissioners through a Resolution & Order. 
2. May be initiated by the Board, Planning Commission or Director at any time provided an 
application is filed no later than 60 days prior to the scheduled initial hearing date. 
A fee for quasi-judicial amendments shall be established by Resolution and Order of the Board. 
Notwithstanding any other provision, post-acknowledgment procedures mandated by the State 
shall control and be used when in conflict with the procedures established herein or in the Code; 
f. Approve a quasi-judicial plan amendment for properties outside of New Urban Areas to the Primary | 
Districts on the Community Plan Maps and/or the Future Development Areas Map, including the 
implementing tax maps, only if the Review Authority determines that the proponent has demonstrated 
that the proposed designation conforms to the locational criteria of the Comprehensive Framework 
Plan, and when applicable, the provisions of Policies 40 and 41; the Community Plan Overview and 
sub-area description and design elements; complies with the applicable policies, strategies and 
systems maps of the Transportation Plan; complies with the applicable regional functional planning 
requirements established by Metro; and demonstrates that the potential service impacts of the 
designation will not impact the built or planned service delivery system in the community. This is a 
generalized analysis that in no way precludes full application of the Growth Management Policies to 
development permits as provided in the Code. 
Quasi-judicial and legislative plan amendments for property added to the Regional Urban Growth 
Boundary through an approved Locational or Minor Adjustment, to any plan designation other than 
the FD-10 or FD-20 Districts, shall include documentation that the land was annexed into the Urban 
Road Maintenance District, the Enhanced Sheriff Patrol District and, where applicable, the Tualatin 
Hills Park and Recreation District. Annexation into these districts shall be completed prior to the 
County's determination that a quasi-judicial plan amendment application is complete and prior to the 
County's adoption of a legislative plan amendment. 
In addition, the proponent shall demonstrate one of the following: 
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A-Engrossed Ordinance No. 712 
Exhibit 4 
September 28, 2009 
Page 4 of 10 
1. A mistake in the current designation such that it probably would not have been placed on the 
property had the error been brought to the attention of the Board during the adoption process; 
2. A lack of appropriately designated suitable alternative sites within the vicinity for a proposed use. 
Factors in determining the suitability of the alternative sites are limited to one of the following: 
a) Size: suitability of the size of the alternative sites to accommodate the proposed use; or 
b) Location: suitability of the location of the alternative sites to permit the proposed use. 
3. The property was added to an Urban Growth Boundary. 
4. A major change in circumstances affecting a significant number of properties in a community 
subarea or subareas. Events deemed to cause a major change in circumstances are limited to 
one of the following: 
a) The construction of a major capital improvement (e.g., an arterial or collector, a sports arena 
or convention center, or a regional shopping center) which was unanticipated by the 
applicable community plan or other elements of the Comprehensive Plan. 
b) Previously approved plan amendments for properties in an area that have changed the 
character of the area to the extent that the existing designations for other properties in the 
area are no longer appropriate. 
5. If an Institutional designation is sought, compliance with the applicable locational standards of the 
Code and that the site is needed to adequately serve the users of the proposed institutional use. 
6. If removal of an Institutional designation is sought, demonstration that the subject site conforms to 
the location criteria for the proposed designation and that the proposed designation conforms with 
all the applicable plan elements and considerations described above, exclusive of subparts (1) 
through (©4). 
Plan amendment approvals may be conditioned by the Review Authority to protect the public from 
potential adverse impacts or ensure that public service demands, which may result, will be met. 
This shall not preclude application of the Growth Management Policies to development permit 
requests as provided in the Code. 
g. Comply with procedures established by the Metropolitan Service District for requesting amendments 
to the regional Urban Growth Boundary. 
h. Provide for quasi-judicial and legislative plan amendments to apply or remove the Historic and 
Cultural Resources Overlay District. An amendment to apply the Overlay District shall be based on a 
finding that a building, structure or object listed in the Washington County Cultural Resources 
Inventory is located on the property. (The "Goal 5 Conflicts and Consequences Analysis [ESEE] for 
Cultural Resources," an appendix to the Cultural Resources Inventory, may be used as findings to 
support use of the Overlay District as the means of protecting the resource.) 
An amendment to remove the Overlay District shall be based on compelling evidence and findings as 
described in the Overlay District. 
i. Provide for legislative plan amendments to apply or remove the Mineral and Aggregate Overlay 
Districts (Districts A and B) when the requirements of the Comprehensive Framework Plan, the 
Transportation Plan, Section 379 of the Community Development Code and OAR 660-023-0180 are 
met. 
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A-Engrossed Ordinance No. 712 
Exhibit 4 
September 28, 2009 
Page 5 of 10 
j. Provide for quasi-judicial and legislative plan amendments to apply or remove the Convenient Access 
to Transit Overlay District subject to compliance with the requirements of Section 380 of the 
Community Development Code. 
k. Provide for legislative plan amendments to apply or remove the State and Regional Park Overlay 
Districts; add uses, structures or roads not included in an approved State or Regional Master Plan; or 
change the location or size of structures, uses and roads not allowed by an approved Master Plan, 
when the applicant demonstrates: 
1. The request is consistent with the requirements of Section 383 of the Community Development 
Code; OAR 660-034; the Community Plan Overview and sub-area description and design 
elements; the applicable policies, strategies and systems maps of the Transportation Plan; and 
for regional parks, the applicable regional functional planning requirements established by Metro; 
and 
2. The potential service impacts of the designation will not impact the built or planned service 
delivery system in the community. This is a generalized analysis that in no way precludes full 
application of the Growth Management Policies to development permits as provided in the Code. 
l. Provide for legislative plan amendments to apply or remove the Airport Use and Safety Overlay 
Districts (Private and Public Use Airport Overlay Districts and the Private and Public Use Airport 
Safety Overlay Districts) when the request complies with ORS 836.600, OAR 660-013, the 
Comprehensive Framework Plan, the Transportation Plan, and when applicable, the Metro Regional 
Transportation Plan. 
m. Provide for quasi-judicial and legislative plan amendments to apply or remove the Interim Light Rail 
Station Area Overlay District pursuant to the requirements of Section 381 of the Community 
Development Code. A plan amendment shall be approved only if the Review Authority determines 
that the proponent has demonstrated that the request conforms to the criteria of Policies 18 and 40; 
the Community Plan Overview and sub-area description and design elements; the applicable policies, 
strategies and systems maps of the Transportation Plan; the applicable regional functional planning 
requirements established by Metro; and demonstrates that the potential service impacts of the 
request will not impact the built or planned service delivery system in the community. This is a 
generalized analysis that in no way precludes full application of the Growth Management Policies to 
development permits as provided in the Code. 
n. Require that the Comprehensive Framework Plan be applicable to the review of proposed Plan 
Amendments, but not to the review of development actions. 
o. Establish the Comprehensive Framework Plan as the broad policy document guiding the preparation 
and update of site-specific Community Plans. Community Plans shall be consistent with the 
Comprehensive Framework Plan. 
p. Establish the following principles for nonconforming uses and consideration of variances to the Plan: 
Nonconforming uses: Any use or activity deemed to be a nonconforming use to the Community 
Development Code, also shall be considered nonconforming to the Comprehensive Framework Plan 
and shall be regulated according to standards included in the Code. 
Variances: The Community Development Code shall provide the same mechanism and standards for 
reviewing and approving requested variances to the Code and Community Plans. The applicant shall 
be required to demonstrate that literal interpretation of the requirement will cause unnecessary 
hardship and that the hardship does not result from actions of the applicant intended to avoid the 
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A-Engrossed Ordinance No. 712 
Exhibit 4 
September 28, 2009 
Page 6 of 10 
standards of the Code, or from personal circumstances of the applicant or owners. The Code shall 
also include a process for granting limited hardship relief. 
q. Provide for amendments to the Transportation Plan based upon the implementing strategies under 
the Plan Monitoring Policy of the Transportation Plan. 
r. Provide for legislative plan amendments to apply or remove the Special Industrial Overlay District 
(S.I.D.) through the community planning process, the plan update process, or a quasi-judicial plan 
amendment when the policies and criteria set forth in the Comprehensive Framework Plan are met. 
s. Provide for quasi-judicial and legislative plan amendments which remove certain restrictions of the 
Special Industrial District (S.I.D.) as provided below: 
Once the entire S.I.D. as designated by the Community Plan, has been developed to sixty-seven (67) 
percent of its potential and one thirty (30) acre parcel in Tier III remains vacant and cannot meet the 
conditions set forth in 377-4.4 (C), the S.I.D. restrictions on that 30 acre parcel and remaining 
buildable vacant land within the S.I.D., may be removed, with the exceptions of the use provisions of 
the S.I.D., under the following conditions: 
The plan amendment proposal shall address the need for large industrial lots. Need for large 
industrial lots shall include, at a minimum, a detailed examination and analysis of the following: 
1. Demand for large lots: Analyze from a regional and countywide perspective the projected demand 
for large industrial lots and the current supply of large vacant industrial lots; 
2. Absorption data and trends: Analyze large lot industrial land absorption data and trends in the 
region and county; such an analysis shall explicitly differentiate vacant land purchases from 
actual construction/use data; 
3. Specific industrial sector locational and operational characteristics: Determine through 
examination and analysis if changes in technology, development patterns or other industry-based 
changes have altered real land requirements for the range of allowed uses in Tier III. Such an 
examination shall be based on a substantial and objective analysis of specific industrial sector 
locational and operational characteristics, both current and projected; and 
4. Site Suitability: Analyze the suitability of the planning area and the specific site in: 1) meeting the 
identified current and projected specific industrial sector locational and operational 
characteristics, and 2) in meeting the projected demand for large industrial lots. 
The Review Authority shall approve the Plan Amendment only if it finds there is no need for the last 
remaining 30 acre parcel, based on the criteria listed above. 
t. Provide for quasi-judicial and legislative plan amendments to apply or remove the Open | 
Space/Bicycle Pathway Significant Natural Resource designation through the community planning 
process, the plan update process, or a quasi-judicial plan amendment. 
1. A plan amendment to remove a designation other than through the community planning process 
or the plan update process shall demonstrate: 
a) A mistake in the current designation such that it probably would not have been placed on 
the property had the error been brought to the attention of the Board during the adoption 
process; and 
b) Compliance with Policy 18 of the Comprehensive Framework Plan. 
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A-Engrossed Ordinance No. 712 
Exhibit 4 
September 28, 2009 
Page 7 of 10 
2. A plan amendment to add the designation shall demonstrate one of the following: 
a) The subject site is an existing park, recreation site, golf course, cemetery, school play 
ground, powerline right of way or bicycle pathway; or 
b) The subject site is a future park or bicycle pathway. 
u. When evaluating applications for legislative or quasi-judicial comprehensive plan amendments which 
will impact planned density of residential land or a residential land use regulation amendment for 
lands within the established boundaries of the Beaverton School District #48, consideration will be 
given to the criteria for school capacity as specified in Appendix "D". 
v. Apply the provisions of the Comprehensive Framework Plan, including its plan designations, only to 
properties inside an urban growth boundary. The provisions of the Rural/Natural Resource Plan, 
including its plan designations, shall be applied to unincorporated properties outside of an urban 
growth boundary. 
w. Provide for quasi-judicial and legislative plan amendments in New Urban Areas to remove the Future 
Development 20 Acre District (FD-20) designation and apply the applicable land use designation(s) 
on the Future Land Use Designations Map in the applicable community plan as described below. In 
New Urban Areas, a property owner or his/her agent may initiate a quasi-judicial plan amendment at 
any time during the year. Applications will be reviewed for completeness within thirty (30) days of the 
submission of a complete application. Complete applications will be scheduled for consideration at 
the first available public hearing where all required notice can be provided. 
x. The Review Authority may remove the FD-20 District from one or more of the areas identified on Map 
A when the following requirements have been met: 
1. The governing body of each of the following service districts has adopted their respective service 
master plan for the provision of service to the North Bethany Subarea Plan: 
a ) The Board of Directors of the Tualatin Hills Park and Recreation District (THPRD) has 
adopted the park and trails master plan; 
b ) The Board of Directors of the Tualatin Valley Water District (TVWD) has adopted the 
water master plan; 
c ) The Board of Directors of Clean Water Services (CWS) has adopted the North Bethany 
Drainage Master Plan; and 
d ) The Board of Directors of CWS has adopted the sewer master plan. 
2. THPRD, TVWD, and CWS have provided written assurance that they have an adequate funding 
mechanism to carry out the improvements called for in their respective service master plan 
identified in 1 above. 
3. Areas that would receive sewer service from the future trunk line that will be located outside of 
the UGB, provide evidence that CWS has received final land use approval to construct the sewer 
trunk line and all appeals, if any, have been resolved. 
4. Areas that will receive sewer service from the extension of existing sewer lines in Arbor Oaks, 
provide evidence that CWS has the necessary easements or right of way to extend the sewer 
lines to the subject subarea(s). 
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A-Engrossed Ordinance No. 712 
Exhibit 4 
September 28, 2009 
Page 8 of 10 
5. The land has been annexed into the following jurisdictional boundaries: Clean Water Services, 
Metro, Tualatin Hills Park and Recreation District, Tualatin Valley Fire and Rescue, Tualatin 
Valley Water District, and Washington County's Enhanced Sheriff's Patrol District, Urban Road 
Maintenance District and Street Lighting District. 
6. The Board of County Commissioners find that necessary funding mechanism(s) to provide 
ongoing, long-term operation and maintenance of transportation improvements in the North 
Bethany Subarea Plan has been created (e.g., new county service district for the North Bethany 
Subarea Plan, an SDL sub-district is created for the North Bethany Subarea Plan, a mechanism 
for maintenance of enhanced landscaping is created). 
7. The Board of County Commissioners find that necessary funding mechanisms to provide capital 
road improvements prior to 2040 have been created (e.g., road SDC, new county service district 
for the North Bethany Subarea Plan). The capital road improvements that need to be assured 
are: 
• Road A - western boundary to Joss - 3 lanes 
• Road A - Joss to Kaiser - 3 lanes 
• Springville - 185th to Joss - 5 lanes 
• Springville - Joss to Kaiser - 3 lanes 
• Springville - Kaiser to County Line - 3 lanes 
• Kaiser - Road A to Springville - 3 lanes 
• 185th- Springville to West Union - 5 lanes 
• Road A - Kaiser to Springville - 3 lanes 
• Road A bridge over Rock Creek - half-funded 
• 185th Ave - Springville to Germantown - half-funded 
• Kaiser - Springville to Bethany - 3 lanes 
• Joss Road - Springville to Road A - to collector standard where feasible 
y. Establish procedures and review criteria for the quasi-judicial and legislative amendments to the 
community plan for a New Urban Area within two years of the adoption of the community plan. Until 
the adoption of those procedures and review criteria, no amendments shall be made to the 
community plan except for the following: 
1. A mistake to the Plan designation due to a mapping error that placed the incorrect designation on 
the property and, that if the error had been brought to the attention of the Board during the 
adoption process, it would not have been placed on the property. Evidence shall be provided that 
shows the requested Plan designation had been proposed to be placed on the property during 
the planning process; 
2. Removal of the FD-20 designation pursuant to Implementing Strategy w. above; and 
3. A modification to the planned alignment of a Primary Street on the Core Street and Design 
Elements Map pursuant to the requirements of the community plan and Community Development 
Code. Where the proposed change to the Primary Street alignment affects the boundary(ies) of 
the underlying land use district(s), the affected land use district(s) may be changed to be 
consistent with the modified alignment subject to the following requirements: 
a) The size of a Neighborhood Corner Commercial site may be increased up to twenty (20) 
percent in area; 
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A-Engrossed Ordinance No. 712 
Exhibit 4 
September 28, 2009 
Page 9 of 10 
b ) When residential land is affected, the change in the area of any one residential district 
may be increased up to one (1) acre; 
c ) The proposed size and configuration(s) of the proposed land use districts is consistent 
with the provisions of the Community Plan (e.g., Community Design Goals, General 
Design Elements, applicable Neighborhood provisions, and Parks, Trails and Pedestrian 
Connections map); 
d ) The proposed land use configuration(s) is consistent with the provisions of Policy 1, 
Implementing Strategy w and Policy 18 of this Plan; and 
e ) The request does not change the existing land use designations on other properties. 
Summary Findings and Conclusions 
The process for the development, adoption and implementation of the Urban Element of the 
Comprehensive Plan involves several steps, both to prepare the Plan and to provide for the ongoing 
update and review of the Plan over time to keep it current. The Comprehensive Plan is composed of the 
Comprehensive Framework Plan and site-specific Community Plans that are implemented by the 
Community Development Code and functional plans including Transportation and Capital Improvements. 
The Comprehensive Framework Plan contains the broad policy directions that are the basis for the other 
Comprehensive Plan elements. The steps in the development of the Comprehensive Framework Plan 
(CFP) included: the collection of inventory data for the County Resource Document; the formulation, with 
citizen input, of a development concept for the urban portion of the County; the allocation of population 
and employment to Community Planning Areas based on this concept and on growth projected for the 
County; and the development of policies and strategies designed to guide the future growth of the 
County. 
The CFP provides the policy framework for the preparation, review adoption and update of Community 
Plans for specific areas of the urban unincorporated portion of the County. These Community Plans 
reflect the Comprehensive Framework Plan policies and strategies as applied to specific situations for 
each Community Planning Area. 
The Community Plans indicate the specific land uses, significant natural and cultural resources, and 
circulation systems, which have been determined as necessary to meet community needs. These plans 
are the product of direct citizen involvement in the program for their preparation. The Community Plans 
are composed of a Community Plan Map and Community Plan Text. The Community Plan Text includes 
General Design Elements, requirements which are applicable to the entire planning area; and Subarea 
Provisions, including Design Elements, and Area of Special Concern and Potential Park/Open 
Space/Recreation requirements, that are applied to specific lands in the planning area. The requirements 
and standards of the Community Plans are to be applied to development applications, including but not 
limited to land divisions and new development, as set forth in the Community Development Code. 
Implementation of the CFP and Community Plans occurs when their provisions are incorporated into the 
preparation and review of land development proposals, including but not limited to land divisions and new 
development, through the application of the Community Development Code. The Unified Capital 
Improvements Plan, program and budget outlines capital improvement expenditures planned by the 
County and others related to the support structure necessary for future development. These 
implementation measures form the County's growth management effort. 
The final step in the County's continuing planning program is to provide for periodic and systematic review 
and update of the Comprehensive Framework Plan, Community Plans, Community Development Code, 
and functional plans. Based on such reviews, these Plan elements may need to be revised and amended 
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A-Engrossed Ordinance No. 712 
Exhibit 4 
September 28, 2009 
Page 10 of 10 
in response to changes in the economic and social environment of Washington County. As the County 
continues to grow, public needs and values may change and the Plan should reflect these changes. 
Throughout this planning process, citizen involvement is a necessary and essential component. 
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A-Engrossed Ordinance No. 712 
Exhibit 5 
September 28, 2009 
Page 1 of 5 
Policy 18 (Plan Designations and Locational Criteria for Development) of the Comprehensive 
Framework Plan for the Urban Area is amended to reflect the following: 
POLICY 18, PLAN DESIGNATIONS AND LOCATIONAL CRITERIA FOR 
DEVELOPMENT 
It is the policy of Washington County to prepare community plans and development 
regulations in accordance with land use categories and locational criteria contained in 
the Comprehensive Framework Plan. 
Implementing Strategies 
The County will: 
a. Utilize the land use classifications for the community planning program characterized in this section 
as plan designations. In determining the appropriate land use designations for community land, the 
location criteria should be utilized. Through the preparation of Community Plans the application of 
the plan designations may deviate from the general characterizations of those designations. Such 
deviations shall be characterized in the Community Plans. 
b. Incorporate the plan designations characterized in this section into the Development Code as land 
use districts. A precise definition of the use types permitted within each district and their development 
standards shall be contained within the regulations. These regulations will be developed, with citizen 
input, concurrently with the development of the Community Plans. 
c. Require that open space areas required as a condition of approval through a development action 
preceding the effective date of this ordinance shall remain as such and cannot be developed except 
as may be provided by the Community Development Code. 
Summary Findings and Conclusions 
The basic building block for comprehensive planning is the land use scheme or pattern which provides for 
future population and employment growth. From this pattern public facilities and services are gauged and 
planned. In addition to the basic land uses of residential, commercial, and industrial, refinements within 
each major category are used to respond to community characteristics. Issues of compatibility, such as 
buffering, landscaping and access control will be addressed in the revised development regulation 
standards and through provision for appropriate administrative and public review procedures. In addition, 
these regulations will address the conditions under which certain uses or actions can be taken. All such 
regulations will be clear and objective. 
Pursuant to Metro's Urban Growth Management Functional Plan, minimum and maximum densities have 
been established in all residential districts, including the Transit Oriented Residential Districts. With 
respect to residential plan designations the following density ranges shall apply: 
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A-Engrossed Ordinance No. 712 
Exhibit 5 
September 28, 2009 
Page 2 of 5 
R5 4 to 5 units per acre 
R6 5 to 6 units per acre 
R9 7 to 9 units per acre 
R15 12 to 15 units per acre 
R24 19 to 24 units per acre 
R25+ 20 to 100 units per acre 
TO:R9-12 9 to 12 units per acre 
TO:R12-18 12 to 18 units per acre 
TO:R18-24 18 to 24 units per acre 
TO:R24-40 24 to 40 units per acre 
TO:R40-80 40 to 80 units per acre 
TO:R80-120 80 to 120 units per acre 
R5 
Characterization: This district primarily includes detached residences at a density of four to five units per 
acre. Attached units are permitted in this district only through a Planned Development process. 
Manufactured dwelling parks and subdivisions are not permitted in the R5 district. A single manufactured 
home on a lawfully created parcel is permitted in the district. The Infill Policy (19) of the Comprehensive 
Framework Plan applies in this district. 
Location Criteria: The R5 District shall be applied to areas in Community Plans selected for low residential 
densities which are designated Urban in the 1973 Washington County Comprehensive Framework Plan, 
as amended and zoned RU-2, RU-4, or developed under the P-R district. 
Generally, R5 areas should not be located on major traffic routes. If appropriate design features can 
protect the area from potential adverse impacts, adjacent land uses may include attached and detached 
residences (including manufactured dwellings), office and retail commercial, industrial, and institutional 
uses. 
R6 
Characterization: This class of uses primarily includes detached residences and, with notice to 
surrounding property owners, attached dwellings and manufactured dwellings in manufactured dwelling 
parks and manufactured dwelling subdivisions. The R6 district is intended to provide the opportunity for 
innovative design at relatively low densities in developing residential areas in which no predominant 
urban character has been established. Residences in this district shall occur at a density of five to six 
units per acre. The Infill policy (19) of the Comprehensive Framework Plan shall apply in this district. 
Location Criteria: The R6 district shall be applied to areas in community plans selected for the lowest 
residential densities which are not zoned RU-2, RU-3, RU-4, or developed under the PR zone, and which 
are designated Urban Intermediate by the 1973 Washington County Comprehensive Framework Plan, as 
amended. 
Generally, R6 areas should not be located on major traffic routes. If appropriate design features can 
protect the area from potential adverse impacts, adjacent land uses may include detached and attached 
residences (including manufactured dwellings), retail and office, commercial, industrial and institutional 
uses. 
R9 
Characterization: This class of uses includes detached and attached residences, mobile home parks, 
mobile home subdivisions, and appropriate accessory uses. These uses occur at a density of no more 
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A-Engrossed Ordinance No. 712 
Exhibit 5 
September 28, 2009 
Page 3 of 5 
than 9 units per acre and no less than 7 units per acre. When allowed by a legislative or quasi-judicial 
plan amendment, assisted living units, that are part of a mixed-use residential development, may be used 
to satisfy the minimum density requirement. 
Location Criteria: Residences in this class should generally be located close to, but not necessarily on, 
Collector and/or Arterial streets. They should be located away from intersections of Arterials and 
Collectors. This kind of location allows moderately good access to transit, reduces through traffic on local 
streets, and mitigates noise and air pollution impacts. If appropriate design features can protect the area 
from potential adverse impacts, adjacent land uses may include detached and attached residences, retail 
commercial, office commercial, and industrial uses. 
R15 
Characterization: This class of uses includes attached residences, mobile home parks and subdivisions 
and detached residences, and appropriate accessory uses. These uses will occur at a density of no more 
than 15 units per acre and no less than 12 units per acre. In the North Bethany Subarea Plan, the density 
may be increased to 16 to 18 units per acre on properties so designated on the Bethany Community Plan. 
When allowed by a legislative or quasi-judicial plan amendment, assisted living units, that are part of a 
mixed-use residential development, may be used to satisfy the minimum density requirement. 
Location Criteria: Residences in this class should be located on or near Neighborhood Routes and 
Arterials both to allow ready access to transit and discourage the use of local streets for through traffic. If 
residences are located at or near Collector-Arterial intersections, construction and design features to 
buffer the impact of noise and air pollution must be provided. This class of uses should not be located at 
the intersection of two Arterials unless particular care is taken to minimize potential environmental 
impacts. 
If appropriate design features can protect the area from potential adverse impacts, adjacent land uses 
may include detached and attached residences, retail commercial, office commercial, and industrial uses, 
and mobile home parks and mobile home subdivisions. 
R24 
Characterization: This class of uses includes attached residences, mobile home parks and subdivisions 
and detached residences in conjunction with Planned Developments, and appropriate accessory 
activities. These uses occur at a density of no more than 24 units per acre and no less than 19 units per 
acre. When allowed by a legislative or quasi-judicial plan amendment, assisted living units, that are part 
of a mixed-use residential development, may be used to satisfy the minimum density requirement. 
Location Criteria: Residences in this class should be located on or near Collectors and Arterials. Through 
traffic access to residences in this district should not be provided from local streets. Locations on or near 
Transit Streets are desirable for these uses. Location of residences at or near Collector-Arterial and 
Arterial-Arterial intersections will require use of construction design techniques to reduce potential visual, 
noise, and air pollution impacts on occupants. If appropriate design features can protect the area from 
adverse impacts, adjacent land uses may include detached and attached units, mobile home parks and 
mobile home subdivisions, retail commercial, office commercial, and industrial uses. 
R25+ 
Characterization: This class of uses includes detached and attached residences, as well as mobile home 
parks and subdivisions in conjunction with Planned Developments and appropriate accessory uses. 
These uses may occur at densities of 25 units or more per acre and no less than 20 units per acre. The 
density may be increased to more than 25 units per acre when the standards specified in the R-25+ 
District are met (e.g., 32 to 40 units per acre in the Main Street area of the North Bethany Subarea Plan; 
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A-Engrossed Ordinance No. 712 
Exhibit 5 
September 28, 2009 
Page 4 of 5 
areas with high frequency transit service). When allowed by a legislative or quasi-judicial plan | 
amendment, assisted living units, that are part of a mixed-use residential development, may be used to 
satisfy the minimum density requirement. 
Location Criteria: Residences in this class should be located close to or within major employment or 
shopping areas. Measures should be incorporated in the project design to reduce potential adverse 
impacts of such locations on occupants. These uses should be located on or near Collectors or Arterial 
streets and Transit Streets. Through traffic access shall not be provided from local streets. If appropriate 
design features can protect the area from potential adverse impacts, adjacent land uses may include 
detached and attached residences, mobile home parks and mobile home subdivisions, retail commercial, 
office commercial, and industrial uses. 
Neighborhood Commercial (NC) 
Characterization: This district provides for small to medium-sized shopping facilities, including food 
markets, up to 35,000 square feet in gross floor area, and limited office use. Food markets with between 
35,000 and 50,000 square feet in gross floor area may be allowed in the district consistent with quasi-
judicial public review procedures and criteria established in the Community Development Code. 
The intent is to provide for the shopping and service needs of the immediate urban neighborhood and as 
such should be readily accessible by car and foot from the surrounding neighborhoods. The scale, 
operation and types of uses permitted in this district are in keeping with the neighborhood character and 
the capacity of public facilities and services. The principal tenant is likely to be a food market. 
Location Criteria: The precise location of these uses should be jointly determined by market factors and 
the community planning process. Generally, they should be located at Collector and or Arterial 
intersections and at intervals a mile apart. These uses may be grouped on sites of up to 10 acres. 
Future Development 20 Acre District (FD-20) 
Characterization: The FD-20 District shall be applied to land added to the Regional UGB by Metro during 
or after June 1999 through a Major or Legislative Amendment. The FD-20 District is intended to protect 
and retain for future urban density development lands which are predominantly in limited agricultural, 
forest or residential use. Pursuant to Section 3.07.1110.C. of Metro's Urban Growth Management 
Functional Plan (UGMFP), the minimum lot area for the creation of new parcels shall be 20 acres. These 
properties shall remain FD-20 until any appeals regarding the Metro UGB amendment have been 
finalized; and-the planning requirements of Title 11 of Metro's UGMFP have been completed and adopted 
by ordinance; and the requirements of Policy 1 Implementing Strategy w. are met. 
Future Development 10 Acre District (FD-10) 
Characterization: The FD-10 District is applied to the unincorporated portions of some city active 
planning areas for cities that are the only available source of urban services. After June 1999, this District 
may not be applied to properties added to the Regional Urban Growth Boundary through a Major or 
Legislative Amendment due to Metro's minimum parcel size requirement of 20 acres. The FD-10 District 
is intended to protect and retain for future urban density development those lands within adopted city 
urban growth boundaries which are predominantly in limited agricultural, forest, or residential use, and 
recognizes the desirability of encouraging and retaining such limited interim uses until such lands are 
annexed to the City for urban level development. The FD-10 designation applies only to lands added to 
the urban growth boundaries surrounding Banks, Gaston and North Plains and to lands added to the 
Regional UGB through a Locational or Minor Adjustment. 
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A-Engrossed Ordinance No. 712 
Exhibit 5 
September 28, 2009 
Page 5 of 5 
Location Criteria: The FD-10 District shall be applied to unincorporated portions of the active planning 
areas of those cities that are the only available source of urban services within the unincorporated active 
planning areas. After June 1999, the FD-10 District shall only be applied to the unincorporated portions 
inside the urban growth boundaries of the cities of Banks, Gaston and North Plains. The FD-10 District 
may be applied to properties added to the Regional Urban Growth Boundary through a Locational or 
Minor Adjustment. The Future Development Areas Map in Policy 41 identifies the FD-10 properties within 
unincorporated Washington County. 
Institutional (INST) 
Characterization: This class of uses includes publicly owned facilities and lands (e.g., parks, schools, 
public open space, government offices), lands owned by utilities (power line easements), and uses 
serving the general public (e.g., hospitals and religious institutions). 
Location criteria: Due to the diverse nature of these uses, an optimal location cannot be defined for the 
class. Instead, as these uses are needed, their location should be reviewed and determined through 
special studies or plans and the community planning process. 
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A-Engrossed Ordinance No. 712 
Exhibit 6 
September 28, 2009 
Page 1 of 1 
Amend the 'Main Street Boundaries' 
portion of the '2040 Design Types' 
map of Policy 40 of the Comprehensive 
Framework Plan for 
the Urban Area as indicated: 
2040 'Main Street' Boundary 
Primary Streets 
North Bethany Subarea Plan 
500 
N 
250 500 
Feet 
Disclaimer: This product is for informational purposes and may not have been 
prepared for, or be suitable for legal, engineering, or surveying purposes. 
Users of this information should review or consult the primary data and 
information sources to ascertain the usability of the information. 
A-Engrossed Ordinance No. 712 
Exhibit 7 
September 28, 2009 
Page 1 of 1 
Amend the 'Regional Street Design 
Overlay' map in Policy 6 of the 
Washington County 2020 Transportation 
Plan as illustrated. 
Regional Boulevard Design Considerat ion 
Regional Street Design Considerat ion 
Unchanged streets 
Urban Growth Boundary 
County line 
N 
1,000 500 0 1,000 
Feet 
Disclaimer: This product is for informational purposes and may not have been 
prepared for, or be suitable for legal, engineering, or surveying purposes. 
Users of this information should review or consult the primary data and 
information sources to ascertain the usability of the information. 
A-Engrossed Ordinance No. 712 
Exhibit 8 
September 28, 2009 
Page 1 of 5 
Policy 10 (Functional Classification Policy) of the 2020 Transportation Plan is amended to 
reflect the following: 
10.0 FUNCTIONAL CLASSIFICATION POLICY 
IT IS THE POLICY OF WASHINGTON COUNTY TO ENSURE THE ROADWAY 
SYSTEM IS DESIGNED AND OPERATES EFFICIENTLY THROUGH USE OF A 
ROADWAY FUNCTIONAL CLASSIFICATION SYSTEM. 
Strategies: 
10.1 Apply the Washington County roadway system functional classification system described 
below and illustrated in the Functional Classification System Map (See Figures 4a-f). 
*** 
STUDY AREAS 
Saltzman Road Extension Study Area: 
There is an identified need for a generally north-south Collector roadway in the vicinity of the Saltzman 
Road Extension Study Area shown on the Washington County Study Areas Map (Figure 9). The Study 
Area is more specifically described on the Saltzman Road Extension Study Area Overlay Map (Figure 
9a), which identifies specific properties included in the study area. Land Development proposals affecting 
portions of properties within the Saltzman Road Extension Study Area shall be required to incorporate a 
Collector roadway in their development proposal and to indicate how that Collector might feasibly be 
extended to both serve other properties in the area and to connect with Saltzman Road to the South. It is 
anticipated that this study area and its provisions are interim measures. The County anticipates 
undertaking a broader planning process to address the needs of properties included in future Urban 
Reserves. north and west of the study area that were recently added to the urban area. That study and its 
recommendations are expected to address this study area as well. 
Greater Bethany East-West Arterial Study Area: 
On-going Urban/Rural Reserves planning work suggests the probability that a significant amount of land 
west of the North Bethany Subarea Plan will be designated as an Urban Reserve Area. This Area could 
encompass land between NW 185 Avenue and the North Bethany Subarea Plan, as well as an area 
west of NW 185 Avenue. This land is referred to as the 'Greater Bethany' Urban Reserve Study Area 
(GBURSA). 
Recognizing the potential for urbanization within the GBURSA, existing regional and county transportation 
planning policies indicate the need to study a future east-west arterial road connection between the 
existing North Bethany Subarea Plan and population and employment centers in Hillsboro. The extension 
and upgrading of the functional classification of Road A to provide this connection is a logical choice 
considering adopted regional and county arterial policies for spacing and connectivity. Travel demand 
modeling also indicates that further study of a future east-west arterial connection is warranted. Because 
of the importance of studying future transportation needs and acknowledging Urban/Rural Reserves 
planning efforts, Road A has been planned and designed to accommodate the needs of the North 
Bethany Subarea and the probability of its future extension and function as an east-west arterial 
connection. The Greater Bethany East-West Arterial Study Area will inform future planning for 
transportation needs in the GBURSA and beyond. 
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A-Engrossed Ordinance No. 712 
Exhibit 8 
September 28, 2009 
Page 2 of 5 
Amend the 'Functional Classification 
System' map in Policy 10 of the 
Washington County 2020 Transportation 
Plan as illustrated. 
I Collector 
M Proposed Arterial 
O O O Proposed Collector 
• • • • Proposed Neighborhood Route 
Unchanged Roads 
County line 
Urban Growth Boundary 
N 
1,000 500 0 1,000 
Feet 
Disclaimer: This product is for informational purposes and may not have been 
prepared for, or be suitable for legal, engineering, or surveying purposes. 
Users of this information should review or consult the primary data and 
information sources to ascertain the usability of the information. 
See Exhibit 8, page 4 for 
greater detail of this area. 
A-Engrossed Ordinance No. 712 
Exhibit 8 
September 28, 2009 
Page 3 of 5 
Amend the 'Lane Numbers' map 
in Policy 10 of the Washington 
County 2020 Transportation 
Plan as illustrated. 
Proposed change from 2 lanes to 2/3 lanes 
Detail Area 
County line 
Urban Growth Boundary 
Area outside the Urban Growth Boundary 
N 
3,000 1,500 0 
Feet 
3,000 
G I S 
G e o g r a p h i c 
n f o r m a t i o n 
Systems 
Disclaimer This product is for informational purposes and may not have been 
prepared for, or be suitable for legal, engineering, or surveying purposes. 
Users of this information should review or consult the primary data and 
information sources to ascertain the usability of the information. 
A-Engrossed Ordinance No. 712 
Exhibit 8 
September 28, 2009 
Page 4 of 5 
Amend the 'Lane Numbers' map 
in Policy 10 of the Washington 
County 2020 Transportation 
Plan as illustrated. 
2-3 Lanes 
4-5 Lanes 
Rural 2 Lanes 
County line 
Urban Growth Boundary 
Unchanged Roads 
N 
1,000 500 0 
Feet 
G I S 
G e o g r a p h i c 
n f o r m a t i o n 
Systems 
Disclaimer: This product is for informational purposes and may not have been 
prepared for, or be suitable for legal, engineering, or surveying purposes. 
Users of this information should review or consult the primary data and 
information sources to ascertain the usability of the information. 
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A-Engrossed Ordinance No. 712 
Exhibit 8 
September 28, 2009 
Page 5 of 5 
Amend the 'Study Areas' map in 
Policy 10 of the Washington County 
2020 Transportation 
Plan as illustrated. 
Greater Bethany East-West 
Arterial Study Area 
Urban Growth Boundary 
Note: 
The design of transportation facilities in 
this study area will depend upon the 
future needs in this area. 
Disclaimer: This product is for informational purposes and may not have been 
prepared for, or be suitable for legal, engineering, or surveying purposes. 
Users of this information should review or consult the primary data and 
information sources to ascertain the usability of the information. 
I-
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A-Engrossed Ordinance No. 712 
Exhibit 9 
September 28, 2009 
Page 1 of 1 
Amend the 'Off-Street Trails System' 
map in Policy 14 of the 
Washington County 2020 
Transportation Plan as illustrated. 
Off-Street Trail 
Urban Growth Boundary 
= = County line 
N 
1,000 500 0 1,000 
Feet 
Disclaimer: This product is for informational purposes and may not have been 
prepared for, or be suitable for legal, engineering, or surveying purposes. 
Users of this information should review or consult the primary data and 
information sources to ascertain the usability of the information. 
A-Engrossed Ordinance No. 712 
Exhibit 10 
September 28, 2009 
Page 1 of 1 
Amend the 'Bicycle System' map 
in Policy 15 of the Washington 
County 2020 Transportation 
Plan as illustrated. 
Rural Bikeway 
Urban Bikeway 
Change from Rural to Urban Bikeway 
County line 
Urban Growth Boundary 
N 
1,000 500 0 1,000 
Feet 
Disclaimer: This product is for informational purposes and may not have been 
prepared for, or be suitable for legal, engineering, or surveying purposes. 
Users of this information should review or consult the primary data and 
information sources to ascertain the usability of the information. 
A-Engrossed Ordinance No. 712 
Exhibit 11 
September 28, 2009 
Page 1 of 4 
Community Development Code Section 308 FUTURE DEVELOPMENT 20 ACRE DISTRICT 
(FD-20) is amended to reflect the following: 
308 FUTURE DEVELOPMENT 20 ACRE DISTRICT (FD-20) 
308-1 Intent and Purpose 
The FD-20 District applies to the unincorporated urban lands added to the urban 
growth boundary by Metro through a Major or Legislative Amendment process after 
1998. The FD-20 District recognizes the desirability of encouraging and retaining 
limited interim uses until the urban comprehensive planning for future urban 
development of these areas is complete. The provisions of this District are also 
intended to implement the requirements of Metro's Urban Growth Management 
Functional Plan. 
308-2 Uses Permitted Through a Type I Procedure: 
The following uses may be permitted unless specified otherwise by the applicable 
Community Plan or Policy 41 of the Comprehensive Framework Plan for the Urban 
Area. These uses are permitted subject to the specific standards for the use set 
forth below and in applicable Special Use Sections of Section 430, as well as the 
general standards for the District, the Development Standards of Article IV and all 
other applicable standards of this Code. 
308-2.1 Accessory Uses and Structures - Section 430-1. 
308-2.2 Any Type II or III use, expansion of an existing use or change of use which meets all 
of the following: 
A. Is exempt from application of the Public Facility Standards under Section 501-2; 
B. Is not in an "Area of Special Concern" as designated on the applicable 
Community Plan or the Future Development Areas Map in Policy 41 of the 
Comprehensive Framework Plan for the Urban Area; 
C. Is on an existing lot; 
D. Does not amend any previous approval or previous condition of approval; 
E. Is in compliance with all applicable standards of this Code; and 
F. Is not a telecommunication facility. 
308-2.3 Bus Shelter - Section 430-23. 
308-2.4 Detached Dwelling Unit (one) - when a city's future comprehensive plan designation 
for the subject property is single family residential; or when the County land use 
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A-Engrossed Ordinance No. 712 
Exhibit 11 
September 28, 2009 
Page 2 of 4 
district that was applicable to the property prior to designating the subject property 
FD-20 permitted a detached dwelling through a Type I procedure - Section 430-
37.1.A. and 430-37.1.B.(1) & (2). 
308-2.5 Home Occupation - Section 430-63.1. 
308-2.6 Parks - Section 430-97; see also Section 308-7.1. 
308-2.7 Public and Private Conservation areas and structures for the conservation of water, 
soil, open space, forest or wildlife resources 
308-2.8 Temporary Use - Section 430-135.1. 
308-2.9 Manufactured Home - Section 430-76. 
308-2.10 Co-located antennas, excluding those antennas exempt pursuant to Sections 430-
109.1 and 201-2 - Section 430-109.3; see also Section 308-7.1. 
308-2.11 Facility 2 communication towers to a maximum height of one-hundred (100) feet, 
excluding those towers exempt pursuant to Sections 430-109.1 and 201-2 - Section 
430-109.4; see also Section 308-7.1. 
308-3 Uses Permitted Through a Type II Procedure 
The following uses may be permitted unless specified otherwise by the applicable 
Community Plan or Policy 41 of the Comprehensive Framework Plan for the Urban 
Area. These uses are permitted subject to the specific standards for the use set 
forth below and in applicable Special Use Sections of Section 430, as well as the 
general standards for the District, the Development Standards of Article IV and all 
other applicable standards of the Code. Approval may be further conditioned by the 
Review Authority pursuant to Section 207-5. 
308-3.1 Home Occupation - Section 430-63.2. 
308-3.2 Parks - Section 430-97; see also Section 308-7.1. 
308-3.3 Construction of a local street not in conjunction with a development application or 
within existing right-of-way. 
308-3.4 Temporary Use - Section 430-135.2 A. 
308-3.5 Co-located antennas, not otherwise allowed through a Type I Procedure - Section 
430-109; see also Section 308-7.1. 
308-3.6 Day Care Facility - 430-53.2 I., except as prohibited in Area of Special Concern 7 in 
Policy 41 of the Comprehensive Framework Plan for the Urban Area, and Areas of 
Special Concern 6 and 7 in the East Hillsboro Community Plan. 
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A-Engrossed Ordinance No. 712 
Exhibit 11 
September 28, 2009 
Page 3 of 4 
308-3.7 Tree removal in areas identified in the applicable Community Plan as Significant 
Natural Resources, subject to Section 407-3. 
308-4 Uses Which May Be Permitted Through a Type III Procedure 
The following uses may be permitted unless specified otherwise by the applicable 
Community Plan or Policy 41 of the Comprehensive Framework Plan for the Urban 
Area. These uses may be permitted subject to the specific standards for the use set 
forth below and in applicable Special Use Sections of Section 430, as well as the 
general standards for the District, the Development Standards of Article IV and all 
other applicable standards of the Code. Approval may be further conditioned by the 
Review Authority pursuant to Section 207-5. 
308-4.1 Cemetery - Section 430-27, except as prohibited in Area of Special Concern 7 in 
Policy 41 of the Comprehensive Framework Plan for the Urban Area, and Areas of 
Special Concern 6 and 7 in the East Hillsboro Community Plan; see also Section 
308-7.1. 
308-4.2 Church - Section 430-29, except as prohibited in Area of Special Concern 7 in Policy 
41 of the Comprehensive Framework Plan for the Urban Area, and Areas of Special 
Concern 6 and 7 in the East Hillsboro Community Plan; see also Section 308-7.1. 
308-4.3 Commercial Chicken or Rabbit Raising. 
308-4.4 Commercial Greenhouse. 
308-4.5 Commercial Equestrian Uses, including Training Tracks, Riding Arenas and Stables 
(See Boarding of Horses - Section 430-21). 
308-4.6 Contractor's Establishment. 
308-4.7 Day Care Facility - Section 430-53.2., except as prohibited in Area of Special 
Concern 7 in Policy 41 of the Comprehensive Framework Plan for the Urban Area, 
and Areas of Special Concern 6 and 7 in the East Hillsboro Community Plan; see 
also Section 308-7.1. 
308-4.8 Public Building - Section 430-103; see also Section 308-7.1. | 
308-4.9 Public Utility - Section 430-105; see also Section 308-7.1. | 
308-4.10 Facility 3 and 4 communication towers, to a maximum height of one-hundred (100) feet -
Section 430-109; see also Section 308-7.1. | 
308-4.11 Broadcast Towers a maximum height of one hundred (100) feet - Section 430-109; this 
use is prohibited in the North Bethany Subarea Plan. 
308-4.12 School - Section 430-121., except as prohibited in Area of Special Concern 7 in Policy 
41 of the Comprehensive Framework Plan for the Urban Area, and Areas of Special 
Concern 6 and 7 in the East Hillsboro Community Plan; see also Section 308-7.1. | 
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A-Engrossed Ordinance No. 712 
Exhibit 11 
September 28, 2009 
Page 4 of 4 
* * * 
308-7 Additional Standards 
308-7.1 All new permitted uses shall be constructed in a manner which does not interfere 
with future conversion of the land to planned urban densities and/or uses. In the 
North Bethany Subarea Plan, new or expanded permitted uses shall be consistent 
with the requirements of the North Bethany Subarea Plan (excluding land use 
designations). 
308-7.2 Lawful nonconforming uses in the FD-20 District may be expanded or rebuilt to the 
limit of available services, through a Type II procedure when in conformance with the 
adopted Comprehensive Plan for the area. Expansion or replacement shall be 
subject to the provisions of development review and shall not include new uses. 
308-7.3 Property in an Area of Special Concern on the Future Development Areas Map in the 
Comprehensive Framework Plan for the Urban Area is subject to the applicable Area 
of Special Concern provisions in Plan Policy 41. 
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A-Engrossed Ordinance No. 712 
Exhibit 12 
September 28, 2009 
Page 1 of 7 
Policy 15 (Roles and Responsibi l i t ies for Serving Growth) of the Comprehens ive Framework 
Plan for the Urban Area is amended to reflect the fol lowing: 
POLICY 15, ROLES AND RESPONSIBILITIES FOR SERVING GROWTH: 
It is t h e po l i cy o f W a s h i n g t o n C o u n t y to w o r k w i t h s e r v i c e p rov ide rs , i nc l ud ing c i t ies a n d 
s p e c i a l s e r v i c e d is t r ic ts , a n d Me t ro , to e n s u r e tha t fac i l i t ies a n d s e r v i c e s r e q u i r e d fo r 
g r o w t h wi l l b e p r o v i d e d w h e n n e e d e d by t h e a g e n c y o r a g e n c i e s bes t a b l e to d o s o in a 
cos t e f f ec t i ve a n d e f f i c ien t m a n n e r . 
Implementing Strategies 
The County will: 
a. Prepare a public facilities plan in accordance with OAR Chapter 660, Division 11, Public Facilities 
Planning. 
* * * 
q. Identify the Tualatin Hills Park and Recreation District as the park and recreation provider to urban 
unincorporated properties lying between the Hillsboro, Tigard and Portland Urban Service 
Boundaries, excluding properties outside of THPRD that were added to the Regional Urban Growth 
Boundary after 2001. 
r. Identify the following service providers for the North Bethany Subarea Plan: 
1. Sewer: Clean Water Services 
The North Bethany Service Provider Map A shows the location of future major sewer trunk lines 
and capacity improvements necessary to serve the planning area. 
2. Storm water: Clean Water Services 
The North Bethany Service Provider Map B shows the location of future improvements necessary 
to serve the planning area. 
3. Public Water: Tualatin Valley Water District 
The North Bethany Service Provider Map C shows the location of future improvements necessary 
to serve the planning area. 
4. Parks, trails, and open space: Tualatin Hills Park and Recreation District 
The North Bethany Service Provider Map D shows the location of future improvements necessary 
to serve the planning area. 
5. Schools: Beaverton School District 
The North Bethany Service Provider Map E shows the location of future improvements necessary 
to serve the planning area. 
6. Law enforcement: Washington County including Enhanced Sheriff's Patrol District 
7. Fire protection and emergency services: Tualatin Valley Fire and Rescue 
The North Bethany Service Provider Map F shows the location of future improvements necessary 
to serve the planning area. 
* * * 
abcdef Proposed additions 
abcdef Proposed deletions 
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A-Engrossed Ordinance No. 712 
Exhibit 12 
September 28, 2009 
Page 2 of 7 
Create the 'Map A - Sewer' for 
Policy 15 of the Comprehensive 
Framework Plan for the Urban Area. 
Capacity Improvement 
• • • New Trunk Line 
North Bethany Subarea 
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prepared for, or be suitable for legal, engineering, or surveying purposes. 
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information sources to ascertain the usability of the information. 
1,500 
A-Engrossed Ordinance No. 712 
Exhibit 12 
September 28, 2009 
Page 3 of 7 
Create the 'Map B - Stormwater' for 
Policy 15 of the Comprehensive 
Framework Plan for the Urban Area. 
Water Quality Swale 
Water Quality/Detention Swale 
Water Quality Pond 
Water Quality/Detention Pond 
Wetland Corridors 
Drainage Master Plan Area 
N 
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prepared for, or be suitable for legal, engineering, or surveying purposes. 
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information sources to ascertain the usability of the information. 
A-Engrossed Ord inance No. 712 
Exhibit 12 
Sep tember 28, 2009 
Page 4 of 7 
Create the 'Map C - Water ' for 
Policy 15 of the Comprehens i ve 
Framework Plan for the Urban Area. 
Proposed Pump Station 
Existing Reservoir 
Future Reservoir 
Pressure Reducing Station 
Service Level Boundary 
Proposed Transmission Main 
North Bethany Subarea 
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prepared for, or be suitable for legal, engineering, or surveying purposes. 
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information sources to ascertain the usability of the information. 
1,500 1,500 
A-Engrossed Ordinance No. 712 
Exhibit 12 
September 28, 2009 
Page 5 of 7 
Create the 'Park, Trails and Pedestrian 
Connections' map of the North Bethany 
Subarea Plan as indicated. 
Neighborhood Park whose location 
will be destermined through 
the Development Review process. 
Primary Streets 
Off-Street Pedestrian Route 
Preferred On-Street Pedestrian 
Connections 
^ ^ Parks 
N 
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prepared for, or be suitable for legal, engineering, or surveying purposes. 
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information sources to ascertain the usability of the information. 
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A-Engrossed Ordinance No. 712 
Exhibit 12 
September 28, 2009 
Page 6 of 7 
Create the 'Map E- Schools' for 
Policy 15 of the Comprehensive 
Framework Plan for the Urban Area. 
School Sites - Existing and Future 
N 
1,500 1,500 
Disclaimer: This product is for informational purposes and may not have been 
prepared for, or be suitable for legal, engineering, or surveying purposes. 
Users of this information should review or consult the primary data and 
information sources to ascertain the usability of the information. 
A-Engrossed Ordinance No. 712 
Exhibit 12 
September 28, 2009 
Page 7 of 7 
Create the 'Map F - Fire Protection 
and Emergency Servcies' for 
Policy 15 of the Comprehensive 
Framework Plan for the Urban Area. 
Location of Future Fire Station 
N 
1,500 1,500 
Disclaimer: This product is for informational purposes and may not have been 
prepared for, or be suitable for legal, engineering, or surveying purposes. 
Users of this information should review or consult the primary data and 
information sources to ascertain the usability of the information. 
A-Engrossed Ordinance No. 712 
Exhibit 13 
September 28, 2009 
Page 1 of 2 
A new Policy 43, entit led Communi ty Design for New Urban Areas, is added to the 
Comprehens ive Framework Plan for the Urban Area as fol lows: 
POLICY 43, COMMUNITY DESIGN FOR NEW URBAN AREAS: 
It is t h e po l i cy o f W a s h i n g t o n C o u n t y to p r o v i d e c o m m u n i t y leve l p l a n n i n g fo r n e w u r b a n 
a r e a s c o n s i s t e n t w i t h r eg iona l p l a n n i n g r e q u i r e m e n t s a n d t h e B o a r d v i s i on f o r 
e s t a b l i s h i n g c o m m u n i t i e s o f d i s t i nc t i on in n e w u r b a n a reas . In gene ra l , "d is t inc t " 
c o m m u n i t i e s a r e c o n s i d e r e d to b e t h o s e tha t a r e c o n c e i v e d of in a ho l is t ic m a n n e r w i t h 
i n teg ra t i on of t he c o m p o n e n t e l e m e n t s a n d a w e l l - d e s i g n e d a n d p l a n n e d pub l i c rea lm. 
Implementing Strategies 
The County will: 
a. Support the regional Urban Growth Boundary and procedures for its amendment as acknowledged by 
the Oregon Land Conservation and Development Commission. 
b. Comply with regional requirements for planning new urban areas, as provided under Title 11 of the 
Metro Urban Growth Management Functional Plan. 
c. For UGB expansion areas of 2002 or later (excluding Arbor Oaks), provide a level of community 
planning that is consistent with the Board vision for communities of distinction. Such communities shall 
be planned as a cohesive series of neighborhoods that afford a greater degree of detail and certainty 
than community plan areas of urban unincorporated county that came into the UGB prior to 2002. 
1. Community design shall be based upon the natural setting, including but not limited to, 
consideration of topography, views, and natural resources. 
2. Residential densities shall be planned to support the identified community elements, such as 
transit and commercial uses. 
3. Residential density shall transition from higher to lower densities along a density transect. The 
highest densities shall be adjacent to commercial centers and parks; the lowest densities shall be 
in areas with steep slopes and adjacent to the urban growth boundary. High density does not 
need to be located adjacent to arterials. 
4. Neighborhoods shall be comprised of a variety of housing types and densities. 
5. Plan designations for supporting land uses (such as commercial, civic, institutional and public 
services) shall be incorporated in a format and level that is appropriate for the scale and 
geographic context of the expansion area. 
6. Neighborhoods shall be designed around a mixed-use focal point that includes a neighborhood 
park and a commercial node. Mixed-use focal points shall be adjacent to higher density 
residential development and, where appropriate, near public services in order to maximize 
efficient use of land such as through shared off-site parking. 
7. Neighborhoods shall be designed to increase transportation options. Neighborhoods shall be 
designed for future transit service with pedestrian scale streets and areas for transit stops. 
Neighborhoods shall be designed for pedestrians where neighborhoods will generally be no more 
A-Engrossed Ordinance No. 712 
Exhibit 13 
September 28, 2009 
Page 2 of 2 
than a one-half mile radius from center to edge (5- to 10-minute walk). Neighborhoods shall be 
designed to facilitate bicycle travel through bicycle lanes, local street connectivity, and, where 
appropriate, off-street trails. 
8. Neighborhoods shall have defined edges. The edge of the neighborhood marks the transition 
from one neighborhood to another. An edge might be a natural area, trail, or a tree-lined arterial 
or collector street. 
9. Neighborhoods in new urban areas shall be integrated with existing (pre-2002) communities. 
Integration shall be provided through local street and trail connections, natural resource 
connections, and appropriate density transitions. Trail networks shall provide connections to any 
regional trails. 
10. Parks, trails, and open spaces shall be guided by a minimum level of service standard that is 
established as part of the planning process or is consistent with the applicable park provider's standard. 
11. Parks shall have defined edges such as streets, public uses, or natural areas. 
12. While particularly sensitive natural areas shall be protected, direct and convenient access to 
natural areas shall be provided where appropriate. Inter-connectivity of natural areas shall be 
preserved and enhanced where practicable in order to maintain or restore natural ecological 
functions. 
13. Parks shall be located next to or near higher density areas. Parks shall serve to provide a sense 
of place for the neighborhood and be accessible via sidewalks and pedestrian and bicycle trails to 
the whole neighborhood. Parking shall be provided as necessary. This enhances the quality of life 
for nearby residents and provides access to open space for higher density housing. 
14. Parks, trails, natural resource protection, and stormwater management shall be planned in a 
coordinated process and integrated where practical. 
15. The public realm shall be planned and designed to enhance public access and experience of 
place. The public realm consists of streets, parks, trails, natural areas, civic and community-
oriented uses. Also included within the public realm is the area between the curb and the front 
building facades (street landscaping, sidewalks, front yards and front building facades). 
Summary of Findings and Conclusions 
At the outset of planning for the 2002 UGB expansion areas, the Board of County Commissioners adopted 
a vision for these new urban areas. The Board envisioned that these new urban areas will be communities 
of distinction, with well-integrated parks and open spaces, and a comprehensive design approach that 
integrates neighborhoods with open space, provides a variety of housing choices for a range of affordability 
levels, highlights community focal points (i.e., civic space, mixed use node, schools, etc), and connects 
them to one another, to adjacent points of interest, and to neighborhoods via multi-modal access routes. 
The Board envisioned that transportation improvements would be planned to anticipate possible future 
expansions of the Urban Growth Boundary in the vicinity of the new urban areas. 
Policy 43 sets forth the implementing strategies for neighborhood design and parks and open space that 
are absent from other urban framework plan policies. In establishing Policy 43, the county is committing 
to the vision set forth by the County Board of Commissioners for new urban areas. 
A-Engrossed Ordinance No. 712 
Exhibit 14 
September 28, 2009 
Page 1 of 3 
A new Policy 44, entitled Managing Growth in New Urban Areas, is added to the 
Comprehensive Framework Plan for the Urban Area as follows: 
POLICY 44, MANAGING GROWTH IN NEW URBAN AREAS 
It is the policy of Washington County to manage growth on new unincorporated lands 
within the UGB such that public facilities and services are financially assured and 
available to support orderly urban development consistent with a vision for great urban 
communit ies in new urban areas. 
Implementing Strategies 
The County will: 
a. Support the regional Urban Growth Boundary and procedures for amendment as acknowledged by 
the Oregon Land Conservation and Development Commission. 
b. Comply with regional requirements for planning new urban areas, as provided under Title 11 of the 
Metro Urban Growth Management Functional Plan. 
c. Provide a level of community planning that affords a comprehensive approach to service delivery and 
a greater degree of detail and certainty than community plan areas in the urban unincorporated 
portions of the county that came into the UGB prior to 2002. 
1. Prepare public facility and services plans for each new urban area. 
2. Establish and implement a funding plan that identifies financing mechanisms to support the public 
facilities and services identified in 1. above and that responds to the Board's direction to ensure 
financially viable community plans that are prepared for Metro Title 11 compliance. 
3. Establish a development application process that ensures construction of public facilities in a 
comprehensive manner as opposed to on a site-specific (per development) basis. 
d. Categorize urban facilities and services into two categories: Critical and Essential. 
1. Critical facilities and services are defined in a) through c) below. An inability to provide an 
adequate level of Critical services, as provided for in Article 8 of the Community Development 
Code (Public Facilities and Services), in conjunction with the proposed development will result in 
denial of a development application. Policy 15.r. specifies the long-term providers of these 
services and facilities in the North Bethany subarea. 
a) Land acquisition (or equivalent commitment to secure land) for parks, trails, regional 
stormwater facilities, and schools; 
b) Fire protection, public water supply, stormwater management, and public sanitary sewers; 
and 
c) Vehicular and pedestrian access via Local Roads and Neighborhood Routes. 
2. Essential facilities and services are defined in a) through e) below. Policy 15.r. specifies the long-
term providers of these services and facilities in the North Bethany subarea. 
A-Engrossed Ordinance No. 712 
Exhibit 14 
September 28, 2009 
Page 2 of 3 
a) Schools 
b) Law enforcement 
c) Transit improvements (such as bus shelter and turnouts, etc.) 
d) Arterial (including State highways) and Collector roads, including street lighting and 
pedestrian improvements. 
e) Parks and trails 
Failure to ensure the availability of an adequate level of all Essential services, as provided for in 
Article 8 of the Community Development Code (Public Facilities and Services), within five (5) 
years from occupancy will result in denial of a development application. The Review Authority 
may condition the approval to limit the period of time to a period shorter than five (5) years 
depending upon the degree of impact that the proposal has on the inadequate facilities or 
services and the risks to public safety in the interim period. 
The development application will be denied when the Essential facilities and/or services cannot 
be ensured within the required time period unless the following findings of fact can be made. All 
exceptions to the public facility and service standards shall require a public hearing: 
a) The particular inadequate facility(ies) or service(s) is not necessary for the particular proposal 
within the aforesaid five (5) year period; 
b) The approval of the development application will not substantially interfere with the ability to 
later provide the particular inadequate facility(ies) or service(s) to anticipated uses in the 
vicinity of the subject property; 
c) The approval of the development application without the insurance of the particular 
inadequate facility(ies) and service(s) will not cause a danger to the public or residents in the 
vicinity of the subject property; and 
d) It is shown that the applicant has exhausted all practical methods within the ability of the 
applicant to ensure the provision of the unacceptable facility(ies) and service(s). 
e. Rely upon standards established by the appropriate special service district and adopted County 
Standards as the measurement of acceptability for the service provided by the service provider. The 
information obtained from the service provider shall be treated as a rebuttable presumption as to the 
ability to provide an adequate level of the facility or service. However, the evidence that can rebut it 
must be compelling evidence based upon objective data in order to controvert the determination of 
the service provider. Specific standards for implementation will be identified in the Community 
Development Code as well as acceptable methods for assuring availability of required public services 
and facilities. 
f. Require that the cost of providing the required County urban services for a particular land use 
proposal shall be consistent with the Board-approved funding plan for the applicable urban area 
unless otherwise authorized by the Board of County Commissioners. 
g. Apply the growth management standards to all new development actions as provided in Article 8 of 
the Community Development Code. 
h. Use, and encourage other public service providers to use, the following priority list to guide the 
investment of public monies in public facilities and services: 
A-Engrossed Ordinance No. 712 
Exhibit 14 
September 28, 2009 
Page 3 of 3 
1. Solve existing health, safety and welfare problems. 
2. Facilitate infill development or new development which is contiguous to existing. 
3. Promote commercial and industrial economic development opportunities. 
4. Extend services to outlying, undeveloped areas designated for residential development in the 
Comprehensive Plan. 
Summary Findings and Conclusions 
New urban areas in the unincorporated county (those areas added to the UGB in 2002 - namely North 
Bethany, West Bull Mountain, and portions of Cooper Mountain) shall be planned consistent with Title 11 
of the Metro Urban Growth Management Functional Plan. These plans shall also reflect the Board's vision 
for a community of distinction with a higher level of planning for community services and amenities, and 
which are accompanied by a funding plan. Policy 44 acknowledges this level of planning in addressing 
growth management for areas of urban unincorporated Washington County added to the UGB in 2002. 
Policy 44 also represents a transition between Policy 14 and a potential future growth management 
policy, where the county anticipates that development in future UGB expansions will be expected to pay 
for an even greater proportion of the cost to extend public services. 
As the urban unincorporated area has continued to develop, the county has maintained an overarching 
policy of not providing municipal levels of urban services. As planning efforts for 2002 urban growth 
boundary expansion areas has been undertaken in the midst of Urban-Rural Reserve Area Planning and 
discussions of the Urbanization Forum, a new policy has begun to emerge regarding the growth 
management of UGB expansion areas beginning in 2002. 
There are three reasons for this shift in policy: 
1. To ensure that financing mechanisms are in place that fund a larger proportion of the cost to 
develop than is required by Policy 14; 
2. To elevate certain services to critical services in order to ensure that the community elements 
identified through Title 11 concept planning and the Board vision for new urban areas are assured 
and provided in a timely manner; and 
3. To coordinate service delivery among service providers such that efficiencies in land acquisition 
and funding are maximized. 
The county's growth management policy under Policy 14 is not sustainable for a number of reasons, for 
instance road improvements to the arterial and collector system recover less than 30% of the cost of 
needed transportation capacity. There are also benefits to thinking and planning in terms of cohesive 
systems for all necessary services. Under Policy 14, the availability of most services is dealt with on a 
case-by-case basis, one subdivision at a time. This poses constraints for ensuring adequate services 
along an entire facility (such as a stormwater management facility, sanitary storm sewer, trails, or roads) 
and reduces opportunities to co-locate services. Addressing systems as a whole and in combination with 
other services provides options to achieve fairness, equity, and efficiencies. The higher level of planning 
conducted for these new urban areas fosters these efficiencies and a new growth management policy is 
required to achieve them in a timely, cohesive and equitable manner. 
AGENDA 
WASHINGTON COUNTY BOARD OF COMMISSIONERS 
Agenda Category: Action - Land Use & Transportation (CPO 7) 
Agenda Title: ADOPT FINDINGS FOR A-ENGROSSED ORDINANCE NO. 712 
Presented by: Brent Curtis, Planning Manager 
SUMMARY: 
A-Engrossed Ordinance No. 712 proposes to amend the Washington County Comprehensive Plan 
to adopt the land use and transportation components of the North Bethany (NB) Subarea Plan. 
The engrossed ordinance provides the basis for future work in the form of Plan policies and 
design elements to implement the NB Subarea Plan. The second phase covering implementation 
details will begin this fall, leading to the filing of a subsequent land use ordinance in early 2010. 
Because the NB Subarea Plan will remain incomplete, the elements of A-Engrossed Ordinance 
No. 712 will not be operable until enabled by the subsequent ordinance. 
As required by ORS 197.615, post acknowledgment comprehensive plan amendments (e.g., 
amendments made to the County's Comprehensive Plan after it was acknowledged by the State 
Department of Land Conservation and Development as complying with the Statewide Planning 
Goals) must be accompanied by findings setting forth the facts and analysis showing that the 
amendments are consistent with the applicable Statewide Planning Goals, Oregon Revised 
Statutes, State Administrative Rules and the applicable provisions of Washington County's 
Comprehensive Plan. Additionally, as required by Title 8 of Metro's Urban Growth Management 
Functional Plan, any amendment to a comprehensive plan or implementing ordinance shall be 
consistent with the requirements of the Functional Plan. 
Attached is the Resolution and Order to adopt the findings for A-Engrossed Ordinance No. 712. 
The proposed findings will be provided to the Board prior to the hearing and will also be 
available at the Clerk's desk. 
DEPARTMENT'S REQUESTED ACTION: 
Adopt the proposed findings for A-Engrossed Ordinance No. 712 and authorize the Chair to sign 
the Resolution and Order memorializing the action. 
COUNTY ADMINISTRATOR'S RECOMMENDATION: 
I concur with the requested action. 
100-60 
Agenda Item No. 
Date: 10/27/09 
5.a, 
IN THE BOARD OF COUNTY COMMISSIONERS 
FOR WASHINGTON COUNTY, OREGON 
In the Matter of Adopting 
Legislative Findings in Support 
of A-Engrossed Ordinance No. 712 
RESOLUTION AND ORDER 
no . m - ? s C o 
This matter having come before the Washington County Board of Commissioners at its 
meeting of October 27, 2009; and 
It appearing to the Board that the findings contained in Exhibit "A" summarize relevant facts 
and rationales with regard to compliance with the Statewide Planning Goals, Oregon Revised 
Statutes and Administrative Rules, Washington County's Comprehensive Plan, and titles of Metro's 
Urban Growth Management Functional Plan relating to A-Engrossed Ordinance No. 712; and 
It appearing to the Board that the findings attached as Exhibit "A" constitute appropriate 
legislative findings with respect to the adopted ordinance; and 
It appearing to the Board that the Planning Commission, at the conclusion of its public hearing 
on August 5, 2009, made a recommendation to the Board, which is in the record and has been 
reviewed by the Board; and 
It appearing to the Board that, in the course of its deliberations, the Board has considered the 
record which consists of all notices, testimony, staff reports, and correspondence from interested 
parties, together with a record of the Planning Commission's proceedings, and other items submitted 
to the Planning Commission and Board regarding this ordinance; it is therefore, 
RESOLVED AND ORDERED that the attached findings in Exhibit "A" in support of 
A-Engrossed Ordinance No. 712 are hereby adopted. 
DATED this 27th day^ f 
3SENfoARD OF COUNTY COMMISSIONERS 
FOR WASHINGTON COUNTY, OREGON SCHOUTEN 
STRADER 
ROGERS 
APPROVED AS TcPK&Rfa: Chairman 
Recording Secretary 
For Washington County, Oregon 
EXHIBIT A 
FINDINGS FOR A-ENGROSSED ORDINANCE No. 712 ADOPTING THE 
NORTH BETHANY SUBAREA PLAN BY AMENDING THE WASHINGTON 
COUNTY COMPREHENSIVE PLAN 
October 27, 2009 
CONTENTS 
Part 1: General Findings Page 2 
Part 2: Statewide Planning Goal Findings Page 4 
Part 3: Transportation Planning Rule (TPR) Findings Page 11 
Part 4: Exception Findings for Road A Extension Page 23 
Part 5: Regional Transportation Plan (RTP) Findings Page 35 
Part 6: Urban Growth Management Functional Plan (UGMFP) Findings.. Page 41 
Part 7: Findings for Metro Ordinance No. 02-987A (Exhibit B) Page 60 
Part 8: Findings for Metro Resolution 03-3369A (Endorsements) Page 63 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 2 of 65 
Part 1: 
GENERAL FINDINGS 
A-Engrossed Ordinance No. 712 amends various elements of the Washington County 
Comprehensive Plan (Plan) by planning for the urbanization of an urban growth 
boundary (UGB) expansion area determined necessary by Metro to provide additional 
housing capacity in the region. This ordinance affects only properties brought inside the 
UGB in December 2002 by Metro Ordinance No. 02-987A. The subject UGB expansion 
area has come to be known as North Bethany. A portion of the North Bethany expansion 
area, known as Arbor Oaks (formerly known as Arbor Lakes, Gossamer Hills and Urban 
Reserve Area 65), is not included as part of A-Engrossed Ordinance No. 712, having 
been previously addressed via Ordinance No. 546 (1999). 
A-Engrossed Ordinance No. 712 amends the Comprehensive Framework Plan for the 
Urban Area (CFP), the Bethany Community Plan, the 2020 Transportation Plan (TSP) 
and the Community Development Code (CDC) by creating a new Subarea for North 
Bethany in the Bethany Community Plan. The North Bethany Subarea is addressed as a 
new chapter in the Bethany Community Plan, which includes a newly adopted North 
Bethany Concept Plan. A-Engrossed Ordinance No. 712 also adopted supporting Plan 
policies and provisions that provide a basis for the future application of specific urban 
land use designations and implementing regulations in the North Bethany Subarea, which 
will be addressed as part of a subsequent land use ordinance. Until such future 
designations and regulatory provisions are determined, A-Engrossed Ordinance No. 712 
retains the existing Future Development -20 (FD-20) designation for lands in North 
Bethany. A-Engrossed Ordinance No. 712 represents a preliminary plan for the North 
Bethany Subarea; a subsequent land use ordinance will address urban land use 
designations, applicable development regulations and other implementation provisions. 
The Board finds that Statewide Planning Goals 15 (Willamette River Greenway), 16 
(Estuarine Resources), 17 (Coastal Wetlands), 18 (Beaches and Dunes) and 19 (Ocean 
Resources) and related Oregon Administrative Rules (OARs) are not applicable because 
these resources are not located within Washington County. The Board also finds that 
Goals 3 (Agricultural Lands) and 4 (Forest Lands) are not applicable because the area 
affected by this ordinance is entirely within the UGB. The Board also finds that 
applicable requirements under the Transportation Planning Rule (OAR 660-012) be 
addressed directly due to the subject matter of the ordinance. These findings are included 
in this document. Also addressed in this document are specific findings related to a Goals 
exception for a portion of planned Road A that extends outside the UGB. 
The county is also required to make findings that the amendments are consistent with the 
requirements of Metro's Regional Transportation Plan (RTP) and Metro's Urban Growth 
Management Functional Plan (UGMFP). Among others, Title 11 (Planning for New 
Areas) of the UGMFP is specifically relevant for the planning of UGB expansion areas. 
These findings are also addressed in this document. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 3 of 65 
As a preliminary plan for the North Bethany Subarea, A-Engrossed Ordinance No. 712 
does not, in and of itself, demonstrate full compliance with Title 11. Findings are 
presented in this document for the provisions of Title 11, however, a subsequent land use 
ordinance will be necessary to fully demonstrate compliance with all of the specific Title 
11 provisions. 
Finally, this document responds to specific conditions included with Metro Ordinance 
No. 02-987A, and related Ordinance No. 03-3 369A. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 4 of 65 
Part 2: 
STATEWIDE PLANNING GOAL FINDINGS 
The purpose of the findings in this document is to demonstrate that A-Engrossed 
Ordinance No. 712 is consistent with Statewide Planning Goals (Goals), Oregon Revises 
Statutes (ORS) and OAR requirements, Metro's UGMFP and the Washington County 
Comprehensive Plan. The Washington County Comprehensive Plan was adopted to 
implement the aforementioned planning documents and was acknowledged by the State 
of Oregon. The county follows the post-acknowledgement plan amendment (PAPA) 
process to update the Comprehensive Plan with new state and regional regulations as 
necessary and relies in part upon these prior state review processes to demonstrate 
compliance with all necessary requirements. No Goal compliance issues were raised in 
the hearing proceedings described below. In addition, none of the proposed changes to 
the map and text of the Plan implicate a Goal compliance issue. The following 
precautionary findings are provided to demonstrate ongoing compliance. 
Goal 1 - Citizen Involvement 
Goal 1 addresses Citizen Involvement by requiring the implementation of a 
comprehensive program to stimulate citizen participation in the planning process. 
Washington County has an acknowledged citizen involvement program that provides a 
range of opportunities for citizens and other interested parties to participate in all phases 
of the planning process. In addition, Chapter X of the County Charter sets forth specific 
requirements for citizen involvement during review and adoption of land use ordinances. 
Washington County has followed these requirements for the adoption of A-Engrossed 
Ordinance No. 712. 
Goal 2 - Land Use Planning 
Goal 2 addresses Land Use Planning by requiring an adequate factual base to support a 
decision as well as coordination with affected governmental entities. Washington County 
has an acknowledged land use planning process that provides for the review and update 
of the various elements of the Plan, which includes documents such as the Rural/Natural 
Resource Plan, Urban Planning Area Agreements and the CDC. Washington County 
utilized this process to adopt A-Engrossed Ordinance No. 712. Notice was coordinated 
with all affected governmental entities and comments received from these entities 
regarding A-Engrossed Ordinance No. 712 were addressed either as part of the 
proceedings or with subsequent staff coordination. 
Goal 5 - Natural Resources, Scenic and Historic Areas and Open Spaces 
Goal 5 addresses the protection of natural resources and the conservation of scenic and 
historic areas and open spaces by requiring the development of local programs that will 
protect these resources in order to promote a healthy environment and natural landscape 
that contributes to Oregon's livability for present and future generations. Policies 10, 11 
and 12 of the CFP, Policies 7, 9, 10, 11, 12 and 13 of the Rural/Natural Resource Plan 
and various sections of the Community Plans and the CDC include provisions for the 
protection of Goal 5 resources. In addition, OAR 660-023-0250 requires application of 
current Goal 5 provisions to PAPAs initiated on or after September 1, 1996 when the 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
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PAPA creates or amends a resource list or a portion of an acknowledged plan or land use 
regulation that protects a significant Goal 5 resource or if the PAPA allows new uses that 
could be conflicting uses with a particular significant Goal 5 site. 
As part of the planning to develop the North Bethany Concept Plan, new Goal 5 resource 
information was obtained in the form of a Local Wetland Inventory and an Open Space 
inventory. As required by OAR 660-023, these inventories will provide the basis for a 
subsequent ESEE analysis and program decision, both of which will be addressed as 
PAPAs and included as part of a subsequent land use ordinance. 
In some places the identified resource areas overlap or correspond with existing 
designated Fish and Wildlife Habitat resource areas, which are subject to existing 
regulatory programs (areas previously designated as such on the Rural/Natural Resource 
Plan). Furthermore, as primary site drainage features, some of the inventoried areas are 
also subject to regulations relating to flood management (as Drainage Hazard Areas) as 
well as water quality/quantity management. The subsequent land use ordinance and the 
program decisions implemented therein will address the confluence of regulations that 
apply to some of the identified natural resources in North Bethany. 
Plan compliance with Goal 5 is maintained with amendments made to the Plan by 
A-Engrossed Ordinance No. 712. The amendments are consistent with the county's 
acknowledged policies and standards for the protection of Goal 5 resources as well as 
those set forth in OAR 660 Division 23. 
Goal 6 - Air, Water and Land Resources Quality 
Goal 6 requires the maintenance and improvement of the quality of the air, water and 
land resources of the state through the implementation of local plans that address waste 
and process discharge. Policies 4, 5, 6 and 7 in the CFP and Policies 4, 5, 6, and 7 of the 
Rural/Natural Resource Plan provide for the maintenance and improvement of the quality 
of air, water and land resources. 
A-Engrossed Ordinance No. 712 did not amend the applicable Plan policies or CDC 
standards related to air, water or land resources which impact the county's compliance 
with Goal 6. However, A-Engrossed Ordinance No. 712 recognizes a Drainage Master 
Plan (DMP) for North Bethany that describes a concept for managing storm water 
quantity and quality for the whole of the area in the face of future development. The 
DMP was developed in cooperation with Clean Water Services, the identified sanitary 
sewer and storm water quality/quantity service provider agency for North Bethany. The 
DMP establishes a basis for future amendments relating to regulations and 
implementation of the DMP. These regulatory measures will be addressed as part of a 
subsequent land use ordinance. More specific findings for Goal 6 will be made as part of 
that ordinance. 
Plan compliance with Goal 6 is maintained with the amendments made by A-Engrossed 
Ordinance No. 712. The amendments are consistent with the county's acknowledged 
policies and standards for the protection of Goal 6 resources. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 6 of 65 
Goal 7 - Areas Subject to Natural Hazards 
Goal 7 requires the implementation of local land use programs that reduce the risk to 
people and property from natural hazards such as floods, landslides and earthquakes. 
Policy 8 in the CFP and Policy 8 in the Rural/Natural Resource Plan set out the county's 
policy to protect life and property from natural disasters and hazards. 
A-Engrossed Ordinance No. 712 did not amend the applicable Plan policies and 
strategies or CDC sections related to flood plain areas, or to natural disasters and hazards. 
However, the drainage feature known as Bethany Creek is identified on the county's Plan 
as a Drainage Hazard Area. Subsequent provisions developed for this area will take this 
into account. In addition, the North Bethany Subarea Plan anticipates the inclusion of 
data from a pending inventory and report by DOGAMI on landslide hazard areas in the 
North Bethany Subarea. The data will form the basis of a program to be incorporated into 
the North Bethany Subarea Plan, including CDC standards, as part of a subsequent land 
use ordinance which more specifically addresses localized potential landslide hazards. 
More specific findings for Goal 7 will be made as part of that ordinance. 
Plan compliance with Goal 7 is maintained with the amendments made by A-Engrossed 
Ordinance No. 712. The amendments are consistent with the county's acknowledged 
policies and standards for regulating development exposed to potential natural disasters 
and hazards addressed by Goal 7. 
Goal 8 - Recreational Needs 
Goal 8 requires local jurisdictions to satisfy the recreational needs of citizens and visitors 
by planning and providing for the siting of necessary recreational facilities. Policies 33, 
34 and 35 of the CFP, Policy 24 of the Rural/Natural Resource Plan and the individual 
Community Plans address the recreational needs of the citizens of Washington County 
and visitors. 
The North Bethany Subarea incorporates a plan for various park locations and sizes, 
accompanied by a network of recreational trails. This program of land for recreational 
facilities is consistent with the level of service standards for the identified park service 
provider, as described in the Master Plan of the Tualatin Hills Park and Recreation 
District (THPRD). A subsequent land use ordinance will address the mechanisms 
necessary to facilitate implementation of the park and trail plan and acquisition and 
development of park and trail sites by THPRD. 
Plan compliance with Goal 8 is maintained with the amendments made by A-Engrossed 
Ordinance No. 712. The amendments are consistent with the county's acknowledged 
policies and strategies for satisfying recreational needs as required by Goal 8. 
Goal 9 - Economic Development 
Goal 9 requires the provision of adequate opportunities throughout the state for a variety 
of economic activities vital to the health, welfare and prosperity of citizens. Policy 20 in 
the CFP and Policies 15, 16, 20 and 21 in the Rural/Natural Resource Plan set out the 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 7 of 65 
county's policies to strengthen the local economy. The CDC contributes to a sound 
economy by providing standards that facilitate development in an orderly and efficient 
fashion. 
A-Engrossed Ordinance No. 712 identifies approximately 13 acres of land in the 
"Commercial" land use category. Specific land use district designations must be applied 
in order to enable potential mixed-use, commercial, office and/or retail designations. The 
size, location, service level and configuration of the areas identified are informed by a 
North Bethany development program and market analysis that was conducted as part of 
the planning process. Such uses are consistent with the designations and design types 
applied by the Metro 2040 Plan. Future commercial uses would allow for development 
that would support the North Bethany community by providing daily services and limited 
employment opportunities appropriate for the area. This will allow the identified 
commercial areas to develop a community-neighborhood center atmosphere. This issue is 
addressed further elsewhere in this document, under UGMFP Title 11. 
Plan compliance with Goal 9 is maintained with the amendments made by A-Engrossed 
Ordinance No. 712. The amendments are consistent with the county's acknowledged 
policies and strategies for strengthening the local economy as required by Goal 9. 
Goal 10 - Housing 
Goal 10 requires the provision of housing, including adequate numbers of units within a 
range of prices, types and densities that provide realistic options to meet citizen needs. 
Policies 21, 22, 23 and 24 of the CFP, and Policies 19 and 25 of the Rural/Natural 
Resource Plan address the provision of housing in the urban and rural areas of the 
county. The CDC contributes to the provision of adequate housing by establishing 
standards that facilitate development in an orderly and efficient fashion. 
The estimated gross acreage available for residential development in the North Bethany 
Subarea is just over 500 acres. It is anticipated this area will accommodate a housing 
capacity between roughly 3,500 and 5,000 dwelling units, which is consistent with the 
Metro findings for housing capacity of the subject UGB expansion area. The adopted 
Concept Plan for the North Bethany Subarea specifies a generalized density structure for 
the identified residential land use categories (e.g., low, medium and high); specific 
residential land use designations will be addressed as part of a subsequent land use 
ordinance. These land use designations will specify density ranges and housing types 
permitted within each district. The range of residential districts will assure a variety of 
housing types and range of densities. Price ranges and affordability are addressed 
elsewhere in this document, under Title 11 of the UGMFP; other housing findings are 
addressed under Title 7. 
Plan compliance with Goal 10 is maintained with the amendments made by A-Engrossed 
Ordinance No. 712. The amendments are consistent with the county's acknowledged 
policies and standards for regulating housing in the urban and rural area as required by 
Goal 10. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 8 of 65 
Goal 11 - Public Facilities and Services 
Goal 11 requires a plan for the orderly and efficient arrangement of public facilities and 
services to serve as a framework for urban and rural development. Policies 15, 25, 26, 27, 
28, 29, 30 and 31 of the CFP, and Policy 22 of the Rural/Natural Resource Plan address 
the provision of public facilities and services in the urban and rural areas of 
unincorporated Washington County. The CDC requires that adequate public facilities and 
services be available for new development. 
A-Engrossed Ordinance No. 712 addresses major infrastructure needs. Service providers 
are identified and plan maps adopted that identify major facility improvements necessary 
to provide urban services for planned development in the North Bethany Subarea. These 
include trunk lines and capacity increases for sanitary sewer service, regional facilities 
for storm water, facility improvements to provide water service, necessary parks and 
trails locations, urban road maintenance, existing and future school sites, and the location 
of a planned fire station. Necessary law enforcement services will be provided when the 
Subarea is annexed to the existing service district for Enhanced Sheriff's Patrol. In all 
cases these plans have been coordinated with designated service provider agencies. 
A subsequent ordinance is necessary to address implementation of capital improvement, 
including phasing of facilities and transportation funding. Preliminary cost assessments 
for needed facilities were made based on needed capacity and locations of existing and 
framework facilities. For each system, existing revenue streams were evaluated to 
determine ability to cover future costs. In all cases except for transportation, capital needs 
can be met by existing means such as SDCs. Possible mechanisms to cover the gap in 
transportation facility funding have been identified and continue to be evaluated. The 
details of implementing this will be integrated where appropriate with a subsequent land 
use ordinance. 
Until the details of an implementation program for necessary transportation facilities are 
resolved, the provisions of A-Engrossed Ordinance No. 712 establish a basis for the 
orderly development of necessary public facilities through the application of interim 
protection measures, as provided by the FD-20 designation. 
Plan compliance with Goal 11 is maintained with the amendments made by A-Engrossed 
Ordinance No. 712. The amendments are consistent with the county's acknowledged 
policies and strategies for the provision of public facilities and services as required by 
Goal 11. The amendments are also consistent with the provisions of OAR 660-011 (Public 
Facilities Planning) and ORS 195.110 (School facility plan for large school districts). 
Goal 12 - Transportation 
Goal 12 requires the provision and encouragement of a safe, convenient, multi-modal and 
economic transportation system. Policy 32 of the CFP, Policy 23 of the Rural/Natural 
Resource Plan, and in particular the Washington County 2020 Transportation Plan, 
describe the transportation system necessary to accommodate the transportation needs of 
Washington County through the year 2020. Implementing measures are contained in the 
2020 Transportation Plan, the Bethany Community Plan and the CDC. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 9 of 65 
A-Engrossed Ordinance No. 712 is intended to provide a framework for the 
transportation system both within and in the vicinity of the North Bethany Subarea Plan. 
The amendments are consistent with the county's acknowledged policies and strategies 
for the provision of transportation facilities and services as required by Goal 12 (the 
Transportation Planning Rule or TPR, implemented via OAR Chapter 660, Division 12). 
The TPR was adopted in 1991 and sets forth the framework that development of 
transportation system plans are required to comply with. Division 12 includes an 
extensive array of requirements which local transportation plans must comply with. As 
described in the findings that follow, A-Engrossed Ordinance No. 712 complies with all 
of the applicable requirements of OAR 660, Division 12. 
Detailed findings for Goal 12 are provided elsewhere in this document in the form of 
specific Transportation Planning Rule (TPR) findings, pursuant to OAR 660-012. Brief 
summaries of the applicable TPR provisions are followed by findings of compliance. 
Only those provisions of Division 12 that require specific findings are summarized and 
addressed herein. 
Plan compliance with Goal 12 is maintained with the amendments made by A-Engrossed 
Ordinance No. 712. The amendments are consistent with the county's acknowledged 
policies and strategies for the provision of transportation facilities and services as 
required by Goal 12, the TPR and the Regional Transportation Plan (RTP). 
Goal 13 - Energy Conservation 
Goal 13 requires developed land uses to be managed and controlled so as to maximize the 
conservation of all forms of energy, based upon sound economic principles. Policies 36, 
37, 38, 39 and 40 of the CFP, and Policy 25 of the Rural/Natural Resource Plan address 
energy conservation in the urban and rural areas of unincorporated Washington County. 
The CDC implements the energy conservation policies by establishing standards that 
promote energy efficient development, especially in Article IV. 
The North Bethany Subarea Plan and Concept Plan adopted by A-Engrossed Ordinance 
No. 712 call for the efficient use of vacant land by maximizing densities and locating 
higher densities along high capacity transportation corridors. 
Plan compliance with Goal 13 is maintained with the amendments made by A-Engrossed 
Ordinance No. 712. The amendments are consistent with the county's acknowledged 
policies and strategies for promoting energy conservation as required by Goal 13. 
Goal 14 - Urbanization 
Goal 14 requires provisions for the orderly and efficient transition from rural to urban 
land use, to accommodate urban population and urban employment inside urban growth 
boundaries, to ensure efficient use of land, and to provide for livable communities. 
Policies 13, 14, 16, 17, 18, 19, 41 and 42 of the CFP address urbanization within the 
Regional Urban Growth Boundary. The CDC implements the urbanization policies by 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 10 of 65 
establishing standards to promote appropriate urban development. The Community Plans 
implement the urbanization policies by designating sufficient land for appropriate 
development. 
A-Engrossed Ordinance No. 712 amended the FD-20 Acre District standards to ensure 
that future land use permits in North Bethany are not in conflict with the adopted Concept 
Plan, nor that they preclude future urban land uses. A-Engrossed Ordinance No. 712 and 
a subsequent land use ordinance to enable urban land use entitlements will comply with 
the Title 11 UGMFP provisions for the urbanization of new land as well as the site-
specific conditions included in Metro Ordinance 02-987-A. 
Plan compliance with Goal 14 is maintained with the amendments made by A-Engrossed 
Ordinance No. 712. The amendments are consistent with the county's acknowledged 
policies and strategies for urbanization as required by Goal 14. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 11 of 65 
Part 3: 
TRANSPORTATION PLANNING RULE (OAR 660-012) FINDINGS 
660-012-0010 
Provides that transportation planning be divided into two phases, transportation system 
planning and project development. 
FINDING: Washington County has an acknowledged Transportation System Plan 
adopted by A-Engrossed Ordinance No. 588 in 2002 consistent with the 
Transportation Planning Rule provisions of 660-012-0010. A-Engrossed 
Ordinance No. 712 constitutes an amendment to Washington County's 
Transportation System Plan, and has been developed in compliance with 
all applicable provisions of Division 12. Transportation project 
development compliance with the TPR is not applicable to this ordinance. 
Transportation projects developed as a result of these plan amendments 
may also need to complete TPR findings. 
660-012-0015 
OAR 660-012-0015 includes requirements for preparation and coordination of 
transportation system plans. 
FINDING: Washington County has an acknowledged Transportation System Plan 
adopted by A-Engrossed Ordinance No. 588 in 2002 consistent with the 
Transportation Planning Rule provisions of 660-012-0015. A-Engrossed 
Ordinance No. 712 complies with all the applicable requirements for 
preparation, coordination and amendment of TSP's required under this 
section of the TPR. 
• OAR 660-012-0015(3)(a) Requires that local TSPs establish an 
adequate system of transportation facilities. During the development of 
A-Engrossed Ordinance No. 712, staff identified the local 
transportation needs facilities and services adequate for this 
amendment. This process was consistent with the development of the 
Washington County TSP. This need identification is included in the 
record for October 20, 2009. Facility identification and evaluation is 
included in the DKS and Associates Technical Memorandum #3, and 
associated documentation, dated July 5, 2007 and DKS and Associates 
Technical Memorandum #4, dated January 9, 2008. 
• OAR 660-012-0015(4) Requires that a financing program be adopted. 
A-Engrossed Ordinance No. 712 amends and is incorporated as part of 
the Washington County Comprehensive Plan. The transportation 
financing program required by OAR 660-012-0040 is adopted as a 
supplemental resolution, see the findings for OAR 660-012-0040 
below for more information. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 12 of 65 
• OAR 660-012-0015(5) Requires coordination with affected 
government agencies. As previously described in thee findings, the 
preparation of A-Engrossed Ordinance No. 712 was closely 
coordinated with affected government agencies and service providers 
during the development of A-Engrossed Ordinance No. 712. 
660-012-0020 
This section of the TPR describes the elements that TSP's must contain. 
FINDING: Washington County has an acknowledged Transportation System Plan 
adopted by A-Engrossed Ordinance No. 588 in 2002 consistent with the 
Transportation Planning Rule provisions of 660-012-0020. A-Engrossed 
Ordinance No. 712 contains all of the elements required by the TPR. 
• A-Engrossed Ordinance No. 712 includes a coordinated network of 
transportation facilities that have been determined to be adequate to 
meet projected state, regional and local transportation needs through 
the year 2030 as required by OAR 660-012-0020(1). The analysis of 
system alternatives, needs and methodology that support this 
conclusion are found in the record for October 20, 2009. The adequacy 
if the transportation network system evaluation is included in the DKS 
and Associates Technical Memorandum #3, and associated 
documentation, dated July 5, 2007. 
• Transportation needs were determined in accordance with OAR 660-
012-0030 (and OAR 660-012-0020(2)(a)) and are addressed in the 
record for October 20, 2009 in the DKS and Associates Technical 
Memorandum #3, and associated documentation, dated July 5, 2007. 
• As previously discussed in these findings, in developing A-Engrossed 
Ordinance No. 712, Washington County coordinated with state, 
regional, and local jurisdictions. The Functional Classification system 
shown in Exhibit 8 of A-Engrossed Ordinance No. 712 is consistent 
with the functional classifications in applicable state, regional and 
local TSP's as required by 660-012-0020(2)(b). In addition 
considerable attention was given to the standards and layout of the 
local and neighborhood street system. Exhibit 2 and 3 of A-Engrossed 
Ordinance No. 712 includes a street design plan, typical street design 
cross sections, a street tree program, and areas of special concern. The 
focus and intent of the system is to provide a safe and convenient bike 
and pedestrian circulation system consistent with OAR 660-012-
0045(3)(b) (and OAR 660-012-0020(2)(b)). New connections to 
arterials will be required to continue to comply with the Washington 
County access spacing standards. The road system shown in Exhibits 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 13 of 65 
2, 3, and 8 depicts applicable new streets, extensions of existing 
streets, and connections to neighborhood destinations, as well as 
connections to existing and planned arterials and collectors. 
• The public transportation system is described in the record for October 
20, 2009 in the DKS and Associates Technical Memorandum #3, and 
associated documentation, dated July 5, 2007. No modification to the 
public transportation system is contemplated as part of A-Engrossed 
Ordinance No. 712. Transit services are provided on a county-wide 
basis by TriMet, the regional transit agency. TriMet has adopted the 
Tri-County Elderly and Disabled Transportation Plan which addresses 
the needs of the transportation disadvantaged. Based on these factions, 
A-Engrossed Ordinance No. 712 is consistent with the requirements of 
OAR 660-012-0020(2)(c). 
• Exhibits 3 and 8 of A-Engrossed Ordinance No. 712 includes all the 
elements of the planned bicycle and pedestrian network as required by 
OAR 660-012-0020(2)(d). 
• No air, rail, water or pipeline transportation facilities have been 
identified within the planning area of A-Engrossed Ordinance No. 712. 
• A-Engrossed Ordinance No. 712 Exhibit 3 adopts regional parking 
management strategies and provides for a multi-use transportation 
system designed to reduce reliance upon the automobile consistent 
with OAR 660-012-0020(2)(f). 
• Exhibit 3 of A-Engrossed Ordinance No. 712 includes parking 
maximum designations as required by OAR 660-012-0020(2)(g). 
• OAR 600-012-0020(2)(h) requires policies and land use regulations 
for implementing OAR 660-012-0045. Washington County has 
adopted such provisions as mentioned above and in addition, findings 
of compliance are included under the discussion for OAR 660-012-
0045, below. 
• As required by OAR 660-012-0020(i), the transportation financing 
program required by OAR 660-012-0040 is adopted as a supplemental 
resolution, see the findings for OAR 660-012-0040 below for more 
information. 
• The inventory and general assessment of existing and committed 
transportation facilities and services are described in the record for 
October 20, 2009 included in the DKS and Associates Technical 
Memorandum #1, and associated documentation, dated October 3, 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 14 of 65 
2006. This information supplements the Washington County 
Transportation System Plan inventories completed and adopted as part 
of A-Engrossed Ordinance No. 588 in 2002. 
OAR 660-012-0025 
This section of the TPR describes the requirements for Goal compliance and refinement 
plans. 
FINDING: Washington County has an acknowledged Transportation System Plan 
adopted by A-Engrossed Ordinance No. 588 in 2002 consistent with the 
Transportation Planning Rule provisions of 660-012-0025. A-Engrossed 
Ordinance No. 712 complies with the applicable provisions of Section 
660-012-0025 of the TPR as demonstrated by the following facts. 
• A-Engrossed Ordinance No. 712 has been adopted as a land use 
ordinance via the legislative process in accordance with Chapter X, 
Section 100(d) of the Washington County Charter. 
• A-Engrossed Ordinance No. 712 identifies the need, mode, function, 
and general location for transportation facilities, services, and major 
improvements, consistent with OAR 660-012-0025(1). 
• The findings contained herein satisfy the requirement of OAR 660-12-
0025(2) and have been adopted in conjunction with A-Engrossed 
Ordinance No. 712. 
• A-Engrossed Ordinance No. 712 does not include any refinement 
planning; OAR 660-12-0025(3) - (4) therefore do not apply. 
OAR 660-012-0030 
The provisions of this section set forth how needs shall be identified in TSP's. 
FINDING: Washington County has an acknowledged Transportation System Plan 
adopted by A-Engrossed Ordinance No. 588 in 2002 consistent with the 
Transportation Planning Rule provisions of 660-012-0030. A-Engrossed 
Ordinance No. 712 identifies transportation needs as required by OAR 
660-012-0030. Only transportation facilities or services affected by the 
North Bethany Subarea Plan are included within A-Engrossed Ordinance 
No. 712 and documented within these findings. 
• A-Engrossed Ordinance No. 712 identifies the transportation system 
transportation needs in Exhibits 2, 3 and 8. A-Engrossed Ordinance 
No. 712 is consistent with the Oregon Highway Plan (OHP) and 
Metro's Regional Transportation Plan (RTP) and findings of 
compliance with the OHP and RTP are included herein. In addition, 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 15 of 65 
transit services are provided on a county-wide basis by TriMet, the 
regional transit agency. TriMet has adopted the Tri-County Elderly 
and Disabled Transportation Plan which addresses the needs of the 
transportation disadvantaged. Based on these factions, A-Engrossed 
Ordinance No. 712 is consistent with the requirements of OAR 660-
012-0030(1). 
• A-Engrossed Ordinance No. 712 is not a regional TSP, therefore OAR 
660-012-0030(2) is not applicable. 
• The needs analyses that are part of A-Engrossed Ordinance No. 712 
are based upon population and employment forecasts consistent with 
Metro Population and Employment Forecast assumptions to 2030. As 
described in the record for October 20, 2009 in the DKS and 
Associates Technical Memorandum #1, and associated documentation, 
dated October 3, 2006. These same regional forecasts have been used 
to implement Metro's 2040 designations, which are part of the 
county's adopted and acknowledged comprehensive plan as required 
by OAR 660-012-0030(3). 
• As prescribed by OAR 660-012-0030(3)(b) The transportation needs 
assessment included in the DKS and Associates Technical 
Memorandum #1, and associated documentation, dated October 3, 
2006; is based upon the Metro regional travel demand model, and 
mode split assumptions. Many efforts to reduce reliance upon the 
automobile were explored during the development of A-Engrossed 
Ordinance No. 712, as described in below in the findings for OAR 
660-012-0045. 
• A-Engrossed Ordinance No. 712 is consistent with the requirements 
for VMT reduction set forth in OAR 660-012-0035(4) and referenced 
by OAR 660-012-0030(4). Appropriate findings are provided herein 
under OAR 660-012-0035. 
OAR 660-012-0035 
This section of the TRP concerns how the transportation system alternatives analysis was 
performed. 
FINDING: Washington County has an acknowledged Transportation System Plan 
adopted by A-Engrossed Ordinance No. 588 in 2002 consistent with the 
Transportation Planning Rule provisions of 660-012-0035. A-Engrossed 
Ordinance No. 712 includes an alternatives analysis meeting the 
requirements of OAR 660-012-0035. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 16 of 65 
• The methodology used for evaluating alternatives is detailed in the 
record for October 20, 2009; included in the DKS and Associates 
Technical Memorandum #2, dated April 5, 2007, Technical 
Memorandum #3 dated July 5, 2007, and Technical Memorandum #4 
dated January 9, 2008. This evaluation includes consideration of the 
components set forth in OAR 660-012-0035(1)(a)-(e). 
• Analysis of system alternatives for A-Engrossed Ordinance No. 712 
were based upon the land use factors detailed in OAR 660-012-
0035(2)(a)-(d). Specific consideration of these factors is detailed in the 
record for October 20, 2009 as shown in the DKS and Associates 
Technical Memorandum #1, dated October 3, 2006 and Technical 
Memorandum #4, dated January 9, 2008. These same land use 
consideration are required to be implemented in the county's 
Comprehensive Plan by Metro's Urban Growth Management 
Functional Plan (UGMFP). 
• The record for October 20, 2009, DKS and Associates Technical 
Memorandum #3 dated July 5, 2007, displays the appropriate level of 
service calculations for planning area. The level of service standards 
used to assess the transportation system are consistent with 
Washington County's adopted and acknowledged Transportation 
System Plan, an element of the acknowledged comprehensive plan. 
This analysis is consistent with the requirements of OAR 660-012-
0035(3)(a). 
• The County's Transportation System Plan is required to be consistent 
with Metro's RTP. The RTP implements state and federal standards 
for protection of air, land and water quality, including the Federal 
Clean Air Act, and State Water Quality Management Plan (OAR 660-
012-0035(3)(b)). 
• A-Engrossed Ordinance No. 712 envisions a community of distinction 
minimizing transportation related adverse economic, social, 
environmental and energy consequences. As described in Exhibit 3, 
the community focuses on integration with both the surrounding 
greater Bethany urban community and existing natural areas providing 
for a livable long term future. This is consistent with the requirements 
of OAR 660-012-0035(3)(c). 
• The transportation system for A-Engrossed Ordinance No. 712 
minimizes the conflicts between modes, by providing a multi-use 
street network as shown in Exhibit 3. The relationship of the various 
modes within the same right-of-way facilitates connections between 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 17 of 65 
the modes as appropriate. This is consistent with the requirements of 
OAR 660-012-0035(3)(d). 
• The transportation system for A-Engrossed Ordinance No. 712 
provides a balanced transportation system not dependant on any one 
mode for mobility or accessibility within the planning area. As shown 
in Exhibit 3, multi-use streets are required within the planning area 
reducing principal reliance upon automobile. This is consistent with 
the requirements of OAR 660-012-0035(3)(e). 
• OAR 660-012-0035(4) and (5) concern VMT targets and alternative 
standards. As a county within an MPO, Metro's RTP's modal targets 
are applicable to A-Engrossed Ordinance No. 712. The modal targets 
of the RTP have been established to implement VMT reductions 
required under the alternative standards provision of OAR 660-012-
0035(5). As explained in the findings of compliance with the RTP, A-
Engrossed Ordinance No. 712 is consistent with the mode share target 
implementation measures of the RTP. 
OAR 660-012-0040 
This section of the TPR requires that a TSP include a transportation financing program 
and sets forth what such a program is required to include. 
FINDING: Washington County has an acknowledged Transportation System Plan 
adopted by A-Engrossed Ordinance No. 588 in 2002 consistent with the 
Transportation Planning Rule provisions of 660-012-0040. Financing 
necessary to provide the necessary transportation facilities to serve the 
North Bethany Subarea Plan has been a major component of the planning 
process. 
• OAR 660-012-0040(1) Requires that the TSP include a transportation 
financing program. OAR 660-012-0015(4) Allows such a program 
may be adopted as a supporting document to the comprehensive plan. 
• OAR 660-012-0040(2)(a) - (c) Lists the elements to included within 
the financing plan. Although the funding responsibility for each of 
these facilities is still being worked out, the list of transportation 
system improvements, cost estimates, and estimated timing will be 
included. 
• OAR 660-012-0040(2)(d) is addressed above in section OAR 660-012-
0035. 
• OAR 660-012-0040(3) Requires that the financing program review 
existing funding mechanisms and possibility of new funding 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 18 of 65 
mechanisms. The North Bethany Funding Strategy will establish the 
framework for the financing program using both existing public 
resources and potential new resources to complete the list of 
improvements. 
OAR 660-012-0045 
The provisions of this section concern how a TSP is implemented. 
FINDING: Washington County has an acknowledged Transportation System Plan 
adopted by A-Engrossed Ordinance No. 588 in 2002 consistent with the 
Transportation Planning Rule provisions of 660-012-0045. A-Engrossed 
Ordinance No. 712, together with previously adopted and acknowledged 
ordinances fully implements all of the applicable provisions of OAR 660-
012-0045. 
• OAR 660-012-0045(1) details those transportation facilities, services 
and improvements that are exempt from land use review, those that 
may be permitted outright and those requiring a land use decision. For 
those transportation projects requiring a land use decision, the OAR 
requires that local governments provide a review and approval process 
that is consistent with OAR 660-012-0050. Adopted and 
acknowledged Ordinances A-Engrossed No. 421 and No. 573 created 
and refined Article 7 of the Community Development Code which is 
acknowledged to be consistent with the requirements of OAR 660-
012-0050. CDC Article VII provides a consolidated review process for 
review of land use decisions for permitting transportation projects. A-
Engrossed Ordinance No. 712 does not amend this process for land use 
review of transportation projects and is therefore consistent with OAR 
660-012-0045(1). 
• OAR 660-012-0045(2) requires the adoption of land use or subdivision 
regulations to protect transportation facilities. The Community 
Development Code includes appropriate implementing provisions for 
such protection. CDC Article V includes provisions for access control 
consistent with OAR 660-012-0045(2)(a). In addition, R&O 86-95 -
Determining Traffic Safety Improvements Under the Traffic Impact 
Fee Ordinance as well as the Washington County Uniform Road 
Improvement Design Standards, provide for review and protection of 
roadway safety, infrastructure and operations as provided under 
subsection -0045(2)(b). The Community Development Code, together 
with R&O 86-95, provide a process for coordinated review of land use 
decisions affecting transportation facilities, corridors and sites as well 
as public notice as required under subsection -0045(2)(d)-(f). The 
Washington County Transportation System Plan requires that all plan 
amendments be reviewed for compliance with OAR 660-012-060 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 19 of 65 
(Strategy 19.13 - Exhibit 21 of A-Engrossed Ordinance No. 588). This 
strategy is consistent with subsection -0045(2)(g). 
• OAR 660-012-0045(3) requires adoption of regulations to provide for 
safe and convenient pedestrian, bicycle and vehicular circulation. A-
Engrossed Ordinance No. 712, Exhibits 3, 8, 9, 10, 12, 13 and 14 
provide a plan for these connections, and regulations requiring 
compliance with the identified standards within the North Bethany 
Subarea Plan. Community Development Code, section 408 is 
applicable and establishes local connectivity for all modes. This 
framework and standards fully complies with the provisions of OAR 
660-012-0020(2)(b) as well as the requirements for safe and 
convenient pedestrian, bicycle and vehicular circulation (OAR 660-
012-045). 
• OAR 660-012-0045(4) concerns providing reasonable direct access to 
transit. A-Engrossed Ordinance No. 712, Exhibits 3, 8, 9, 10, 12, 13 
and 14 provide plans for reasonable direct pedestrian and bicycle 
access to transit service. In addition Exhibit 6 designates most of the 
area planned for commercial as "Main Street" requiring a street 
orientation conducive to providing access to transit. Exhibit 2 requires 
that new development provide pedestrian scale street lights along all 
streets, and that densities within the area are designed to support transit 
service. Transit services are provided on a county-wide basis by 
TriMet, the regional transit agency. 
• OAR 660-012-0045(5) requires adoption of land use and subdivision 
regulations that allow transit oriented developments along transit 
routes, implement a demand management program as required under 
subsection -0035(4), and that implement a parking reduction plan. A-
Engrossed Ordinance No. 712, Exhibit 6 designates most of the area 
planned for commercial as "Main Street" requiring a street orientation 
conducive to providing access to transit. Exhibit 3 designates a parking 
plan consistent with regional parking standards. As a county within an 
MPO, Metro's RTP's modal targets are applicable to A-Engrossed 
Ordinance No. 712. The modal targets of the RTP have been 
established to implement VMT reductions required under the 
alternative standards provision of OAR 660-012-0035(5). As 
explained in the findings of compliance with the RTP, A-Engrossed 
Ordinance No. 712 is consistent with the mode share target 
implementation measures of the RTP. In addition, Exhibit 2 adopts 
land use and design measures intended to reduce reliance upon the 
automobile. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 20 of 65 
• OAR 660-012-0045(6) sets forth the elements that are to be included 
as part of the planned bicycle and pedestrian system in developed 
areas. A-Engrossed Ordinance No. 712 does not apply to developed 
areas. Staff reviewed the existing development patterns in the vicinity, 
and determined that existing and planned pedestrian and bicycle 
systems were adequate. A-Engrossed Ordinance No. 712 adopts plans 
for these systems in areas that are currently not developed. 
• OAR 660-012-0045(7) set forth requirements for local streets and 
accessways. These requirements are addressed by the street cross 
sections provided in Exhibits 2 and 3. 
OAR 660-012-0050 
This section of the TPR concerns transportation project development. 
FINDING: Washington County has an acknowledged Transportation System Plan 
adopted by A-Engrossed Ordinance No. 588 in 2002 consistent with the 
Transportation Planning Rule provisions of 660-012-0050. A-Engrossed 
Ordinance No. 712, together with previously adopted and acknowledged 
ordinances fully implements all of the applicable provisions of OAR 660-
012-0050. 
• Subsections -0050(1) and (2) apply to ODOT and regional TSP's and 
are not directly applicable to A-Engrossed Ordinance No. 588. 
• Subsection -0050(3) concerns project development, land use decision 
making and unresolved issues of compliance with comprehensive plan 
policies and land use regulations. As previously discussed, adopted 
and acknowledged Ordinances A-Engrossed No. 421 and No. 573 
created and refined Article VII of the Community Development Code 
which is consistent with the requirements of OAR 660-012-0050. CDC 
Article VII provides a consolidated review process for review of land 
use decisions for permitting transportation projects. A-Engrossed 
Ordinance No. 712 does not amend this process for land use review of 
transportation projects. 
• Subsections -0050(4) through (6) concern preparation of Environmental 
Impact Statements, the consequences of not building project(s) in the 
TSP and authorize concurrent project development in conjunction with 
preparation of a TSP or refinement plan. A-Engrossed Ordinance No. 
588 established a TSP consistent with these subsections based on 
General Policies D and the Build and Natural Environment Impacts 
Policy - 3.0. A-Engrossed Ordinance No. 712 does not amend this 
process for Built and Natural Environment Impact review. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 21 of 65 
OAR 660-012-0055 
This section sets forth timelines for adoption of TSP's and for the specific requirements 
of OAR 660-012-0045(3), (4)(a)-(e) and (5)(d). 
FINDING: Washington County has an acknowledged Transportation System Plan 
adopted by A-Engrossed Ordinance No. 588 in 2002 consistent with the 
Transportation Planning Rule provisions of 660-012-0055. A-Engrossed 
Ordinance No. 712 is consistent with the provisions of OAR 660-012-0055. 
• There are no provisions in subsection that are required to be addressed 
as part of these findings. 
OAR 660-012-0060 
This section sets forth requirements for plan and land use regulation amendments. 
FINDING: A-Engrossed Ordinance No. 712 is consistent with the provisions of OAR 
660-012-0060. 
• Pursuant to Subsection -0060(1), the land use amendments that are 
included in the North Bethany Subarea Plan were determined to 
significantly affect the planned transportation network as part of the 
technical work done by DKS and Associates dated July 5, 2007 and 
included in the record of the October 20, 2009 Washington County 
Board of Commissioners hearing. 
• In accordance with Subsection -0060(2), A-Engrossed Ordinance No. 
712 Exhibit 8 amends the adopted and acknowledged 2020 
Washington County Transportation Plan to provide appropriate 
functional classifications for the major street network for the North 
Bethany Subarea Plan. Exhibit 8 also amends the adopted 'Lane 
Numbers' map and adds a new 'Study Area' to the 2020 
Transportation Plan. These amendments will result in a transportation 
system that will be appropriate for the planned land uses in the North 
Bethany Subarea Plan while meeting adopted performance criteria 
from the 2020 Washington County Transportation Plan. 
• As stated above, capacity and performance standards for the existing 
and planned roadway network are consistent with the motor vehicle 
performance measures of the adopted and acknowledged 2020 
Transportation Plan. The record for the October 20, 2009 hearing 
includes the DKS and Associates Technical Memorandum #3, and 
associated documentation, dated July 5, 2007, which describes the 
transportation system needed to accommodate the planned land uses 
for the North Bethany Plan Subarea, consistent with the adopted 
performance standards found in the 2020 Transportation Plan. The 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 22 of 65 
needed roadway capacities and functional classifications identified in 
the DKS and Associates Technical Memorandum #3, and associated 
documentation, dated July 5, 2007 are incorporated in the amendments 
found in Exhibit 8 of A-Engrossed Ordinance No. 712. 
• A-Engrossed Ordinance No. 712 amends the Washington County 
Transportation System Plan consistent with OAR 660-012-0060(2)(b). 
The finance program to implement these necessary improvements is 
described previously within these findings under section 660-012-0040. 
• Subsection -0060(3) does not apply to A-Engrossed Ordinance No. 
712 since the identified improvements to the transportation system will 
maintain adopted performance standards. 
• OAR 660-012-0060(4) requires coordination with other public 
agencies and transportation service providers. See the coordination 
findings under title 1, previously in this document. 
• OAR 660-012-0060(4)(b) concerns which improvements, facilities and 
services are considered as planned. The analysis of transportation 
improvements can be found in the record for the October 20, 2009 hearing 
for A-Engrossed Ordinance No. 712 and are included in the DKS and 
Associates Technical Memorandum #3, and associated documentation, 
dated July 5, 2007. For the purpose of this analysis the 2004 adopted 
Financially Constrained Regional Transportation Plan improvements were 
considered reasonably likely. Additional improvements are considered 
reasonably likely based on the finance program described previously 
within these findings under section 660-012-0040. 
• OAR 660-012-0060(7) is not applicable to A-Engrossed Ordinance 
No. 712 since Washington County has fully complied with Title 6, 
Section 3 of the Urban Growth Management Functional Plan via the 
adoption of A-Engrossed Ordinance No. 552 (July 25, 2000). 
OAR 660-012-0065 
This section identifies the "transportation facilities, services and improvements" that may 
be permitted on rural lands without a goal exception. 
FINDING: A-Engrossed Ordinance No. 712 includes a single improvement that is 
located on rural lands (the Road A extension). An exception for this 
improvement is required and appropriate findings are provided below 
under Subsection -0070. No other transportation facilities, services or 
improvements on rural lands are included in A-Engrossed Ordinance 
No. 712; Subsection -0065 therefore is not applicable. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 23 of 65 
Part 4: 
EXCEPTION FINDINGS FOR ROAD A EXTENSION 
As part of the North Bethany Subarea Plan, Road A has been planned to extend 
approximately ^ mile to the west to connect to NW 185th Avenue. To make this 
connection, Road A must extend across rural land under the Exclusive Farm Use (EFU) 
plan designation. Based on the requirements of the Oregon Transportation Planning Rule 
(TPR), an exception to Statewide Planning Goals is necessary in order to create a new 
road outside of the UGB. 
The findings in this document demonstrate how the Road A Extension complies with 
applicable exception criteria, which are found in the TPR (OAR 660-012-0070). The 
applicable OAR provisions are found below, followed by appropriate findings of fact 
demonstrating compliance with each Administrative Rule requirement. 
660-012-0070 
Exceptions for Transportation Improvements on Rural Land 
(1) Transportation facilities and improvements which do not meet the requirements of 
OAR 660-012-0065 require an exception to be sited on rural lands. 
(a) A local government approving a proposed exception shall adopt as part of its 
comprehensive plan findings of fact and a statement of reasons that demonstrate 
that the standards in this rule have been met. A local government denying a 
proposed exception shall adopt findings of fact and a statement of reasons 
explaining why the standards in this rule have not been met. However, findings 
and reasons denying a proposed exception need not be incorporated into the local 
comprehensive plan. 
FINDING: The extension of Road A from the North Bethany Subarea Plan boundary to 
connect with NW 185th Avenue requires that it cross land (Assessors Map 1N1 
18, Tax Lot 100) located outside of the UGB that is designated as EFU on the 
county's Rural/Natural Resource Plan. The new roadway does not meet the 
requirements of OAR 660-012-0065 and is therefore subject to the requirements 
of OAR 660-012-0070. This findings document supports the necessary 
exception and is to be adopted as part of the North Bethany Subarea Plan. 
(b) The facts and reasons relied upon to approve or deny a proposed exception 
shall be supported by substantial evidence in the record of the local exceptions 
proceeding. 
FINDING: This document includes the facts and reasons supporting the exception for 
the Road A extension as required by (b), above. 
(2) When an exception to Goals 3, 4, 11, or 14 is required to locate a transportation 
improvement on rural lands, the exception shall be taken pursuant to ORS 197.732(1)(c), 
Goal 2, and this division. The exceptions standards in OAR chapter 660, division 4 and 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 24 of 65 
OAR chapter 660, division 14 shall not apply. Exceptions adopted pursuant to this 
division shall be deemed to fulfill the requirements for goal exceptions required under 
ORS 197.732(1)(c) and Goal 2. 
FINDING: This exception to Goals 3 (Agricultural Lands), 11 (Public Facilities and 
Services) and 14 (Urbanization) is being justified under OAR 660-012-
0070; pursuant to subsection (2), above, it is deemed to meet all other 
applicable requirements by fulfilling the provisions of subsection -0070. 
(3) An exception shall, at a minimum, decide need, mode, function and general location 
for the proposed facility or improvement: 
(a) The general location shall be specified as a corridor within which the proposed 
facility or improvement is to be located, including the outer limits of the proposed 
location. Specific sites or areas within the corridor may be excluded from the 
exception to avoid or lessen likely adverse impacts. Where detailed design level 
information is available, the exception may be specified as a specific alignment; 
FINDING: This exception is for a new roadway connection that would extend Road A 
between NW 185th Avenue and the western boundary of the North Bethany 
Subarea Plan area. Road A is a proposed collector; NW 185th Avenue is an 
existing rural county arterial. The general alignment of this roadway 
segment is shown in A-Engrossed Ordinance No. 712, Exhibit 3 (Page 3 of 
29) and on Exhibit 8 (page 4 of 5). The road extension is approximately ^ 
mile long and would cross Tax Lot 100, Map 1N1 18 (approximately 129 
acres), located immediately west of the North Bethany Plan Subarea's 
western boundary. Detailed design information has not yet been developed. 
(b) The size, design and capacity of the proposed facility or improvement shall be 
described generally, but in sufficient detail to allow a general understanding of the 
likely impacts of the proposed facility or improvement and to justify the amount 
of land for the proposed transportation facility. Measures limiting the size, design 
or capacity may be specified in the description of the proposed use in order to 
simplify the analysis of the effects of the proposed use; 
FINDING: The extension of Road A across the rural land between the western North 
Bethany Subarea Plan boundary and NW 185th Avenue will be designed as a 
two-lane, rural collector roadway that includes a rural bikeway. The cross section 
will consist of two twelve foot travel lanes with six foot wide, paved shoulders 
on each side of the roadway to accommodate bicycles. No other new roadways 
or connections to the Road A extension to NW 185th Avenue are proposed. 
(c) The adopted exception shall include a process and standards to guide selection 
of the precise design and location within the corridor and consistent with the 
general description of the proposed facility or improvement. For example, where 
a general location or corridor crosses a river, the exception would specify that a 
bridge crossing would be built but would defer to project development decisions 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 25 of 65 
about precise location and design of the bridge within the selected corridor subject 
to requirements to minimize impacts on riparian vegetation, habitat values, etc.; 
FINDING: The extension of Road A across the rural land located between NW 185th 
Avenue and the western boundary of the North Bethany Subarea Plan 
boundary shall be subject to the adopted and acknowledged process for 
reviewing and approving public transportation projects found in Article 7 of 
the Community Development Code (CDC). Under the adopted CDC (see 
CDC Section 704-2.1B) provisions, the Road A extension will meet the 
definition of a "transportation improvement that has been adopted through 
an exception to the goal related to agricultural lands and to any other 
applicable goal with which the facility or improvement does not comply." 
CDC Article 7 requires an alternative analysis review (CDC Section 707) as 
well as an assessment of and compliance with standards concerning 
compatibility with Significant Natural Resources standards and other 
identified resources and constraints (such as cultural/historic resources, 
significant habitat, and flood plain). These provisions of CDC Article 7 
provide for compliance with subsection (c), above, and will guide the 
precise location and design of the Road A extension at the project 
development phase. 
(d) Land use regulations implementing the exception may include standards for 
specific mitigation measures to offset unavoidable environmental, economic, 
social or energy impacts of the proposed facility or improvement or to assure 
compatibility with adjacent uses. 
FINDING: Adopted and acknowledged land use regulations in CDC Article 7 that will 
apply to the Road A extension include standards to mitigate unavoidable 
impacts from transportation projects. 
(4) To address Goal 2, Part II(c)(1) the exception shall provide reasons justifying why the 
state policy in the applicable goals should not apply. Further, the exception shall 
demonstrate that there is a transportation need identified consistent with the requirements 
of OAR 660-012-0030 which cannot reasonably be accommodated through one or a 
combination of the following measures not requiring an exception: 
(a) Alternative modes of transportation; 
FINDING: The extension of Road A across the rural land west of the North Bethany 
Plan Subarea will provide logical and appropriate connectivity for the North 
Bethany Plan Subarea for all transportation modes. 
While alternative modes can (and will be provided for on the Road A 
extension) be used on other facilities to access the North Bethany Plan 
Subarea, they cannot fulfill the need for logical connectivity that the Road A 
extension would provide. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 26 of 65 
Road A, within the North Bethany Plan Subarea, is planned as a collector 
roadway as is the Road A extension for which this exception is needed. 
Technical Appendix B-8 of the Washington County 2020 Transportation 
Plan describes the characteristics of the adopted Functional Classification 
System found in the Transportation Plan, including the characteristics of 
collector roadways. The Road A extension outside of the UGB is consistent 
with the collector characteristics found in the Plan. 
As explained above, the primary purpose of the Road A extension is to 
provide logical east-west connectivity consistent with its Functional 
Classification as a collector. The connectivity that the Road A extension will 
provide will contribute to overall community livability and will improve the 
design of the North Bethany Subarea Plan by enhancing circulation, 
providing additional accessibility (including emergency ingress and egress) 
and distributing traffic to mitigate impacts to existing neighborhoods. The 
extension will accommodate existing and reasonably foreseeable future 
development patterns. Alternative modes cannot satisfy the connectivity that 
the Road A extension will provide. Furthermore, regardless of any 
improvements to existing facilities, the connectivity need will not be 
satisfied without the Road A extension. 
The following characteristics of Road A are consistent with those described 
in Technical Appendix B-8 of the 2020 Transportation Plan: 
• Road A is expected to carry approximately 8,000 to 9,000 vehicles per 
day by year-2030. This is consistent with collector traffic volumes which 
are typically 2,000 to 10,000 vehicles per day. These volumes are 
expected with and without the Road A extension to 185th Avenue. 
• The Road A extension is located approximately one mile north of the 
intersection of NW Springville Road and NW 185th Avenue and 
approximately ^ mile south of the intersection of NW 185th Avenue and 
NW Germantown Road. This spacing is consistent with the ^ to 1 mile 
spacing for collector streets found in Appendix B-8. The basis for 
determining the need for the Road A extension is based on the collector 
spacing criteria found in Appendix B-8 of the adopted 2020 
Transportation Plan. 
• The Road A extension would provide a primary link between the local 
street network found in the northwestern portion of the North Bethany 
Plan Subarea and NW 185th Avenue, a rural arterial. This is consistent 
with the description of rural collector roads found in Appendix B-8. 
• Access to surrounding agricultural lands shall be permitted in 
accordance with applicable CDC standards. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 27 of 65 
• Connecting Road A to NW 185th Avenue is consistent with Metro's 
Federal Regional Transportation Plan policies that are found in Chapter 
7.4.5 - Street Connectivity. The provision of a collector connection will 
provide an alternative east-west route that will supplement the east-west 
arterials located south and north of the North Bethany Plan Subarea 
(NW Springville and NW Germantown Roads). 
(b) Traffic management measures; and 
FINDING: As explained above, regardless of improvements on existing facilities, the 
North Bethany Plan Subarea will lack east-west connectivity without the 
Road A Extension. 
The only nearby parallel, east-west roadways are NW Germantown Road 
(an arterial) and NW Springville Road (also an arterial); the connecting 
north-south facilities that are nearby (NW 185th Avenue and NW Kaiser 
Road) are also arterials. Traffic management on these arterials, even if it 
were permissible, which it is not, would do nothing to alleviate the need for 
additional east-west connectivity between NW Germantown Road and NW 
Springville Road, which the proposed Road A extension would provide. 
(c) Improvements to existing transportation facilities. 
FINDING: Reiterating portions of the above findings, no matter what improvements are 
made to existing facilities, there is still a gap of more than a mile with no 
east-west connection from NW 185th Avenue to the North Bethany Plan 
Subarea. The purpose of the Road A extension to 185th Avenue is to remedy 
this lack of east-west connectivity, consistent with the adopted and 
acknowledged 2020 Transportation Plan's Functional Classification policies 
and strategies. 
(5) To address Goal 2, Part II(c)(2) the exception shall demonstrate that non-exception 
locations cannot reasonably accommodate the proposed transportation improvement or 
facility. The exception shall set forth the facts and assumptions used as the basis for 
determining why the use requires a location on resource land subject to Goals 3 or 4. 
FINDING: The nearest east-west roadway that is located within the UGB and connects 
NW 185th with the North Bethany Plan Subarea is NW Springville Road, 
located approximately 1 mile south of where the Road A extension would 
connect to NW 185th Avenue. 
With the configuration of the UGB, there is no other opportunity to achieve 
an adequately spaced (considering the location of NW Springville Road and 
NW Germantown Road) east-west oriented connection to the North Bethany 
Plan Subarea within the UGB. This is the determining reason for locating 
the Road A extension outside of the UGB. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 28 of 65 
The Road A extension will provide for appropriate connectivity for the 
North Bethany Plan Subarea that cannot be achieved without the road. The 
extension will improve community livability and safety by providing 
appropriate connectivity from what would be relatively isolated portions of 
the Subarea if the Road A extension is not made. Written comments from 
Tualatin Valley Fire and Rescue (dated September 4, 2009) that are part of 
the record for Ordinance No. 712, indicate that the Road A extension will 
enhance the county's transportation grid, improve emergency response 
capabilities and therefore shorten emergency response times. 
NW Joss Avenue, a local street in the North Bethany Plan Subarea, will be 
significantly affected by the outcome of the Road A extension. Property along 
NW Joss has been planned and approved for lower density, single family 
residential use. NW Joss has been constructed as a local street with on-street 
parking to serve the partially developed, platted lots in its vicinity. The on-
street parking is an important feature of the development due to its design with 
alley loading. With the development of the North Bethany Plan Subarea, traffic 
volumes along NW Joss Avenue are forecast to significantly increase, resulting 
in its proposed 'interim' functional classification as a collector street. 
Using Metro's Regional Travel Demand Forecast Model, traffic volumes on 
roadways in the North Bethany Plan Subarea were modeled for future year-
2030 with and without the Road A extension. Without the Road A 
extension, traffic volumes on NW Joss Avenue, currently classified as a 
local street, are forecast to nearly double; this will result in traffic volumes 
(approximately 7,500 ADT) that are consistent with NW Joss Avenue's 
interim functional classification as a 'collector' street. With the Road A 
extension, volumes on NW Joss Avenue are forecast to be less than 4000 
ADT. This is consistent with the proposed long-term classification of NW 
Joss Avenue as a Neighborhood Route. Testimony submitted as part of the 
record for Ordinance No. 712 indicates that there is public expectation that 
NW Joss Avenue should continue to function, long-term, as a Neighborhood 
Route, with on-street parking and a narrower cross-section than a collector 
roadway. Providing the Road A extension will allow NW Joss Avenue to 
function as a Neighborhood Route, consistent with the expectations of 
property owners and 
The important factor under the applicable criterion is, however, that with the 
configuration of the UGB, there is no other opportunity to achieve an 
adequately spaced (considering the location of NW Springville Road and 
NW Germantown Road) east-west oriented connection to the North Bethany 
Plan Subarea within the UGB. 
(6) To determine the reasonableness of alternatives to an exception under sections (4) and 
(5) of this rule, cost, operational feasibility, economic dislocation and other relevant 
factors shall be addressed. The thresholds chosen to judge whether an alternative method 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 29 of 65 
or location cannot reasonably accommodate the proposed transportation need or facility 
must be justified in the exception. 
FINDING: As explained under section (4)(a), the purpose of the Road A extension is to 
provide logical east-west connectivity to the North Bethany Plan Subarea, 
consistent with the county's adopted spacing guidance for collector 
roadways. The justification for the ^ mile to one mile spacing interval for 
collectors is found in Technical Appendix B-8 of the Washington County 
2020 Transportation Plan and is based on the functional classification 
hierarchy detailed in the Plan. That hierarchy is intended to provide a logical 
system of roadways to ensure appropriate circulation and accessibility. 
While the Road A extension alignment is generalized, consistent with the 
requirements of Section (3) of this Rule, there are no alternative general 
alignments against which the chosen generalized alignment can be 
compared because there are no other alternative locations where an east-
west collector roadway connection would be logical and consistent with the 
county's adopted functional classification hierarchy. 
In summary, the threshold chosen to evaluate alternatives is the collector 
spacing criterion of ^ mile to one mile. Because of the geographical 
characteristics of the North Bethany Plan Subarea, there are no other 
locations where an east-west roadway connection could be established and 
continue to meet the collector spacing criterion. 
(a) In addressing sections (4) and (5) of this rule, the exception shall identify and address 
alternative methods and locations that are potentially reasonable to accommodate the 
identified transportation need. 
FINDING: As previously explained in the above findings, the need that the Road A 
extension fulfills is to provide adequate east-west connectivity, improving 
community accessibility, livability and emergence access. There are no 
alternative locations or methods that will accommodate the identified need 
for connectivity to the North Bethany Plan Subarea. 
(b) Detailed evaluation of such alternatives is not required when an alternative does not 
meet an identified threshold. 
FINDING: There are no alternatives that satisfy the collector spacing threshold that the 
Road A extension fulfills so an evaluation is not required. 
(c) Detailed evaluation of specific alternative methods or locations identified by parties 
during the local exceptions proceedings is not required unless the parties can specifically 
describe with supporting facts why such methods or locations can more reasonably 
accommodate the identified transportation need, taking into consideration the identified 
thresholds. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 30 of 65 
FINDING: There were no alternative methods or locations identified by any parties 
during the public hearings process for Ordinance No. 712, therefore this 
criterion is not applicable. 
(7) To address Goal 2, Part II(c)(3), the exception shall: 
(a) Compare the long-term economic, social, environmental and energy consequences of 
the proposed location and other alternative locations requiring exceptions. The exception 
shall describe the characteristics of each alternative location considered by the 
jurisdiction for which an exception might be taken, the typical advantages and 
disadvantages of using the location for the proposed transportation facility or 
improvement, and the typical positive and negative consequences resulting from the 
transportation facility or improvement at the proposed location with measures designed to 
reduce adverse impacts; 
FINDING: As explained throughout these findings, the purpose of the Road A 
extension is to provide east-west connectivity for the North Bethany Plan 
Subarea. This connectivity is important for emergency services access, 
community livability and to provide a logical, connected transportation 
network for this new urban community. No other locations meet or could 
provide the spacing interval necessary to provide an east-west roadway 
connection except for the Road A general alignment. 
The Road A extension will traverse approximately ^ mile of land that is 
within the Exclusive Farm Use District. The westerly portion of the subject 
land (west of the Rock Creek Tributary) is used for grass-hay production. 
East of the creek area, the property is not in farm use. 
Under a no-build scenario, the subject farm land is likely to remain under 
the same type of farm use in the foreseeable future. Grass-hay production is 
not a high-value, land intensive type of crop. Without construction of Road 
A, there are no foreseeable factors that would significantly influence the 
economic use of the subject land for continued grass-hay production 
although periodically, a rotation crop might be planted to enhance soil 
conditions. Social and energy consequences under a no-build scenario are 
similarly likely to remain unchanged. The buffer provided by the floodplain 
area eastward from the Rock Creek Tributary between the North Bethany 
Plan Subarea and the land in farm use on Assessors Map 1N1 18, Tax Lot 
100 is likely to prevent conflicts from arising between the urban land uses 
within the North Bethany Plan Subarea and typical farm uses associated 
with grass-hay production. Conflicts would typically arise due to noise and 
dust that accompany mechanized farming activities. 
Construction of the Road A extension can be done to minimize impacts to the 
floodplain and riparian area located between the North Bethany Plan Subarea 
and the farmland to the west by constructing a clear-span bridge or similar 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 31 of 65 
structure to avoid floodplain/riparian impacts. However, construction of the road 
extension could affect the continued farming of the parcels that it will bisect. 
Currently, the south portion of tax lot 500, map 1N1 7C (36.57 acres) is 
farmed in conjunction with land on tax lot 100, map 1N1 18 (129 acres). 
The two parcels are used together for grass hay production. 
With construction of the Road A extension, some land to the north of the 
road (approximately 10 to 20 acres) could be separated from land to the 
south, making the northern portion of the current farm land more difficult to 
farm and perhaps less economically viable for farming as a single unit to 
produce grass hay. Although it is not clear that land would be taken out of 
production, it is recognized that it is a possibility. However, the loss of 10 to 
20 acres of grass hay production would not have a significant affect on the 
overall production of this crop in Washington County where thousands of 
acres are used for grass hay production. Additionally, the land to the north 
of the Road A extension could be used for another type of farm use that does 
not require the same mechanized (tractor) farming methods as grass hay. 
Outside of the UGB, the Community Development Code does not require a 
specific access spacing interval although safe sight distance is required for 
new access points. Access to both the north and south for farming could 
therefore be potentially established from the Road A extension. 
While the above discussion of potential disadvantages associated with the 
Road A extension is relevant, the advantages to the North Bethany Plan 
Subarea are significant and, staff believes outweigh the disadvantages. As 
previously discussed, advantages include emergency access, relief of traffic 
on NW Joss Avenue which was not intended to carry the higher traffic 
volumes that would occur without construction of the Road A extension and 
better overall community design and livability due to increased connectivity 
and more logical circulation. 
(b) Determine whether the net adverse impacts associated with the proposed exception 
site, with mitigation measures designed to reduce adverse impacts, are significantly more 
adverse than the net impacts from other locations which would also require an exception. 
A proposed exception location would fail to meet this requirement only if the affected 
local government concludes that the impacts associated with it are significantly more 
adverse than the other identified exception sites. The exception shall include the reasons 
why the consequences of the needed transportation facility or improvement at the 
proposed exception location are not significantly more adverse than would typically 
result from the same proposal being located in areas requiring a goal exception other than 
the proposed location. Where the proposed goal exception location is on resource lands 
subject to Goals 3 or 4, the exception shall include the facts used to determine which 
resource land is least productive; the ability to sustain resource uses near the proposed 
use; and the long-term economic impact on the general area caused by irreversible 
removal of the land from the resource base; and 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 32 of 65 
FINDING: As explained above, there are not any other locations besides the 
generalized alignment that would fulfill the identified thresholds for 
connectivity and collector spacing. The above requirement, which is 
comparative, is therefore not applicable to the proposed Road A extension. 
(c) The evaluation of the consequences of general locations or corridors need not be site-
specific, but may be generalized consistent with the requirements of section (3) of this 
rule. Detailed evaluation of specific alternative locations identified by parties during the 
local exceptions proceeding is not required unless such locations are specifically 
described with facts to support the assertion that the locations have significantly fewer 
net adverse economic, social, environmental and energy impacts than the proposed 
exception location. 
FINDING: Consistent with the above, alternative locations were not evaluated. Because 
the purpose of the Road A exception is to fulfill the collector spacing 
interval and provide additional connectivity as set forth in the adopted 2020 
Washington County Transportation Plan, there are no alternative locations 
that would meet this need. 
(8) To address Goal 2, Part II(c)(4), the exception shall: 
(a) Describe the adverse effects that the proposed transportation improvement is likely to 
have on the surrounding rural lands and land uses, including increased traffic and 
pressure for nonfarm or highway oriented development on areas made more accessible by 
the transportation improvement; 
FINDING: Potential adverse affects of the proposed Road A extension are described 
above under Subsection (7)(a) and are incorporated by reference under this 
subsection. 
Because the surrounding rural lands are planned and designated for 
Exclusive Farm Use, only those uses permitted under ORS 215.213(1) and 
(2) may be considered. Furthermore, any proposed change from the 
Exclusive Farm Use district to allow nonfarm or highway oriented 
development would require a new exception or inclusion by Metro of the 
land into the Urban Growth Boundary. 
While the Road A extension will traverse resource land, it will not increase 
the pressure to re-designate this land for urban use. However, the land's 
proximity to the existing UGB and its identification as potential 'Urban 
Reserve' make it possible and appropriate that the land which Road A 
crosses will be considered for future urbanization. 
(b) Demonstrate how the proposed transportation improvement is compatible with other 
adjacent uses or will be so rendered through measures designed to reduce adverse 
impacts. Compatible is not intended as an absolute term meaning no interference or 
adverse impacts of any type with adjacent uses; and 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 33 of 65 
FINDING: The Road A extension will traverse only ^ mile of rural land that is currently 
under Exclusive Farm Use designation. Other than the Road A extension, no 
uses other than those authorized under ORS 215.213 (1) and (2), OAR 660 
Division 33 and the county's adopted and acknowledged Community 
Development Code will be permitted as a result of this exception. 
While some potentially adverse consequences could result to farming from 
the establishment of the Road A extension, roads are located throughout the 
EFU land use district of Washington County and farm uses have been 
compatibly established and maintained, even along roads with much greater 
traffic volumes than are anticipated for the Road A extension. Farming is a 
dynamic activity that can and must be constantly adapted to changing 
conditions. While the Road A extension could result in a different farm use 
being employed on surrounding land, potential agricultural uses will not be 
precluded by the establishment of the Road A extension. 
Maintaining the existing EFU plan designation on the lands surrounding the 
Road A extension will ensure that incompatible uses will not occur. New 
access from the Road A extension will be allowed only where adequate sight 
distance exists and for uses that are allowed under the EFU plan designation. 
Staff concludes that these measures will be sufficient to ensure that the Road 
A extension will be compatible with the adjacent agricultural uses. 
(c) Adopt as part of the exception, facility design and land use measures which minimize 
accessibility of rural lands from the proposed transportation facility or improvement and 
support continued rural use of surrounding lands. 
FINDING: No changes in the Exclusive Farm Use plan designation of the surrounding 
properties is proposed or authorized by the Road A extension exception. 
New access shall only be permitted for uses that are authorized under the 
applicable Plan designation. No additional design and/or land use measures 
are therefore required to be adopted to maintain the continued rural use of 
surrounding properties. 
(9)(a) Exceptions taken pursuant to this rule shall indicate on a map or otherwise the 
locations of the proposed transportation facility or improvement and of alternatives 
identified under subsection (4)(c), sections (5) and (7) of this rule. 
FINDING: Exhibit 8 (Page 2 of 5) of A-Engrossed Ordinance No. 712 is a map that 
identifies the location of the proposed Road A extension as required by 
Subsection (9)(a). 
(b) Each notice of a public hearing on a proposed exception shall specifically note that a 
goal exception is proposed and shall summarize the issues in an understandable manner. 
FINDING: This exception was noticed as required above. Notice of the exception was 
provided to Metro on June 11, 2009 and was included in the June 11, 2009 
notice to DLCD for Ordinance No. 712. Additionally, the notice to 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 34 of 65 
interested parties and notice to public agencies both included reference to 
the proposed exception; these notices were sent on June 12, 2009. Lastly, 
the Individual Notice (No. 2009-6) was mailed June 17, 2009 and also 
included reference to the proposed exception. 
(10) An exception taken pursuant to this rule does not authorize uses other than the 
transportation facilities or improvements justified in the exception. 
FINDING: No other uses besides the Road A extension are proposed or intended by this 
exception. 
(a) Modifications to unconstructed transportation facilities or improvements authorized in 
an exception shall not require a new exception if the modification is located entirely 
within the corridor approved in the exception. 
FINDING: Subsection (a) does not require a finding. 
(b) Modifications to constructed transportation facilities authorized in an exception shall 
require a new exception, unless the modification is permitted without an exception under 
OAR 660-012-0065(3)(b)-(f). For purposes of this rule, minor transportation 
improvements made to a transportation facility or improvement authorized in an 
exception shall not be considered a modification to a transportation facility or 
improvement and shall not require a new exception. 
FINDING: Washington County is required to comply with the above as a matter of law. 
(c) Notwithstanding subsections (a) and (b) of this section, the following modifications to 
transportation facilities or improvements authorized in an exception shall require new 
goal exceptions: 
(A) New intersections or new interchanges on limited access highways or expressways, 
excluding replacement of an existing intersection with an interchange. 
(B) New approach roads located within the influence area of an interchange. 
(C) Modifications that change the functional classification of the transportation facility. 
(D) Modifications that materially reduce the effectiveness of facility design measures or 
land use measures adopted pursuant to subsection (8)(c) of this rule to minimize 
accessibility to rural lands or support continued rural use of surrounding rural lands, 
unless the area subject to the modification has subsequently been relocated inside an 
urban growth boundary. 
FINDING: The above limitations are recognized as a matter of law. Washington County 
will comply with the above requirements. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 35 of 65 
Part 5: 
REGIONAL TRANSPORTATION PLAN (RTP) FINDINGS 
6.2.2 Regional TSP Provisions Addressed Through Local TSPs 
Requires local consistency with the 2000 RTP through the adoption of the modal targets 
specified in Policy 19.0, and parking management requirements in Title 2 of the Urban 
Growth Management Function Plan (UGMFP). Local adoption of the Chapter 1 modal 
targets is necessary to demonstrate compliance with the VMT/capita reduction findings 
described in Chapter 5 of the plan UGMFP. 
6.4.1 Local Consistency with the RTP 
Requires that comprehensive plan amendments adopted by counties within the Metro 
region demonstrate consistency with the RTP. 
Chapter 1 Consistency with policies, objectives, motor vehicle level-of-service 
measure and modal targets, system maps and functional classifications including the 
following elements of Section 1.3: 
• regional transportation Policies 1 through 20 and objectives under those 
policies 
Policy 1.0. Public Involvement 
Refer to findings in this document under Goal 1 (Citizen Involvement). 
Policy 2.0. Intergovernmental Coordination 
During the development of A-Engrossed Ordinance No. 712, a 17-member Technical 
Advisory Committee with membership from affected local, regional, and state agencies 
was invited to review and provide input on the plan. 
Policy 3.0. Urban Form, and 
Policy 4.0. Consistency Between Land-use and Transportation Planning 
A-Engrossed Ordinance No. 712 is consistent with the 2040 Growth Concept, provides 
an inter-connected public street system with bicycle and pedestrian connections to 
existing transit, as well as to opportunities for future transit. A-Engrossed Ordinance 
No. 712 provides for adequate transportation facilities as demonstrated in the record for 
October 20, 2009 by the DKS and Associates Technical Memorandum #3, and associated 
documentation, dated July 5, 2007. In addition considerable attention was given to the 
standards and guidelines for the layout of the local and neighborhood street system. 
Exhibit 2 and 3 of A-Engrossed Ordinance No. 712 includes a street design plan, typical 
street design cross sections, a street tree program, and areas of special concern. The focus 
and intent of the system is to provide a safe and convenient bike and pedestrian 
circulation system consistent with OAR 660-012-0045(3)(b) (and OAR 660-012-
0020(2)(b)). 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 36 of 65 
Policy 5.0. Barrier-Free Transportation, 
Policy 5.1 Interim Job Access and Reverse Commute Policy, and 
Policy 6.0. Transportation Safety and Education 
A-Engrossed Ordinance No. 712, Exhibits 3, 8, 9, 10, 12, 13 and 14 provide a plan for 
safe and convenient pedestrian, bicycle and vehicular circulation systems and 
connections, and design guidelines requiring compliance with the identified standards 
within the North Bethany Subarea. Standards will be incorporated as part of a future land 
use ordinance that includes enabling provisions for the adopted design concepts. This 
framework and standards (when complete) fully complies with the provisions of OAR 
660-012-0020(2)(b) as well as the requirements for safe and convenient pedestrian, 
bicycle and vehicular circulation (OAR 660-012-045). and RTP Policy 5.0 - Policy 5.1. 
Policy 7.0. The Natural Environment, 
Policy 8.0. Water Quality, 
Policy 9.0. Clean Air, 
Policy 10.0. Energy Efficiency, 
Policy 11.0. Regional Street Design, and 
Policy 12.0. Local Street Design 
The record for October 20, 2009, DKS and Associates Technical Memorandum #3 dated 
July 5, 2007, displays the appropriate level of service calculations for planning area. The 
level of service standards used to assess the transportation system are consistent with 
Washington County's adopted and acknowledged Transportation System Plan, an 
element of the acknowledged comprehensive plan. The county's Transportation System 
Plan is required to be consistent with Metro's RTP. The RTP implements state and 
federal standards for protection of air, land and water quality, including the Federal Clean 
Air Act, and State Water Quality Management Plan A-Engrossed Ordinance No. 712 
envisions a community of distinction minimizing transportation-related adverse 
economic, social, environmental and energy consequences. As described in Exhibit 3, the 
community focuses on integration with both the surrounding greater Bethany urban 
community and existing natural areas providing for a livable long term future. The 
transportation system for A-Engrossed Ordinance No. 712 minimizes the conflicts 
between modes, by providing a multi-use street network as shown in Exhibit 3. The 
relationship of the various modes within the same right-of-way facilitates connections 
between the modes as appropriate. The transportation system for A-Engrossed Ordinance 
No. 712 provides a balanced transportation system not dependant on any one mode for 
mobility or accessibility within the planning area. As shown in Exhibit 3, multi-use 
streets are required within the planning area reducing principal reliance upon automobile. 
This is consistent with the requirements of OAR 660-012-0035(3)(a) - (e) and Policy 7.0 
- Policy 12.0 of the RTP. 
Policy 13.0. Regional Motor Vehicle System 
Exhibit 7 of A-Engrossed Ordinance No. 712 amends the regional street design overlay 
map in Policy 6 of the Washington County 2020 Transportation System Plan. Exhibit 8 
of A-Engrossed Ordinance No. 712 amends the both the functional classification and lane 
numbers maps of the Washington County 2020 Transportation System Plan. As 
demonstrated in the record for October 20, 2009, DKS and Associates Technical 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 37 of 65 
Memorandum #3 dated July 5, 2007, which displays the appropriate level of service 
calculations for planning area; the planned transportation system adequately addresses 
Policy 13 of the RTP. 
Policy 14.0. Regional Public Transportation System, 
Policy 14.1. Public Transportation System Awareness and Education, 
Policy 14.2. Public Transportation Safety and Environmental Impacts, 
Policy 14.3. Regional Public Transportation Performance, 
Policy 14.4 Special Needs Public Transportation, 
Policy 14.5 Special Needs Public Transportation, and 
Policy 14.6 Special Needs Public Transportation 
The public transportation system is described in the record for October 20, 2009 in the 
DKS and Associates technical memorandum #3, and associated documentation, dated July 
5, 2007. No modification to the public transportation system is contemplated as part of A-
Engrossed Ordinance No. 712. Transit services are provided on a county-wide basis by Tri-
Met, the regional transit agency. Tri-Met has adopted the Tri-County Elderly and Disabled 
Transportation Plan which addresses the needs of the transportation disadvantaged. Based 
on these factions, A-Engrossed Ordinance No. 712 is consistent with the requirements of 
OAR 660-012-0020(2)(c) and Policy 14.0 - Policy 14.6 of the RTP. 
Policy 15.0. Regional Freight System and 
Policy 15.1. Regional Freight System Investments 
A-Engrossed Ordinance No. 712 does not amend the Washington County freight system 
or necessitate freight system investments beyond those described under Policy 13 above. 
Policy 16.0. Regional Bicycle System Connectivity, 
Policy 16.1. Regional Bicycle System Mode Share and Accessibility, 
Policy 17.0. Regional Pedestrian System, 
Policy 17.1. Pedestrian Mode Share, and 
Policy 17.2. Regional Pedestrian Access and Connectivity 
A-Engrossed Ordinance No. 712, Exhibits 3, 8, 9, 10, 12, 13 and 14 provide a plan for the 
safe and convenient pedestrian, bicycle and vehicular circulation systems and 
connections, and regulations requiring compliance with the identified standards within 
the North Bethany Subarea. This framework fully complies with the provisions of OAR 
660-012-0020(2)(b) as well as the requirements for safe and convenient pedestrian, 
bicycle and vehicular circulation (OAR 660-012-045). Standards adopted via subsequent 
land use ordinance will be consistent with this adopted framework. In addition 
considerable attention was given to the standards and layout of the local and 
neighborhood street system. Exhibit 2 and 3 of A-Engrossed Ordinance No. 712 includes 
a street design plan, typical street design cross sections, a street tree program, and areas 
of special concern. The focus and intent of the system is to provide a safe and convenient 
bike and pedestrian circulation system consistent with OAR 660-012-0045(3)(b) (and 
OAR 660-012-0020(2)(b)) and RTP Policy 16.0 - Policy 17.2. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 38 of 65 
Policy 18.0. Transportation System Management, 
Policy 19.0. Regional Transportation Demand Management, 
Policy 19.1. Regional Parking Management, and 
Policy 19.2 Peak Period Pricing 
A-Engrossed Ordinance No. 712 Exhibit 3 adopts regional parking management 
strategies and provides for a multi-use transportation system designed to reduce reliance 
upon the automobile consistent with OAR 660-012-0020(2)(f) and RTP Policy 18.0 -
Policy 19.2. 
Policy 20.0. Transportation Funding 
OAR 660-012-0015(4) Allows a funding program to be adopted as a supporting 
document to the comprehensive plan. OAR 660-012-0040(2)(a) - (c) Lists the elements 
to included within the financing plan. Although the funding responsibility for each of 
these facilities is still being worked out, the list of transportation system improvements, 
cost estimates, and estimated timing is included. OAR 660-012-0040(2)(d) is addressed 
above in section OAR 660-012-0035. OAR 660-012-0040(3) Requires that the financing 
program review existing funding mechanisms and possibility of new funding 
mechanisms. The proposed North Bethany Funding Strategy, currently under 
consideration by the Board of County Commissioners, establishes the framework for the 
financing program using both existing public resources and potential new resources to 
complete the list of improvements. As proposed, the North Bethany Funding Strategy 
fully complies with RTP Policy 20.0. 
Policy 20.1. 2040 Growth Concept Implementation 
A-Engrossed Ordinance No. 712, Exhibit 2 adopts land use densities and regulations 
consistent with RTP Policy 20.1. 
RTP System Maps 
A-Engrossed Ordinance No. 712, Exhibit 3, and 8 amend several Washington County 
Transportation System Plan maps. None of these amendments would result in a change to 
any Regional Transportation Plan Maps, therefore A-Engrossed Ordinance No. 712 is 
consistent with the RTP system maps. 
Motor vehicle performance measures (Table 1.2), or alternative performance 
measures as provided for in Section 6.4.7(1) 
OAR 660-012-0015(3)(a) Requires that local TSPs establish an adequate system of 
transportation facilities. During the development of A-Engrossed Ordinance No. 712, 
staff identified the local transportation needs facilities and services adequate for this 
amendment. This process was consistent with the development of the Washington County 
TSP. This need identification is included in the record for October 20, 2009. Facility 
identification and evaluation is included in the DKS and Associates Technical 
Memorandum #3, and associated documentation, dated July 5, 2007 and DKS and 
Associates Technical Memorandum #4, dated January 9, 2008. The motor vehicle 
performance used for this evaluation, are consistent with Table 1.2 of the RTP. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 39 of 65 
Regional non-SOV modal targets (Table 1.3) 
A-Engrossed Ordinance No. 712 is designated as an outer neighborhood on 2040 regional 
growth concept map. A-Engrossed Ordinance No. 712 provides for a distinctive mixture 
of neighborhood development with opportunities to achieve daily needs within walking 
distances - Exhibit 2 details these neighborhoods. The land development policies, 
framework, generalized densities, layout and multi-modal integrated transportation 
system are designed to make significant progress towards the applicable Regional Non-
SOV modal target (40-45%) shown on Table 1.3. 
Chapter 2 Consistency with the 2020 population and employment forecast contained 
in Section 2.1 and 2.3, or alternative forecast as provided for in Section 6.4.9 of this 
chapter, but only for the purpose of TSP development and analysis. 
A-Engrossed Ordinance No. 712 includes a coordinated network of transportation 
facilities that have been determined to be adequate to meet projected state, regional and 
local transportation needs through the year 2030 as required by OAR 660-012-0020(1). 
The analysis of system alternatives, needs and methodology that support this conclusion 
are found in the record for October 20, 2009. The adequacy if the transportation network 
system evaluation is included in the DKS and Associates Technical Memorandum #3, 
and associated documentation, dated July 5, 2007. 
Chapter 6 Compliance with the following elements of the RTP implementation 
strategy: 
• Local implementation requirements contained in Section 6.4 
These findings outline the local implementation of the RTP consistent with section 6.4. 
Project development and refinement planning requirements and guidelines 
contained in Section 6.7 
Project Development and refinement planning has not been done concurrently with the 
preparation of A-Engrossed Ordinance No. 712. 
6.4.5 Design Standards for Street Connectivity 
A-Engrossed Ordinance No. 712, Exhibits 3, 8, 9, 10, 12, 13 and 14 provide a plan for 
these connections, and regulations requiring compliance with the identified standards 
within the North Bethany Subarea. This framework and standards fully complies with the 
provisions of OAR 660-012-0020(2)(b) as well as the requirements for safe and 
convenient pedestrian, bicycle and vehicular circulation (OAR 660-012-045). 
A-Engrossed Ordinance No. 712, Exhibits 3, 8, 9, 10, 12, 13 and 14 provide plans for 
reasonable direct pedestrian and bicycle access to transit service. In addition Exhibit 6 
designates most of the area planned for commercial as "Main Street" requiring a street 
orientation conducive to providing access to transit. Exhibit 2 requires that new 
development provide pedestrian scale street lights along all streets, and that densities 
within the area are designed to support transit service. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 40 of 65 
6.4.6 Alternative Mode Analysis 
A-Engrossed Ordinance No. 712 is designated as an Inner Neighborhood on 2040 
Regional Growth Concept map. A-Engrossed Ordinance No. 712 provides distinctive 
mixture of neighborhood development with opportunities to achieve daily needs within 
walking distances - Exhibit 2 details these neighborhoods. The land development 
policies, framework, required densities, layout and multi-modal integrated transportation 
system are designed to make significant progress towards the applicable Regional Non-
SOV modal target (40-45%) shown on Table 1.3. 
The public transportation system is described in the record for October 20, 2009 in the 
DKS and Associates Technical Memorandum #3, and associated documentation, dated July 
5, 2007. No modification to the public transportation system is contemplated as part of A-
Engrossed Ordinance No. 712. Transit services are provided on a county-wide basis by Tri-
Met, the regional transit agency. A-Engrossed Ordinance No. 712 includes a coordinated 
network of transportation facilities that have been determined to be adequate to meet 
projected state, regional and local transportation needs through the year 2030 as required 
by OAR 660-012-0020(1). The analysis of system alternatives, needs and methodology that 
support this conclusion are found in the record for October 20, 2009. The adequacy if the 
transportation network system evaluation is included in the DKS and Associates Technical 
Memorandum #3, and associated documentation, dated July 5, 2007. 
6.4.7 Motor Vehicle Congestion Analysis 
OAR 660-012-0015(3)(a) Requires that local TSPs establish an adequate system of 
transportation facilities. During the development of A-Engrossed Ordinance No. 712, 
staff identified the local transportation needs facilities and services adequate for this 
amendment. This process was consistent with the development of the Washington County 
TSP. This need identification is included in the record for October 20, 2009. Facility 
identification and evaluation is included in the DKS and Associates Technical 
Memorandum #3, and associated documentation, dated July 5, 2007 and DKS and 
Associates Technical Memorandum #4, dated January 9, 2008. The motor vehicle 
performance used for this evaluation, are consistent with Table 1.2 of the RTP. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 41 of 65 
Part 6: 
URBAN GROWTH MANAGEMENT FUNCTIONAL PLAN (UGMFP) FINDINGS 
Section 3.07.810 of Title 8 of the UGMFP requires that county comprehensive plan 
changes be consistent with the UGMFP. The following A-Engrossed Ordinance No. 712 
findings have been prepared to address Titles 1, 3, 6, 7, 8 and 11 of the UGMFP for the 
North Bethany Subarea. 
Title 1 - Requirements for Housing and Employment Accommodations 
UGMFP policies in Title 1 seek ways to use urban land efficiently by increasing 
housing and employment capacity within the urban growth boundary through 
methods such as local zoning to accommodate development at higher densities in 
locations supportive of the transportation system. 
RESPONSE 
Metro brought the North Bethany Subarea into the UGB to increase capacity for 
residential development, namely by identifying the area as an Inner Neighborhood. In the 
Findings of Fact for Metro Ordinance 02-987A, Metro anticipated that the residential 
capacity of North Bethany would yield approximately 3,345 units (4.3 dwelling units per 
gross acre multiplied by 778 gross acres). This reflects anticipated capacity for both the 
North Bethany Subarea and the Arbor Oaks Subarea together. Through the concept 
planning process, the county anticipates that there will be capacity for a minimum of 
3,805 units for the combined subareas. This is based on two factors. The first is the 
minimum number of units required in the Arbor Oaks Subarea, according to the approved 
Master Plan for the area (land use decision Casefile 00-601-M), which is 545 units. The 
second is the UGMFP Title 11 planning requirement for a minimum of 10 units per net 
acre, which based on 326 net developable acres within the North Bethany Subarea, which 
yields 3,260 units. 
A more definitive minimum number of units for the North Bethany Subarea will be 
determined through a subsequent land use ordinance and in conjunction with the 
development of a Funding Strategy for needed transportation infrastructure. Through that 
process, the minimum could be as high as 12 units per acre, which would yield 3,912 
units over 326 net acres. The addition of the 545 minimum number units in Arbor Oaks 
would yield a combined total of 4,457 units. 
Both methodologies meet the capacity goals that Metro assumed during the expansion 
process, as documented in the Findings of Fact for Ordinance 02-987A. 
Note that A-Engrossed Ordinance No. 712 implements the Metro Title 11 requirement by 
applying interim protection measures designed to regulate development until permanent 
residential land use zones have been established. The limitation on urban uses within the 
FD-20 District for North Bethany lands added to the UGB in 2002 will remain until the 
completion of Title 11 planning and the adoption by the governing jurisdiction(s) of 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 42 of 65 
comprehensive plan amendments and land use regulations that are consistent with 
Section 3.07.1120 of the UGMFP. 
Title 3 - Water Quality and Flood Management 
UGMFP policies in Title 3 seek to protect the beneficial water uses and functions and 
values of resources within the Water Quality and Flood Management Areas by 
limiting or mitigating the impact on these areas from development activities and 
protecting life and property from dangers associated with flooding. 
RESPONSE 
Refer to Title 11, Sections 1120.G and H for A-Engrossed Ordinance No. 712 findings 
related to Title 3; these are addressed below in this document. 
Title 6 - Central City, Regional Centers, Town Centers and Station Communities 
UGMFP policies in Title 6 seek to enhance the Centers designated on 2040 Growth 
Concept Map by encouraging development in these Centers. Cities and counties are 
encouraged to site government offices in Centers and are required to report on the 
progress made in their Centers to Metro every two years. 
RESPONSE 
Metro Ordinance 02-987A did not bring North Bethany into the UGB for the purpose of 
establishing a Center. However, Metro Resolution 03-3369 endorses the objective of 
providing a Main Street or Neighborhood Center in the North Bethany Subarea, 
consistent with authority provided in Title 6 Section 620.A(5) for the analysis of 
Neighborhood Centers in Inner Neighborhoods. The North Bethany concept planning 
process for A-Engrossed Ordinance No. 712 included an analysis of providing a Main 
Street and small commercial nodes within the planning area as a means of providing a 
complement of daily uses for future residents. The analysis supported a recommended 
program of commercial uses in the North Bethany Subarea with a format and scale 
appropriate for the area and which is not in direct competition with the nearby Bethany 
Village. Additional ordinance findings for the planned commercial area are addressed 
below under Section 1120.F of Title 11. 
Title 7 - Housing Choice 
To increase the supply of affordable housing opportunities, the UGMFP calls for the 
adoption of voluntary affordable housing production goals. 
RESPONSE 
The affordable housing production goals for new urban areas are set forth in Title 11. 
More specifically, Title 11 specifies that 20% of ownership units and 20% of rental 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 43 of 65 
units should be affordable units. Refer below in this document to Title 11 Sections 
1120.D and E for A-Engrossed Ordinance No. 712 findings related to Title 7. 
Title 8 - Compliance Procedures 
Title 8 sets forth Metro's procedures for determining compliance with the UGMFP. 
Included in this Title are steps local jurisdictions must take to ensure that Metro has 
the opportunity to review amendments to Comprehensive Plans. 
RESPONSE 
Consistent with Title 8, Metro was sent a copy of proposed A Ordinance No. 712 on 
June 11, 2009 and a copy of A-Engrossed Ordinance No. 712 on October 9, 2009. The 
findings in this document demonstrate the amendments made by this ordinance are in 
compliance with the UGMFP. 
Title 11 - Planning For New Urban Areas 
Title 11 describes Metro's requirements for converting from rural to urban use of 
areas brought into the urban growth boundary. Title 11 includes requirements that the 
development of areas added to the UGB implement the Regional Framework Plan and 
the 2040 Growth Concept. 
RESPONSE 
A-Engrossed Ordinance No. 712 adopts a generalized Concept Plan and Comprehensive 
Plan amendments for the North Bethany Subarea. The adopted ordinance is intended as a 
foundation for guiding the development of additional implementation documents, such as 
Community Development Code provisions and funding strategies. A subsequent land use 
ordinance and a Funding Strategy will be presented to the Board of County 
Commissioners in 2010. 
The specific findings that are provided below address compliance with Title 11 at the 
adoption of A-Engrossed Ordinance No. 712, with the recognition that full compliance 
will be achieved through adoption of a subsequent land use ordinance. While full 
compliance is incomplete, A-Engrossed Ordinance No. 712 is consistent with Title 11. 
Where noted throughout the findings below, full compliance with some Title 11 
requirements is dependent upon a subsequent land use ordinance. 
Section 3.07.1120 Planning for Territory Added to the Urban Growth Boundary 
A. Specific plan designation boundaries derived from the general boundaries of design 
type designations assigned by the Council in ordinance adding the territory to the 
UGB. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 44 of 65 
Findings. Metro Ordinance No. 02-987A explains that the North Bethany planning area 
was brought inside the UGB to meet the identified regional need for housing. Attachment 
1 of Ordinance 02-987A shows the 2040 Growth Concept design types to be applied in 
North Bethany. This map shows that the entire North Bethany planning area is identified 
as an Inner Neighborhood with the exception of the length of Kaiser Road which is 
identified as a Corridor. In addition, Metro Resolution No. 03-3369A (item 1) calls for a 
Main Street or Neighborhood Center.1 
In the 2040 Growth Concept, Metro describes new neighborhoods as having an emphasis 
on smaller single-family lots, mixed uses and a mix of housing types including row 
houses and accessory dwelling units. There are two types of neighborhoods: Inner and 
Outer Neighborhoods. In contrast to Outer Neighborhoods, Inner Neighborhoods are 
slightly more compact with slightly smaller lots and more street connections. 
The North Bethany Concept Plan includes six residential land use designations which 
together will permit a mix of housing types on 512 gross residential acres. The remainder 
of the acreage is designated for land uses that support residential development and the 
needs of North Bethany residents, including parks, open spaces, a connective 
transportation network, and commercial and civic services (see Table 1). Of the 
residential land use designations, a greater percentage of the land area is designated low 
density residential, followed by medium density and then high density residential (see 
Table 2). 
The county has not amended CFP Policy 40 to reflect an Inner Neighborhood 
designation. However, it is explained in CFP Policy 40 that neighborhoods cover the 
areas that are not identified as any other design type. In addition, staff finds that the initial 
implementing documents reflect the intent of the Inner Neighborhood design type. 
1 Metro Resolution 03-3369A, objective number one calls for "a sufficient number of dwelling units to 
support retail commercial uses and civic uses (such as government offices, fire station, police station, town 
square, library, school, park, etc.) within the concept planning area along a Main Street as described in the 
Regional Framework Plan and/or in a Neighborhood Center as authorized in Tide 12 of the UGMFP, 
section 3.06.1230. " 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 45 of 65 
Table 1: North Bethany Concept Plan Acreages 
Based on Ordinance No. 712-A, October 2009 
Gross 
Concept Plan Designations Acres 
Residential 
Commercial 
512 
Low Density 1 (LDR-1) 145 
Low Density 2 (LDR-2) 146 
Medium Density 1 (MDR-1) 57 
Medium Density 2 (MDR-2) 96 
High Density (HDR) 58 
High Density Specialty (HDR-S) 10 
13 
Mixed Use Commercial 9 
Corner Commercial 4 
Institutional (INST)1 75 
Wetland2 91 
Other Non-Buildable Lands 
TOTAL 691 
ROW for Primary Streets3 115 
Local (48') 9 
Neighborhood Route (60') 40 
Collectors (78') 26 
Arterials (90') 11 
Arterials (98') 29 
ROW for Local Streets4 80 
Parks 43 
Community Park West 4 
Community Park East5 14 
Linear Park Abbey Creek5 6 
Linear Park Bethany Creek 4 
Park Blocks5 4 
Neighborhood Parks6 11 
Steep Slopes2 12 
Acreages subject to adjustment based on more accurate information 
3 Based on those streets shown on the Primary Streets and Core Design Elements Map 
4 Estimated rights of way for additional local streets (assumed 17%) 
5 Less Primary Streets rights of way 
6 Estimate based on low end of acreages specified in Neighborhood Design Elements (rights of way not 
subtracted) 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 46 of 65 
Table 2: North Bethany Gross Developable Residential Acreage 
Based on Ordinance No. 712-A, October 2009 
Concept Plan 
Designation 
Total 
Acres 
Existing 
Street 
ROW1 
Core 
Parks2 
Gross 
Developable 
Acreage 
Percentage 
of Gross 
Developable 
Acreage 
Percentage 
of Total by 
Category 
LDR-1 145 4 3 138 29% 60% 
LDR-2 146 2 1 143 30% 
MDR-1 57 1 1 56 12% 29% 
MDR-2 96 2 15 79 17% 
HDR 58 2 11 45 10% 
11% 
HDR-S 10 1 1 9 2% 
TOTALS 512 12 32 470 100% 100% T 
Existing street right of way was calculated for the following streets: Kaiser, Springville, Brugger and 185th. 
2 Core Park acreage subtracts Primary Streets right of way. 
As defined by Metro in the 2040 Growth Concept, Corridors are major streets that serve 
key transportation routes for people or goods. In lieu of a Corridor designation along 
Kaiser Road, CFP Policy 40 designates Kaiser Road as a Main Street, between Brugger 
Road and Road A. The proposed land use designations along the Main Street provide for 
mixed-use development with the opportunity for high density residential, commercial and 
retail services, and civic uses. The Kaiser Road cross section for the Main Street includes 
on-street parking, and the North Bethany Core Main Street Program Guide (to be 
developed) will require shallow building setbacks and pedestrian-scale design and 
amenities. 
The change from a Corridor to a Main Street designation continues to support the 
identification of Kaiser Road as a key transportation route while clarifying that Kaiser 
Road contains an important commercial node that is sized and located to meet the needs 
of residents in the North Bethany Subarea. The Main Street was located along Kaiser 
Road to take advantage of greater visibility. While not a Corridor designation, the Main 
Street design type implies that the area will be served by transit in the future; most likely 
from the south along Kaiser Road. 
Additionally, the Regional Street Design Overlay Map in Policy 6 of the TSP designates 
Kaiser Road as a Regional Boulevard Design Consideration. This designation applies to 
Kaiser Road between Springville Road to the northern Subarea boundary. This 
designation is intended to implement street design characteristics established by the 
Metro Regional Transportation Plan and the Metro publication entitled "Creating Livable 
Streets - Street Design Guidelines for 2040." 
Lastly, the Corridor designation that Metro applied to the entirety of Kaiser Road was 
impractical given capacity constraints and safety concerns on Kaiser Road north of "Road 
A." This portion of Kaiser Road leads to the county boundary where improvements 
beyond the UGB would be restricted to rural standards and where improvements within 
the UGB would not be feasible due to topography and stream crossing site constraints. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 47 of 65 
Removing the Corridor designation for this portion of Kaiser Road was deemed 
necessary in order to reflect the safety and capacity limits of the roadway. 
Conclusion. The North Bethany generalized land use designations comply with the Metro 
2040 Design Types, specifically to reflect the Inner Neighborhood, Corridor, and Main 
Street 2040 Design Types. The adopted North Bethany Subarea Plan is consistent with 
this Title 11 section. 
B. Provision for annexation to the district and to a city or any necessary service 
districts prior to urbanization of the territory or incorporation of a city or necessary 
service districts to provide all required urban services. 
Findings. The North Bethany Subarea is currently under the jurisdiction of Washington 
County and it will also be served by local service provider districts. In North Bethany, 
these service providers are Metro, Clean Water Services (sanitary and storm sewer), 
Tualatin Hills Park and Recreation District (parks, trails and open space), Tualatin Valley 
Water District (public water), Beaverton School District (public schools), Tualatin Valley 
Fire and Rescue (fire protection and emergency services), Enhanced Sheriff's Patrol 
District (law enforcement), Washington County Urban Road Maintenance District (local 
urban road maintenance), and Washington County Service District for Street Lighting 
(street lighting). The county oversees transportation infrastructure. Authority for 
providing services to North Bethany by the above service providers is established in CFP 
Policy 15, implementing strategy r). 
Prior to urbanization, provision of annexation to the above-named service districts is 
required pursuant to implementing strategy x of CFP Policy 1. Policy 1 identifies the 
criteria for removing the FD-20 District, namely that the service districts have adopted 
the necessary North Bethany infrastructure needs into their master plans and have 
adequate funding mechanisms to carry out the necessary infrastructure improvements. 
Conclusion. Amendments to CFP Policy 1 and Policy 15 establish adequate provisions 
for annexation to service districts prior to urbanization. The adopted North Bethany 
Subarea Plan is consistent with this Title 11 section. 
C. Provision for average residential densities of at least 10 dwelling units per acre of 
net vacant buildable land in zones in which residences are allowed, or other density 
prescribed by the Council in the ordinance adding the territory to the UGB. 
Findings. The land use designations on the North Bethany Concept Plan are generalized 
land uses that do not have minimum or maximum residential densities assigned to them. 
The initial implementation work assigned densities to the land use designations and 
preliminary infrastructure planning assumed an overall capacity of 5,000 units. However, 
testimony at public hearings did not support the proposed densities, and the Planning 
Commission and Board of County Commissioners directed staff to consider lower 
densities. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 48 of 65 
Conclusion. Staff will work with stakeholders in the fall and winter of 2009-2010 to 
develop minimum and maximum densities for each of the generalized land use 
designations. 
Density will be calculated using the county's methodology which is based on gross 
density (Table 2), while keeping in mind the Metro minimum requirement of 10 dwelling 
units per acre is based on net vacant buildable land. The acreages shown in Table 3 will 
be used as a basis for ensuring that the residential program has a minimum of 10 units per 
net developable residential acre. Table 3 shows that 326 net acres will be available to 
build housing (acreage was subtracted for streets, parks, steep slopes and other non-
buildable and non-residential areas). Otak's buildable lands analysis, and the subsequent 
housing variety program, was based on 291 net acres (405 net acres less Arbor Oaks) 
(Otak, Housing Variety Memo, September 10, 2007). 
Table 3: North Bethany Net Developable Residential Acreage 
Based on Ordinance No. 712-A, October 2009 
Concept 
Plan 
Designation 
Total 
Acres 
Primary 
Streets 
ROW 
All 
Parks1 
> 25% 
slopes 
Local 
Street 
ROW2 
Net 
Developable 
Acres 
Percentage 
of Net 
Residential 
Area 
Percentage 
of Total by 
Category 
LD-1 145 11 6 12 20 96 29% 61% 
LD-2 146 16 7 0 21 103 31% 
MD-1 57 8 1 n/a 8 40 12% 28% 
MD-2 96 17 16 n/a 11 52 16% 
HDR 58 12 11 n/a 6 29 9% 
11% 
HDR-S 10 2 1 n/a 1 6 2% 
TOTALS 512 66 42 12 67 326 100% 100% 
park acreage sited in the neighborhood design elements (right of way not subtracted). 
Assumed 17% of acreage required for local streets. Percentage is calculated by first subtracting the primary streets ROW, 
parks and 25% slopes from the total acres column. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 49 of 65 
D. Demonstrable measures that will provide a diversity of housing stock that will fulfill 
needed housing requirements as defined by ORS 197.3032. Measures may include, but 
are not limited to, implementation of recommendations in Title 7 of the Urban Growth 
Management Functional Plan. 
Findings. As defined by ORS 197.303, needed housing means housing types determined to 
meet the need shown for housing within an urban growth boundary at particular price 
ranges and rent levels. It also means, but is not limited to, attached and detached single-
family housing and multi-family housing for both owner and renter occupancy, government 
assisted housing, mobile home or manufactured dwelling parks, and manufactured homes 
on individual lots planned and zoned for single-family residential use. 
The housing need in North Bethany was determined during the initial planning process, 
through stakeholder and developer interviews, preparation of a market strategy (strategic 
program), and feedback from a Housing Focus Group assembled to develop tools and 
strategies to achieve affordable housing objectives. The interviews, strategic program, 
and focus group yielded information about needed housing in North Bethany over the 
near term and long term. 
The demographics analysis included in the strategic program suggests that: 
• Households likely to move to North Bethany in the short term are primarily 
college-educated working professionals in business and management, younger 
head of household in the age range of 25 to 45, married, and with incomes above 
$50,000 (median household income of $80,000 to $85,000). 
• The households are primarily families (closely related, typically parents and their 
children) with an average household size of 2.73 and family size of 3.21 person. 
• In nearby Bethany neighborhoods a majority (70%) of the housing supply is 
owner-occupied. 
2 197.303 "Needed housing" defined. (1) As used in ORS 197.307, until the beginning of the first periodic 
review of a local government's acknowledged comprehensive plan, "needed housing" means housing types 
determined to meet the need shown for housing within an urban growth boundary at particular price ranges 
and rent levels. On and after the beginning of the first periodic review of a local government's 
acknowledged comprehensive plan, "needed housing" also means: 
(a) Housing that includes, but is not limited to, attached and detached single-family housing and 
multiple family housing for both owner and renter occupancy; 
(b) Government assisted housing; 
(c) Mobile home or manufactured dwelling parks as provided in ORS 197.475 to 197.490; and 
(d) Manufactured homes on individual lots planned and zoned for single-family residential use that are 
in addition to lots within designated manufactured dwelling subdivisions. 
(2) Subsection (1)(a) and (d) of this section shall not apply to: 
(a) A city with a population of less than 2,500. 
(b) A county with a population of less than 15,000. 
(3) A local government may take an exception to subsection (1) of this section in the same manner that 
an exception may be taken under the goals. [1981 c.884 §6; 1983 c.795 §2; 1989 c.380 §1] 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 50 of 65 
• Compared with the rest of Washington County, incomes and household sizes are 
higher than the rest of the county. Households are 11 percent larger than the 
average Oregon household of 2.46 persons per household. 
• The racial mix is primarily white and projections for 2011 forecast that 21.1 
percent will be Asian and 5.4 percent Hispanic. 
• The foreign-born market is large. Those moving to this area are families, of East 
Asian and East Indian descent, under the age of 35, working in the high tech 
industry, with higher incomes than most in their age bracket, and seeking first 
time or move-up single-family homes in the $400,000 to $500,000 range. 
• Over the long-term, opportunities exist in the area for changing demographics 
over time, considering proximity to the college, to rural lands, and the overall 
aging of America. 
The Strategic Program concluded that creating a diverse community with a variety of 
housing types will affect the population that moves to the area; depending on how much 
multi-family product of condominiums, apartments, senior and student housing are 
included in the final program. 
In addition to the Strategic Program, the Affordable Housing Report for North Bethany 
provided an overview of anticipated wages for employers in the North Bethany and 
Bethany areas. Assuming that people who work in North Bethany will live in North 
Bethany, these wages provide an indication of the housing need. According to the 
Affordable Housing Report, there is a vast difference between the housing market in 
Bethany and affordability relative to those employed in Bethany. While approximately 
75% of households in Bethany earned more than $50,000 per year (57% of households 
earned more than $75,000 per year), existing and anticipated employment opportunities 
show that a majority of households earn less than 80% of median family income (MFI). 
Table 4 shows that 78% of employees in the North Bethany area and the Bethany Village 
Town Center earn or are anticipated to earn less than 80% MFI (80% MFI is the upper 
income considered in the Affordable Housing Report). 
Table 4: Employees Earning Less than the Area Median Family Income 
Employment 
Center 
PCC Rock 
Creek 
Elementary 
Schools 
Bethany 
Village 
Mixed Use 
& Corner 
Commercial Totals 
Full time 
Employees 239 191 503 168 1101 
60% or less 97 (41%) 42 (22%) 360 (72% 147 (88%) 646 (59%) 
80% or less 122 (51%) 188 (97%) 388 (77%) 161 (96%) 859 (78%) 
The Strategic Program suggested that development scenarios should acknowledge that 
almost the entire developable property within the study area is owned or optioned to a 
very limited number of local homebuilders and developers. These homebuilders have 
specific housing products they like to build, such as single-family homes and townhomes 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 51 of 65 
that are primarily fee simple sales rather than sales of condominiums. Developers are not 
opposed to incorporating other housing types (e.g., apartments, senior housing, affordable 
housing, condominiums, live-work, stacked units, student housing), and they are 
interested to see how and where such program elements may be defined, as it will affect 
their individual plans and timing, physically and financially. 
The generalized land use designations were developed to establish a framework for land 
use districts that will accommodate a variety of housing products while respecting the 
immediate market for detached single-family homes serving active families and a portion 
of the immediate housing mix to serve either smaller households or families that select a 
lesser price attached townhome or rowhouse product. The generalized land use 
designations are also intended to provide variety to comply with the Metropolitan 
Housing Rule, which requires the county to provide the opportunity for at least fifty 
percent attached units. 
197.303.1(a-d) specifies the types of housing categorized as "needed housing." The 
county currently addresses the needed housing provision through identification of 
permitted uses in each of the land use districts. Since the land use districts have not been 
established for the adopted North Bethany Subarea Plan, the county is not in compliance 
with this section. A subsequent land use ordinance will identify land use districts and the 
associated housing types, including those specified in 197.303.1(a-d). 
Conclusion. The county will not be in full compliance with this section until establishing 
minimum and maximum densities and identifying permitted housing types. 
E. Demonstration of how residential developments will include, without public subsidy, 
housing affordable to households with incomes at or below area median incomes for 
home ownership and at or below 80 percent of area median incomes for rental as 
defined by U.S. Department of Housing and Urban Development for the adjacent 
urban jurisdiction. Public subsidies shall not be interpreted to mean the following: 
density bonuses, streamlined permitting process, extensions to the time at which 
systems development charges (SDCs) and other fees are collected, and other exercises 
of the regulatory and zoning powers. 
Findings. The North Bethany Subarea Plan was developed to comply with Metro 
Resolution 03-3369A, item 5, while acknowledging the UGMFP requirement to provide 
the affordable housing without public subsidy, as public subsidy is defined in the 
UGMFP. Item 5 of the Metro Resolution states: 
With the assistance of non-profit and for-profit housing developers interested in 
developing in the area, as well as federal, state and local agencies and organizations 
involved in enabling the provision of affordable housing, provide at least 20% of 
ownership housing units developed in the area at prices affordable to households at or 
below 80% of median income, and at least 20% of rental housing units developed in the 
area at rent levels affordable for at least 30years to households at or below 60% of 
median income. The City of Beaverton and Metro will implement this objective through 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 52 of 65 
communication and negotiation with property owners, developers and affordable housing 
providers; through the provision of incentives; and through other non-regulatory tools. 
During the concept planning phase, the county convened a Housing Focus Group to 
develop recommended strategies that would comply with the Metro Resolution. The 
Housing Focus Group was led by a consultant, Sam Galbreath, and included county staff 
from Housing Services and the Office of Community Development, an employee from 
Oregon Housing and Community Services, local non-profit developers that specialize in 
developing affordable housing, and organizations that fund affordable housing. After 
convening for three meetings, the Housing Focus Group approved the strategies outlined 
by Sam Galbreath in the Affordable Housing Report (dated July 2007). 
The Affordable Housing Report outlines a strategy for achieving the Metro Resolution 
objectives. The strategy calls for two general approaches: 
1. Market Rate Units Targeting Lower Price Points and Flexible Land use Regulation 
The Affordable Housing Report indicates that market rate owner-occupied products 
may be constructed in North Bethany which could be sold at prices affordable to the 
target buyer. A comparison of 2007 sale prices in the Bethany area with the 
purchasing power of the qualified home buyers showed that area developers build 
townhomes that are affordable for the target household income categories. Current 
interest rates and standard lending practices were used as guidelines to extrapolate 
typical home prices affordable for the target household income categories. 
2. Program Approaches Using Tax Abatement and Reduced Land Costs 
This approach anticipates that developers build market-rate housing with the purchase 
and rental costs reduced by applying a variety of financing and land acquisition tools. 
This strategy is the only realistic way to reach the target rental population. Tools 
include interest rate reductions, tax abatement and community land trust. Developers 
are also eligible for tax credits for qualifying projects. Each of the tools cost money 
and the applicability is contingent upon market conditions, coordination among county 
departments and partnerships either between the public and private sectors or between 
private developers and non-profits that specialize in developing, constructing or 
lending affordable housing. 
Both approaches include recommendations to increase flexibility of land use standards 
including reduced parking requirements, form-based codes, and developing complete 
communities with access to transit and services. 
In both approaches, housing units are expected to be distributed throughout the Subarea 
and integrated with market rate units. However, for the first approach units may be more 
common in low and medium density areas. For the second approach, priority could be 
placed on supporting housing in the high density core along the park blocks. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 53 of 65 
The two approaches outlined above satisfy the Metro Resolution objectives as follows: 
Communication and Negotiation with Property Owners, Developers and Affordable 
Housing Providers 
Establishing a community land trust and providing potential qualified renters and 
homebuyers with financing options will require partnerships among property owners, 
developers, affordable housing providers, and homeownership education providers. The 
county is working with local non-profit organizations that specialize in land trusts, home 
ownership education and financing for qualified renters and buyers. The county 
anticipates continuing to build on these initial communications to build partnerships in 
support of the affordable housing objectives. 
The Affordable Housing Report anticipated that a Community Land Trust's capacity to 
work in North Bethany would be financially supported by a funding mechanism applied 
to development in North Bethany (e.g., tax increment financing, county service district). 
The North Bethany Funding Strategy has been presented to the Board and will be 
developed further. Funding from the county to support a land trust in North Bethany is 
dependent on the outcome of this North Bethany Funding Strategy. 
Provision of Incentives 
Incentives include financial incentives and code incentives such as: lowering parking 
ratios, density bonuses, streamlined permitting process, deferral of fees, a reduction in 
SDC fees, and voluntary inclusionary zoning. In conjunction with stakeholders, the 
county plans to continue working on the Funding Strategy and Community Development 
Code (CDC), and, where feasible, incorporate the incentives identified in the Affordable 
Housing Report. 
Non-Regulatory Tools 
The financing approach is a set of non-regulatory tools which combines the Community 
Land Trust model (a proposed outcome of the communication and negotiation strategy) 
with existing and proposed financing tools (Oregon Bond Program and existing and 
proposed tax abatement programs). 
Community Planning 
In addition to the aforementioned implementation strategies explicitly stated in the Metro 
Resolution, the Affordable Housing Report recommends a number of land use strategies 
that were considered during the community planning phase of work. This included 
creating a framework for complete communities (locating commercial and retail services, 
parks and future transit opportunities within walking distance of housing) and 
establishing a Main Street area that reflects Metro's 2040 Growth Concept design types. 
Locating a variety of housing types within a quarter mile of commercial services and at 
densities to support transit is integral to the North Bethany Subarea Plan. 
Achieving 20% Targets 
The two approaches are intended to meet the 20% requirements for ownership and rental 
housing. The Affordable Housing Report used the housing capacity analysis prepared 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 54 of 65 
during the concept planning phase, which was based on current working assumptions 
regarding total number and mix of units (anticipated between 4,710 and 5,928 total). 
Table 5 summarizes the affordable housing targets which are based on the approximate 
anticipated number of units. Note that these numbers are subject to change through the 
fall 2009/winter 2010 work. 
Table 5: Affordable Housing Targets for Owner and Rental Housing 
Ownership* Rental** Total 
Minimum # of units (20%) 786 156 942 
Maximum # of units (20%) 836 364 1200 
Median Income *** $ 54,320 per year (80%) $ 40,740 per year (60%) 
* For the purposes of the Affordable Housing Report, it was assumed that ownership units are 
those designated as low and medium density housing (those designations zoned primarily for 
single family detached and attached housing). 
** For the purposes of the Affordable Housing Report, it was assumed that rental units are those 
designated as High and Specialty High density (those designations zoned primarily for multi-
family housing). 
*** Percentages of median family income are based on the HUD Portland Area Median Income as 
of February 2006, which was $67,900 per year. 
The Affordable Housing Report recommended that the financing strategies and revenue 
would provide 10% of the units. The other 10% would be met through development 
incentives, public private partnerships and through the sale of units priced at the lower 
end of the market. The Affordable Housing Report noted that developers build a market 
rate product that would be affordable to those earning 80% MFI for ownership housing. 
This product is typically represented by townhomes, which will be a permitted housing 
type in North Bethany. 
Of the tools mentioned in Metro Resolution No. 03-3369A, the North Bethany Subarea 
Plan and Affordable Housing Report address communication and negotiation with 
property owners, developers and affordable housing providers. The provision of 
incentives through increased flexibility of land use standards has not been addressed at 
this time, as CDC amendments are not proposed for the October 2009 ordinance (A-
Engrossed Ordinance 712). Flexibility in land use standards can be developed through the 
fall 2009/winter 2010 work program. Additional work will continue to create the public-
private partnerships and communication among market-rate and affordable housing 
providers. 
Conclusion. The adopted North Bethany Subarea Plan is not consistent with this section 
of Title 11 and Metro Resolution 03-3369A. While the county has established the 
foundation for public-private partnerships and identified implementation opportunities, 
the county will continue to refine the implementation through a subsequent land use 
ordinance and consider funding strategies. A subsequent land use ordinance will address 
recommendations for a variety of housing types and densities, and may include incentives 
in the CFP and/or CDC. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 55 of 65 
F. Provision for sufficient commercial and industrial development for the needs of the 
area to be developed consistent with 2040 Growth Concept design types. Commercial 
and industrial designations in nearby areas inside the Urban Growth Boundary shall 
be considered in comprehensive plans to maintain design type consistency. 
Findings. The North Bethany UGB expansion area was designated for residential 
development and there are no commercial and industrial design types within North 
Bethany, as shown in Metro Ordinance No. 02-987A. Metro Resolution 03-3369A 
includes an item (Item 1) that calls for mixed use opportunities within North Bethany, via 
a Main Street or Neighborhood Center. Item 1 references Title 12 of the UGMFP, section 
3.06.1230 (sic).3 
Leland Consulting Group conducted a study of commercial viability in North Bethany 
(Leland Consulting Group and Otak, North Bethany Strategic Program for Residential 
and Commercial Development, December 2006). The Strategic Program considered the 
proximity of other commercial areas in the vicinity, including lands identified as 
commercial lands within nearby 2040 Growth Concept design types (such as the Bethany 
Village Town Center). The Leland report found that a limited amount of commercial 
development can be supported by the anticipated number of 5,000 housing units in North 
Bethany. Consistent with the report findings, North Bethany includes a Mixed Use 
Commercial area along Kaiser Road of approximately 6 acres and four Corner 
Commercial "nodes" that are approximately 1-acre each. These lands are designated for 
commercial uses in order to complement the residential development and create complete 
communities. The Mixed Use Commercial area coincides with the Main Street 
designation along Kaiser Road. 
Conclusion. A-Engrossed Ordinance 712 does not make changes to the CDC to address 
provisions of UGMFP Section 3.07.1230 as it relates to limiting the square footage of 
buildings in the commercial designations shown on the North Bethany Concept Plan. 
During the second phase the county will review Metro UGMFP Title 6 and Title 12 along 
3 UGMFP: 3.07.1230 Access to Commercial Services 
A. In order to reduce air pollution and traffic congestion, and to make commercial retail services more 
accessible to residents of Inner and Outer Neighborhoods, a city or county may designate in its 
comprehensive plan and land use regulations one or more Neighborhood Centers within or in close 
proximity to Inner and Outer Neighborhoods to serve as a convenient location of commercial services. 
B. To ensure that commercial development serves the needs of the residents of Inner and Outer 
Neighborhoods but does not generate excessive traffic, noise or air pollution, a city or county that 
designates a Neighborhood Center shall adopt limitations on the scale of commercial services in 
Neighborhood Centers. In a Neighborhood Center, a city or county shall not approve: 
1. A commercial retail use with more than 20,000 square feet of gross leasable area in a single 
building; or 
2. Office commercial uses with more than 10,000 square feet of gross leasable area in a single 
building or on a single lot or parcel. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 56 of 65 
with public testimony related to concerns about potential adverse impacts to the Bethany 
Village Town Center associated with additional commercial zonings in North Bethany. In 
addition, the review will consider any changes to the number of anticipated housing units 
that may result from a revised housing capacity analysis. 
G. A conceptual transportation plan consistent with the applicable provision of the 
Regional Transportation Plan, Title 6 of the Urban Growth Management Functional 
Plan, and that is also consistent with the protection of natural resources either 
identified in acknowledged comprehensive plan inventories or as required by Title 3 of 
the Urban Growth Management Functional Plan. The plan shall, consistent with OAR 
660, Division 11, include preliminary cost estimates and funding strategies, including 
likely financing approaches. 
Findings. Refer to the county's RTP findings for findings of fact for the RTP and Metro 
UGMFP Title 6. The conceptual transportation plan is consistent with the county's 
adopted Goal 5 program and UGMFP Title 3, as implemented through Clean Water 
Services Design and Construction Standards. 
An addendum to the Public Facilities Plan (PFP) will be presented for consideration by 
the Board as part of a subsequent land use ordinance for North Bethany. The PFP will 
include preliminary cost estimates and funding strategies for needed transportation 
facilities. In addition, two funding documents are being considered alongside the 
comprehensive plan amendments: a North Bethany Transportation System Development 
Charge and a North Bethany Funding Strategy. The Board will consider a revised 
Funding Strategy in conjunction with subsequent comprehensive plan amendments 
anticipated for the 2010 ordinance season. 
Conclusion. The comprehensive plan amendments comply with the RTP and Title 3 and 
Title 6 of the UGMFP. The North Bethany SDC and Funding Strategy address provisions 
of OAR 660, Division 11, and the county will be in full compliance with OAR 660, 
Division 11 after completion of the second phase of work when the county will adopt 
PFP amendments and the Funding Strategy. 
H. Identification and mapping of areas to be protected from development due to fish 
and wildlife habitat protection, water quality enhancement and mitigation, and natural 
hazards mitigation, including, without limitation, all Habitat Conservation Areas, 
Water Quality Resource Areas and Flood Management Areas. A natural resource 
protection plan to protect fish and wildlife habitat, water quality enhancement areas, 
and natural hazard areas shall be completed as part of the comprehensive plan and 
zoning for lands added to the Urban Growth Boundary prior to urban development. 
The plan shall include zoning strategies to avoid and minimize conflicts between 
planned future development and the protection of Habitat Conservation Areas, Water 
Quality Resource Areas, Flood Management Areas, and other natural hazard areas. 
The plan shall also include a preliminary cost estimate and funding strategy, including 
likely financing approaches, for options such as mitigation, site acquisition, 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 57 of 65 
restoration, enhancement, and easement dedication to ensure that all significant 
natural resources are protected. 
Findings. Fish and wildlife habitat protection is achieved through application of the 
acknowledged Tualatin Basin Goal 5 program, which encompassed existing county Goal 
5 designations and Clean Water Services Water Quality Sensitive Areas and vegetated 
corridors. Some additional Goal 5 resources were inventoried through the planning 
process, including wetlands and open space areas. 
Conclusion. A subsequent land use ordinance will address the ESEE analysis and program 
decision necessary to make a Post Acknowledgment Plan Amendment with respect to 
wetlands and open space areas in North Bethany. Findings are not complete and 
compliance with section H not satisfied until adoption of a subsequent land use ordinance. 
I. A conceptual public facilities and services plan for the provision of sanitary sewer, 
water, storm drainage, transportation, parks and police and fire protection. The plan 
shall, consistent with OAR Chapter 660, Division 11, include preliminary cost 
estimates and funding strategies, including likely financing approaches. 
Findings. The planning process included development of conceptual plans for sanitary 
sewer, storm drainage, parks, transportation, fire protection and water services. 
Applicable service providers are incorporating these plans and cost estimates into their 
respective master plan documents. In addition, the county is preparing an addendum to 
the PFP that will specify public facilities and services provisions for North Bethany along 
with likely financing mechanisms. In the meantime, Policy 15 of the Comprehensive 
Framework Plan for the urban area designates the responsible service provider and adopts 
maps of necessary infrastructure required for each of the providers to include in their 
respective master plans. 
Conclusion. The addendum to the PFP will be addressed as part of a subsequent land use 
ordinance. Until completion of the PFP, the North Bethany Subarea Plan is not in 
compliance with Section I of UGMFP Title 11. 
J. A conceptual school plan that provides for the amount of land and improvements 
needed, if any, for school facilities on new or existing sites that will serve the territory 
added to the UGB. The estimate of need shall be coordinated with affected local 
governments and special districts. 
Findings. The North Bethany area is within the Beaverton School District (BSD) service 
boundary. BSD has already purchased the anticipated amount of land necessary for the 
school district in this area. There are two sites designated as Institutional on the North 
Bethany Concept Plan for future elementary schools. 
Note that a third school site is located in the Arbor Oaks Subarea. UGMFP Title 11 
findings were addressed as part of Washington County Ordinance No. 546 (1999). 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 58 of 65 
Conclusion. The Beaverton School District has identified the need, and selected suitable 
sites, for two additional schools in North Bethany. The county is in compliance with 
Section J of Title 11. The county and BSD continue to discuss the precise configuration 
of the school site for the easternmost property with respect to perimeter road alignments 
(see study area depicted on the North Bethany Concept Plan). Additional discussion is 
warranted in order to ensure adequate pedestrian and transportation connections to the 
northeast corner of the Subarea. 
K. An urban growth diagram for the designated planning area showing, at least, the 
following, when applicable: 
1. General locations of arterial, collector and essential local streets and 
connections and necessary public facilities such as sanitary sewer, storm 
sewer and water to demonstrate that the area can be served; 
2. Locations of steep slopes and unbuildable lands including but not 
limited to wetlands, floodplains and riparian areas; 
3. Location of Habitat Conservation Areas; 
4. General locations for mixed use areas, commercial and industrial lands; 
5. General locations for single and multi-family housing; 
6. General locations for public open space, plazas and neighborhood 
centers; and 
7. General locations or alternative locations for any needed school, park 
or fire hall sites. 
Findings. The North Bethany Concept Plan served as the urban growth diagram during 
the planning process. The Concept Plan shows general locations for Primary Streets, 
steep slopes, unbuildable lands (including HCAs), non-residential and residential 
locations, open spaces and plazas, and schools, parks and fire halls. CFP Policy 15 
(A-Engrossed Ordinance No. 712, Exhibit 12) shows the locations necessary for public 
facilities. TSP Policy 10 (A-Engrossed Ordinance No. 712, Exhibit 8, page 2) includes a 
Functional Classification System map for the street network (Primary Streets plus 
additional Neighborhood Routes north of Road A that are not on the Primary Street map -
see A-Engrossed Ordinance No. 712, Exhibit 3, Page 3). 
Conclusion. The North Bethany Concept Plan Diagram and associate CFP and TSP maps 
illustrate 1 through 7 above. Through development of a subsequent land use ordinance 
the county will address whether additional local streets need to be added as essential local 
streets. The county is not in compliance with Section K of UGMFP Title 11. 
L. The plan amendments shall be coordinated among the city, county, school district 
and other service districts. 
Findings. The county has been coordinating with urban service districts throughout the 
planning process. The local service districts participated through the Technical 
Advisory Committee and/or the Stakeholder Work Group over the course of a two-year 
planning process. Consistent with state land use planning goals, the county provides 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 59 of 65 
notice of the North Bethany implementing ordinances to the surrounding cities and 
local service districts. 
Conclusion. The North Bethany Subarea was developed in concert with a Stakeholder 
Work Group and Technical Advisory Committee, wherein service districts were 
represented. In addition, the county has met with service districts outside of the SWG and 
TAC meetings to finalize details and continue implementation. The county is in 
compliance with Section L of Title 11. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 60 of 65 
Part 7: 
FINDINGS FOR METRO ORDINANCE NO. 02-987A (Exhibit B - Conditions 
on Addition) 
1. Washington County, or upon annexation of the area to the City of Beaverton, the city 
shall complete the planning required by Metro Code Title 11, Urban Growth 
Management Functional Plan, section 3.07.1120 ("Title 11 planning") for Study Areas 
84, 85, 86 and 87 (partial) within two years following the effective date of this ordinance. 
Findings. A-Engrossed Ordinance No. 712 adopts a concept for North Bethany that 
represents a preliminary stage of planning for North Bethany. Ordinance No. 712-A 
provides a basis for subsequent work to address implementation mechanisms and funding 
for transportation infrastructure. Ordinance No. 712-A therefore provides only partial 
compliance with UGMFP Title 11. 
Conclusion. Without adoption of all implementing amendments, the county is not in 
compliance with this condition. The county's continued work will include finalizing 
growth management policies, writing CDC language, adopting an addendum to the PFP, 
and adopting a North Bethany Funding Strategy. 
2. The city or county with land use planning responsibility for the site shall apply the 
2040 Growth Concept design types shown on Attachment 1 to this ordinance to the 
planning required by Title 11. 
Findings and Conclusion. Refer to Title 11 Compliance findings, Section A. 
3. The city or county with land use planning responsibility for the study area included 
in the UGB shall apply interim protection standards in Metro Code Title 11, UGMFP, 
section 3.07110, to the study area. 
Findings. CFP Policy 18 prescribes the development standards of the Future 
Development 20 acre District (FD-20) designation that is applied to lands within North 
Bethany. CFP Policy 1 includes a new Implementing Strategy x that explains the 
necessary criteria for removing the FD-20 designation. In short, the new urban land use 
designations may be applied once it can be demonstrated that planned urban service 
infrastructure has been provided or otherwise assured, as appropriate. Additionally, the 
cover ordinance for A-Engrossed Ordinance 712 specifies that urban development 
following the North Bethany Concept Plan is not permitted until an additional 
implementation ordinance finalizing compliance with Title is adopted in 2010. 
Conclusion. The county's CFP Policies 1 and 18 address interim protection standards 
under the county's FD-20 District. The county is in compliance with Condition on 
Addition No. 3. 
4. The city or county with land use planning responsibility for the Beaverton School 
District elementary school site shall adopt provisions in its comprehensive plan and 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 61 of 65 
zoning regulations to limit development on the school site to public school facilities and 
other development necessary and accessory to the public school use, and public park 
facilities and uses identified in the conceptual school plan required by Title 11, 
subsection 3.07.11201. 
Findings. The two school sites owned or optioned by the Beaverton School District have 
a proposed Institutional land use designation. These lands are currently owned by the 
Beaverton School District and subject to the school district's development plans. In 
addition, Neighborhood Design Elements specify that the locations are intended for 
school uses by BSD. 
Note that a third school site is located in the Arbor Oaks Subarea. UGMFP Title 11 findings 
were addressed with the adoption of Washington County Ordinance No. 546 (1999). 
Conclusion. The generalized land use designations, Subarea Neighborhood Design 
Elements, and ownership by BSD of the school sites secures each of the three 10-acre 
parcels for use by BSD for school uses. The county is in compliance with Condition on 
Addition No. 4. 
5. In Title 11 planning, the city or county with land use planning responsibility for Study 
Areas 84, 85, 86, and 87 (partial) shall recommend appropriate long-range boundaries 
for consideration by the Council in future expansion of the UGB or designation of urban 
reserves pursuant to 660 Oregon Administrative Rules Division 21. 
Findings. The county, in cooperation with Metro and local jurisdictions, is participating 
in the Urban and Rural Reserves planning process. In conjunction with that planning 
process, the county has considered potential future expansion of the UGB or designation 
of urban reserves to the west. Amendments to the Transportation System Plan (Policy 10) 
reflect this consideration with the identification of a study area for potential future 
extension of the proposed new east-west arterial (Road A). In addition, the sewer trunk 
line planned to serve the majority of this expansion area is aligned to take advantage of 
efficiencies given the potential for future westward urbanization. 
Conclusion. The county is in compliance with Condition on Addition No. 5. 
6. In Title 11 planning, the city or county with land use planning responsibility for 
Study Areas 84, 85, 86, and 87 (partial) shall adopt provisions in its comprehensive 
plan and zoning regulations - such as setbacks, buffers and designated lanes for 
movement of slow-moving farm machinery - to ensure compatibility between urban 
uses in an included study area and agricultural practices on adjacent land outside the 
UGB zoned for farm or forest use. 
Findings. North Bethany is bordered by agricultural lands on the east, north and west. As 
discussed in findings for Metro Ordinance No. 02-987A, Abbey Creek and the adjoining 
floodplain/riparian zone form a substantial natural buffer separating the Bethany area 
from the resource land and existing rural neighborhoods to the north. A powerline 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 62 of 65 
corridor buffers urban uses on the southern portion of the eastern boundary. The 
boundary in the northeastern corner is generally not buffered by natural resource lands. 
For this area, the county will continue to consider how to ensure compatibility between 
urban uses and farm and forest use in a subsequent land use ordinance. 
Conclusion. The county is not in compliance with Condition on Addition No. 6. As part 
of a subsequent land use ordinance, the development of specific development standards 
will continue to be considered as reasonable measures to minimize potential conflicts. 
7. The conceptual transportation plan required by Title 11, subsection 3.07.1120F for 
the area shall provide for bicycle and pedestrian access to and within the school site 
from the surrounding area designated for residential use. 
Findings. The proposed street network and trail system includes a network of on-street and 
off-street trails as well as bicycle lanes that connect with the school district sites. The Park, 
Trails and Pedestrian Connections map for the North Bethany Subarea (Bethany Community 
Plan) shows the off-street pedestrian routes and preferred on-street pedestrian connections. 
At least one or both of these types of pedestrian trails lead to the school sites. The off-street 
pedestrian routes will allow bicycle access consistent with THPRD standards. In addition, all 
road cross-sections require sidewalks ranging between 5 feet and 8 feet wide. 
Conclusion. The North Bethany Subarea comprehensive plan amendments provide 
bicycle and pedestrian access to and within the school sites. The county is in compliance 
with Condition on Approval No. 7. 
8. In the application of statewide planning Goal 5 (Natural Resources, Scenic and 
Historic Areas, and Open Spaces) to Title 11 planning, Washington County or the City 
of Beaverton shall comply with those provisions of Title 3 of the UGMFP 
acknowledged by the Land Conservation and Development Commission ("LCDC") to 
comply with Goal 5. If LCDC has not acknowledged those provisions of Title 3 
intended to comply with Goal 5 within four years following the effective date of this 
ordinance Washington County or the city of Beaverton shall consider any inventory of 
regionally significant Goal 5 resources adopted by resolution of the Metro Council in 
the county's Goal 5process. 
Findings. Fish and wildlife habitat protection is achieved through application of the 
acknowledged Tualatin Basin Goal 5 program, which encompassed existing county Goal 
5 designations and Clean Water Services Water Quality Sensitive Areas and vegetated 
corridors. Some additional Goal 5 resources were inventoried through the planning 
process, including wetlands and open space areas. 
Conclusion. A subsequent land use ordinance will address the ESEE analysis and 
program decision necessary to make a Post Acknowledgment Plan Amendment with 
respect to wetlands and open space areas in North Bethany. Findings are not complete 
and compliance with Condition on Approval No. 8 not satisfied until adoption of a 
subsequent land use ordinance. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 63 of 65 
Part 8: 
FINDINGS FOR METRO RESOLUTION 03-3369A (Endorsements) 
1. Sufficient number of units to support retail commercial and civic uses along a Main 
Street and/or a Neighborhood Center, per Title 12 of the UGMFP, section 3.06.1230, 
which states the following: 
3.07.1230 Access to Commercial Services 
A. In order to reduce air pollution and traffic congestion, and to make 
commercial retail services more accessible to residents of Inner and Outer 
Neighborhoods, a city or county may designate in its comprehensive plan and 
land use regulations one or more Neighborhood Centers within or in close 
proximity to Inner and Outer Neighborhoods to serve as a convenient location 
of commercial services. 
B. To ensure that commercial development serves the needs of the residents of 
Inner and Outer Neighborhoods but does not generate excessive traffic, noise 
or air pollution, a city or county that designates a Neighborhood Center shall 
adopt limitations on the scale of commercial services in Neighborhood Centers. 
In a Neighborhood Center, a city or county shall not approve: 
1. A commercial retail use with more than 20,000 square feet of gross 
leasable area in a single building; or 
2. Office commercial uses with more than 10,000 square feet of gross 
leasable area in a single building or on a single lot or parcel. 
Findings. The North Bethany Subarea includes a Main Street 2040 Design Type 
designation along Kaiser Road, to act as a neighborhood center. The Main Street consists 
of six acres of land designated for mixed use commercial and a civic site. The generalized 
land use designations immediately adjacent to the Main Street are intended to have the 
highest residential densities in the Subarea. A series of Park Blocks extends to the west 
which continues high density along a natural ridge. 
Conclusion. The permitted uses for North Bethany have yet to be defined in the CDC. 
Until this occurs to restrict the square footage of a single commercial use to the square 
footage identified in 3.07.1230, the county is not in compliance with this endorsement. 
2. "A sufficient number and arrangement of dwelling units, by type and location, to 
support frequent pubic transit service to the Main Street and/or Neighborhood Center, 
as well as to nearby centers." 
Findings. Each neighborhood within the North Bethany Subarea is intended to have a 
diversity of housing types and density ranges. The average density throughout the Subarea 
will be at least ten units per acre which is the lower limit to support frequent public transit. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 64 of 65 
Each neighborhood commercial area is surrounded by the higher density land use districts. 
The Main Street is surrounded by the highest densities. While the county has yet to 
establish densities for the generalized land use districts, the county anticipates that these 
densities will be compatible with the commercial development program. 
Conclusion. During the 2010 ordinance season, the county will apply minimum and 
maximum densities to the land use designations shown on the Concept Plan. The county 
will maintain consistency with this endorsement while developing these minimum and 
maximum densities. However, the county will not satisfy this condition until specific 
densities are established. 
3. Street connectivity and, "to the extent practicable," design concepts in Metro s 
Green Streets Handbook. 
Findings. The North Bethany Concept Plan was developed with street connectivity 
standards in mind. The illustrative plans (shown on the Neighborhood Plans under the 
North Bethany Subarea, A-Engrossed Ordinance No. 712, Exhibit 3, pages 22-26) are 
based on a grid street pattern. The county will adopt connectivity standards as part of a 
subsequent land use ordinance. 
Design concepts in Metro's Green Streets Handbook were integrated into the street cross 
sections and the Drainage Master Plan. More specifically, streets will be used to manage 
stormwater runoff through strategically placed infiltration and flow-through swales and 
tree canopy cover. The stormwater management is described in the North Bethany 
Drainage Master Plan which will be incorporated via a subsequent land use ordinance. 
Conclusion. The county will be in compliance with this endorsement after application of 
connectivity standards. 
4. More specific and rigorous standards for affordable housing: "With the assistance 
of non-profit and for-profit housing developers interested in developing in the area, as 
well as federal, state and local agencies and organizations involved in enabling the 
provision of affordable housing, provide at least 20% of ownership housing units 
developed in the area at prices affordable to households at or below 80% of median 
income, and at least 20% of rental housing units developed in the area at rent levels 
affordable for at least 30years to households at or below 60% of median income. The 
City of Beaverton and Metro will implement this objective through communication and 
negotiation with property owners, developers and affordable housing providers; 
through the provision of incentives; and through other non-regulatory tools." 
Findings and Conclusion. See findings and conclusion under UGMFP Title 11 3.07.1120 
subsection D. 
Exhibit A 
Findings - A-Engrossed Ordinance No. 712 
October 27, 2009 
Page 65 of 65 
5. Cooperation with THPRD and BSD "to reduce overall demand for land for school 
sites through collocation of parks, shared use facilities, consideration of multi-story 
building designs, and reductions in parking and circulation requirements made 
possible by provisions for safe routes to schools in the community design." 
Findings. The school sites were already identified by the Beaverton School District prior 
to the planning process. Where feasible, parks were located adjacent to the school sites. 
Trails and sidewalks are located to address connectivity between parks and schools. 
Parking, circulation, and consideration of multi-story building designs will be subject of a 
forthcoming ordinance to develop code standards for the North Bethany Subarea. 
Note that a third school site is located in the Arbor Oaks Subarea. UGMFP Title 11 
findings were addressed as part of Washington County Ordinance No. 546 (1999). 
Conclusion. The county will make complete findings regarding this endorsement as part 
of a subsequent land use ordinance.