HomeMy WebLinkAboutNov 3 Planning Commission Staff Presentation
Natural Resources, Parks, and Housing Update
Tigard Planning Commission Meeting
November 3, 2025
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Presentation Overview
RT2.0 Natural Resources, Parks, & Housing Update
Natural Resources Approach
Parks Approach
Housing Approach
3x Development Scenarios
Next Steps
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Natural Resources Protection Approach
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Background
RT2.0 subject to Metro’s Title 13 for natural resource protection
Two-part process:
Natural resources inventory (based on UGB expansion date)
Title 13-compliant protection program
Draft approach maximizes flexibility and land for housing while complying with Title 13
Natural Resources Approach
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Engagement Feedback
Natural Resources Approach
Public:
Protect more nature and large trees compared to the rest of the city.
Use land efficiently for housing.
Everyone should have easy access to nature.
Development Community:
80% blanket requirement of Title 13 model code not workable
Should be more flexible and performance-based
Consider incentives or mitigation for Specimen Trees
Concerns about ground-truthing resources
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Natural Resources Inventory
Habitat Conservation Areas:
Riparian areas
High
Moderate
Tier 1
Tier 2
Specimen Trees
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Natural Resources Approach Pathways
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Parks Approach
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Draft Parks System Map
8 Neighborhood Parks
Up to 1 Community Park
4-6 miles of trails
3 Urban Plazas
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Draft Parks System Map
Is a Community Park needed in this area?
Park sizes, locations, and amenities
Trail design and access to nature
Incentives for encouraging public parks and trails
Ensuring RT2.0 parks are funded appropriately without impacting operations and maintenance in the rest of the city
Key Considerations
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Housing Approach
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Evolution of the Approach
Housing Approach
Concept Plan
20 units per net acre
Block-by-block housing type mix
Feathered edges near natural areas
Encourage smaller units and middle housing for affordability
Community Plan Context
Major societal and economic changes
Oregon Housing Needs Analysis, other state law changes
Subject to Title 13
Housing Plan
Average of 20 units per net acre
Min. by zone: 12-16 units/ac | 18-20 units/ac | 24-28 units/ac
No block-by-block housing type mix, accomplished by zoning
Undersupplied housing options required
Min. by zone: 10-15% | 25-35% | 15-25%
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Community Input
Housing Approach
Public:
Priorities: affordability, accessibility, and climate resilience
Housing to meet everyone’s needs and incomes
Traffic concerns due to proposed number of units
Development Community:
Why not replicate success of River Terrace?
Feasibility concerns about housing type mix, 20 units/ac, and undersupplied housing mix options
Need strong incentives
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Draft
Zoning Map
SW Scholls Ferry Rd
SW Roy Rogers Rd
SW Bull Mountain Rd
SW Beef Bend Rd
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Zoning
Housing Approach
Accomplishes 20 units/net acre
3 Residential Zones:
River Terrace Residential – A (RTR-A)
River Terrace Residential – B (RTR-B)
River Terrace Residential – C (RTR-C)
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Undersupplied Housing Options
Housing Approach
Needed housing categories or features
Credit-based system requiring needed housing in each phase of development
Menu of options for flexibility
Draft Options:
Smaller Units
Family-Size Apartments
Common Courtyards
Accessible Units
Affordable Housing
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Housing Approach
Development Scenarios
Three scenarios prepared:
2 Clear & Objective Path: meets minimum density by zone
1 Discretionary Path: reconfigures density across zones
Two 3D Models
Scenario Analysis Objectives:
Test feasibility
Visualize neighborhood scale and massing
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Development Scenario 1: Clear & Objective Path
Gross Site Area: 58 acres
Net Site Area: 29.3 acres
Total Units: 594
Net Units: 20 per acre
Units by Zone:
RTR-A: 11 units/net ac
RTR-B: 18 units/net ac
RTR-C: 53.2 units/net ac
Units by Type:
Detached product: 43%
Attached product: 57%
Resource Protections:
Riparian: 100%
Tier 1: 80%
Tier 2: 86%
RTR-A
RTR-C
RTR-B
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Scenario 1 3D Model
150th Avenue
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Development Scenario 2: Discretionary Path
Gross Site Area: 161 ac
Total Units: 1,340
Gross Units: 8.3 units/ac
Net Units: 20 units/ac
Units by Type:
Detached: 44%
Attached: 56%
Resource Protections:
Riparian: 100%
Tier 1: 92%
Tier 2: 61%
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Scenario 2 3D Model
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Development Scenario 3: Clear & Objective Path
Gross Site Area: 18.8 ac
Net Site Area: 11.9 ac
Total Units: 262
Net Units: 22 per acre
Unit Count by Zone:
RTR-B: 18 units/net ac
RTR-C: 33 units/net ac
Unit Count by Type:
Detached: 34%
Attached: 66%
Resource Protections:
Tier 2: 60%
River Terrace Blvd
RTR-B
RTR-C
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Next Steps
Continue developing natural resources and housing approaches
Continue engagement
Nov. 18th City Council: Parks
Dec. 2nd City Council:
Annexation hearing
Fall 2026: City Council considers
Community Plan for adoption
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Thank you
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