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PLANNING COMMISSION Minutes – July 7, 2025
City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | 1
MEETING DATE: July 7, 2025 - 7:00 p.m.
HYBRID MEETING IN-PERSON & MS TEAMS
1. CALL TO ORDER
President Jackson called the meeting to order at 7 p.m.
2. ROLL CALL
Present: President Jackson, Commissioner Schuck, Vice-President Miranda, Commissioner Bowerman,
Commissioner Brandt, Commissioner Sabbe, Commissioner Tiruvallur, Commissioner Murphy, Alt.
Commissioner Sprague (remote).
Excused: Commissioner Choudhury.
Council Liaison: Councilor Schlack (remote)
Staff Present: Assistant Director of Community Development Schuyler Warren, Senior Planner Brittany
Gada, Planning Commission Secretary Joanne Bengtson.
3. COMMUNICATIONS
President Jackson received no communications from the Commission. He thanked Commissioners who
attended the June 18 Open House for Tigard HOME at Universal Plaza.
4. APPROVE Revised DRAFT MINUTES
President Jackson noted edits requested by Vice President Miranda (an attribution change and addition of
public benefit strong guidelines) and President Jackson suggested refining the effect successful passage of
Senate Bill 974 would have on commissions (to take away certain land use decisions). He asked
Commissioners for other corrections and hearing none, asked for a motion to approve the June 2, 2025,
minutes. Commissioner Brandt motioned to accept the minutes with changes, seconded by Commissioner
Murphy. President Jackson called for a vote and the motion passed unanimously.
5. RIVER TERRACE 2.0 COMMUNITY PLAN UPDATE – DRAFT TRANSPORTATION
PLAN
President Jackson called on Sr. Planner Brittany Gada to begin an update on the River Terrace 2.0 (RT2.0)
transportation plan.
Sr. Planner Gada shared an overview of transportation deliverables that are a part of the River Terrace 2.0
project - what’s been done so far, what’s ahead, and the feedback gained from community engagement.
She presented first drafts of the transportation network; one map showing a street network and the other
showing an active transportation network. Although both were recently drafted, the bulk of her
presentation focused on evaluating four Tile Flat Road extension scenarios.
Sr. Planner Gada explained the six components of RT2.0 transportation deliverables:
1. Preliminary transportation networks
2. Tile Flat Extension Scenarios Analysis
City of
Tigard
P lanning Commission
Minutes
PLANNING COMMISSION Minutes – July 7, 2025
City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | 2
3. Final transportation network
4. Street designs
5. Infrastructure project list and cost estimates
6. Transportation System Plan Amendment
Preliminary Transportation Networks
The draft maps in this presentation are the result of feedback from advisory committees, analysis, and many
revisions to provide the first public a look at the complete network.
Outreach was conducted through a public Open House (Apr. 2025), Advisory Committees: CAC meeting #2
(Oct. 2024) | CAC meeting #5 (Mar. 2025) |TAC meeting #3 (Apr. 2025), Focus Groups (Apr. 2025) with
members of the Latino community and one comprised of local High School and Youth Advisory Council
students. There’s still more community outreach planned.
The feedback gathered to date reflects strong support for comfort and safety for walkers and bikers, minimal
impacts to natural areas, well-connected pedestrian and bike networks that include trails and a system that
makes public transit a top priority.
Sr. Planner Gada shared that residents feel some facilities in the area present barriers to walking and biking
and emphasized a need for alternatives that foster safe travel, even for short treks where traffic volume and
flow is a barrier. Even though most residents will still need cars, they prefer safe options to walk or bike to
nearby destinations.
Sr. Planner Gada stated all modes of travel are considered in the draft maps, but the internal street network
can’t be finalized without a decision about a preferred Tile Flat Road extension scenario. When a preferred
scenario for a potential Tile Flat extension is selected, the team can finalize the transportation network which
is #3 on the deliverables list. Once that’s identified and incorporated into the final street network, staff can
start work on a full list of infrastructure projects - road segments and all public infrastructure required to build
River Terrace 2.0, including streets, pedestrian facilities, bike facilities and the cost to provide them.
The last deliverable is the transportation system plan amendment. This will be adopted as a part of the
Comprehensive Plan.
Tile Flat Extension Scenarios Evaluation
The team identified four primary street network scenarios to be evaluated within the River Terrace 2.0
Community Planning process. All scenarios provide a primary North - South collector route along
Mountainside Way connecting from Scholls Ferry Road and running west of, and eventually connecting to,
Roy Rogers Road at the Bull Mountain Road intersection and/or areas further south. Scenario 1 is Tigard’s
PLANNING COMMISSION Minutes – July 7, 2025
City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | 3
no-build scenario with the lowest cost ($18.5M), least impact to traffic & neighborhood, lower GHG
and crash risk exposure, and allows safe bike/ped travel. Sr. Planner Gada asked the commission to
provide feedback on which scenario they prefer. It will be added to her July 15, 2025, City Council update.
Sr. Planner Gada gave a high-level overview of
each scenario’s benefits and drawbacks. Tigard
continues to work with Washington County -
they've reviewed the draft analysis and provided
comments on our methodologies. We're
incorporating those edits where necessary and
striving to address their comments. Once the
analysis is revised, the county will get another
chance to review and comment.
The conceptual alignments of the primary streets
for each of the four Tile Flat extension scenarios
are below:
Scenario 1/A: Includes the Mountainside Way extension from Scholls Ferry Road to the Roy Rogers
Road/Bull Mountain Road intersection (Segment A) and is shown in red.
Scenario 2/B: Includes Segment A, plus the Tile Flat Road extension from Scholls Ferry Road to the
Mountainside Way extension (Segment B) and is shown in green.
Scenario 3/C: Includes Segment A, plus the extension of Mountainside Way from Bull Mountain Road
to connect with Roy Rogers Road somewhere at or between the Perth Road or Woodhue Street
intersections (Segment C) and shown in blue.
Scenario 4/D: Includes Segments A, B and C and is shown in purple.
Evaluation Findings
Scenario 1/A:
• Lowest cost (est. $18.5M) & natural resource impact.
• Fewest stream crossings.
• Supports commercial and transit use
• Mostly local traffic on RT2.0 streets (92% local)
• Sufficient multi-modal connectivity but less than other
options
• Tile Flat Rd. is not extended.
Op on 1/A
Op on 2/B
Op on 3/C
Op on 4/D
PLANNING COMMISSION Minutes – July 7, 2025
City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | 4
Scenario 2/B:
• Better connectivity to Vandermost Rd.
• Highest cut-through traffic (47% local)
• Increases vehicle volume on surrounding network
• Estimated cost $37.5M - appx. double the cost with greater resource impact
Scenario 3/C:
More cut-through traffic (62% local)
• Better connectivity to RT1 & 2.0 south, and Kingston Terr.
• Higher cost for added stream crossings & more natural resource impacts
• Estimated cost $33M
Scenario 4/D:
• Best internal/regional connectivity, combines all segments
• Highest estimated cost (est. $52M)
• Greatest impact to resources, traffic volume, emissions
Commissioner K7 asked what impact stream crossings make in scenarios 2-4 with so many streets crossing
the creek? Sr. Planner Gada said we don’t have a specific engineering analysis of the infrastructure necessary
to answer that and explained the order of magnitude cost that looks at the different street segments and the
cost associated with them. Scenarios 2 – 4 could have as many as 4 crossings, magnifying the design cost and
the type of infrastructure needed to accommodate it.
Commissioner Bowerman asked about the level of development planned for Vandermost Rd. since it’s
expected to have the lowest residential density in RT2. Sr. Planner Gada said it might get 10-12 dwelling units
per area because of significant resource constraints. Development in this area is expected to be very limited
with or without an extension of Tile Flat through the area. Future homeowners would travel on Scholls Ferry
to get to the rest of RT2.0.
She followed up by asking which scenario is most favorable to commercial services? Asst. Director Warren
said scenario A. Commissioner Bowerman asked which option is the next favorable? Asst. Director Warren
said Scenario C because in order for businesses to be successful, exposure to regional traffic from an arterial is
a must.
Vice President Miranda asked about the type of community feedback staff received regarding safety on Roy
Rogers Rd. Asst. Director Warren said a multiuse path alongside Mountainside will help some, but people are
asking for safe options to move around neighborhoods. Part of the Roy Rogers connection is the pain point
between RT 2.0 and 1.0. Scenarios 2 & 4 create a higher risk and lower level of presumed comfort for
pedestrians and bicycles and that challenge point could be the difference between residents using/not using
the intersection. Asst. Director Warren noted none of the scenarios presented tonight are going to address the
high volume and speed of traffic along Roy Rogers Rd.
Commissioner Brandt asked if a potential commercial zone across from Mountainside High School would
require additional pedestrian zones. Is there an opportunity to build an over or underpass to keep impulsive
youth from unsafe street crossings? Brittany said that intersection will be a traffic-controlled intersection with
a light and crosswalk. Currently there’s no funding for an overpass, but future plans show the potential for an
underpass near SW Sabrina in RT1 that currently goes under Roy Rogers Rd. and dead ends.
Commissioner Schuck asked if we didn’t build the connection south of RT2.0 west, would it just defer a
decision to future commissions or would it change the design of RT2.0 so it couldn’t expand further south?
Brittany said that’s one of the biggest considerations we’ve faced. Unless those areas are developed by the
PLANNING COMMISSION Minutes – July 7, 2025
City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | 5
county, outside of our UGB, then there would be a lag between connecting RT2.0 development. Asst.
Director Warren said we could do it with collector scenarios that would have Mountainside end at Bull
Mountain. He also talked about a neighborhood-level street with a multiuse path to preserve ROW for future
development if it ever happens.
Asst. Director Warren noted the geographic limits of development in the south because of the Tualatin
Wildlife Preserve. Should the area to the south develop, the most important thing will be connecting it to the
commercial areas in RT2.0 to the north, not necessarily to carry traffic to Roy Rogers. That area would not be
a high-volume traffic connection, and Bull Mountain would act as the primary access point.
A commissioner asked about travelers from Tile Flat Rd. to this area; are they Tigard residents working in
Hillsboro? Asst. Director Warren said they’re the same people you see traveling on the arterials, with some
neighborhood residents. An Origin-Destination Analysis study would show a mix of local and regional traffic.
He will ask the consultants to break down their data for more origin-destination information.
President Jackson asked about scenarios #1 and #2 if Mountainside Way doesn’t continue south of Bull
Mountain, does that street in solid blue become a secondary street? Asst. Director Warren said anything south
of Bull Mtn. would be a secondary street with a multiuse path. If Council chooses scenario #1 or #3, it would
be a secondary street, similar to the proposed loop streets off of the Jean Louise and Bull Mountain
roundabouts.
Commissioner Brandt noted the unsafe conditions of Tile Flat Road and Washington County’s 2040 plan
doesn’t budget for improvements. As conditions continue to worsen, he doesn’t think connecting Tile Flat to
RT2.0 would benefit us.
Commissioner Murphy asked if we had done professional traffic modeling? He said Tile Flat Road is a great
shortcut from west to south, but Scholls Ferry’s infrastructure feeds into the Metro area. Asst. Director
Warren said Washington County’s topography and limited secondary connectivity options put the onus on
Tigard to plan for community destinations closer to home – shopping, recreation, jobs, and schools. Sr.
Planner Gada said our analysis doesn’t provide the level of data necessary to predict magnet locations, density,
and regional modeling. It does demonstrate that extending Tile Flat Rd. will not resolve existing constraints
on the regional network. Development brings more congestion, and people will reach a point where they
consider other kinds of travel options. Asst. Director Warren said the place to start is with the state legislature
and urging them to make transportation network investments.
Vice President Miranda asked whether scenario #3 is automobiles only or could it be pedestrians and bikes
only? She’s interested in #3 for its connection to the school and it would be nice not to rely on a car. Sr.
Planner Gada said after we cross the UGB, the same constrictions apply. Scenario #3, if it were a public
facility, could be all three options or it could be limited to pedestrians & bikes. The portion of #3 that’s inside
RT2.0 would be beneficial for a multiuse path along whichever roadway/local street to help with school and
commercial area connectivity. Creating a safe Bull Mtn. connection will remain our top priority for now.
President Jackson asked each commissioner for the scenario they prefer to recommend to City Council.
• Commissioner Bowerman – Prefers scenario #1; it’s most in line with what residents want and
accommodates safety and travel options. It’s also less focused on regional travel.
• Commissioner K7 – said he’s leaning towards option #2 or #4; we know the area will grow and get more
expensive. He’s used Tile Flat Road for 25 years and knows it’s not safe but neighboring cities still
develop along that path.
• Commissioner Sabbe – Said she likes #3’s connection. With our inflationary environment it will be
cheaper to build now than in 5-10-30 years, even if we have to go over extra streams or bridges. We would
serve the community better with scenario #3.
PLANNING COMMISSION Minutes – July 7, 2025
City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | 6
• Commissioner Murphy – Although the quality of information is lacking, he finds scenario #1 the surest
bet at the lowest cost. We can’t know what conditions will be like in five years.
• Vice President Miranda – She said eventually there’s going to be pressure with economic desires to have
Tile Flat Rd. extend. She prefers scenario #3 because it appeals to her connectivity desires and speaks to
the city’s values of walkable streets. Providing a dedicated multi-use path for pedestrians and bicyclists
along a local street would be beneficial. She asked about the impact inflation will have on #3 if we don’t
build it now. Asst. Director Warren agreed that funding needs for infrastructure increase with time, but
because of the way #3 connects, the urban growth boundary terminates nearly at a stream corridor, with
no way to build a bridge. Significant constraints with state goal exceptions, extending outside the UGB
and ineligibility for CIP & SDC funding exist.
• Commissioner Brandt- agreed with Vice President Miranda. The wording in scenario #3 initially grabbed
his attention, but it’s not feasible. He is fully satisfied by scenario #1 and recognizes Tile Flat Road is out
of our control and in the County’s hands. His biggest concern is students crossing any point in Roy
Rogers Rd. to get to school. He likes the bridge in Sherwood from their high school to the YMCA and
recommends building a bridge or tunnel to make pedestrian travel more safe and comfortable. He also
advocates for Oregon prohibiting the “right turn on red” because it's too dangerous in residential areas.
Commissioner Schuck – liked #1 for affordability and ability to keep the area more peaceful.
Additionally, development of RT2.0 West isn’t burdened by the two roads.
• President Jackson – shared that he’s split between scenarios #1 & #3. Option #1 seems safe and obvious,
best for activating commercial areas, but he’s worried the lack of connection makes the new
neighborhood into an enclave, which isn’t in the best interest of the neighborhood. He’s a #3/#1split,
but seeing the cost for #3 is estimated to come in $14M higher, he’s not sure it worth it.
President Jackson stated that overall, the Planning Commissioners have a strong preference for Scenario #1,
with some support for Scenario #3, mainly due to active connections to the South. The commission agreed
with the accuracy of President Jackson’s statement.
OTHER BUSINESS
Asst. Director of Community Development Warren mentioned a few updates:
Planner Gary Pagenstecher retired after 21 years with Tigard. We’re grateful for his service to our
community and the department.
The city’s Enterprise software suite is now live. Staff prepped for more than two years to bring EPL
online. Even with bumps, it was as seamless as we could make it, and in September the development
community will be able to submit plans and applications directly into our permitting system.
Asst. Director Warren provided Oregon Legislative updates – SB974 passed, it will impact Planning
Commission the most. Any residential development that would be a planned development is no longer
quasi-judicial.
The Governor's marquee housing bill, HB2138, also passed. We’re happy about the change in state law
that will allow expedited land divisions to streamline our process.
The legislature didn't approve a transportation package, so the jurisdictional transfer of Hall Blvd to
Tigard is in limbo. Long term, we think it will happen but with an altered timeline. ODOT will complete
the ADA crossing upgrades in process but plans for the southern segment of Hall are unknown since
ODOT expects to lay off 500 full time staff.
SB974 will impact Planning Commissions in Oregon. It says any residential development that would be a
planned development is no longer a quasi-judicial decision by the city; presumably decided at the staff
level. That means any planned developments in River Terrace 2.0, will not be a quasi-judicial decision
informed by healthy debate with Planning Commission and public comment. Much of the commission’s
work will be focused on commercial planned developments and legislative changes.
PLANNING COMMISSION Minutes – July 7, 2025
City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | 7
Vice President Miranda asked whether changes include provisions to prevent undue influence on decisions?
Asst. Director Warren said Tigard staff adhere to the highest ethics and weigh development decisions against
our Comprehensive Plan, Council Goals, Municipal Code, etc. He regrets the legislative change and feels it
takes the power out of the public body by removing consensus gained by from different perspectives and
values.
President Jackson asked whether the Planning Commission could weigh in without being the decision maker,
but Asst. Director Warren said he couldn’t answer that; there’s immense pressure to meet land use
application deadlines for issuing a decision. Asst. Director Warren said he would research a proposed
development code with provisions for planned development. It might be something we come back to the
commission with a tighter menu of public benefits that are of higher priority to Planning Commission and
City Council.
Vice President Miranda asked whether staff could pause acceptance of development applications? Asst.
Director Warren said no, we can’t turn down an application for any reason.
MOTION FOR ADJOURNMENT
President Jackson received a motion to adjourn from Commissioner K7, seconded by Commissioner
Murphy. Commissioners voted unanimously to adjourn the meeting at 9:00 p.m.
Joanne Bengtson, Planning Commission Secretary
ATTEST: President Nathan C. Jackson