City Council Packet - 10/15/1991
CITY OF TIGARD
OREGON
AGENDA
PUBLIC NOTICE. Anyone wishing to speak on an
agenda item should sign on the appropriate sign-up
sheet(s). If no sheet is available, ask to be
recognized by the Mayor at the beginning of that
agenda item. Visitor's Agenda items are asked to be
two minutes or less. Longer matters can be set for
a future Agenda by contacting either the Mayor or
the City Administrator.
***STUDY MEETING***
1. CALL TO ORDER & ROLL CALL
2. COUNCIL DISCUSSION ON TIGARD TRIANGLE
3. COUNCIL DISCUSSION ON COMMUNITY INVOLVEMENT PROGRAM
4. NON-AGENDA ITEMS
5. EXECUTIVE SESSION: The Tigard City Council will go into Executive Session under the
provisions of ORS 192.660 (1) (d), (e), & (h) to discuss labor relations, real property
transactions, current and pending litigation issues.
6. ADJOURNMENT
cca1015.91
COUNCIL AGENDA - OCTOBER 15, 1991 - PAGE 1
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Council Agenda Item -j~
T I G A R D C I T Y C O U N C I L
MEETING MINUTES - OCTOBER 15, 1991
• Meeting was called to order at 5:30 p.m. by Council President
Schwartz.
1. ROLL CALL
Council Present: Council President John Schwartz; Councilors
Valerie Johnson, Joe Kasten and Jack Schwab. Staff Present:
Patrick Reilly, City Administrator; John Acker, Interim Senior
Planner; Chuck Corrigan, Legal Counsel; Ed Murphy, Community
Development Director; Liz Newton, Community Relations
Coordinator; and Catherine Wheatley, City Recorder.
STUDY MEETING
2. COPOWNITY INVOLVEMENT PROGRAM
a. Liz Newton, Community Relations Coordinator advised:
• The Tree Lighting Event is scheduled for
December 6, 5:30 - 6:30 p.m. at City Hall.
Review of Community Involvement Program:
Ms. Newton reported two years have passed since her
appointment to this newly created position. She noted
she has become more involved than planned with boards and
committee because of the need for education and guidance.
She noted time is needed for new member orientation and
role explanation. She has spent time with the NPOs, on
different occasions, to help them present their case to
the decision makers. Ms. Newton advised that most of the
boards and committees have solid technical support from
staff.
Ms. Newton recommended that the boards and committees be
assisted in making their focus clear; that is, why are
they in existence?
Selection process for board and committee membership will
change because of recent legal advice from the City
Attorney's office. Board and committee members will be
interviewed at an advertised public meeting and will be
scheduled on Council meeting dates at a time just prior
to the regular Council meeting.
CITY COUNCIL MEETING MINUTES - OCTOBER 15, 1991 - PAGE 1
She noted the role of NPOs could be expanded from land
use reviewers to more of a neighborhood group assisting
with issues such as crime prevention and service delivery
suggestions. There was council discussion on this point.
Councilor Schwartz suggested that a questionnaire be sent
to the NPOs to find out what they would like to be
involved in. There was discussion on the benefits of the
NPOs focusing on community issues and thereby creating a
neighborhood feeling. Some of the areas of Tigard are
built-out and a shift in focus to issues other than of
land use would be a good next step. Tremendous potential
may exist at the NPO level.
Ms. Newton advised that her ombudsman role has proven to
be more time-consuming in that 50-60 percent of her time
is directed towards answering citizen questions and/or
complaints. She noted her evolvement in this area and
advised that she has become more effective in her role in
educating or responding to concerns.
For the future, Ms. Newton says she would like to develop
a "New Citizen's Packet" to familiarize them with their
local government. Also, she would like to invite new
citizens to an "Open House" to talk about community
issues and encourage them to become involved.
The 30th Birthday was deemed a successful event. Now, it
must be determined if there will be a similar celebration
next year. The Birthday Committee will meet on
November 8 to discuss the future. In response to
Councilor Schwartz, City Administrator Reilly said this
event, if continued, would probably serve to replace the
former Cruisin' Tigard celebration; it is unclear if the
events' sponsors wish to continue their involvement.
3. GREENSPACES PROGRAM
City Administrator reported that there will be a meeting on
the Metro Greenspaces in Hillsboro on Thursday. Councilor
Schwab will attend.
4. WESTERN BYPASS UPDATE
There will be a meeting on this subject Thursday at the Tigard
Water District. City Administrator will attend. Several
options are under review including a No-Build and an Arterial-
Expansion option.
There was discussion on the process and the implications of
the arterial expansion option for Tigard. Neighboring cities
_ also have their concerns. Consensus of Council was to meet
CITY COUNCIL MEETING MINUTES - OCTOBER 15, 1991 - PAGE 2
individually with the Tualatin and Sherwood Councils. City
Administrator will contact Tualatin to see if it is possible
to meet with their Council before the end of the year.
Recess: 6:27 p.m.
Reconvened: 6:35 p.m.
5. TIGARD TRIANGLE DISCUSSION
Community Development Director introduced Mr. Al Benkendorff,
consultant for development planning for the Tigard Triangle.
The purpose of having Mr. Benkendorff meet Council was to
acquaint council with Mr. Benkendorff; ascertain if Council
felt the procedure was on the right track; update Council on
the project status; and review the evaluation process.
Interim Senior Planner, John Acker, noted the project was in
its early stages. The Planning Commission is the primary
citizen involvement group and they met in a workshop on the
Triangle on September 9. Staff has also spent time with NPO 4
and the Economic Development Committee. The goal is to
involve as many people as possible in the process.
Mr. Benkendorff reviewed the work flow diagram (distributed to
Council; a copy can be found in the Council meeting packet).
He also reviewed a handout, "Available Lands Analysis."
Mr. Benkendorff noted that little has changed in the area in
the last 20 years, while tremendous change has occurred all
around. He advised there is great development potential for
this identified tract; market conditions have slowed making it
an ideal time for planning.
Mr. Benkendorff and Council reviewed a map of the area noting
current conditions in the Triangle. They then reviewed the
results of the Planning Commission exercise. (A copy of this
which is entitled "Results of Planning Commission Visioning
Exercise" has been filed with the Council packet material.)
Council discussed the Development Scenario Evaluation Criteria
(this has been filed with the Council packet material). The
property will probably be developed piecemeal; thus the need
for a master plan overlay. Council offered several ideas
including the fact that they wanted the views protected, use
of mass transit encouraged and the use of autos discouraged.
They discussed the perception that Tigard residents prefer a
suburban feel in the community. If dense living zoning is
designated, then it should be balanced with large open spaces.
It was suggested that a list of varying degrees of City
involvement be proposed for Council review and included in the
different scenarios' presentation.
CITY COUNCIL MEETING MINUTES - OCTOBER 15, 1991 - PAGE 3
e
Councilor Schwartz noted that Criteria No. 10 was the
overriding element; this criteria should be applied to all
steps throughout the process.
Council will be briefed again after the Planning Commission
and NPO has worked through the next stage identified in the
work flow program.
6. EXECUTIVE SESSION: The Tigard City Council went into
Executive Session at 7:40 p.m. under the provisions of ORS
192.660 (1) (d), (e), & (h) to discuss labor relations, real
property transactions, current and pending litigation issues.
7. ADJOURNMENT: 8:20 p.m.
At e Catherine Wheatley, City Re rder
ayor, City of Tigard
Date : 11 //Cl l q (
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CITY COUNCIL MEETING MINUTES - OCTOBER 15, 1991 - PAGE 4
COMMUNIT I NEWSPAPERS, INC. Legal
P.O. BOX 370 PHONE (503) 684-0360 Notice TT 7067
BEAVERTON, OREGON 97075
Legal Notice Advertising
• City of Tigard ° ❑ Tearsheet NotF
PO Box 23397 "
° Tigard, OR 97223 • ❑ Duplicate Affi&
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AFFIDAVIT OF PUBLICATION
p4 0~ K
STATE OF OREGON, E O w.
COUNTY OF WASHINGTON, )ss'
I, Judith Koehler
being first duly sworn, depose and sa that I r~Lthe Advertising n .-w:.
Director, or his principal clerk, of the_Y1gar~ 1lt[►es o O a ~ o
a newspaper of general circyation s defined in ORS 193.010 C'7
and 193.020; published at Qarc~ V E~ ~ 'D c
in the N, r...
afo~@ safd cou ,g ad st e; that tl' gu o "
_ ROUCe o l;1 ~ounCll l~eeting
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a printed copy of which is hereto annexed, was published in the
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entire issue of said newspaper for One successive and aEo>, t. V
consecutive in the -following issues:
October 10, 1991 A, o' u
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Subscribed and sworn to before me this 10th day of October, 1991.
Dl D l~ v L~ .t/Yi .ems f. OF F;CIAL SEAL
Notary Public for Oregon 11. TH AS
My Commission Expires: NO T APY FUsLr - OREGON
GJtoi a ,..,3Ch ItiO 000352
AFFIDAVIT MY COMM SMN, {FiREE:: JULY 15,1994
AFFIDAVIT OF POSTING
In the Matter of the Proposed
C~~II~Yt~ Q G:~I ✓2 n .6, :E'211 ICJ~IS
STATE OF OREGON )
County of Washington ) ss.
City of Tigard )
1, 3~A~ZLI r~ W being first
duly sworn, on oath depose and say:
That I posted in the following public and conspicuous
places, a copy of Notice o -Ptrbl c-Hearing-of-the ~~f1aM ~-e YA
i V -c ; ( e,~c'n.-i i m12_ - dal .5 lq ( , a copy of said
notice being here o attached and by reference made a part hereof,
on the ~ q day of D GF~~ rw~ , 19 ~ ~
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Name of Person Who Perform P.o~-s-Qting
Subscribed and sworn to before me this mr, day of
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OFFICIALSEAL Nota lic for regon
M. JOANN HAYES
s r; NOTARY PUBLIC-OREGON
COMMISSION NO.006513 My Commission Expires : to S 14 4
MY COMMISSION EXPIRES MAY 5, 1995
affpost
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NOTICE
CHANGE IN CITY COUNCIL MEETING TIME
FOR MEETING OF OCTOBER 15, 1991
The regular Tigard City Council business meeting scheduled for
Tuesday, October 15, 1991, will start at 5:30 p.m. instead of 6:30
p.m. as previously noticed. This meeting is scheduled as a study
meeting. Main topics of discussion include:
> COUNCIL DISCUSSION ON TIGARD TRIANGLE
> COUNCIL DISCUSSION ON COMMUNITY INVOLVI04ENT PROGRAM
> EXECUTIVE SESSION: The Tigard City Council will go into
Executive Session under the provisions of ORS 192.660 (1)
(d), (e), & (h) to discuss labor relations, real property
transactions, current and pending litigation issues.
Full agendas are posted on the Bulletin Board in the Lobby of City
Hall or may be obtained from the City Recorder at City Hall, 13125
S.W. Hall Boulevard, Tigard, OR 97223. For further information or
questions, please call the City Recorder at 639-4171.
iN
Catherine Wheatley, City Recorder
Date: October 14, 1991
notice
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Work Flow Diagram - Tigard Triangle Master Plan
1 11 III IV V
t)rganization Available Lands Scenario Preparation Evaluation & Implementation Assessment Review &Adoption
& Objectives Analysis
Benkendorf Review
Associates Existing Data Analysis Economic
Team of Existing Scenario 1 Committee Scenario 1 Draft
Organize Data Conditions -L.adv.. Review : b711, ° `c°"
PuWitl(T..u Rdr
-Dmuty -Adr.eup'eu.d.u"{e
-C(mJation .~mp,uv
-0pm sp.e. -[4ucoutlm G..PAia Final city
City
pig Hard SoR Scenario 2 planning Market Scenario 2 Planning commissioner Report council
Commission Frame e~ork Determination Commission Evaluation s- Selection Review Adoption
Workshop T Workshop Norksh.p•2
Scenario 3 Scenario 3
S. s.m.
Prepare NPO #4 Assist with NPO #daff~ Assist Costs, Roles NPO #4
! Base Maps Meetin Additional - Meeting Input
Tigard g Research - - - - Evaluation & Impacts '
staff Provide
Base Data
Council - - - - - - - - Council ------J
HtieIIng Briefing - Briefing
I
Community Newsletter/
Relations Public Information
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August 1, 1991 September 9 October • 15 "/.),1 zatober-28. November 26 December 9 January 21, 1992
4 Tentative
• The
B E N K E N D O R F lrl&r7
ASSOCIATES
Corporation
CD
RESULTS OF PLANNING COMMISSION
VISIONING EXERCISE
September 9, 1991
1. Favorite urban area in Portland metro area?
> West Hills > 18th-23rd in NW Portland
> Reed College Area > Northwest Portland
> Centerpointe > Waterfront PDX (mix)
> Urban Renewal in Portland
In Tigard?
> Fanno Creek Park > Main Street
> City Hall Area > Lincoln Center
> Summerfield Area > Bull Mountain
> Whole City > Morning Hill
> Tuality Jr. High Area
( 2. Least favorite urban area in Portland metro area?
t > 82nd Avenue > Inner NE Portland
> 82nd Avenue > Albina/Columbia Boulevard
> Downtown Portland > SE Burnside to Morrison
> East of the Willamette River
In Tigard?
> 99W Strip > Lack of ability to go from one.part of Tigard
> Core Area to any other part of Tigard
> Downtown Tigard > 99W - Greenburg to S.
> East side of Pacific
Highway from Fred Meyer to Tigard St.
3. What distinguishes the Triangle area from the rest of Tigard?
> Only being bounded by highways on three sides
> Island surrounded by highways
> Major highway access
> Access/wooded areas
> Isolation
> Cut off from rest of Tigard
> Unique transportation area
522 Southwest Fifth Avenue, Portland, Oregon 97204 (503) 226-0068
Page 2
4. Sacred resources within Triangle?
> Wetlands
> Wetlands
> Wetlands/habitat/sensitive lands
> Some potential for park area
> Maintain tree and park-like setting
> Woodlands
> There's nothing sacred
> Nothing is sacred
> Nothing sacred
5. Lease favorite part in Triangle?
> Intersection at 72nd/99W
> Traffic
> Traffic
> Extremes in land use (residential next to commercial)
> Car dealership
> Used/car lots/inconsistent use
> A smorgasbord of uses
> Land uses
> Residential use may be the least best suited
6. Future uses to plan for Triangle?
> High-density/non-industrial jobs and housing
> Commercial/industrial offices with lots of greenway
> Tourism attraction/regional park, small shop access, bicycle access
> Mix of general commercial and general professional and industrial park
> Multi-use residential commercial with park, planned development
> Office may not work, perhaps light industrial would
The 7r~, Ct n J 1,42 5C 5 5 i uv~
BENKENDORF ~v1i5N
ASSOCIATES
Corporation
GD DRAFT
L AVAILABLE LANDS ANALYSIS
A. Existing Land Use Conditions
Within the Tigard Triangle area there are three primary land uses:
1. General Commercial
There are 178 acres zoned for this use and 86 acres are presently
in use. Ninety-two acres are available for future development.
These uses are spread throughout the Tigard Triangle and consist
primarily of one story buildings covering approximately 30% of
their sites. These are somewhat stable uses by long-term tenants
or owners.
2. Professional Commercial
There are 132 acres zoned for this use divided into two sub-uses:
office and retail. Approximately 119 acres are zoned office of
which 67 acres are in use, with 40% lot coverage at an average
of three stories. This 2,718,000 square feet of office use. is
largely confined to the south angle at Route 217 and I-59',:and the
lower part of the north angle in the interior of the triangle
between I-5 and Route 99.
Offices are primarily. Class B, centered: ,in, three major
developments : that are: likely L to maintain::': their quality .and
stability for, the long term., There are : .52 acres of : land available i.
for future office development in the Triangle. ;
There 'is . 170, 000 - square : feet of - retail;, development;; along .Route
99, primarily in : one .story buildings covering.; 30%., of.-13: acres.. 's.
Retail 'development':-.W!:: of the "strip commercial'! ?type. prevalent
along Route' 99 throughout Tigard. '"-There.;+ is no further land
available zoned for retail ~In the Triangle. f =
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3. Residential,
There.; are thirty. acres 3n use in single family,I] housing, With
:_area~; within a ~
slightly:.; more,. thane 600 iunits,. locatedy in two large
the -center of:'! the' 'triangle Fifty-niney:"percent;: are;; single;'.. family r,
is
homes `;and 41%:' are :multi-family ~ units:: Residences are f:valucd c ,
generally below ,the average-. for.Tigard: z,. There :is no further :land
available zoned for; housing in the Triangles.
'522 Southwest Fifth Avenue, Portland, Oregon 97204 (503) 226-0068 +
Page 2
B. Existing Demographic Conditions
1. Resident Population
The population of the Triangle has been stable at an average of
1400 persons since 1980, and is projected to decline by the U.S.
Census.
Residents have the lowest education level of any neighborhood in
Tigard and the second lowest income level. Residents also have
the lowest percentage of employment in the executive/managerial
and professional categories.
2. Employment
There were 7,711 jobs in the Triangle in 1987 in the following
economic sectors:
Manufacturing 21%
Retail 16%
Finance, Insurance, Real Estate 14%
Services 14%
Wholesale 10%
{ All other <10%
The U.S. Census projects a 24% increase in employment in the
area by 1995 and a 61% increase by 2010.
IL VICINITY ANALYSIS
The Tigard Triangle is surrounded by four distinct development areas,
defined by the confluence of major highways and arterials that create the
Triangle.
1. East, Across Interstate 5
Two major residential developments are nearing build-out in this area:
1) Mountain Park, a new community with 1534 single family and 1918.
multi-family housing units and attendant commercial space of about
200,000, and 2) Westlake, a residential community of approximately
1,500 units, 500 of which are multi-family.
4 In addition, two major community resources, each occupying large
tracts of land, exist in this area: Portland Community College's Sylvan
Campus and the Church of Jesus Christ of Latter Day Saints Portland
Temple.
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2. Southeast, Kruse Way Corridor
This corridor is developing as a Class A office parkway, with
individual commercial developments interspersed among large office
park buildings. Streets are wide and parkway-like; landscaping and
pedestrian path amenities are to a high standard. There now exist
twelve office buildings totaling 881,483 square feet, approximately
500,000 square feet of commercial space, and a major hotel. Another
500,000 square feet of office and commercial development and a 90,000
square foot church are expected within the next five years.
South of this area, west of Boones Ferry Road and east of I-5, is a
residential area that is experiencing significant in-fill and redevelop-
ment of existing homes. It has become an active residential redevel-
opment area, as land in Lake Oswego becomes increasingly scarce.
3. Southwest, across Route 217
This dog-leg shaped area extends from Route 99 on the west, south of
Route 217, east along I-5, and bounded on the southwest by the
railroad line. It has been an area of intense development during the
last six years, especially with distribution and flex office/industrial
space within industrial parks. Almost one million square feet of such
® space has been constructed or is planned.
4. Northwest, across Route 99 to Washington Square
This area is remarkably similar to the Tigard Triangle Area in
demographics and development activity. Office development is
concentrated along Route 217; there is a commercial strip along Route
99; and housing, both single family and multi-family, is concentrated in
the center away from major roads. Wetlands have been a significant
development consideration in the Route 217 Corridor.
Office and commercial development is part of the Washington Square
area of influence, except along Route 99, where development is similar
to other retail development along that corridor.
Demographic characteristics of the residents of the area are similar to
those in the Tigard Triangle, with income, education levels, and
property values well below the average for the City of Tigard. Unlike
the Triangle area, however, census projections are for increased
population and improved demographics by 2010.
IIL DEVELOPMENT TRENDS
A development plan was prepared for the Tigard Triangle exactly twenty
years ago in 1971. It is interesting to note that the Triangle then was
much as it is today. Residential areas, the Route 99 commercial strip, the
elementary school, and Farmers Insurance were all in place.
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Development since then has been limited to one and two story office
complexes primarily in the Hampton Road area, and some scattered commer-
cial. The high growth period of the 1980's produced the following new
development within the Tigard Triangle:
Development Type Square Feet No. of Projects
Office 147,585 4
Medical Clinic 7,000 1
Retail 3,800 1
Theatre 50,000 2
There was no new housing, either single or multi-family within the Triangle
during this period.
This slow pace of development is particularly notable in light of the
explosive development that has taken place in the vicinity of the Triangle.
Twenty years ago Washington Square was proposed, but not built; Kruse
Way was not an extension of Route 217; Mountain Park was in its early
stages of development; Westlake and the Kruse Way Corridor were unknown;
and the "flex" projects of light industrial/office parks south of Route 217
were not even imagined:
Why did the Tigard Triangle change so little in twenty years while develop-
ment around it thrived? What can be done to ensure that the Triangle
joins in the development patterns that are sure to continue around it?
IV. DEVELOPMENT POTENTIAL
Why did the Tigard Triangle escape the explosive growth of office,
industrial, and residential development in surrounding areas? We believe
there are possibly two reasons:
o First, surrounding development has occurred as large tract single
uses such as Washington Square's retail on site and tangential
uses, Mountain Park and Westlake's residential communities, Kruse
Way office development, , and light industrial development south of
Route 217 and west of Interstate 5.. Those large developments
have absorbed most of the market growth -In those uses. They
have : been high visibility projects,.!, both ; . visually -and in the
marketplace.
o Second, the interior. of . the Triangle lacks visibility,t.: and t~.the
perimeter on two' sides, along Interstate 5 and Route, 217, lacks
direct access. There are few landmarks that characterize the
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area to passersby. The Ford dealership on I-5 and the Farmers
Insurance complex are the only "landmark" developments notice-
able from the perimeter. The unimproved interior road system
gives a rural character to the interior area, and topography
precludes the visibility of newer office uses.
Traffic tends to go past the Triangle area, rather than through
it. Limited development brings few people to the area. And no
major developments have served as a magnet to the Triangle.
A. Development Potential of the Tigard Triangle
It may be, however, that the Triangle's time has come. Major
surrounding developments are approaching build-out, and there are
virtually no large tracts of land available in the vicinity for future
development.
The Tigard Triangle has several notable strengths as a development
area:
1. Most important is its location. It is close to downtown Portland,
the center of a fast growing region, and lies along a concentric
line which is the focus of suburban development in the region.
` Another important locational advantage is the area's proximity to
the Cities of Tigard and Lake Oswego, highly desirable places
within the region for business and residential location.
2. The area has near perfect access. Obviously, location.. along an
interstate, including a key interchange, a limited access state
highway, and a highly traveled state arterial, offer choices and
great opportunity to bring people in and out of the area.
Present parcelization of land and planned and unimproved roads
offer choices for access, and can be easily redesigned for future
development.
3. The topography offers variety and some points of visual interest
and is almost entirely buildable. The wetland can be turned into
a desirable feature if surrounding development is integrated into
it.
4. The Triangle's visibility dichotomy (high visibility of the perime-
ter and low visibility of the interior) could be turned to good
purposes. Many development;. clients, such as : Farmers Insurance,
seek a location of high visibility `and exposure.- Others prefer a
location that offers:. low ::,visibility and . less exposure. The
Triangle. can offer both.
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Page 6
5. Uses within the Triangle are presently segregated. Therefore, we
would anticipate little conflict among users if the pace of
development were to be accelerated. In addition, much land is in
large holdings and could be converted to large scale development.
And the option of a renewal area remains a logical redevelopment
tool.
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6. The absence of completed infrastructure could also be turned to
advantage. No public investment would be forsaken if redevelop-
ment were to occur. And the area offers a "clean slate" for
large scale development that is now unique in the larger area.
The Tigard Triangle has very few weaknesses as a developable area,
and none is insurmountable:
1. Present residents may oppose redevelopment of the area.
However, their property will increase in value as development
pressures mount, a• fact that often persuades land owners to
support redevelopment, making their properties available for
acquisition and aggregation by developers. And the City could
make certain that the redevelopment planning and implementation
processes were inclusive and supportive of landowner objectives.
2. The lack of present infrastructure improvements will necessitate
significant investments by the City and the development
community if development is to occur. However, a clean slate.
can be an invitation to the development community for large
scale redevelopment, especially if the City is willing to Invest In
the area in cooperation with developers.
3. Present market conditions are sluggish at best. The area
surrounding the Triangle is seeing slowed absorption rates for all
uses. However, periods of economic downturn can be excellent
times to plan, without the pressures that come from the
development community and property owners for development
approvals when growth is vigorous.
B. Development Potential by Land Use
The development potential for - the Tigard Triangle is examined
illustrated in the attached exhibit. The following conclusions are
drawn from this analysis.
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Residential
The best future for residential development in the Triangle will
be for high density residential, perhaps in mixed use projects
which offer employment and shopping to residents.
Commercial Office
There appear to be two options for this use. First, present
trends indicate a continued market for two and three story office
uses. This is a unique product in the larger area where higher
density Class A office prevails. Second, office uses could be
developed at higher densities .and in mixed use projects.
Commercial Retail
Retail development in the surrounding area is presently over-
built, particularly given present market conditions. However, the
stretch along Highway 99 could be substantially upgraded. Retail
uses in other parts of the Triangle are probably not viable except
as part of high density, mixed use projects.
Industrial
There is virtually no future for this use within the Triangle.
The marketplace has created an area south of Route 217 and west
of I-5 where light industrial/flex office parks are being
developed. This area is preferable for such development because
of the existence of rail, its ease of access to I-5, and the
tendency of such businesses to aggregate together and buffer
themselves from surrounding land uses.
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TIGARD TRIANGLE
POTENTIAL DEVELOPMENT MATRIX
RESIDENTIAL
Strengths
o large land holdings
o land assembly possibilities
o close to employment and shopping
o close to elementary school
o good access to interior
o buildable terrain
Weaknesses
o land values escalating
o present residential development is undesirable
0 office and other development is now encroaching
o isolated from other residential in the area
Market Conditions
o market softening in the surrounding area
o with economic upturn, could be among last land in the area for
this use
COMMERCIAL OFFICE
Strengths
o good access
o buildable terrain
o large tracts where assembly is easy
o provides link between office development in Kruse Way and
Washington Square, natural infill area
o high visibility from perimeter
Weaknesses
o low visibility in interior
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Market Conditions
0 overbuilt
o has been most consistent development in Triangle for past five
years
COMMERCIAL RETAIL
Strengths
o buildable terrain
o easy access and visibility from Highway 99W
Weaknesses
o no access except from 99
o not enough density within Triangle to support
Market Conditions
0 overbuilt
o Route 99 corridor could be upgraded
o could be supported by increased density within Triangle
INDUSTRIAL
Strengths
o large land assembly possible
o access to perimeter by highway
o buildable terrain
Weaknesses
o no rail
o truck traffic to interior could be a problem for office and
residential users
o land values could go too high
Market Conditions
o generally good, but approaching overbuilt
o strong competition from Route 217/1-5 dog-leg to the south
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BENKENDORF
ASSOCIATES
Corporation
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DRAFT
DEVELOPMENT SCENARIO EVALUATION CRITERIA
October 15, 1991
1. Creates a sense of identity for the Triangle and for the City as a
whole.
2. Enhances the vitality of the community.
3. Improves the aesthetic appearance of the Triangle and the City.
4. Establishes a living and working environment that complements rather
than competes with the rest of the community.
5. Increases the value of the area while minimizing the impact on public
services.
6. Provides a living and working environment not now available in the
City.
7. Maximizes/minimizes the role of the City in the development/redevelo-
pment of this area.
8. Fosters an urban/suburban development.
9. Establishes a model for improving the remainder of the 99W corridor.
10. Fosters appropriate development in the Triangle, as identified in
Numbers 1-7, while considering the probability of that development
occurring in economic terms.
C.
522 Southwest Fifth Avenue, Portland, Oregon 97204 (503) 226-0068