01/21/1992 - Packet o s
AGENDA
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**** MEETING IS AT CARROWS RESTAURANT ****
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ECONOMIC DEVELOPMENT COMMITTEE MEETING
TUESDAY, January 21, 1992 7:30 A.M.
CARROWS RESTAURANT - 10900 S.W Pacific Highway, TIGARD, OR
1. CALL TO ORDER
2 . ROLL CALL: SAVORY DE BERNARDIS PULLIAM
ETCHEMENDY ORLANDINI MOORE
3 . APPROVE MINUTES
4. TRIANGLE PLAN
• review of alternative "D"
• review of draft development standards
5. OTHER BUSINESS
6 . ADJOURNMENT
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TIGARD
MASTER PLAN
The
Benkendorf Associates
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AREAS OF CHANGE � l
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EXISTING ZONING PROPOSED ZONING L--
Commercial Professional Commercial -- — —
Commercial Residential
Professional Residential
Commercial
Areas of no change
too loo 0 700
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T I Cr A R D Benke �� �rf •�(t Associates
l4ortiarxl, "" M4
(503) 226-0068
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LAND ALLOCATION COMPARISON OF EXISTING ZONING
WITH PLAN ALTERNATIVES D AND E
Eldsting Alternate
Site _ D
Zone Zoning Acreage
Professional Comm'1: - Undeveloped 62.0 94.0
Prof. Comm'l. - Existing 53.0 53.0
Subtotal 115.0 147.0
Low Density Residential 30.0 —
Medium Residential — 70.0
High Residential — 36.0
Subtotal 30.0 106.0
General Commercial - Undeveloped 145.5 44.0
General Commercial - Existing 28.0 10.0
Subtotal 173.5 54.0
Wetland — 15.0
New Park — 3.0
School 8.5 8.5
Total Acreage 327.0 327.5
Right-of-Way 12.5 12.5
TOTAL 340.0 340.0
522 Southwest Fifth Avenue, Portland, Oregon 97204 (503) 226-1
Work Flow Diagram - Tigard Triangle Master Plan
V
I II III N
Organization Available Lands Scenario Preparation Evaluation&Implementation Assessment Review&Adoption
&Objectives Analysis
Benl:endozf Review
Associates Emsting Data Analysis Economic
Team of Existing Scenario 1 Comriitee final
Organize Data Conditions -Land Use Review Draft
-Density Draft
-Circulation
Open Space Development
g nni g ! HH=r(.,',co�- .Scenario 2 f Planning Standards o Reponal Gun'
Scenario ! ! I Scenarios Planning for Planning Joint Workshop Plannino City
Comnussion _ De*erri�n_ccni Same Commission Commission Planning Commission Council Report Council
Commission Preferred Adoption
Frain 0 K #4 and #5 Workshop Commission and Selection Review
Wo hop Ana1�'ss Worlsho Workshop Alternative
�— , Scenario 3 p p „} City Council
n2 #3
Same
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Prepare lV`PO n4 Assist with I Trafric n I
Base Maps Additional NPO x4 Impact Assist Costs,Roles —— _ Input
• b£eeting -- --------�----= Meeting -------.-, - ----- --- -- --- -- ------ —
Staff Provide Research I Evaluation &Impacts I
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Base Data I. I
I I
Council _L—__——_—— Council J
Briefing Briefing
Community Newsletter/
Relations Public Information
August 1. 1991 September 9 October 15 October 21 November 18 December 17 January 6 February 11 February March
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PACIFIC RIDGE DRAFT
(Tigard Triangle)
Development Policies and Standards
January 6, 1992
o Goal
I. Objectives
II. Existing Comprehensive Plan Policies
III. Proposed Policies
IV. Development Standards Outline
A. Residential
B. Commercial
C. Office
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GOAL Create a living and working environment not now available in
the city that is urban in character and complementary to the
rest of the community.
I. OBJECTIVES
A. Aesthetic
1. Create a sense of identity for the Triangle and for the City as
a whole.
2. Improve the aesthetic appearance of the Triangle and the City.
3. Protect view opportunities for residential land uses.
B. Environmental
1. Protect and enhance the natural resources of the area,
especially the wetlands and vegetation.
2. Retain the environmental quality of the Triangle by providing
generous areas of open space and parks.
C. Transportation
1. Assure development of a circulation system that is supportive of
transit and provides pedestrian and bicycle paths that are
complementary to the land uses.
2. Establish a model for improving the remainder of the 99W
corridor.
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D. Implementation
1. Increase the value of the area while minimizing the impact on
public services.
2. Prescribe a role for the City in the development/redevelopment
of this area.
3
IL EXISTING COMPREHENSIVE PLAN POLICIES - A RESTATEMENT
11.4.1 In the Tigard Triangle (i.e., that area bounded by Pacific
Highway, Highway 217, and the Interstate 5 freeway), in those
parcels designated "CP", high density residential development
(i.e., 20 to 40 units per acre) shall be a use allowed outright in
conjunction with commercial professional uses.
6.4.1 The City shall designate residential "developing areas", (which
are not designated as "established areas") on the Comprehensive
Plan map, and encourage flexible and efficient development
within these areas.
Implementation Strategies
1. The City shall establish locational criteria for higher intensity uses
which at a minimum addresses their proximity to collector streets,
public transit, commercial areas and recreational facilities.
2. The Tigard Community Development Code shall include flexible
development standards for "developing areas".
3. Within the Planned Developmentsection of the Tigard Community
Development Code:
a. Development will be prohibited on lands not classified as
developable as defined in OAR 660-07-140;
b. Twenty-five percent of the number of units which could be
accommodated on the undevelopable land may be transferred and
placed on the developable land; however
C. The transfer of the density shall be limited by 125% of the top
of the range of the residential plan classification on the
developable portions of the site.
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4. The Tigard Community Development Code shall also provide for a
Planned Development Process which -encourages innovative design,
more efficient use of land, energy efficiency and more flexible
development standards.
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III. PROPOSED POLICIES
A. Promote and encourage mixed-use projects including office, residential
and retail uses.
B. Density bonuses of up to % shall be granted for projects
where residential or office uses are developed at the second floor
level above retail uses.
C. Prohibit freestanding, single-purpose uses in Commercial zones that
are a part of larger commercial centers.
D. Retail uses should be developed in a manner to reflect a transition in
urban form from suburban to urban.
E. Promote development patterns and densities that are supportive of
transit service.
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"two)
IV. DEVELOPMENT STANDARDS OUTLINE
A. RESIDENTIAL - MEDIUM/HIGH DENSITY
1. Building guidelines
a. Height
Encourage three stories and taller
Discourage less than two stories
b. Building Ground Coverage
Permit high percent of building ground coverage
C. Materials and Colors
Create a sense of permanence through the use of materials
such as masonry and brick. Consider prohibiting the use
of woods as a predominant building material.
Encourage coordinated colors and discourage the use of
discordant colors.
d. Roof Line
Encourage the use of consistent style, materials and pitch
of roof as well as the color coordination of finish
materials.
e. Security
Promote building arrangement and site development of
features such as lighting and fencing to facilitate maximum
security for residents.
f. Setbacks
Encourage building location in close proximity to property
line and street.
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Create minimum front and sideyard setbacks to encourage
dense development.
2. Parking
a. Density Bonus
Encourage structured and tuck-under parking by offering a
density bonus of %.
b. Screening and Buffering
Encourage screening and buffering of parking areas with
trees and architectural materials.
C. Security
Limit access for security purposes and allow areas for
visitor parking.
d. Parking Ratio
Create a low parking ratio standard to allow developers to
build higher density projects. Encourage the use of
transit.
3. Site Characteristics
a. Pedestrian Orientation
Create pedestrian orientation through the use of walkways
and limited crossing of vehicular traffic areas.
b. Pedestrian Access
Create ease of pedestrian access to transit, all public
facilities, parks, shopping, schools.
C. Transit
Promote attractive and easily accessible locations for
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transit shelters to encourage use of mass transit system.
d. Lighting
Create lighting that is pedestrian-oriented by setting
maximum height and spacing requirements.
4. Landscape
a. Materials
Encourage the use of hard scape materials such as brick
and textured, precast concrete units as surface materials.
Stone retaining and freestanding walls.
b. Street Trees
Promote large caliper street tree planting and reduce
spacing regulations in existing Tigard standards.
C. Commons Areas
Create courtyard/commons areas for each grouping of
buildings.
d. Entrances
Promote entrance plantings of shrubs and ground cover
materials.
e. Open Space
Reduce open space standard requirements in current Tigard
standards.
Promote transfers of open space requirements to pocket
park through a contribution/fee system approach.
B. COMMERCIAL
The Commercial zone would relate to the C-G classification of
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the current Tigard standard. A transition would be encouraged
to a shift in emphasis over time to a CBD type of use and
classification.
1. Building Guidelines
a. Height
Encourage more than one floor retail
b. Building Coverage
Permit high percentage of site coverage by site
structure
C. Building Mass
Discourage linear strip building configurations through
the creation of a central business district approach to
the Commercial development.
Encourage multiple use through allowing some office
mix and the possible use of upper stories for
residential.
Prohibit the construction of unattached single
occupancy structures that are a part of larger
commercial centers.
d. Materials and Colors
Create a sense of permanence through the use of
materials such as masonry and brick. Consider
prohibiting the use of woods as a predominant
building material.
Prohibit the use of tilt-up and exposed aggregate
concrete construction.
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Encourage coordinated colors and discourage the use
of discordant colors.
e. Roof Line
Encourage the use of consistent style, materials and
pitch of roof as well as color coordination of finish
materials.
Require the screening of rooftop utilities.
f. Setbacks
Encourage building location in close proximity to the
property line and street.
Create minimum front and sideyard setbacks to
encourage dense development.
2. Parking
a. Design Criteria
Priority design criteria should be for transit
circulation and pedestrian-oriented approach.
b. Location
Encourage the development of parking areas on the
side or rear of buildings.
C. Ratio
Promote a low parking standard ratio to encourage
pedestrian and transit oritentation.
d. Screening
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Encourage the use of architectural screening such as
wood fences and masonry or stone walls.
3. Site Characteristics
a. Approach
Pedestrian-oriented approach through design
requirements to assist in the creation of a human
scaled environment.
b. Transit
Promote attractive and easily accessible locations for
transit shelters to encourage use of mass transit
system.
C. Lighting
Create lighting that is pedestrian-oriented by setting
maximum height and spacing requirements.
d. Public Spaces
Encourage public space/use/attractor such as a town
square idea.
e. Signage
Promote signage which may be pedestrian as well as .
automobile oriented through height and material
limitations.
4. Landscape
a. Material
Encourage the use of hard scape materials such as
brick and textured, precast concrete units as surface
materials, and stone retaining and freestanding walls.
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b. Screening and Buffering
Promote a high standard for parking lot buffering,
screening and softening.
C. Rear and Side Walls
Promote large scale landscape treatments adjacent to
blank rear and side walls, loading and unloading areas,
and refuse containers.
d. Tree Planting
Promote large caliper street tree planting and reduce
spacing regulations in existing Tigard standards.
e. Entrances
Promote entrance plantings of shrubs and ground
cover materials.
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C. OFFICE
1. Building
a. Height
Along the I-5 and Highway 217 corridors encourage
maximum consistent heights. Other areas zoned
Office of moderate heights (along Pacific Highway).
Encourage consistent heights for sites with multiple
buildings.
b. Building Coverage
Mandate a low standard for surface parking.
Promote a high standard for structured parking.
C. Building Mass
For office structures along I-5, encourage building
location adjacent to 68th with parking areas to the
east side of the sites.
d. Materials
Discourage large glass and colored glass skin style of
architecture.
Prohibit wood and tilt-up concrete construction for all
office structures.
e. Roof Line
Encourage the use of a consistent style, materials and
pitch of roof as well as the color coordination of
finish materials.
Encourage roof equipment screening.
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f. Setbacks
Encourage building location in close proximity to the
property line and street.
Create minimum front and sideyard setbacks to
encourage dense development.
2. Parking
a. Design Criteria
Priority design criteria should be transit circulation
and pedestrian orientation.
b. Location
Encourage the location of parking areas on the side
- or the rear of buildings.
C. Ratio
Promote a low parking standard ratio.
d. Screening
Encourage the use architectural screening such as
wood fences and masonry or stone walls.
3. Site Characteristics
a. Transit
Promote attractive and easily accessible locations for
transit shelters to encourage use of mass transit
system.
b. Signage
Promote signage which may be pedestrian as well as
automobile oriented through height and material
limitations.
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4. Landscape
a. Commons Area
Promote the development of employee commons areas.
b. Amenities
Encourage the development of employee amenities on
site.
Prepared by:
The Benkendorf Associates Corp.
522 S.W. 5th - Suite 605
Portland, Oregon 92704
(503) 226-0068
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