Planning Commission Minutes - 08/24/1992 PLANNING COMMISSION
STUDY MEETING - TIGARD TRIANGLE PLANNING
AUGUST 24, 1992
1. CALL TO ORDER: Vice President Castile called the meeting to
order at 6:00 PM. The meeting was held in the Town Hall
Conference Room.
2. ROLL CALL:
PRESENT: Vice President Castile; Commissioners Hawley,
Moore, and Schwab. Staff: Associate Planner John
Acker, Senior Planner Richard Bewersdorff, Senior
Planner Carol Landsman, Community Development
Director Ed Murphy, and Secretary Ellen Fox
ABSENT: President Fyre; Commissioners Boone, Saporta, and
Saxton.
3. TIGARD TRIANGLE DISCUSSION
o Associate Planner John Acker discussed the previous meetings
and why the Commission had determined that Plan D was not
acceptable. He reviewed the community goals, Planning
Commission's Triangle goals, and the concerns of Triangle
residents. He discussed the importance of protecting existing
neighborhoods and improving overall density. He commented on
the traffic issues and the need for better circulation between
neighborhoods, as well as pedestrian access to commercial
areas. Concerning aesthetics, he noted that staff is
suggesting a minimum density and he talked about the role of
design standards.
o Associate Planner provided details of each option. He
displayed maps showing Alternative F and the Design Overlay
Alternative. He pointed out the areas of medium density and
low density residential, General Commercial, Professional
Commercial, and the public area.
o Discussion followed concerning the area of the LID, which is
in place and is not based on zoning. Community Development
Director Ed Murphy talked about the Dartmouth extension, which
is expected to be completed next spring or summer. He said
bids will go out in September.
PLANNING COMMISSION MINUTES - AUGUST 24, 1992 PAGE 1
o Several Commissioners were concerned that the mixed use plan
could turn out looking "splotchy. " There was discussion about
using design and performance standards to control the
appearance and quality of the design.
o Senior Planner Carol Landsman talked about the SDC, a
development charge which developers would pay into and which
would be the way to raise funds for a park. She provided
details about the Urban Growth Management Grant funded by the
Department of Land Conservation and Development. She said
this grant would provide funding for an implementation plan
for the study. She described what a "specific plan" is and
how it is distinguished from a "general plan. " She said a
"specific plan" would include such things as land use plan,
urban design plan, topography, and transportation. Discussion
followed concerning the timing of the study and implementation
plan. Senior Planner Landsman expected the implementation
plan, along with proposed Comp Plan and Development Code
amendments, would be completed by late spring.
o Commissioner Moore favored the Design Overlay Alternative as
it would give options to do what the market wants.
o Commissioner Hawley talked about development problems in the
Central Business District (CBD) and asked how the two areas
compared. There was consensus that the design standards set
for the Triangle area would protect the it from the
development problems which CBD has faced.
o Commissioner Schwab favored Alternative F because it seemed
more certain. He said he would like to see even more General
Commercial use along Dartmouth. Commissioner Hawley agreed
and asked for more General Commercial along Dartmouth between
Clinton Street and Elmhurst.
o Discussion followed regarding Residential use, and Senior
Planner Landsman advised they proposed to zone Hermosa as
Residential until a majority of the residents on the street
agreed to change it.
PUBLIC COMMENTS
o Ross Gifford said he preferred to have 79th Street where he
lives zoned Residential rather than the Commercial designation
it now shows.
PLANNING COMMISSION MINUTES - AUGUST 24, 1992 PAGE 2
o Herb Larson, representing NPO Chairman Carl Johnson, discussed
a letter dated April 20, 1992, from Martin Investments
(Exhibit A) concerning zoning and transportation problems. In
the letter the public input process was criticized.
o Ken Rosenfeld commented about the tremendous amount of traffic
which will result from further development in the Triangle.
Discussion followed regarding transportation planning and the
study which is now under way by the 99W Task Force.
o One resident spoke about the economic impacts to homeowners,
stating that Residential designation would be less profitable
to the property owners than Commercial.
o A resident who lives on Baylor Street did not like the "hodge
podge" look of the Overlay Alternative, as it did not look
very pleasing. He expressed concern that development would be
detrimental to the wildlife which now use the creek near
Clinton and Baylor.
o Evelyn Beach discussed SW 72nd, which she said is at the base
of a volcano and talked about the associated water problems.
She stated that Cub Foods is going to have to dig a well for
that area.
o David Peterson said the design overlay would be great, but he
wanted to see minimum size specified for different uses.
COMMISSION DISCUSSION
o Commissioner Castile talked about the efforts thus far to find
a good plan for the Triangle area.
o Senior Planner Landsman discussed the public input process.
She described the presentations planned for gathering public
input, and she advised that a report would be made to City
Council after public comments have been received.
o Commissioner Moore preferred the flexibility provided by the
overlay option.. He favored adding more Commercial along
Dartmouth and a medium density buffer near Hermosa.
o Commissioner Hawley agreed with Commissioner Moore's
additions, and also wanted to add low density around SW 79th
Avenue. She favored the design overlay option because of its
PLANNING COMMISSION MINUTES - AUGUST 24, 1992 PAGE 3
flexibility and thought it might increase property value for
property owners when they sell.
o Commissioner Schwab preferred Alternative F to the overlay
option. He said he favored designating SW 79th as
Residential.
o Commissioner Castile favored Alternative F, but east of SW
72nd would go with design overlay to allow for certainty. He
favored having medium density Residential buffer around low
density areas.
o Senior Planner Landsman recapped the suggestions: buffers
around low density residential, mixed use community, some
favored design overlay and some did not. She indicated that
after the modifications were made, presentations of the two
plans would be made to various public groups for their
comments. Input would then be provided to the Commission at
the September 21st meeting. Commissioners agreed that they
would be happy if the public found that the plans meet the
needs of the community.
ADJOURNMENT - 7:40 PM
Ellen P. Fox, Secr tary
ATTEST:
im Castile, Vice President
PLANNING COMMISSION MINUTES - AUGUST 24, 1992 PAGE 4