10/04/2021 - PacketPLANNING COMMISSION AGENDA – October 4, 2021
City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | Page 1
City of Tigard
Planning Commission Agenda
MEETING DATE: October 4, 2021 - 7:00 p.m.
MEETING LOCATION: Members Remote via Microsoft Teams
Link to virtual hearing online: https://www.tigard-
or.gov/city_hall/public_hearing_feed.php
1. CALL TO ORDER 7:00 p.m.
2. ROLL CALL 7:00 p.m.
3. COMMUNICATIONS 7:02 p.m.
4. CONSIDER MINUTES 7:04 p.m.
5. BRIEFING 7:05 p.m.
WASHINGTON SQUARE UPDATE
Staff: Senior Planner Susan Shanks
6. OTHER BUSINESS 8:00 p.m.
7. ADJOURNMENT 8:05 p.m.
October 4, 2021 Page 1 of 5
CITY OF TIGARD
PLANNING COMMISSION
Minutes, October 4, 2021
Location: Members Remote via Microsoft Teams
Link to virtual hearing online:
https://boxcast.tv/channel/pyjnvrar8xo1rw6bwbss
CALL TO ORDER
President Hu called the meeting to order at 7:00 p.m.
ROLL CALL
Present: President Hu
Vice President Jackson
Commissioner Brook
Alt. Commissioner Dick
Alt. Commissioner Miranda
Commissioner Quinones
Commissioner Roberts
Commissioner Schuck
Commissioner (K7) Tiruvallur
Commissioner Watson
Absent: Commissioner Whitehurst
Staff Present: Susan Shanks, Senior Planner; Dave Roth, Sr. Transportation Planner;
Lloyd Purdy, Economic Development Manager; Schuyler Warren, Senior
Planner; Doreen Laughlin, Confidential Executive Assistant
Others Present: Becky Hewitt, ECONorthwest
COMMUNICATIONS ² Commissioner Watson QRWHGWKDWVKH·G attended a Transportation
System Plan (TSP) update at a September 14 CAC meeting. She·G also attended a meeting on
September 29 regarding Washington Square.
CONSIDER MINUTES
President Hu asked if there were any additions, deletions, or corrections to the August 2, 2021
minutes; there being none, President Hu declared the minutes approved as submitted.
WASHINGTON SQUARE BRIEFING
Staff: Senior Planner, Susan Shanks
October 4, 2021 Page 2 of 5
Sr. Planner, Susan Shanks introduced herself and noted that some people attending this meeting
worked closely with her on the project , including some Tigard teammates and also members of
the consultant team. 6KHVDLGVKH·GOLNHWRJHWWKURXJKWK e PowerPoint presentation rather
quickly and asked that the commissioners save their questions and comments for the end . By
doing that, she hoped to have a good amount of time left to get their feedback and questions at
the end of the presentation. She noted this is the sixth and last briefing on this project and that
she will be back for a recommendation at the meeting November 1. MXFKRIZKDWVKH·OOEH
going over then will be reviewed at this meeting. She introduced her teammates ² Dave Roth,
Sr. Transportation Planner; Lloyd Purdy, Economic Development Manager; Schuyler Warren,
COT Senior Planner; and Becky Hewitt, Project Manager for the Consultant Team from
ECONorthwest, the primary consultant on the project. There are also sub -consultants; however,
Becky has been leading the whole p roject team.
Susan noted that the meeting objectives for the evening are to review the draft
recommendations, summarize the next steps , and then get feedback from the commissioners.
She began her presentation using a PowerPoint (Exhibit A). She noted there are five topical
sets of recommendations organized around the themes that had been heard from the
community. They want the language to be clear and to reflect what the community had voiced
that they would like to see happen. The recommendations will form the basis with the goals and
policies that will be put into the new Comprehensive Plan chapter on the Regional Center (the
document the commissioners will see in November ). The slides are graphics they developed to
share with the community and that had been distributed to the commissioners in the meeting
SDFNHWWKDWWKH\·GUHFHLYHG6KHHQFRXUDJHGWKHFRPPLVVLRQHUVWRORRNDWWKHPLQGHWDLODVWKDW·V
what they will see at the November meeting. She went over the project objectives and explained
that the objectives of this meeting were to review the draft recommendations, the risk of
displacement, housing recommendations , and Business Development aka Economic
Development. 6KHGHVFULEHGZKDWWKH\·GKHDUGIURPWKHFRPPXQLW\DQGWKHDQDO\V is of that
information.
At the Displacement Risk slide (Exhibit A, slide 8), Susan invited Becky Hewitt from
ECONorthwest to address the commissioners ² describing what displacement risk means and
what the slide is telling them . Becky explained they are focused on renters when thinking about
displacement risk because renters have a lot less say over their cost of housing and whether they
JHWWRVWD\RUJR6KHQRWHGWKH\·GORRNHGDWKRZUHQWDOKRXVLQJLVGLVWULEXWHGZLWKLQWKLVDUHD
Renters throughout the region face a lot more vulnerability to displacemen t, particularly renters
OLYLQJLQKRXVLQJWKDW·VQRWVXEVLGL]HGDQGQRWUHJXODWHG² and perhaps older housing. Changes
could happen to it and are at the discretion of the property owners. A couple areas were
identified that have a higher concentration of apartments. She said the apartment buildings that
are closest to Washington Square Mall are the most likely ones to be affected by displacement.
Making Washington Square Mall nicer and more production friendly can incentivize property
owners to put more money into their property and then raise the rents - which can increase the
risk of displacement for existing renters. The other area along Oak and the southern end of
Hall has some single-family homes that are probably rental homes ² not necessarily all, but some
of them. Those are already zoned to be allowed for redevelopment ² some are in the process of
redevelopment now. Those are houses where existing renters could be displaced as
October 4, 2021 Page 3 of 5
redevelopment occurs. Redeveloping would bring about some good things for some people;
however, at the same time, it could displace others.
Susan then summed up the housing recommendation slide and spoke about the desire to have a
large range of houses in the community. She spoke about Business Development (aka
Economic Development) regarding opportunities and challenges. The challenges are mostly
regulatory. There are market barriers as well. She noted that a running theme from the people
they talked to was that they wanted more business diversity and commercial vitality. She went
over a summary of what tKH\·GOHDUQHG, e.g., tKH\ZRQ·Wbe seeing 20-story buildings anywhere -
more likely shorter buildings, adaptive use of existing buildings , etc. There is market demand for
more housing, so they hope to have a variety of different types of housing in there. She noted
that in terms of helping to stabilize renters , this area near the Washington Square Mall should be
the near-term anti-displacement priority area. The longer-term priority area for anti-
displacement policies and programs is the area along Hall Blvd. There are many unregulated,
older multi-family housing developments all along Hall Blvd. They house hundreds of people
who are not at as great a risk as those closer to the Mall , but there is still some risk. She went
over the park recommendations and then the next steps from 2021 thru 2023 and beyond.
QUESTIONS ² FEEDBACK
Thank you for the very nice presentation! Question: One of your recommendations is to
work on easing some of the regulations in terms of height, etc. ,SUHVXPHWKDW·VVRUWRI
an intuitive process. Does that really affect when the development starts? Does it push it
beyond 2023 or anything like that? :KDW·VWKHLPSDFWRIJRLQJDIWHUWKDWDQGKRZHDsy or
difficult is it to get those regulations changed? We would be coming back to you with a
code amendment package in about 6 months after you see the Comprehensive Plan chapter that
sets up the goals and policies. .QRZLQJWKDWWKDW·VZKDWZHQHHGHGWRdo ² that we needed to
XSGDWHRXUFRGH«ZH·YHEHHQWKLQNLQJDERXWWKDWDOODORQJ6R , ZH·UHQRWVWDUWLQJIURPVFUDWFK
All the work has been leading to this second stage WKDW·VPRUHOLNHDQLPSOHPHQWDWLRQVWDJH²
which would be a package of code amendments to change those things. ,WZRQ·WWDNHDORQJ
time.
Excellent presentation! ,·P very excited to see these changes come through and this
project develop. Excellent job! Regarding the support of the multi-cultural diversity
businesses that are hoped to be incorporated into this project. Who would be the person
that they could reach out to start the discussion on space needs, business needs, site
selection, things like that to be considered for these spaces? Economic Development
Manager Lloyd Purdy answered. We have a couple of resources ² the first is either me or my
colleague Dylan Bemis:H·UHFRQQHFWHGWRDORWRIGLIIHUHQWSDUWQHUVZLWK enough range and
diversity that any entrepreneur can benefit by contacting them. We can refer them. We have
those partners all listed on our business economic development website . Regarding site selection
² RQHRIWKHEHVWWKLQJVDEXVLQHVVWKDW·VORRNLQJIRUDVSDFHFDQGRLVwork with a commercial
broker. As you know, when we buy homes WKHUH·VDZKROH V\VWHPRIEURNHUV,W·VWKHVDPHIRU
commercial spaces, tKHUH·VDZKROHQHWZRUNRIEURNHUVRXWWKHUH trying to fill spaces. The
private sector does that well and is very efficient at that. There are two answers to your question,
commissioner. The first is for them to come to me or my colleague Dylan and we can refer
October 4, 2021 Page 4 of 5
them into a business support network. Secondarily, it would be to contact a commercial broker.
We are ready and willing to help. About twice a month we email a newsletter out that reminds
businesses that we have a support network for them. We just sent out 2,200 mailers to
businessHVUHPLQGLQJWKHPDERXWWKHVXSSRUWRUJDQL]DWLRQV:H·UHconsistently in touch with
the businesses that we know about .
Regarding transportation and coQQHFWLRQV7KHUH·VDELOOin the house right now ² (I
WKLQNLW·V) to pass control of Hall Blvd to the City. If it were to pass, does that
significantly change how we would approach that corridor in this update?
Senior Transportation Planner, Dave Roth answered: :H·YHEHHQLQDQRQJRLQJFRQYersation
with ODOT for the past year in working towards a jurisdictional transfer of Hall Blvd. So , LW·V
DFWXDOO\DSURMHFWZH·UHDFWLYHO\ZRUNLQJRQ7KHUHDUHTXLWHDIHZSUHOLPLQDU\VWHSVWKDWQHHGWR
be taken befoUHZHJHWWRDSRLQWZKHUHZH·UHWDONLQJDERXWIXQGLQJWKDWZRXOGEHDVVRFLDWHG
ZLWKWKHWUDQVIHU:H·UHSXWWLQJWRJHWKHUZKDW·VFDOOHGWKHVWDWHRIJRRGUHSDLUFRVWHVWLPDWHIRU
the roadway ² that includes the things underground, the stormwater, utilities ² VLGHZDONVLW·V
HYHU\WKLQJDVVRFLDWHGZLWKLW:H·UHZRUNLQJRQWKDWULJKWQRZ7R\RXUTXHVWLRQ- would it
change the way we approach the corridor? We are proposing some changes to the current Hall
Blvd. cross-section in terms of a future cross-section:H·UHIRFXVLQJPRUHRQWKHFRPSOHWH
streets type aspects of Hall Blvd. ² making sure we have good sidewalks, bicycle facilities,
excellent transit, infrastructure on the corridor ² rather than looking at widening the roadway
more than its current cross-section. In terms of seeing improvements to the roadway. ,IZH·UH
able to secure funding -ZKHWKHUWKURXJKWKHVWDWHOHJLVODWXUHRUVRPHRWKHUPHDQVWKDW·VUHDOO\
the key to getting these improvements made ² LW·VILQGLQJWKHEXGJHWVRXUFHWe will be sending
an email out to the Planning Commission. There is an active ODOT survey right now that has a
potential project included for Hall Blvd between Hemlock and Oak Street. This was originally
submitted by ODOT for an ODOT Safe Routes to School grant to rebuild new sidewalks and
bike lanes and associated improvements on Hall B oulevard during the 2018 safe routes
infrastructure grant cycle. The ODOT project was not selected to move forward during that
cycle; however, our project on Locust Street was selected ² so we do have some Safe Routes
Funding Program for Locust right now. But this ODOT submitta l for Hall Blvd was kept alive
DQGQRZWKH\KDYHDQHZIXQGLQJVRXUFHWKDWWKH\·UHORRNLQJDWSURMHFWVDFURVVWKHVWDWHULJKW
now to fund with7KLVRQHSURMHFWLVRQWKHOLVWULJKWQRZ7KH\·UHDFWLYHO\VHHNLQJ
feedback from communities across the state on these projects. We will send you a notice and
direct you to the website where you can provide feedback on that project. It would be great if
you would share that with your networks as well.
Sr. Planner Susan Shanks said that Dave had done a great job answering how the approach to
the road, and improvements to the road, would change if that bill passed. She added that as to
whether the actual land use recommendations themselves would change if they got jurisdictional
transfer, they would not.
How would the anti-displacement program work? Would tenants have to apply for
something? Would landlords have additional restrictions? How would that work?
Consultant Becky Hewitt answered: TKHUH·V a range of different types of interventions that a city
can consider in trying to help promote stability for apartment residents. They can be regulatory
² that might require notice be given to tenants. They could be more incentive based ² where
October 4, 2021 Page 5 of 5
you would be reaching out to property owners and trying to find willing partners to have some
sort of incentive in exchange for some sort affordability guarantee over a certain period of time.
And other programs could target individual households that may need shorter term support.
Senior Planner Schuyler Warren added: I agree with Becky·s assessment of what·s available to
us. I want to highlight that often when we talk about anti-displacement, we think of it in terms
of it·s always someone staying in the home that the y·re in. I want to be clear that it·s not always
that. There are situations where we look at policies like helping increase homeowners hip rates ²
helping someone to buy the house they ·re in or to buy a house in the neighborhood they·re in.
And then we know that there is going to be some displacement that h appens with
redevelopment and that we don ·t as a jurisdictional body, have a lot of say over how that
happens. But what we do have a say o ver is implementing the right set of incentives and
opportunities out there for new housing to be developed that can take the place of the housing
that was lost. So that, coupled sometimes with right-to-return policies which you·re seeing more
and more in affordable housing developments around the region, can help to mitigate
displacement that would be happening because of market actions. So, it·s a combination of
regulatory approaches, incentives , and just being aware of what the needs are in the community
and when displacement is happening.
Did that answer your question commissioner? In a very abstract way ² maybe as we move
forward with this project there will be more ideas solidified so we can better put our fingers on
this. Ideally, I understand what you·re trying to do, but practically speaking it·s like a tuck and
pull between less regulations and more. For this area it seems like you·re trying to put more
regulations. I guess the key is to find the right balance. That ·s good for now. We·ll have more
time to work on this further.
OTHER BUSINESS ² President Hu gave a short talk reminding the commissioners of proper
protocol when a Planning Commission meeting takes place. He emphasized that commissioners
should be particularly mindful that the meetings are public and to remember to be very careful
and courteous in what and how they say things when discussing comments from the public.
ADJOURNMENT
President Hu adjourned the meeting at 8:30 p.m.
_______________________________________
Doreen Laughlin, Planning Commission Secretary
__________________________________
ATTEST: President Yi-Kang Hu
Washington Square Regional
Center Update Project
Proyecto regional del Centro de Washington Square
Planning Commission Briefing # 6
October 4, 2021
EXHIBIT A
2
Introductions | Presentaciones
Welcome! | ¡Bienvenidos!
WSRC Draft Recommendations
Project Objectives | Metas para el proyecto
Work with community and project partners
to refine the original vision with the goal of facilitating more
housing, transportation, and business options
and that advances our commitment to be
walkable, healthy, and inclusive
and
balances
FRPPXQLW\DVSLUDWLRQVZLWKPDUNHWUHDOLWLHVDQGWKHFLW\·VDELOLW\WRGHOLYHU
new projects and programs.
Meeting Objectives | Metas para la reunión
Review draft recommendations
Summarize next steps
Solicit feedback
1. Land Use
2. Housing
3. Business Development
4. Transportation
5. Parks, Open Space,
and Recreation
Recommendations | Recomendaciones
1. Uso del suelo
2. La vivienda
3. Desarrollo empresarial
4. Transporte
5. Parques, espacios verdes
y áreas recreativas
Land Use | Uso del Suelo
Land Use Recommendations
What we heard . . .
More housing
More affordable housing options
More large-household housing options
A broader range of housing types (not just apts.)
Housing | Vivienda
7
8
Housing | Vivienda
Displacement Risk
Housing | Vivienda
Housing Recommendations
More business diversity and
commercial vitality
x More multicultural shopping and dining options
x Keep scale of neighborhood businesses on Hall Blvd
x Redevelop mall parking lots
x Fill vacant buildings
Business Development | Desarrollo empresarial
10
What we heard . . .
WASHINGTON SQUARE
R E G I O N A L C E N T E R
SQ
WA SQ
In Residential Areas:
2SSRUWXQLW\IRULQ¿OOKRXVLQJ
at a variety of s cales.
T he marke t w ill
likely s upport:
2 ²3 s tory apartme nts
4 ²6 s tory apa rtments
Attached and detached homes on s mall lots
Devel opment Oppor tunities & Challenges
Hall Blvd.
Locust St.
O les o n R d .Greenburg Rd.Greenburg Rd.Scholls Ferry Rd.S c h o l l s F e r r y R d .217
Hall Blvd.Oak St.Fanno Creek
T
r
a
il
Metzger
Park
Tigar
d Heritage Trail
Around the Mall:
Opportunity for large-scale redevelopment that is walkable, reinforces ide ntity as regional de stination, and s upports a broader mix of us es and public amenitie s .
In Commercial/Employment Areas:
Opportunity for reuse and redevelopment
of vacant and underutilized properties.
T he ma rke t will likely s upport:
New car dea le rs hips
Light manufacturing and industrial us es in existing buildings
Re tail and entertainme nt us es in new or exis ting buildings
TigardCITY OF
Legend
City Boundary
Green Spaces
Commercial/Employment Areas
Around the Mall
Residential Areas
Challenges for Development:
Minimum height and density requirements are too high in some areas
Minimum parking requirements increase costs and consume land
Many light manufacturing uses not allowed in employment areas
Major redevelopment requires substantial private investment and a
strong mark et
T he ma rke t will likely support:
New a partme nts with ground-f oor c ommercial us es (4²7 s tories now, poss ibly more in the future)
New of ce buildings (2 ²4 s torie s now, pos s ibly more in the future)
Redes igned retail and entertainment s paces
C onvers ion of retail s pac e s to other us es
Washington
Square Mall
Metzger Elem. School
11
Business Development | Desarrollo empresarial
Opportunities & Challenges
Business Recommendations
Business Development | Desarrollo empresarial
Better walking and biking facilities
x Continuous sidewalks and bike lanes on major streets
x More crossings on major streets
x More lighting along transit streets, esp. Greenburg Rd
x A safe, easy way across Hwy 217
Transportation | Transporte
13
What we heard . . .
Address traffic issues 90th Ave speeding / Greenburg Rd congestion
14
Opportunities & Challenges
Transportation | Transporte
Transportation Recommendations
Transportation | Transporte
More parks and green space
x Require green/open space with mall redevelopment
x Keep the loop trail idea
x Create more kid-friendly outdoor spaces
x Add landscaped areas next to sidewalks
16
What we heard . . .
Parks | Parques
Park Recommendations
Parks | Parques
Parks | Parques
Park Recommendations
Next Steps | Pasos Siguientes
19
Next Steps | Pasos Siguientes
2021
Policy Development & Adoption
2022
Policy Implementation
2023+
Project Construction & Program
Development
PUBLIC HEARINGS
Nov | Dec
PC reviews and CC considers
ĂĚŽƉƚŝŶŐƚŚĞƉƌŽũĞĐƚ͛Ɛ
recommendations on:
ͥLand Use
ͥBusiness Development
ͥHousing
ͥTransportation
ͥParks & Open Space
PUBLIC HEARINGS
TBD
PC reviews and CC considers
implementing new policies
by adopting updates to:
ͥLand Use Zones
ͥDevelopment Standards
PUBLIC IMPROVEMENTS,
such as streets and parks, built
by the City as funds become
available.
NEW HOUSING AND
COMMERCIAL BUILDINGS (and
related public improvements)
built by private developers as
the market allows.
PROGRAMS, such as business
assistance or anti-displacement
programs, developed by the
City.
Thank you. Questions? Feedback?
¡Gracias! Preguntas? La realimentación?
Page 1 of 2
City of Tigard
Memorandum
To: Tigard Planning Commission
From: Susan P. Shanks, Senior Planner
Re: Washington Square Regional Center Update Project Briefing #6
Date: September 27, 2021 for October 4, 2021 Meeting
As a reminder, the purpose of the Washington Square Regional Center Update Project is to
work with community members and project partners to refine the original vision —which is
now over 20 years old—with the goal of facilitating more housing, employment, and
transportation options that are consistent with Tigard’s strategic vision to be a walkable,
healthy, and inclusive community. This is the sixth and final briefing on this project prior to
public hearings on a Comprehensive Plan amendment to adopt new goals and policies for
Tigard’s portion of the regional center.
Since the last briefing on this project in May 2021, the project team continued to engage its
Stakeholder Working Group (SWG) members and coordinate closely with agency partners and
other long range planning projects, such as the Tigard TSP Update and Tigard MADE
projects. The project team also completed all remaining technical analysis, including a
Residential Displacement Risk Study and a Greenburg Road Conditions and
Recommendations Memo. All project documents can be found here: https://www.tigard-
or.gov/thesquare/
The project team has also been working on project recommendations over the last several
months based on what we learned from community members and the technical analysis.
Recommendations are organized around the themes we heard from the community, especially
from those community members who are from more vulnerable or disadvantaged populations.
In addition to being mindful about elevating those voices that have been historically
marginalized, the team was careful to develop recommendations that balanced community
aspirations with market realities and the city’s ability to deliver new projects and programs.
The purpose of this briefing is to provide Planning Commission with an overview of
the project’s draft recommendations and how they respond to the community’s vision
for the future. Recommendations are organized around the following themes:
• Land Use
Page 2 of 2
• Economic Development
• Housing
• Transportation
• Parks
• Trails
See the attached document for graphic illustrations of the draft recommendations. The project
team is seeking feedback on these recommendations from the Planning Commission and
other groups of stakeholders. We will use this feedback to further refine the final set of goals
and policies for the Washington Square Regional Center, which Planning Commission will
review at a public hearing in November 2021.
WASHINGTON SQUARE
REGIONAL CENTERREGIONAL CENTER
SQ
WA SQ Land Use Recommendations
Hall
B
l
v
d
.
Locust St.
Crescent Grove Cemetery
Oleson Rd.
Greenb
u
r
g
R
d
.Greenburg Rd.Scholls Ferry Rd.Scholls Fe
r
r
y
R
d.
217
Hall Blvd.Oak St.Fanno Creek
T
r
a
il
Metzger
Park
Tigar
d Heritage Trail
Help the mall transform into a dense, walkable, and vibrant place
recognizing that mall redevelopment is the
primary opportunity for regional
center transformation
Foster a range of housing options
that meets the needs of the community, respects the scale
of existing housing, and acknowledges market realities
Increase opportunities for new and existing businesses
in response to business needs
and the changing economy
Mixed-Use Commercial
Wide range of stores and services
with high-density housing and
pedestrian amenities
⊲ 4–12 stories
(1–3 stories w/ special approval)
Mixed-Use Employment
Mix of commercial and light
industrial uses with option for
housing on upper stories
⊲ 2 stories
(more or less stories if public benefits provided)
⊲ 2–7 stories
(1 story w/ special approval)
TigardCITY OF Legend
City Boundary Green Spaces
Washington Square Mall
Metzger Elem. School
Residential
Low density housing
⊲ 1–3 stories
Mixed-Use Residential
Medium density housing with
option for ground floor commercial
⊲ 1–3 stories
(4 stories if affordable housing or
ground floor commercial provided)
Mixed-Use Residential
High density housing with option
for ground floor commercial
⊲ 4–7 stories
Recognize Hall Blvd “main street”
area by applying new land use designation
Neighborhood Commercial
Mix of small-scale businesses with
option for housing on upper stories
⊲ 1–2 stories
(3-4 stories if affordable or upper-story
housing provided)
WASHINGTON SQUARE
REGIONAL CENTERREGIONAL CENTER
SQ
WA SQ Business Recommendations
Ha
l
l
B
l
v
d
.
Locust St.
Crescent Grove Cemetery
Oleson Rd.
Greenb
u
r
g
R
d
.Greenburg Rd.Scholls Ferry Rd.Scholls Fe
r
r
y
R
d.
217
Hall Blvd.Oak St.Fanno Creek
T
r
a
il Metzger
Park
Tigar
d Heritage Trail
Support Hall Blvd businesses
⊲Change zoning to support existing
neighborhood-scale commercial area
⊲Explore feasibility of community
commercial investment pilot project
⊲Explore interest in Oregon “Main Street”
designation for Hall Blvd
Incentivize ground floor commercial uses below housing
⊲Offer height bonuses to residential
mixed-use projects in medium-density
residential areas
TigardCITY OF Legend
City Boundary Green Spaces
Washington Square Mall
Metzger Elem. School
Support mall redevelopment
⊲ Allow buildings at a variety of heights,
including single-story buildings
⊲ Allow a broader range of businesses that are a
good fit in a walkable urban environment
⊲ Reduce parking requirements
Foster economic growth byremoving regulatory barriers
⊲ Allow more types of businesses
⊲ Allow businesses to more easily expand
their operations and grow in place
Facilitate business diversity
⊲ Continue to partner with non-profit and
multicultural business partners to support
women- and minority-owned businesses
⊲ Explore interest in a business incubation
program to grow the local labor and supply chain
⊲ Cultivate a variety of resources for small
businesses, such as a list of small business
advisors
WASHINGTON SQUARE
REGIONAL CENTERREGIONAL CENTER
SQ
WA SQ
Hall
B
l
v
d
.
Oleson
Rd.
Green
b
u
r
g
R
d
.Scholls Ferry Rd.Scholls F
e
r
r
y
R
d.Fanno Creek
Tr
a
il
Tigar
d Heritage Trail
Metzger
Park
Support rental housing stability
f Adopt local tenant protections to
supplement statewide protections
f Create a housing preservation fund
f Prioritize existing apartment renters in
displacement risk areas (see map)
Support the development of more affordable housing
f Continue to exempt affordable housing
projects from some city fees
f Provide height bonuses for affordable
housing projects
f Help fund affordable housing projects with
development fees generated by private
development that is proportional to the
private investment projected in the area
Legend
City Boundary Green Spaces Metzger Elem. School
Near-term anti-displacement priority area
Longer-term anti-displacement priority area
Washington
Square Mall
217
Oak St.
Locust St.Greenburg Rd.Hall Blvd.
Support the development of a range of housing types
f Remove regulatory barriers to medium-
and high-density housing development
f Create a revolving loan fund for middle
housing development that benefits
moderate-income households
Housing Recommendations
TigardCITY OF
Housing allowed on upper floors
above businesses
Allow Housing Everywhere
Housing allowed by itself and on
upper floors above businesses
Housing allowed by itself
217
217
99W
WASHINGTON SQUARE
REGIONAL CENTERREGIONAL CENTER
SQ
WA SQ
217
Hall
B
l
v
d
rMetzge
Park
Oleson RdWashingtonDr90thAveGre
e
n
b
u
r
g
R
d
North Dakota St 95th AveTiedeman AveGreenburg RdScholls Fe
r
r
y
R
d
Washington
Square Mall
Hall BlvdTigard He
ritage Trail
Oak St
Locust StFanno
C
r
e
e
k
T
r
a
i
l
Transportation Network Recommendations
TigardCITY OF
1
2
3
4
5
1
15
12
13 11 10
9
8 6
7
14 4
2
3
5
TC
Priority Projects
North Dakota St
Location of
upcoming
circulation
study
Greenburg RdTiedeman Ave95th AveTransit Center
City Boundary
TC
ArterialCollectorNeighborhood Route
Street ClassificationsMetzger Elementary SchoolMetzger Elementary School Attendance Boundary
Alternative Connections
Future Street
ParkFuture Park
Legend
park.
Extend Lincoln St south and reclassify as a
local street. In the near-term, pave existing
soft surface trail.
Study the feasibility of a pedestrian and bicycle
connection between Hall Blvd and the future
Enhance pedestrian and bicycle safety and
access along Hall Blvd, such as the provision of
enhanced mid-block crossings at key locations.
6
7
8
Complete pedestrian and bicycle facilities on
90th Ave. Reclassify as a neighborhood route
and evaluate for Neighborhood Greenway
treatments.
Study feasibility of adding westbound left turn
lane on Hall Blvd at 90th Ave.
Pursue a publicly accessible pedestrian and
bicycle connection through the site on
Greenburg Rd west of Montage Ln.
9
10
11
12
13
14 M
t
o
o
d
i
if
m
y
pr
n
o
o
v
r
e
th
s
b
a
o
f
u
et
n
y
d
.
bike lane on Scholls Ferry Rd
15 In
cl
v
o
e
s
s
e
t
r
ig
t
a
o
te
tr
o
a
p
ns
t
i
i
t
on
c
s
en
fo
te
r
r.
relocating Park & Ride
on Oak St, including multi-use path and intersection
improvements at Greenburg Rd, Hall Blvd, and
87th Ave.
Enhance pedestrian and bicycle safety and
comfort along Greenburg Rd through measures
such as separated bike lanes, sidewalk infill, and
enhanced crossings.
Improve pedestrian and bicycle safety and
access along Greenburg Rd at Hwy 217
interchange.
Study the feasibility of alternative pedestrian and
bicycle connections to Fanno Creek Trail,
including a new Hwy 217 overcrossing at 95th
Ave and an off-street connection through the
future park (see inset map).
» This study should build on the upcoming North
Dakota/Tiedeman/Greenburg circulation study.
Improve pedestrian and bicycle safety and access
to and across Hall Blvd near Metzger Park.
» Evaluate need for traffic signal at Washington Dr.
» Evaluate feasibility of pedestrian connection
between Borders St and Hall Blvd.
Complete pedestrian and bicycle facilities Improve the street network with mall
redevelopment.
Improve pedestrian access to transit center
and consider transit service and bus stop
changes with mall redevelopment.3
WASHINGTON SQUARE
REGIONAL CENTERREGIONAL CENTER
SQ
WA SQ
Hal
l
B
l
v
d
.
Locust St.
Oleson Rd.
Greenb
u
r
g
R
d
.Greenburg Rd.Scholls Ferry Rd.Scholls Fe
r
r
y
R
d.
217
Hall Blvd.Oak St.
Washington Square MallFanno Creek
T
r
a
il
Tigar
d Heritage Trail
Metzger
Park
Parks, Open Space, and Recreation Recommendations
TigardCITY OF
Improve access to parks and
recreational opportunities
Ensure the mall includes
public outdoor space with mall
redevelopment
Study the feasibility of adding
stormwater facilities that also provide
public open space, in cooperation
with private property owners
Improve Metzger School Park, in
partnership with Tigard-Tualatin
School District
Explore ideas for wetland
restoration and limited public
access, in cooperation with private
property owner
Legend
City Boundary Green Spaces Future ParkMetzger Elem. School
➊
➎
➎➎➏
➐
➊➊
➋
➋➋
➌
➌➌
➍
➍➍
Expand and enhance parks
and open space
➏➏
➐➐➐➐****
**Potential Bike/Ped Loop
Provide access to Metzger Park
across Hall Blvd.
(see Transportation recommendations)
Establish a clear and safe ped/bike
route on quiet streets that connects
neighborhood parks and Fanno Creek
Trail, in partnership with Washington
County and Portland
(see Recreation Loop recommendations)
Improve access to future parks from
adjacent neighborhoods
(see Transportation recommendations)
Future Connection
to Dickinson Park
and SW Trail #5 in
Portland
Tigard
Beaverton
Portland
Preliminary Wayfinding Locations
On-Street Route
Legend
Potential Neighborhood Greenway
Improve sidewalks and upgrade bike facility
on Greenburg Rd bridge over Hwy 217.
Washington County
4,000’0’
WASHINGTON SQUARE
REGIONAL CENTER
SQWASQ
GARDEN HOME
REC CENTER
SENN
PARK
WASHINGTON
SQUARE MALL
HWY 217
HWY 217
HWY 99WScholls Ferry RdAl
l
e
n
B
l
v
d
Tideman AveGreenbug RdGarden Home Rd
Oleson Rd74th Ave85th AveHall
B
l
v
d
Tiga
r
d
S
t
Denny Rd
Landau StFANNO CREEK TRAILGREENWAY
PARK
Taylors Ferry Rd
FLORENCE
POINTE
PARK
Fanno Creek Trail
Potential Alternative Routes
METZGER
PARK
North Dakota St
Ensure pedestrian and bicycle facilities on
Greenburg Rd are safe and comfortable for
all users.
Construct an at-grade trail crossing to
provide alternative route during high-water
events along trail (in progress).
Improve pedestrian crossing on Greenburg Rd
at North Dakota St and Tiedeman Ave.
Pursue implementation of one or both alternative
routes to provide a more comfortable recreation
experience for all users.
Neighborhood Recreation Loop Recommendations
9-mile recreational loop that utilizes Fanno Creek Trail and connects neighborhood parks on existing quiet streets.
Design intuitive and safe connections
across Garden Home Rd and Oleson
Rd to Fanno Creek Trail.
Develop detailed wayfinding plan to
orient loop users to route.
Upgrade curb ramps and install
crosswalk and crossing signage on
Taylor’s Ferry Rd at 74th Ave.
Install leading pedestrian interval and
upgrade curb ramps on Hall Blvd at
Oak St.
FUTURE
PARK
Oak St
Washington Square Regional
Center Update Project
Proyecto regional del Centro de Washington Square
Planning Commission Briefing # 6
October 4, 2021
2
Introductions | Presentaciones
Welcome! | ¡Bienvenidos!
WSRC Draft Recommendations
Project Objectives | Metas para el proyecto
Work with community and project partners
to refine the original vision with the goal of facilitating more
housing, transportation, and business options
and that advances our commitment to be
walkable, healthy, and inclusive
and
balances
community aspirations with market realities and the city’s ability to deliver
new projects and programs.
Meeting Objectives | Metas para la reunión
▪Review draft recommendations
▪Summarize next steps
▪Solicit feedback
1. Land Use
2. Housing
3. Business Development
4. Transportation
5. Parks, Open Space,
and Recreation
Recommendations | Recomendaciones
1. Uso del suelo
2. La vivienda
3. Desarrollo empresarial
4. Transporte
5. Parques, espacios verdes
y áreas recreativas
Land Use | Uso del Suelo
Land Use Recommendations
What we heard . . .
More housing
▪More affordable housing options
▪More large-household housing options
▪A broader range of housing types (not just apts.)
Housing | Vivienda
7
8
Housing | Vivienda
Displacement Risk
Housing | Vivienda
Housing Recommendations
More business diversity and
commercial vitality
•More multicultural shopping and dining options
•Keep scale of neighborhood businesses on Hall Blvd
•Redevelop mall parking lots
•Fill vacant buildings
Business Development | Desarrollo empresarial
10
What we heard . . .
WASHINGTON SQUARE
R E G I O N A L C E N T E R
SQ
WA SQ
In Residential Areas:
Opportunity for infill housing
at a variety of s cales.
T he marke t w ill
likely s upport:
• 2 –3 s tory apartme nts
• 4 –6 s tory apa rtments
• Attached and detached homes on s mall lots
Development Opportunities & Challenges
Hall Blvd.
Locust St.
O les o n R d .Greenburg Rd.Greenburg Rd.Scholls Ferry Rd.S c h o l l s F e r r y R d .217
Hall Blvd.Oak St.Fanno Creek
T
r
a
il
Metzger
Park
Tigar
d Heritage Trail
Around the Mall:
Opportunity for large-scale redevelopment that is walkable, reinforces ide ntity as regional de stination, and s upports a broader mix of us es and public amenitie s .
In Commercial/Employment Areas:
Opportunity for reuse and redevelopment
of vacant and underutilized properties.
T he ma rke t will likely s upport:
• New car dea le rs hips
• Light manufacturing and industrial us es in existing buildings
• Re tail and entertainme nt us es in new or exis ting buildings
TigardCITY OF
Legend
City Boundary
Green Spaces
Commercial/Employment Areas
Around the Mall
Residential Areas
Challenges for Development:
• Minimum height and density requirements are too high in some areas
• Minimum parking requirements increase costs and consume land
• Many light manufacturing uses not allowed in employment areas
• Major redevelopment requires substantial private investment and a
strong market
T he ma rke t will likely support:
• New a partme nts with ground-f oor c ommercial us es (4–7 s tories now, poss ibly more in the future)
• New of ce buildings (2 –4 s torie s now, pos s ibly more in the future)
• Redes igned retail and entertainment s paces
• C onvers ion of retail s pac e s to other us es
Washington
Square Mall
Metzger Elem. School
11
Business Development | Desarrollo empresarial
Opportunities & Challenges
Business Recommendations
Business Development | Desarrollo empresarial
Better walking and biking facilities
•Continuous sidewalks and bike lanes on major streets
•More crossings on major streets
•More lighting along transit streets, esp. Greenburg Rd
•A safe, easy way across Hwy 217
Transportation | Transporte
13
What we heard . . .
Address traffic issues 90th Ave speeding / Greenburg Rd congestion
14
Opportunities & Challenges
Transportation | Transporte
Transportation Recommendations
Transportation | Transporte
More parks and green space
•Require green/open space with mall redevelopment
•Keep the loop trail idea
•Create more kid-friendly outdoor spaces
•Add landscaped areas next to sidewalks
16
What we heard . . .
Parks | Parques
Park Recommendations
Parks | Parques
Parks | Parques
Park Recommendations
Next Steps | Pasos Siguientes
19
Next Steps | Pasos Siguientes
2021
Policy Development & Adoption
2022
Policy Implementation
2023+
Project Construction & Program
Development
PUBLIC HEARINGS
Nov | Dec
PC reviews and CC considers
adopting the project’s
recommendations on:
›Land Use
›Business Development
›Housing
›Transportation
›Parks & Open Space
PUBLIC HEARINGS
TBD
PC reviews and CC considers
implementing new policies
by adopting updates to:
›Land Use Zones
›Development Standards
PUBLIC IMPROVEMENTS,
such as streets and parks, built
by the City as funds become
available.
NEW HOUSING AND
COMMERCIAL BUILDINGS (and
related public improvements)
built by private developers as
the market allows.
PROGRAMS, such as business
assistance or anti-displacement
programs, developed by the
City.
Thank you. Questions? Feedback?
¡Gracias! Preguntas? La realimentación?