Resolution No. 91-54 I
CITY OF TIGARD, OREGON/
RESOLUTION NO.
A RESOLUTION AUTHORIZING THE CITY ADMINISTRATOR TO ENTER INTO AN AGREEMENT WITH
THE BENKENDORF ASSOCIATES CORPORATION FOR DEVELOPMENT OF A TIGARD TRIANG;:,E AREA
MASTER PLAN.
WHEREAS, the City Council has a goal of promoting a balanced economy and
enhancing the vitality of the community; and
WHEREAS, the area known as the Tigard Triangle is largely undeveloped and
underdeveloped; and
WHEREAS, development of a master plan for the Tigard Triangle would promote a
balanced eco:_omy and enhance the vitality of the Triangle area; and
WHEREAS, in order to develop a master plan for the Tigard Triangle it is
necessary to enlist the services of a professional consultant with experience in
master planning for large areas under multiple ownership; and
WHEREAS, The Benkendorf Associates Corporation was selected as having the most
Ci sirable qualifications from eight firms that responded to a request for
proposals for development of a master plan for the Tigard Triangle; and
WHEREAS, it is in the best interest of the city to enter into an agreement with
The Benkendorf Associates Corporation to develop a master plan for the Tigard
Triangle,
NOW, THEREFORE, BE IT RESOLVED by the Tigard City Council that:
Section 1: The Tigard City Council acting in its capacity as the local
government contract reviewboard authorizes the City Administrator
to enter into the attached contract with The Benkendorf Associates
corporation
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PASSED: This l day of 1991_ ��
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_ Mayc)s_> C3.ty o£ rd
ATT$$T:
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City Recorder- City of Tigard
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RESOLUTION NO. `9&-
Page 1
TIGARD TRIANGLE MASTER PLAN
SCOPE OF WORK
PHASE I Organization and Objectives
A. Collect Existing Sources of Information
1. Tigard Triangle Traffic Circulation Study, ATEP, 1986
2. Tigard Ccmprehensive Plan and Community Development Code
3. Tigard Parks Plan, 1987
4. Current utilities information i.e., location and capacity of water,
sanitary sewer, storm sewer.
5• Aerial photographs of the area - stereo pairs and orthophotos, both
from spring, 1989.
6. nolav8ut inventory, ownership, valuation information for the area.
7. 1972 Triangle Plan
B. Determine the study area location andcharacteristics by touring the area,
and by studying maps, aerial photographs, inventories and other relevant
data.
C. Organize materials and agenda for first Planning Commission Workshop.
D. Staff to provide and reorganize:
1. Base maps of the area.
2• Thematic maps of the area - zoning, existing land use, wetlands,
rights-of-way, and other themes that can be created as requested.
CONDUCT PLANNING COMMISSION WORKSHOP I
Staff to meet with NPO #4 - brief them on the program
PHASE II Available Lands.Analysis
A. Assess the Triangle's position and potential in a regional context by:
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1. Defining the area's strengths and weaknesses in terms of development
potential.
2. Identifying major surrounding land use patterns similar to the
'., regional assessment we conducted for Zidell/Tualatin.
B. Review and analyze existing information including transportation study,
drainage study, wetland inventory, parks plan, Comprehensive Plan,
Community Development Code and other applicable material.
C. organize the information into two major components:
1. Natural Features - slope, significant vegetation, watersheds,
hazards, etc.
2. Existing/Expected Land Uses - residential, commercial, industrial,
major utilities, expected transportation improvements, etc.
Each of these components will be summarized in a diagram that describes the
relative availability of all land within the Tigard Triangle.
Specifically, each parcel will be identified under one of the following
categories:
o Available Land
o Available. Land with Restrictions
o Unavailable Land
D. Create a framework, with the assistance of City staff, for evaluating
h development scenarios. The framework will identify evaluation criteria and.
determine assumptions that will be used.
PHASE III. Alternative Development.Analysis
A. Describe possible.patterns and types of development that may occur in the
Triangle using the framework from Phase II.
B. Potential development scenarios will be reviewed against alternate visions
and include:
1. Land Uses
2. Densities
3, Circulation Patterns
4. Major urban design elements that contribute to defining a Vision such.
as gateways, open space, massing, intensity of use, etc.
CONDUCT PLANNING COMMISSION WORKSHOP #2
e ,
Review possible development scenarios with the Economic
Development Committee, and Chamber of."ommerce.
PRESENT THE SCENARIOS TO NPO #4
At this time City staff will provide an evaluation of traffic impacts and rough
costs for public facilities. Staff will need a minimum of 3 weeks advance notice
to prepare this information.
P_-HASE IV Evaluation and Implementation Assessment
Evaluation and assessment of the "most likely- scenarios will be conducted taking
into consideration public input.
A. Identify advantages and disadvantages of each scenario or development
alternative.
B. Describe what effect each scenario will have on Triangle characteristics
and on the surrounding area.
C. Ceate sketches that visually represents typical elements of alternative
development.patterns. .This artwork should be large format and use color
to stimulate-vision of a developed.Triangle.
D. Preparation of a draft report. The report will
o Describe methodology and assumptions for determining chosen scenarios
o Describe elements of each scenario, reasons for their occurrence, and
prerequisites for occurrence
o List public improvements required for each scenario to occur
o Identify the advantages and disadvantages of each scenario
O Work closely with Citystaff, with staff review of working copies
PHASE V Master Plan Selection
A. The review and adoption process will include final reviews. with the
Economic Development Commission, Chamber of Commerce, NPO #4, and the
Planning Commission, and a selection of development plan by the Planning
Commission for recommendation to City Council. .
CITY COUNCIL MEETING
Present preferred Development Plan to the City Council
B. The final report will include a Development Plan based upon analysis and
citizen involvement. The final report shall include a cover design and
include an acknowledgement page, a table of contents, reduced graphics, and
a bibliography.
Prepare and submit camera-ready originals of an executive summary and the
final report as well as all artwork and other products: that have been
produced as part of or in support of this project.
Phase VI Development Standards
A. C_-ate an outline of development standards that are consistent with the
intent of the selected scenario.
B. Create sketches that graphically depict typical scenes that may result from
implementation of development standards.
C. Submit A and B in a format that can be readily converted by City staff into
City standards for the triangle.
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BECKENDORF ASSOCIATES TEL:503-226-0068 Jun 14,91 1150 No.001 P.02
The
B E N K E N D 0 R F
AS S0 CIA 'T- ES
Corporation
AL DENl.liNDORF,AICP
Specializing in: o Master Planning
o Public Involvement
o Urban Renewal
Master Planning o Columbia South Shore Development Plan
2,200-acres
o Master Plan and Land Use Permits. for 000-
acre Forest Park Estate, a 2,100-unit
Residential Planned Unit Development,
Portland, Oregon
o J. Peterkort ani Company Master Plan 250-
acres, Washington County - mixed use
o Master Plan for WAterhouse South Mixed-
Use Development, Portland, Oregon - 400
acres
o Development Plan for 500-acre Residential
Planned Unit Development, Newberg, Oregon
0 2idell liedges Creek toaster Plan 140-acres,
Tualatin, Oregon - mixed use
Public Involvement o Project Manager for Gresham Urban
Renewal Plan including gaining approval and
support from the Planning Commission, City
Council, kienewal Agency, and Citizen
Steering Committee
o Project Manager for Milwauicie Urban
Renewal Pian and coordinating with Citizen
Committees, City Staff, State Agencies, and
Elected Officials
o Project Manager for Feasibility Study for
the Redevelopment of Union Station, which
involved gaining consensus among over 30
1 citizen and public interest groups.
o Oregon Reach Access Plan Involving 400
miles of coastline and three regional Citizen
Committees.
Urban Renewal o Fairview Renewal .Plan and Report, Salem,
Oregon
o South Downtown Waterfront Redevelopment
Strategy, Portland, Oregon
o North Batik Do=se Development Strategy,
Raise, Idaho
522 Southwest Fifth Avenue,Portland,Oregon 97204 (503)226-0068
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BECKENDORF RSSOCIRTES TEL 503-226-0068 Jun 1491 11 :51 No.001 P.O3
Professional Background Founded The Benkendorf Associates, 1975
Former Director of Planning, Port of Portland
r j Vice-President of ROMA, Farr Francisco
Planning and Architectural Firm
Academie Baekground Michigan State University, B. S. Urban
Planning and Land Architecture, 1'J64
Unlverslty of Pennsylvania, Graduate Study In
Urban Planning, 1967
Professional Memberships American Society of Consulting Planners,
Immediate Past National President
(continuing Board Member)
American Institute of Certified Planners
American Planning Association
Publications "Planning for Successful Waterfront Renewal,"
published by the Urban Land Institute and
the Portland kblagazine, 1981
"Permits Speeded Up," published by the 1985
Industrial Business Parks Guide
"Day Care Regulations Beed Updating,"
Oregon Chapter Magazine, American
Planning Association, 1985
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EECk:ENDOPF AS SOCIRTES TEL :503-226-0068 Jun 14 .91 11:51 N0 .001 P.04
IV. QUAL1PlCATIONS
A. Project Descriptions
The following descriptions of completed projects Illustrate our experience
preparing plans for Iarge/strategicall y located sites in Oregon.
Columbia South Shore Development Plait
Realhdng the goal of developing a major new employment center in the
Colombia South Shore District (2,200 acres) involved The Benkendorf
Associates heading a consulting team to guide public and private
investment and provide a vision and framework for ongoing technical
studies. Concerned with establishing an Image for the area, involving the
public, Integrating recreational improvements with private Investment, and
preserving physical features were priorities of the consulting team, TBAC
was Joined by Waker and Associates (Civil Engineering), Walsh and
Associates (Recreation Planning), Kittleson and Associates (Traffic
Planning), and Gilchrist and Associates (Signage). The groups' coordinated
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efforts provided the. 1'ortlend Development Commission with a
Comprehensive Development Plan, a Secondary Roadway Plan, a Recreation
Plan, a signage concept and Development Guldelines/Standards.
Zideil-Tualatin Master Plan
Tualatin, Oregon
The Benkendorf Associates prepared a Master Development Pian for a 140-
acre site around a 30-sere Wetland with signifeant ecological and
environmental value. The 7.idcll property Is the terminus of a several mile
I' long wetland extending west from the site. A mixed use development plan
was prepared within a prescribed framework of the only Regional Wetland
404 Permit in the State of Oregon. The Benkendorf Associates were
sensitive to the impact of development adjacent to the wetland and
appropriately Identified land uses with the least amount of impact on the
resource. The pian treats the wetland as a public amenity and utilizes the
views from public areas. The plan, including a complex set of zone
changes, was approved in January, 1450.
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HECKENDOPF ASSOCIHTES TEL:503-226-0068 Jun 14,91 11:51 No .001 P.05
J, Peterkort & Company Master Plan
t Washington County, Oregon
The Benkendorf Associates prepared a land use and circulation plan for
252-acres of Idyllic Tualatin Valley farmland west of Portland. The site is
bounded on the south by the Sunset Highway and two interchanges. The
site has a creek running through the center and considerable acreage In
slopes exceeding 20%. Over 100-acres are wooded and part of the site Is
In the 100-year floodplain.
A development strategy and subsequent Washington County Plan of
Development Amendment and Zone Change Application for a 252-acre site-
in
itein Washington County was prepared. The project included a feasibility
analysts to assess the demand for housing, various commercial and office
uses; the development of a land use strategy to meet the needs of the
community in developing the site; the development of a transportation
network Improvement plan, including mass transit; and the analysis of the
proposed development strategy and Its compatibility with the Washington
County Framework Flan and LCDC Goals and Guidelines. The request was
approved and construction is underway.
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Columbia Corridor Land Resource Analysis
Portland, Oregon
The Benkendorf Associates were retained by the Portland Development
Commission to undertake an assessment of all the lands from the Rivergatc
Industrial District to Troutdale Airport, an area YS by 2 miles in size.
The purpose of the assessment was to analyze the needs and opportunities
affecting Industrial development in the Corridor. The assessment was
conducted by researching the physical characteristics of the Study Area
and the current service and transportation infrastructure. In addition, the
local governments and special districts providing water and sanitary sewer
service were inventoried.
Thar service areas were defined and the limits of their district were
established. Finally, a visual survey provided the basis for determining the
areas where major private development is In place and areas where
redevelopment should be considered.
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BECKEhlDORF ASSOCIATES TEL:503-226-0068 Jun 14.91 11:51 No .001 P.06
Schnitzer/Zldell Master Plan
A Portland, Oregon
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The Denkendorf Associates were retained to analyze the approximately 40-
acre site and generate land use alternatives and a final master plan. As a
part of the process, a one day charette was conducted with SRG
Partnership, Karen Meyers & Associates and Ogden Beeman do Associates to
Integrate architectural, market and engineering market factors Into the
land use alternatives. As a result, three land use schemes were generated.
One alternative included a waterfront shopping center, another an inner
city resort concept and the final was business park. Final plans are
underway for the business park.
Corvallis Commercial Lands Assessment and Market Study
Corvallis, Oregon
As subeonaultants to ECO Northwest, Economic Consultants, The
llenkendorf Associates evaluated the supply of land designated for
commercial use in Corvallis, reviewed commercial land use policies in the
Corvallis Comprehensive Plan, and analyzed other areas in the City that
met locational requirements of commercial use. The information was
Integrated with a market study to identify measures the City should take
to enhance the currently designated commercial sites and possibly add new
sites to their Inventory.
Union Station Land Use Alternatives
Salem, Oregon
- The firms of The 13enkendorf Associates and SHG Partnership were
retained to prepare analysis and land use plans for the Union Station site
In order to assist the Portland Development Commission and the City In
determining whether or not to exercise their purchase option. The
analysis involved an examination of factors such as land use patterns on
and off the site, vehicular and pedestrian circulation needs and patterns,
existing and future public Investment in the surrounding area,
environmental factors and rail track use trends. The result was a
recommendation that PDC exercise their option as well as a final
recommendation on a final llevelopment Plan.
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