09/10/2008 - Packet City of Tigard
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City Center Advisory Commission — Agenda
MEETNG DATE: Wednesday, September 10, 2008, 6:30-8:30 p.m.
MEETING LOCATION: Red Rock Creek Conference Room, Tigard City Hall
13125 SW Hall Blvd.,Tigard, OR 97223
1. Welcome and Introductions....................................................................................................6:30—6:35
2. Review / Approve Minutes .....................................................................................................6:35— 6:40
3. Affordable —Senior Housing Projects - Debriefing............................................................. —7:00
(Watershed / Elite Care / Pringle Creek- Lily Lilly—Discussion)
4. Housing Needs Study—Further Discussion.........................................................................7:00 — 7:15
Organizational Leadership—Downtown...............................................................................7:15 — 8:05
(Subcommittee / Discussion)
6. Project Updates .........................................................................................................................8:05 — 8:25
a. Median Landscaping
b. Potted Trees —Downtown
c. Windscreens —Commuter Rail Shelter
d. Streetlights—Final selection
7. Other Business Items................................................................................................................8:25— 8:30
8. Adjourn ......................................................................................................................................8:30 p.m.
CITY CENTER ADVISORY COMMISSION AGENDA— September 10, 2008
City of Tigard 1 13125 SW Hall Blvd.,Tigard,OR 97223 1 503-639-4171 1 www.tigard-or.gov I Page 1 ofl
City Center Advisory Commission
Meeting Minutes
Date of Meeting: September 10, 2008
Location: Town Hall
Called to order by: Chair Alice Ellis Gaut
Time Started: 6:30 p.m.
Time Ended: 8:53 p.m.
Commissioners Present: Carolyn Barkley; Chair Alice Ellis Gaut; Ralph Hughes;
Kevin Kutcher; Vice Chair Lily Lilly; Peter Louw; Thomas Murphy; Elise Shearer;
Martha Wong; Alexander Craghead (alternate); Linli Pao (alternate)
Commissioners Absent:
Others Present: Marland Henderson, Mike Marr
Staff Present: Phil Nachbar, Downtown Redevelopment Manager;Jerree Lewis, Executive
Assistant
AGENDA ITEM #1: Welcome and Introductions
Important Discussion and/or Comments: Introductions were made.
Action Items (Follow-Up or Votes): None
AGENDA ITEM #2: Review/Approve Minutes
Important Discussion and/or Comments:
Action Items (Follow-Up or Votes): Motion by Commissioner Murphy, seconded by
Commissioner Barkley, to approve the August 13, 2008 minutes as submitted. Motion was
approved by a vote of 8-0. Commissioner Wong abstained.
AGENDA ITEM #3: Affordable — Senior Housing Projects - Debriefing
(Watershed / Elite Care / Pringle Creek - Lily Lilly— Discussion)
CCAC Meeting Minutes for September 10,2008 Page 1 of 8
Important Discussion and/or Comments: The Commissioners discussed their tours of
the Elite Care at Fanno Creek elder care residential facility in Tigard and the Watershed
affordable housing project in Hillsdale. The Commissioners were very impressed with both
projects.
Commissioner Murphy advised that Community Partners for Affordable Housing (CPAH)
has 3 projects in Tigard. He noted that Tigard has been the leader in Washington County as
far as support for affordable housing, such as offering fee waivers and expedited
consideration of zoning changes,
The importance of early community outreach for affordable housing in the
Downtown was discussed. It was noted that CPAH worked on community involvement for
5 years with their Watershed project. Commissioner Craghead remarked that if the CCAC
identifies the need for affordable housing as a component in the Downtown, the
Commissioners will have to look at how to make it happen— how will we engage the public,
how are we going to get them involved and educated? He believes we will need a housing
study first so that we know what we're asking for, rather than trying to educate the public
without being able to tell them where we're proposing it or how much we're proposing to
build.
Commissioner Lilly reported on her tour of Pringle Creek— a 32 acre project outside of
Salem with mixed-use zoning and all types of housing, from affordable to high-end. She
noted that the development is impressive on paper, but the project is stalled. They don't
have mass transit and the market is down now. The vision is amazing, but without the
funding and without the mass transit, they have obstacles. New builders have come in with
different designs ideas, so now the project isn't a consistent looking village.
Action Items (Follow-Up or Votes): None
AGENDA ITEM #4: Housing Needs Study— Further Discussion
Important Discussion and/or Comment: The Commissioners received information
about senior housing in Washington County and a copy of Tigard's Affordable Housing
Program (Exhibits A and B). Commissioner Hughes asked about the housing study that the
Commission had recommended earlier to the CCDA. He noted that the recommendation
had been overridden by staff saying it wasn't necessary at the time. He wants to know where
the housing study comes back into the picture as an overall concept. If we don't know
whether an affordable housing project is needed, how do we talk to people about housing
needs since that's the driver of the businesses?
CCAC Meeting Minutes for September 10,2008 Page 2 of 8
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Staff advised that the Commissioners had come up'an earlier recommendation for
consulting/relocation dollars and had talked about projects that could potentially be a part of
it. With regard to money being delegated to a housing study, it was reported earlier to the
CCAC that staff was reluctant to commit dollars to a housing study up front because of
other priorities. The study would be kept on the burner and as discussion proceeded, if
other information was required,we could tap into those dollars if needed. There was also
discussion about getting needed information without a major consulting study. No one said
the study wouldn't be done and it wasn't rescinded. Staff wanted to prioritize dollars to
accomplish the tasks within the work program and we would evaluate it as we move
forward.
Chair Ellis Gaut noted that at the CCDA meeting where this was discussed, she encouraged
the Councilors to consider doing a global housing study. Because the CCAC is making
decisions about the character of the Downtown, we need to be ready for who will live there
and where they will live. The CCDA/Council was not excited about doing a study at that
time, so the money was not allocated. One Councilor said the cost of such a study would be
way out of proportion, given the dollars we have available. In view of Commissioner
Hughes' comments, Chair Ellis Gaut believes it may be important to look at the study again.
There may be ways to capture other dollars to accomplish that. Also, there may be ways to
pull the information together outside a traditional consultant study.
Some of the questions that need to be answered are: what's going to be the need for
affordable housing in Tigard and in the Urban Renewal District specifically;what's the
current supply in this general area;what does affordable mean (is it the governmental
definition of no more than 30% of the household's income or is it something else). Chair
Ellis Gaut believes that in the next 20 years, the need for quality living space in the
commercial core is going to increase dramatically. As more and more people work from
home, we also want to accommodate that. What's the anticipated rate of displacement from
urban renewal and redevelopment? In terms of policy, do we want to make decisions now
that will have the impact of excluding certain income groups from living in the Downtown?
What can we, in the public sector, do now by way of implementing plans and policies that
will provide for creative solutions and allow it to be open and flexible? Are there things we
could do to encourage affordable housing at the Public Works and Transit Center sites?
It was brought up that this body will be in a position of making the choices for what we
want to see. It was suggested doing a study to see if what was asked for last March makes
sense in the Downtown and what the needs are. What's going on with the Transit Center
housing development? Staff advised that the Transit Center is intended to be a mixed use
and will include housing. There's nothing to preclude the CCAC from looking at including
affordable housing in that project. Over time, the CCAC can develop a policy for affordable
housing in Downtown. This is just the beginning of discussions; nobody is committing
CCAC Meeting Minutes for September 10,2008 Page 3 of 8
anything yet for any of these projects. There's an endless need for affordable housing and
the demand will always be there. It's more of a qualitative policy decision as to what Tigard
would like to see happen in Downtown.
Chair Ellis Gaut noted that the CCAC can go back to the CCDA about a housing study.
This would be an opportunity to tell them what the reasons are for needing to know more.
There are additional things, by way of concepts and areas for exploration, that we would like
to see studied.
It was suggested there be a mixture of different types of housing in the Downtown—
possibly condos, multi-level housing, and townhouses. It could create a more interesting
community and an exciting place to live.
It was noted that just because we have questions about something, it doesn't mean we have
to have a study done. We need a deeper reason. If we're going to advocate for a study, we
need to have an idea as to what the study's purpose is, what is the outcome and the goal of
the study. A study is a toolbox;what are we applying this tool to? It's not going to be
zoning necessarily. It's going to have to be something else —whether it's affecting our
strategies toward making deals with developers or what we can do to create a catalyst that
attracts certain kinds of development. The study we're asking for today will be different
from the one we asked for last spring.
It was remarked that we need to know what the composition of residents in the Downtown
would likely be: single adults, married adults, families with children, elderly. Also,we need
to get some idea of the income brackets for these different groups. Having this information
would lead us back into what zoning, design criteria, densities we could have in the
neighborhoods. Commissioner Barkley remarked that baby-boomers won't be moving into
row houses or townhouses with stairs. If row houses are built, that would determine who's
going to live there.
Action Items (Follow-Up or Votes): Chair Ellis Gaut decided to table the discussion for
now and move it to another time with a little more focus. The Commissioners can decide if
they want to go forward with a second request for a global study. If a second request is
recommended, it should be requested in time for a budget cycle so it could be allocated its
own sum.
Commissioner Shearer offered a quote to keep in mind, "The most successful downtown
enhancement programs are those where housing development is being encouraged once
again." If we're going to be successful in renovating and revitalizing the Downtown, we're
going to have to look seriously at housing.
CCAC Meeting Minutes for September 10,2008 Page 4 of 8
In the meantime, the City can collect information that's readily available. Phil Nachbar has
already been asking other staff about affordable housing. He focused on affordable housing,
but if the Commissioners are interested in other housing types, he can also look into that.
He advised that the Transit Center site will have a development feasibility study which will
include some market feasibility of housing on that site. It might be possible to expand on
that and address the larger Downtown.
AGENDA ITEM #5: Organizational Leadership —Downtown (Subcommittee /
Discussion)
Important Discussion and/or Comments: The Commissioners used the list of important
organizational leadership concepts that they put together at the last meeting. Each
Commissioner had 10 votes to choose their top priorities. The votes will be used to rank the
top 5 priorities.
Commissioner Craghead prepared a memo that grouped the original list of concepts into
similar categories (Exhibit C). The memo also includes findings from research he already
had.
The votes were tallied and grouped together according to similarity. The top 5 concepts
were:
■ #1 (16 votes) —Broad net, inclusive, high representation/participation; no special
interests or exclusions; membership fees, participation levels, benefits
■ #2 (14 votes) —What is the organizational structure (LLC, nonprofit, 5010, 501c6);
fund raise; funding sources —voluntary, imposed, hybrid
■ #3 (12 votes) —Transparency; accountability
■ #4 (10 votes) —Top down imposed structure or bottom up (organic) entity
■ #5 (9 votes) — Relationship with City government, Chamber of Commerce, existing
entities; interaction with other regional/national organizations; representation from
City in the organization/representation from organization in a City body; cross
representation
It was decided to include the sixth choice in the group, which was not on Commissioner
Craghead's memo —Business development focus (8 votes). The Commissioners will discuss
these top concepts next month. They will be considering if there are any actions needed to
CCAC Meeting Minutes for September 10,2008 Page 5 of 8
take to flesh these out, should there be further study on what we want to look into,what can
staff help us look into. We will be looking to a time when we may be ready with some
characteristics we feel are important in an association that we can partner with and work
with as we go forward. We'll be crafting a policy decision.
Action Items (Follow-Up or Votes): Staff was asked to begin identifying some neutral
expert who could review the first draft and offer some suggestions on what we might be
missing or over-emphasizing. The Commission wants an outside opinion from someone
with expertise in this area; someone who is familiar with how these organizational structures
work, what works and doesn't work, and be able to provide general feedback on the draft
criteria.
AGENDA ITEM #6: Project Updates
Important Discussion and/or Comments:
A. Median Landscaping—Phil Nachbar reported that purpose of the solid concrete
median on Main Street is for safety, to prevent left turns on Tigard Street so people
would not cue up on the tracks. Staff looked to see if there was a way to retrofit the
median and do some landscaping. He advised that ODOT is against doing anything
with the median because of their standards. It could take political will and a lot of
push back to move it forward. Nachbar thinks they might allow some low-growing
landscaping, but no trees. He noted that, if you look around, there are examples of
exceptions, such as in Lake Oswego.
It was advised that ODOT has jurisdiction over railroad crossings. It was also noted
that the train in Tigard is a passenger train with a higher speed limit than freight
trains. Nachbar said there are City funds to pay for landscaping, but this has to do
with ODOT standards. The Commission asked for a copy of the standards.
Commissioner Barkley supports safety issues around the crossing and asked if we
have done a study on the safety issue and why ODOT doesn't want the trees. It was
asked if there was anything the CCAC could do. Chair Ellis Gaut asked staff to share
communications with the CCAC, in addition to a citation to the standard.
B. Potted Trees —For short term beautification in the Downtown, the CCAC had
talked earlier about installing some street trees. Nachbar noted that the
Commissioners did not want to put in permanent trees that would be ripped out, so it
was decided to look at potted trees that could be moved around or planted later.
CCAC Meeting Minutes for September 10,2008 Page 6 of 8
Nachbar also advised that TriMet is putting a mural on their building next to the
Transit Center. He gave a PowerPoint presentation showing the mural and some
examples of potted trees (Exhibit D).
C. Windscreens —The Commissioners received a copy of the original recommended
design elements for the Commuter Rail station. Nachbar reviewed what the
recommendations were for windscreens — smaller, multiple unconnected glass panels,
but with a pattern that deters vandals. The design allows riders to enter the train at
multiple access points. It also improves safety, as it eliminates inaccessible corners
and the glass maintains visibility. Nachbar said that one option would be to see how
things progress with usage and think about whether we want to make a
recommendation to put in windscreens. There may be money left over this year to
potentially do this.
D. Streetlights —The Commissioners reviewed the choices for the decorative
elements (banding and finials) to go on the acorn-style streetlights in Downtown.
Action Items (Follow-Up or Votes): Motion by Commissioner Louw, seconded by
Commissioner Murphy, to accept L-5, with the L-2 finial, in black. The motion passed by a
vote of 8-1. Commissioner Hughes voted no.
AGENDA ITEM #7: Other Business
Important Discussion and/or Comments: Commissioner Barkley asked for a status
report on the entryway art project by the Commuter Rail station. Phil Nachbar advised that,
due to current staff shortage, there is no staff available to manage the project. Nachbar
asked TriMet if they would be willing to manage the project under their arts program.
TriMet turned us down, saying their committee was coming to close and they don't want to
undertake any new art projects. The City will not be able to move forward on the project
this year.
Action Items (Follow-Up or Votes): For next month, Commissioner Hughes asked for a
recap of the Burnham Street meetings, an update on the status of offers made, and exactly
where Burnham Street is heading. Chair Ellis Gaut reported that, at this point, the meetings
held so far have been very positive and we're moving to resolution on most of them.
Mike Marr suggested including an update on the Stevens Marine property in the discussion.
Phil Nachbar reported that an offer agreement has been given to Stevens Marine. They are
currently reviewing it.
CCAC Meeting Minutes for September 10,2008 Page 7 of 8
4 � Jerree Lewis, CCAC S etary
ATTEST:
6&m"L 4 j—
Chlir Ahce llis Gaut
CCAC Meeting Minutes for September 10, 2008 Page 8 of 8
Duane Roberts
crom: Ben Sturtz [Ben_Stu rtz@co.wash i ngton.or.us]
;ent: Thursday, September 04, 2008 4:48 PM
To: Duane Roberts
Subject: Senior Housing
Duane,
Just wanted to get back to you from what we discussed at the HAG today regarding CPAH's potential
project in Tigard, Right now, the 2005-2010 Consolidated Plan doesn't list senior housing development as
one of the highest priorities but does address funding for very low income renter households (0-30%AMI)
and assistance for persons with disabilities as two of the highest priorities, both of which can be
attributable to seniors in those circumstances.
The data I do have in the Con Plan on the need for senior households in Washington County is as follows:
• There is an unmet demand for affordable units targeted to seniors in the Con Plan. The County has
approximately 4,170 subsidized senior units and CPAH cited a gap of 1,710 affordable senior units
in the County due to the 5,880 very-low and low income senior households identified as having
housing problems in HUD's 2000 Comprehensive Housing Affordability Strategy (CHAS)
• In 2000, there were only 27,998 senior households in Washington County, making up 16.5% of all
households. Of these, 13%were in the very low-income category (0-30%AMI), 15%were in the low
income households (31-50%AMI), and 24% had moderate incomes (51-80%AMI).
• There are a relatively small number of publicy assisted housing units designated for eldery
residents (571) though a more substantial number (approximately 3,600) of other residences
targeted for seniors (e.g. residential care facilities, nursing facilities, etc.) exist that accept
Medicare
• In CPAH's application to our Office for Hilltop Vista in Tualatin back in 2005, they cited that 57%
of Washington County households with at least one elderly resident are of low to moderate income.
They also mentioned that 10.1%of the defined target market area for a Tigard area senior project
(includes Tigard and Tualatin) is over the age of 62.
Ben Sturtz
Housing Services Specialist
Washington County
Office of Community Development
Phone: (503) 846-8615
Fax:(503)846-2882
i
CITY OF TIGARD
CITY OF TIGARD
AFFORDABLE
HOUSING PROGRAM
SEPTEMBER 2002
Acknowledgements
Mayor
.Jim Griffith
Councilors
Craig Dirksen
Brian Moore
.Joyce E. Patton
Ken Scheckla
Community Development Director
.James N.P. Hendryx
Long Range Planning Manager
Barbara Shields
Project Manager
Duane Roberts, Associate Planner
table of CONTENTS
I. Executive Summary 3
II. Introduction 5
III. Affordable Housing Need 6
IV. State and Regional Policies 8
V. Local Housing Providers 12
VI. Policies, Goals, & Strategies 15
VII. Affordable Housing Program 18
VIII. Conclusion 23
IX. Next Steps 25
I . executive SUMMARY
Why is affordable housing an important issue?
Having a home is one of the most fundamental human needs. A home represents shelter,
safety, and security. While Washington County is one of the most affluent areas of the
state, many families find it difficult to obtain safe, decent, and affordable housing.
Housing cost burdens are especially severe among households with low incomes. Elderly
and large family renters are the most likely to experience housing problems, such as
living in unaffordable, overcrowded, or substandard housing. The lack of sufficient
affordable housing opportunities reduces overall livability and economic viability for all
residents.
What is affordable housing?
The accepted definition of affordable housing found in federal and state programs is
housing that costs a household no more than 30% of its gross income for rent and
utilities. The shortage of affordable housing most affects households earning 50% or less
of the region's median income. Tigard's twenty-year, 1997-2017, Metro-determined
need for affordable housing among this income group is 3,205 new units.
Does Tigard meet state and regional affordable housing mandates?
Tigard complies with all state and regional policies that relate to affordable housing.
These include, most importantly, Statewide Planning Goals 10-Housing and 14-
Urbanization, the State Metro Housing Rule; and the Metro Urban Growth Management
Functional Plan (Title 7).
Who provides affordable housing in Tigard?
The Washington County Housing Authority owns and manages 224 public housing units
within the Tigard city limits. The agency also administers key federal rent voucher and
low-interest loan housing assistance programs within Tigard as a local government unit.
The State Housing and Community Services Division administer a federal tax credit
program to private housing providers, including the providers of some 600 units in
Tigard. Two non-profit affordable housing corporations own and manage a combined
262 units within and adjacent to Tigard. The majority of households served by these
various public and private affordable housing activities have incomes at 50% or below of
median income.
Affordable Housing Program 4
How has Tigard addressed the issue of affordable housing?
Various Tigard Comprehensive Plan policies and Tigard Beyond Tomorrow community
vision goals and strategies support the provision of affordable housing. The City of
Tigard program to address the Council Goal of Consider(ing) ways to support the
provision of affordable housing includes these policies and vision statements and specific
land use and non-land use program measures. These measures include pre-existing
measures and new measures adopted by Council during a comprehensive, four-meeting
review of potential policies and strategies to improve opportunities for the development
of affordable housing. The following are the steps Tigard has taken to address the
affordable housing issue.
Affordable Housing Program
Land use strategies adopted
• An updated and streamlined development review process completed
• Reduced parking requirements for affordable housing projects implemented
• Allowance of accessory dwelling units, which benefit the elderly and disabled
Non-land use strategies implemented
• Tax abatement for affordable housing instituted
• A budget set-aside to reduce fees and charges imposed on affordable housing
development established
• Support for sale or donation of tax foreclosed and surplus County and City-owned
properties to non-profit housing providers initiated
• Financial support for the operation of the Tigard-based Good Neighbor Center
homeless shelter established
• Identification and pursuit of available grants to finance needed on- and off-site public
improvements, such as sidewalks, streets, and storm sewers, serving affordable
housing areas or projects instituted
• The Housing Inspection Program to maintain the quality of the City's existing housing
stock developed
• The Housing Emergency Fund to assist occupants of housing declared to be unsafe
or uninhabitable established
• The Enhanced Safety Program, administered through the Tigard Police Department,
to improve the safety of rental properties instituted
• Membership in the County-wide Housing Advocacy Group initiated
Affordable Housing Program 5
II . INTRODUCTION _
One of the 2002 Tigard City Council goals is to: Consider ways to support the provision
of affordable housing. The present report describes the approach the City is taking to
address this goal. The first part of the report provides basic information on: the local
need for affordable housing, state and regional housing promotion policies, and the
present providers of affordable housing in Tigard. The main part of the report is a
description of the range of existing City policies and past and present actions related to
the provision of affordable housing in the Tigard community. The policies discussed
include relevant Comprehensive Plan policies and Tigard Beyond Tomorrow goals and
strategies. The actions discussed include land use and non-land use measures taken to
implement the affordable housing policies and goals. The report also includes a
description of approaches considered but not taken by Council to facilitate affordable
housing. Taken together, the various adopted policies, goals, and actions describe how
the City is supporting the provision of affordable housing in the community. These
efforts make up the City's official affordable housing program.
Affordable Housing Program 6
III . affordable housing NEED
The US Department of Housing and Urban Development (HUD) defines affordable housing
as costing a household no more than 30% of its gross income. For renters, housing costs
include rent and utilities. For homeowners, it includes principal, interest, taxes, and
property insurance, if applicable. A household is defined as all of the people, including
unrelated people, who occupy a house, apartment, or mobile home.
According to 2000 Census data for Tigard, 2,775, or 41%, of renter households and
2,030, or 23%, of homeowner households spend more than 30% of their incomes on
housing costs. In terms of the HUD national standard, these figures reflect the overall
need for affordable housing in Tigard for all income levels. A profile of regional and
local level affordable housing needs at particular income levels is scheduled to be
tabulated from the 2000 Census by the PSU Population Research Center and made
available early next year.
According to Washington County and Metro housing studies, the income group with the
greatest need for affordable housing are those earning 50% or less of median income.
Rents affordable to households at different income levels and sizes are available from
HUD published tables. The 2002, 50% of median income standard established by HUD
for the Portland metropolitan area is shown in the chart below, along with the
corresponding rents that would be affordable to households at those income levels and
persons per household. By way of comparison, Tigard's 2000 median income for
households of all sizes was $51 ,581. Median household size was 2.5.
Affordable Housing Standards for Low Income Households
Portland Metropolitan Statistical Area, 2002
Number of Persons in 50% of Median Income Affordable Monthly
Household Rent/Mortgage plus
Utilities (30% of Income)
1 $20,000 $500
2 22,900 573
3 25,750 644
4 28,600 71S
5 30,900 773
6 33,200 830
Affordable Housing Program 7
Number of Persons in 50% of Median Income Affordable Monthly
Household Rent/Mortgage plus
Utilities (30% of Income)
7 35,450 886
8 37,750 944
Metro is the elected regional government that covers Clackamas, Multnomah, and
Washington Counties. Metro's Urban Growth Management Plan provides the basis for
coordination of local comprehensive plans and implementing regulations. In January
2001 , Metro Council amended the Urban Growth Management Plan to include an
affordable housing section (Title 7). The section focuses on the 50% of median group.
According to the resource information upon which this section is based, Tigard's twenty-
year, 1997-2017, Metro-determined unmet need for affordable housing among this
income group is 3,205 new units. This number is in the nature of a "fair share" estimate
based on the regional housing need and the City's percentage of regional population.
Another indicator of local housing need is the waiting list for housing units owned and
managed by the Washington County Housing Authority. In June 2002, the list included
677 households with Tigard-area zip codes and the estimated wait for eligible new
applicants was six to eight years.
These data indicate the magnitude of the local need for affordable housing. The policies
and actions of Tigard in response to this need are described below, after a discussion of
existing state and regional housing promotion policies and a description of local public
and non-profit housing providers.
Affordable Housing Program 8
IV . state & regional POLICIES
Several state and regional policies address affordable housing. These include, most
importantly, Statewide Planning Goals 10 - Housing and 14 - Ubanization, the State
Metro Housing Rule, and the Urban Growth Management Functional Plan (Title 7).
Statewide Goal 10: Housing, "To provide for the housing needs of the citizens of the
State", was adopted in 1973 as part of the Statewide Planning Program. The basic
requirements of this rule are:
• Buildable lands inventory must ensure that there is sufficient residential land
available.
• Comprehensive plans shall encourage adequate number of housing units at price
and rent levels that are commensurate with the financial capabilities of Oregon
households and allow for flexibility of housing location, type, and density
Statewide Goal 14 - Urbanization, "to provide for an orderly and efficient transition from
rural to urban land use", also was adopted in 1973. This goal mandates that:
• Establishment and change of urban growth boundaries will be based on consideration
of the need for housing as well as jobs and other urban land uses.
Tigard's Comprehensive Plan has been formally acknowledged to be consistent with the
statewide rules. The City complies with this goal by allowing smaller single family
housing and options for attached and manufactured housing.
The State Metropolitan Housing Rule, adopted in 1981 , requires that all Portland
metropolitan area jurisdictions allow for a mix of housing types and meet minimum
residential development density. The rule requires Metro to:
• Coordinate local comprehensive plans to meet the projected housing need.
• Provide for an appropriate housing mix and range of affordability.
• Maintain minimum average densities and mixes to provide for the efficient use of
buildable lands.
• Designate sufficient buildable land to provide the opportunity for at least 50% of new
residential units to be attached single family or multi-family housing.
• Meet minimum residential development density, which, as applied to Tigard, is 10
units per net buildable acre.
Affordable Housing Program 9
In order to comply with the rule, the City amended its Comprehensive Plan and
implementation ordinance to allow residential development densities of ten units per net
developable acre and an overall 50/50 single family/multi-family housing mix.
As mentioned, in January 2001 , the Metro Council amended the Urban Growth
Management Functional Plan to include Title 7: Housing and Affordable Housing. The
Title recommends changes to City and County policies related to affordable housing. It
also establishes mandatory requirements that local governments must undertake as part
of Metro's regional planning effort. The focus of this effort is on households earning 50%
or less of median household income. In order to monitor local goal progress, Metro has
designed a three-year reporting schedule:
January 2002. Local governments are required to consider adoption of:
I. A voluntary housing production goal established by Metro for each jurisdiction
within the region;
//. Comprehensive plan changes that ensure a diverse range of affordable housing
types, maintain the existing supply of affordable housing, and increase
opportunities for new affordable housing;
Seven specific tools and strategies identified in the Regional Housing Strategy Plan.
These include:
1 . allowing density bonuses
2. providing for replacement housing
3. encouraging voluntary inclusionary zoning
4. allowing for transfer of development rights
5. addressing elderly/disabled housing needs
6. correcting existing regulatory constraints
7. reviewing surface parking requirements
/V. Other land use and non-land use tools that promote affordable housing.
.January2003. Local governments are required to submit a report on the status of
comprehensive plan amendments and adoption of land use related affordable housing
tools.
Affordable Housing Program X10
January 2004. Local governments are required to report on the amendments to the
comprehensive plan, the outcomes of affordable housing tools implemented, and
developed, or expected affordable housing.
The City has fulfilled its first year or 2002 obligations under Title 7. It has submitted the
required progress report that describes how the City meets or could meet each of the
four 2002 objectives. Within the report is a discussion of five Metro-recommended tools
and strategies considered but not adopted by Council. The following is a description of
the approaches that Council decided were not appropriate for Tigard:
1 . Affordable Housing Production Goal
During 2001 -02, City Council considered the utility of setting a voluntary affordable
housing goal for the community, but took no formal action regarding the adoption of
such a goal. Council's view was that, while adoption of a benchmark goal might help
highlight the need for more affordable housing, it would not in and of itself result in the
production of additional units.
2. Density Bonus
A density bonus is a land use incentive that allows a developer to construct more units
than otherwise would be allowed in a specified residential zone in exchange for the
provision of affordable housing units.
In order to implement a density bonus program, a City/developer agreement and periodic
monitoring would be needed to make sure the units are rented at affordable rates and
rented to households who have incomes falling within the range established by the City.
Also, periodic updating of the income levels would be necessary. The administration and
monitoring requirements of a density bonus program would require considerable staff
time and expertise. For this and other reasons, Council considered, but did not adopt
this tool.
3. Transfer of Development Rights
Transfer of Development Rights (TDR) is a zoning strategy designed to direct
development from one site to another in order to preserve a publicly valued (and typically
natural) resource. As applied to housing, it allows the transfer of unused density or
development potential from one site to another.
Affordable Housing Program 1
Council has discussed the TDR concept, but taken no action with regard to its
implementation. In addition to presenting administrative difficulties, this measure does
not appear to be needed at this time.
4. Replacement Housing
Replacement housing is the concept that affordable housing units lost through
demolition or conversion must be replaced by an equal number of similarly sized, priced,
and located units by the agency or individual deemed responsible for the loss of the
original units.
An inventory of existing housing would be required to implement this tool. As a
practical matter, the City does not have an inventory of affordable housing and the
creation of such an inventory would require considerable staff time. Moreover, a
replacement housing requirement could discourage individuals from undertaking in-fill
development. Council considered, but did not endorse this tool.
5. Inclusionary Housing
In its various forms, inclusionary housing is a mandatory requirement or voluntary
objective that assigns a percentage of housing units in new residential developments to
be sold or rented to lower or moderate-income households at an affordable levels. Most
inclusionary housing programs rely on a combination of incentives. These can include a
density bonus, fee waivers, or reduced impact fees. In 1999, the State enacted a law
prohibiting mandatory inclusionary housing in Oregon. Council has declined to support a
voluntary program.
Affordable Housing Program #12
V. local housing PROVIDERS
The City does not itself develop or acquire affordable housing within the community. The
public body responsible for providing affordable housing opportunities for the low-
income residents of Tigard and the County as a whole is the Washington County Housing
Authority. Tigard has a renewable, ten-year cooperative agreement with the Housing
Authority that allows the agency to build and/or purchase and manage affordable
housing inside the City. Currently, the agency owns and manages 224 units located
within the City limits. Along with smaller projects, these include the Colonies
Apartments, acquired in late-2001 , and the Bonita Villa Apartments, formerly Tiffany
Court, acquired in mid-2002. (It is of interest that as of July 2002 the agency was
proposing to invest $800,000 in the rehabilitation of the second mentioned complex,
which is located along Bonita Road opposite a new grant-funded City park, proposed for
development during 2002-03.)
In addition to its role as a public housing developer, the agency administers two key
federal housing assistance programs within Washington County. These programs involve
the provision of rent vouchers to low income households and of low-interest loans to
non-profit housing providers for affordable housing development. The rent vouchers
can be used for the rental of any safe and sanitary housing unit. The program pays the
difference between the rent level and 30% of income, up to a reasonable rent standard.
A third key federal housing program is administered by the State Housing and
Community Services Division and provides tax credits to private housing providers.
As of early 2002, Tigard's inventory of subsidized affordable housing included the
following units and programs. As indicated, because a rent voucher holder may live
anywhere, including in a public housing or privately-owned tax credit unit, some overlap
exists between the number of rent voucher holders and number of housing units. An
important qualification in terms of target population is that whereas almost all rent
voucher holders have incomes at or below the 50% of median level, Housing Authority
units serve a variety of income levels. On average, somewhat more than half of these
units are rented to households with incomes at 50% of median or lower. The federal tax
credit program is targeted at households earning at or below 60% of median income.
• Washington County Housing Authority/State Housing Division
- single family & duplex housing 32 units
- The Colonies 96
Affordable Housing Program 3
- Bonita Villa 96
- Rent vouchers to households 180 vouchers
- State administered Federal tax
credits to private providers 600 units
Total units/vouchers/credits 1 ,004
Other affordable housing providers who own and manage units in Tigard include the
private non-profit housing corporations Community Partners for Affordable Housing
(CPAH) and the Tualatin Valley Housing Partners (TVHP). As of early 2002, Tigard's
inventory of private non-profit affordable housing included the following. It should be
noted that one of the apartments, Metzger Park, is not located in Tigard but is adjacent
to the City limits. The majority of rent levels in the non-profit units are set to be
affordable to the 50% of median and below group.
• Non-Profit Housing Corporations
1 . CPAH
- Greenburg Oaks 84 units
- Metzger Park (unincorporated Metzger) 32
- Village at Washington Square 26
- Single family house 1
2. TVHP
- Hawthorn Villa 119
Total 262 units
As suggested, because of lack of available data on the overlap between voucher and tax
credit programs, on the one hand, and public and private housing units, on the other, it
is not possible to determine the number of unduplicated assisted units located in Tigard.
However, despite the difficulty of putting together a spreadsheet of the City's housing
stock and of whom it serves, it is very significant to note that during the 12-month
period from mid-2001 to mid-2002, the inventory of Housing Authority and private non-
profit units increased dramatically from 286 to 505 units, in the form of three new
housing projects.
Affordable Housing Program #14
VI . policies , goals , & STRATEGIES
Tigard has adopted Comprehensive Plan policies, Community visioning goals and
implementation strategies intended to improve opportunities for development of
affordable housing. These various policies, goals, and strategies are described below.
Comprehensive Plan
The Tigard Comprehensive Plan includes two policies, 6.1 .1 and 6.2.1 , that address
housing. Under each policy are implementing strategies designed to fulfill the City's
housing objectives.
6. 1. 1 The City shall provide an opportunity for a diversity of housing densities and
residential types at various prices and rent levels.
Implementation strategies include:
• Establish a "broad range of zoning districts that allow for a variety of housing types,
and comply with the Metropolitan Housing Rule".
• Allow for manufactured homes in all the zoning districts.
• Provide for opportunities for proposals to develop specialized housing for the area's
senior citizens and handicapped based on the needs of these groups by allowing
special needs housing for these groups in all development districts.
• Coordinate with the Washington County Housing Authority, HUD, and other agencies
for the provision of the subsidized housing programs.
6.2. 1 The City shall develop clear and concise development regulations and standards to
facilitate the streamlining of development proposals, and will eliminate unnecessary
provisions which could increase housing costs without corresponding benefit.
Implementation strategies include:
• The Tigard Code shall include a clear and concise process for the review and approval
of development proposals.
Affordable Housing Program 5
• The City shall seek ways to minimize the cost of housing by encouraging a variety of
home ownership alternatives, such as, but not limited to, townhouses and
condominiums.
In brief, the City's Comprehensive Plan contains policies and a range of implementation
strategies designed to fulfill the City's housing objectives. Highlights are that the City
establishes 1 -, 2-, 3.5-, 4.5-, 7-, 12-, 25-, 40- unit per acre residential land use
districts that provide development opportunities ranging from detached single-family to
high-density multi-family units.* Manufactured homes are a type of detached housing
that are more affordable than site built housing. The City allows this type of housing in
all the residential zoning districts.
Specialized housing to meet the needs of the elderly and handicapped also is allowed in
all the residential zoning districts. These are groups that generally need access to
affordable housing. In addition, the City allows transitional housing (public or non-
profit group housing with tenancy of less than one month) in most residential zones.
Community Vision Goals
Tigard Beyond Tomorrow is a detailed community-visioning document that defines the
City's long term goals. It includes direction statements and goals for each of six "target
areas". One of the six target areas is "Growth and Growth Management", defined as what
Tigard will look like twenty years from now. Under this target area is a major goal that
relates to affordable housing.
Growth and Growth Management, Goal#3: Partnerships for advocacy for development of
additional units and preservation of affordable housing are encouraged and supported by
the City and the community.
Under the goal are strategies, action plans, and progress details. The following list of
strategies and action plans includes updates contained in the Tigard Beyond Tomorrow,
2001 Progress Report.
* It should be noted that the City's supply of vacant land zoned R-40 appears to be severely depleted. This is a density
required by many non-profits in order to develop projects affordable to the 50%of median group. Somewhat mitigating
against this problem are Community Development Code rules that allow land designated for development at the R-25
density to be upgraded to R-40, provided applicable code criteria are met. Although more difficult to justify, the code also
allows for upzoning of R-12 to R-40, subject to the applicable Comprehensive Plan criteria and approval process. This
comment is not intended to minimize the importance of the multi-family land supply problem as the City becomes
increasingly built out.
Affordable Housing Program 016
1) Strategy: Implement a program to educate Tigard citizens about the importance of
affordable housing.
Action Plans:
• Start community dialogue on affordable housing issues.
• Define community goals for affordable housing.
• Develop and implement outreach program.
• Ensure that mobile homes are considered affordable housing.
• Ensure the public is aware of available housing resources.
2) Strategy: Make incentive programs available to providers of affordable housing units.
Action Plans:
• Study committee consider targeting financial incentive to specific areas of the
City.
• Council consider and implement recommendations of study committee.
• Develop outreach program to "advertise" incentives.
3) Strategy: Review City's zoning code and Comprehensive Plan policies to provide
maximum opportunities for affordable housing.
Action Plans:
• Consider minimum densities, inclusionary zoning and density bonuses as tools
to encourage affordable housing.
• Develop a mechanism to track affordable housing units constructed.
4) Strategy: Incorporate affordable housing policies into study of downtown,
Washington Square, and other mixed use areas.
Action Plans:
• None, strategy achieved
5) Strengthen ties between City, Washington County, and other Washington County cities
to jointly provide affordable housing services.
Action Plans:
• Hold summit on affordable housing with policy makers, develop community
and technical resources to identify issues.
Affordable Housing Program 017
• Summit follow-up to consider jointly providing technical assistance for
affordable housing developers.
• Consider increase in number of Washington County subsidy units allowed in
Tigard.
Briefly stated, the Progress Details portion of the community visioning progress report
indicates that the City has made important advances in addressing these strategies:
• The City participates in the Countywide Housing Advocacy Group, which promotes
affordable housing efforts in the County, with a focus on public education.
• The Community Development Code allows manufactured dwelling units in all single
family residential areas.
• The City provides a property tax exemption to low income housing.
• The City identifies and pursues grants to improve roads and sidewalks serving
affordable housing projects and areas.
• A minimum density requirement in all residential districts of 80% of allowed density is
in place.
• The Washington Square Regional Center Plan provides the opportunity for increased
density, while Citywide housing policies apply to the downtown.
Affordable Housing Program "18
i
VII . affordable housing PROGRAM
The City has taken a number of actions in order to facilitate affordable housing in the
community in accordance with the Comprehensive Plan, visioning report, and Council
goal of Consider(ing) ways to support the provision of affordable housing. These include
land use and non-land use actions. The major land use actions taken to date are
discussed below, followed by a description of non-land use actions. Under each action is
a description of the particular problem or barrier addressed. Together, these actions
form the City's approved affordable housing program.
LAND USE ACTIONS
Elderly and disabled housing
Problem: According to a recent study, half of elderly renters in Oregon spend over 35%
of income on rent. A majority of people with disabilities are at 30% or less of median
household income.
The City historically has been and continues to be willing to consider tools that support
the development of housing for the elderly and people with disabilities. In 1998, the
Tigard Community Development Code was revised to allow accessory dwelling units, or
so-called granny flats. Accessory dwellings often provide an affordable housing option
for the elderly. Group care facilities are permitted in all of the residential districts and in
the City's two mixed-use districts. Mixed-use developments provide access to key
services needed by these groups.
Comprehensive Plan and implementing ordinance changes that remove unnecessary
constraints, discrepancies, and streamline the permitting and approval processes.
Problem: Delays in the permitting and approval process force builders and developers to
pay extra interest on borrowed money. This increases the overall cost of housing.
Discrepancies in planning and zoning codes can impact the cost of development by
reducing the number of units that can be built on a parcel.
A top priority of the City has been to find ways of streamlining and expediting the
approval process. As a major example, in 1997-98, the City undertook a yearlong effort
to re-write and improve the user-friendliness of the Development Code. A consultant
was hired to assist with this effort. The Code, as currently written, contains clear and
Affordable Housing Program - 019
objective standards. Staff regularly propose "housekeeping" Development Code
amendments intended to remove or revise standards that are unnecessary, conflict with
other provisions, or are not as clear and objective as they were intended. The City's
development permit procedures promote efficient and effective review of affordable
housing projects.
Parking
Problem: Parking can be a large component of developing housing. Parking spaces are
expensive to provide where land values are high.
Parking is an important cost consideration in the provision of affordable housing. In
1998, the City changed the Community Development Code to allow adjustments to
parking requirements for projects serving special resident populations, including
affordable housing projects. The rationale for the affordable housing adjustment was a
local study showing that low-income people generally own fewer cars and use transit
more than the general population. Individual projects can apply for the exemption.
NON-LAND USE ACTIONS
In addition to the land use strategies described above, the City uses a number of non-
land use approaches to increase the supply of affordable housing. The goal of these
approaches is to reduce the cost of producing affordable housing.
System Development Charges/Permit fees
Problem: System Development Charges and permit fees increase the cost of building
housing and are required up front which increase the amount of money a developer
needs to start a project. Typical fees and charges imposed on a single family house in
Tigard are in the $10-11 ,000 range. A typical multi-family housing project is assessed
approximately $3,000 per unit in fees and charges.
System development charges (SDCs) are collected for improvements to water and sewer
systems, parks, roads, and other infrastructure. The purpose of the SDCs is to impose
an equitable share of the cost of future capital facility needs upon those developments
that create the need for or increase the usage of those facilities. Of the five SDCs that
apply to development within Tigard, the City imposes only two, the park and water SDCs.
The other SDCs are imposed by other agencies, such as Clean Water Services and
Affordable Housing Program '20
Washington County. In 2001 , the City provided a special, one-time park SDC fee
reimbursement of $8,000 to a non-profit housing provider. As part of the 2002-03
budget process, Council established a set aside within the Social Services and Events
Fund to offset fees and charges on affordable housing development. The first-year set-
aside amount is $10,000.
Property Tax Exemption
Problem: Property taxes add to the cost of operating affordable housing and are passed
on to tenants in the form of higher rents.
Property tax exemptions allow the owners of targeted low-income housing to reduce
rents or allow homeowners to reduce monthly housing costs. Tigard has provided a tax
abatement program for owners or leaseholders of property used to provide affordable
housing within the City since 1996. In addition to the City process, the housing provider
must make separate application to overlapping jurisdictions that represent a minimum of
51% of the taxes levied on the property in question before the Washington County Tax
Assessor can certify the abatement. The property tax exemption must be applied for
each assessment year. As of mid-2002, three projects received the exemption.
Land Cost and Availability
Problem: The supply of land available to develop for housing is limited and land costs
are high.
One way the City is dealing with the land supply problem is by supporting the active
implementation of the County's policy of re-selling at below market cost or donating tax
foreclosed properties to non-profits for affordable housing development. The
procedures established by the County for the disposal of these properties to eligible
housing providers include a requirement that the project have the support of the affected
local jurisdiction.
Other Non-Land Use Strategies
In addition to the non-land use actions highlighted above, Tigard has and continues to
employ a number of other ongoing and one-time non-land use strategies to support
and/or reduce the cost of producing affordable housing.
Affordable Housing Program $21
• During the five year period, 1997-2002, the City provided rent-free office space
to Community Partners for Affordable Housing (CPAH), the Tigard-based non-
profit housing provider, in a City-owned building. The value of the space, which
CPAH shared with Neighborshare, was estimated at $8,000 annually.
• During the mid- to late-nineties, the City applied for and received three Community
Development Block Grants (altogether $460,000) to improve the roads and sidewalks
bordering the CPAH owned and managed Greenburg Oaks low income housing
project. In 1998, the City was awarded a $60,000 grant to improve the storm
drainage facilities within a low income neighborhood. The City continues to look for
grant opportunities to fund needed public improvements serving low income
neighborhoods and housing projects.
• The City financially supports the Good Neighbor (homeless) Center located on
Greenburg Road, contributing $15,000 annually to the agency's operating budget
from the Social Service and Community Events fund. This fund is set at .5% of the
prior year's operating budget.
• In the late nineties, after two years of work by a task force composed of tenant,
landlord, and community representatives, Tigard implemented a Residential
Property Maintenance Code, becoming only the fourth city in Oregon to do so. The
City's intent in setting up the code and in hiring a full-time Housing Inspector to
administer it was to insure continued safe and sanitary housing.
• The "Housing Emergency Fund" was established in 1999 to assist occupants of
housing declared to be unsafe or uninhabitable. For fiscal year 2002-03, the fund
amount is $10,000.
• Two years ago, the City established the Enhanced Safety Program (ESP). This is a
three-phase program designed to reduce crime and increase the livability of rental
properties. The phases include landlord training, a security assessment, and tenant
crime prevention training. The CPAH owned Greenburg Oaks and Village at
Washington Square apartments participate in this program. One of the proposed
requirements for the new program to offset fees and charges on affordable housing
development is that the project sponsor must guarantee that the project will be
enrolled in the ESP and maintain certification for the life of the housing structure.
Affordable Housing Program '22
• The City is a member of the Housing Advocacy Group (HAG), contributing $S00 in
annual dues. The HAG was established in late 1999 and focuses on Washington
County housing advocacy issues. The group monitors affordable housing throughout
Washington County and sponsors a periodic housing symposium, designed to educate
the public about housing issues. Present members include the three County-based
low income housing corporations; various other non-profit organizations, such as
handicapped and elderly service providers; the County Housing Authority; the State
Housing Agency; HUD; and the Cities of Beaverton and Tigard. City staff have
participated in the HAG monthly meetings since early 2000. These meetings assist
staff in staying abreast of County and regional housing issues and activities.
Affordable Housing Program '23
VIII. CONCLUSION
This report details the approach the City is taking to meet the Council goal of
Consider(ing) ways to support the provision of affordable housing.
The City's guiding documents relative to affordable housing policy are the Tigard
Comprehensive Plan and the community visioning report, Tigard Beyond Tomorrow. The
Comprehensive Plan policies reflect the City's commitment to maintaining a variety of
housing choices and to removing barriers to the development of affordable housing. The
community visioning goals and strategies reflect citizen support for the application of a
variety of locally appropriate measures to promote affordable housing.
The action program followed by the City as a means to make progress toward
maintaining and increasing the supply of affordable housing includes:
Land Use Measures
• Allowing accessory dwelling units
• An updated and streamlined development review process
• Reduced parking requirements for affordable housing projects
Non-Land Use Measures
• Tax abatement for affordable housing
• A budget set-aside to reduce fees and charges imposed on affordable housing
development
• Support for the sale or donation of tax foreclosed properties to non-profit housing
providers
• Annual financial support for the operation of the Tigard-based Good Neighbor Center
homeless shelter
• Rent-free office space for a Tigard-based affordable housing provider
• Identifying and pursuing available grants to finance needed on- and off-site public
improvements, such as sidewalks, streets, and storm sewers, serving affordable
housing areas or projects
• The Housing Inspection Program to maintain the quality of the City's existing housing
stock
• The Housing Emergency Fund to assist occupants of housing declared to be unsafe
or uninhabitable
• The Enhanced Safety Program to improve the safety of rental properties
• Membership in the Countywide Housing Advocacy Group
Affordable Housing Program #24
Except for the first mentioned measure, allowing accessory dwelling units, all of these are
voluntary actions taken by the City to support and enhance opportunities for affordable
housing. These adopted policies, goals, strategies, and voluntary actions reflect the
City's current level of effort to meet the affordable housing needs of the community and
to improve the quality of life for its low income residents.
Affordable Housing Program '25
IV. next STEPS _
Future steps under Tigard's Affordable Housing program include the following:
• Adopt standards for requests for funds from the newly-established set-aside to offset
fees and charges on affordable housing development .
• Complete and submit Metro-required 2003 and 2004 affordable housing progress
reports.
• Continue to provide support for the donation or reduced price sale of tax foreclosed
and surplus properties to non-profit affordable housing providers.
• Provide yearly updates to Council on the affordable housing program.
I/Irpn/barbara/housing.affordable housing action plan
Affordable Housing Program '26
B. Cy
12205 S.W.HALL BOULEVARD alexander.craghead@gmail.cwm
TIGARD OR 97223.6210 503.347.4059
September 10, 2008
MEMO
To: City Center Advisory Commission, City of Tigard
Re: Organizational Leadership discussion of 8/13 CCAC meeting
As I was unable to attend the CCAC meeting of August 13,
2008, I would like to provide some insight into the issues raised at
that meeting as captured in the minutes.
First a general note. In many places the term "downtown
association" and "business association" are used interchangeably. I
would caution the CCAC against interchanging these terms. A
business association is a very specific form of organization
designed to be membership driven and to only furtber the
interests of its members. They are not inclusive community
organizations. A better term to use is "downtown organization" as
that is a far more inclusive term.
Secondly, I'd like to provide some responses to the comments
on potential criteria that were made on the 8/13 meeting. These
responses reflect the research the subcommittee has been doing.
Don't do anything as an option. Some cities do not have a
downtown organization to partner with in revitalizing their core. To
achieve success, these cities have had to directly take on strong roles
in economic development as well as capital investments.
Social development for the community. This is not
typically a primary role for a downtown organization.
Top down imposed structure or bottom up (organic)
entity. Although both forms of organization exist in Oregon,
typically topdown imposed structures are stronger in nature and
more successful. Bottom-up organizations usually lack funding,
political support, and high participation. This may be attributed to
weak funding and lack of organizational skills.
20080910ccac.cwk/September 10 2008:City Center Advisory Commission 1 of 3
Broad net, inclusive, high representation/participation
(define). (Also, no special interests or exclusions; also k�5
membership fees, participation levels, benefits.) Inclusivity
was a hallmark of successful associations. Most officials interviewed }IO
during the subcommittee research indicated that they expected their I
associations to represent the area the association operates in, not
just wbo paid membersbips. Again, these are not business
associations, but community organizations. Memberships are
offered primarily as a method of fundraising.
Transparency. (Also, Accountability.) These notions are
generally considered high for any organization receiving government Jk�S
funding. Clear and objective measures must be devised to avoid Z `�
confusion on the part of either the municipality or the organization. 1
Define characteristics of Downtown: who, what is
Downtown Tigard, what do we want it to be (business
association's mission to do this). (Also, Marketing /
promotions of downtown.) These are typical activities that would
be expected of an association in any event.
What is the organizational structure (LLC, nonprofit,
5016, 501c6)? (Also, Fund raise? If so, what structure does it
have to be to get grants, public/private money; also, Funding Z
source(s) -- voluntary, imposed, hybrid.) Most organizations aret5
� J
charitable nonprofit to make them flexible for accepting donations i
and grants, utilizing a 501c3 format. Most receiving funding through
a combination of grants, taxing districts, and memberships. A
surprisingly high number use voluntary taxing districts.
Operating/governing structure. (Also, Mission, articles,
bylaws., also, Consensus, what is the decision making process
(consensus, majority rule).). Operating structure, mission
statements, bylaws, and voting rules are usually determined by the
organization within the framework of statutory guidance on their
form of structure. the existence of such elements is generally
required.
Relationship with City government; Chamber of
Commerce; existing entities. (Also, Interaction with other \ �j
regional/national organizations (League of Cities, Main (
Street program); also, Would there be representation from
the City in the organization; what representation from the
organization might be in a City body, such as the CCAC; also,
what is the communication path between the City and the
organization; also, would there be cross representation?). It
is typical of such organizations to have liaison members with each
other. It is common for there to be a voting or nonvoting
20080910ccac.cwk/September 10 2008:City Center Advisory Commission 2 of 3
representative of the city on an organization's board. It is less typical
for there to be a member of the organization on specific city boards.
Staff, paid vs. volunteer. Generally it is up to the
organization to decide whether to have a staff member and if they
compensate that person, however, it is typical that most groups with
stable funding and a successful program have a paid staff member.
Advocacy body? Political or apolitical -- will it lobby,
will it testify before City Council? (Also, Advocacy --
organization advocacy on behalf of the businesses
(furthering the interest of businesses).) Typically these
organizations will lobby both their own municipality as well as other
local, state, and regional governments. This is one of the primary
benefits of such organizations as they can assist in advocating for
funding/approval of projects at other levels of government.
Again,it is typically expected that such groups represent an area
or an interest, not a membership pool. These organizations are tied
to geographic areas, rather than being membership-based social
entities.
Lastly, a word about criteria generation. It would be helpful to
think of these criteria as strategic standards and measures of an
organization, rather than a call for specific tactics. As an example,
"clear and stable funding source" might be a strategic criteria, while
"use of a Business Improvement District" would be a funding tactic.
What tactics a third-party organization uses are the purview of that
organization, so long as they meet the outlined strategic criteria.
—AC
20080910ccac.cwk/September 102008:City Center Advisory Commission 3 of 3
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• Lake Oswego containers maintained by the City
are concrete
• Most are planted with large shrubs and flowering
annuals instead of trees
• Average sizes are 24" — 36" diameter
• Supplier is Wausau Tile, and average price is $500
per container ( doesn't include soil and plants)
• City power washes containers in house and
contracts with a private company for
maintenance
Lake Oswego • • Containers
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Lake Oswego Ornamental Storefront
Containers
• The containers and soil are provided by the City
• Store owners are responsible for planting and
maintaining
• The look of the storefront containers (ceramic) are
much different than the City maintained containers
(concrete) so that maintenance contractor can
distinguish between the two
• Average size is 18"-24" in diameter
• Too small for trees
• Prices vary widely depending on quality, average price
per container is $250
Hanging
4
r.
5 .f
J '
s
Hanging Baskets
• 15t year cost of basket ( planted up) is $72.00
• Subsequent years cost for baskets (planted up) is
$62.00 per basket
• Installation on light posts, utility poles, etc. is $65.00
per basket
• Watering and maintenance from May 1 to October 1 is
$ 1.55 per day ( pots are watered daily)
• Full service cost (planting, hanging, maintaining, and
removing at end of year) is $300 per basket for the first
year and $275 per basket for subsequent years.
i
TIGARD TRANSIT CENTER
John Early and Laura Bender
Mural Narrative
Our mural design for the 12' x 66' station wall is presented as a line drawing(3/4"= I')
fully illustrating its composition and content. We have also included a(1"= I') full color
detail of one section, in collage form. If chosen to proceed, the whole mural will be
worked out in this medium.
The city of Tigard has made a major long-term commitment to restore and preserve its
portion of the Tualatin River watershed, including an impressive string of parks,
greenways, and paths along Fanno Creek. These waterways were the original transit
arteries for Native Americans, early settlers, and myriads of life forms. We have for
these reasons organized our design around Tigard's treasure of flowing waters.
The mural wall will be experienced in detail and over time by pedestrians using the
sidewalk ramp to approach the station platform. Those approaching the platform from
the far side will view the mural in its broader outlines. Passengers passing by onboard
will take in the colors and large compositional rhythms. We have in our design sought to
address each viewer group.
The work of Brad Rude and Frank Boyden that we have seen for the station is gently
humorous, playful, and open to various interpretations. It is in this spirit that we have
conceived our mural design.
The mural presents a panorama of vignettes, organized around 6 figures in natural
settings. The central image of two canoeists is a picture of transportation at its simplest
in tandem to the modern commuter rail-line.
Elsewhere a surprised boy emerges from a moon-lit dip,crowned by a western pond
turtle. A good steward of the Creek labors to restore native species. Transfixed to a
distant point, a birder becomes festooned with yellow swallowtail butterflies and misses a
close encounter with a strolling skunk. A young woman sitting on an old growth stump
dreamily conjures up the image of a Kalapaya man. All of these scenes are embroidered
with well over 20 specific depictions of the flora and fauna of this ecosystem.
We believe our mural will appeal to a wide audience through its singing colors, graceful
rhythms, and its rich content. We are eager for the opportunity to see it through to its
fruition.
VISITORS
City Center Advisory Commission
Meeting Date Cl &-) 6"s-,
Please Print
Name Mailing Address Email Address
4/Z Vr4(-)
MAIN STREET LIGHTING
FINIAL CAGE/BAND
LAMP L1
F F Finial B Cage for Wide Body Globe *1
LAMP L2
D D Finial *2
E Band for Wide Body Globe
Lamp L3
E E Finial *2
F Band for Wide Body Globe
Lamp L4
C C Finial *2 I Cage for Wide Body Globe *1
Lamp L5
G G Finial Cage for Wide Body Globe *1
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44
pp
City of Tigard
Downtown Task Force:
Recommended Design Elements for the
Downtown Tigard Commuter Rail Station
February 2003
This document produced by the
Tigard Downtown Task Force
February 2003
Task Force:
Chair: Mike Marr
Members: Carolyn Barkley; Brian Bishop; Martha Bishop; Alexander
Craghead; Craig Dirksen; Mike Duyck; Francine Gritzbaugh; Marland
Henderson; Chris Lewis; Judy Munro; Mike Stevenson; Dr. David Torkko
City of Tigard Staff:
Jim Hendryx, Community Development Director
Barbara Shields, Long-Range Planning Manager
Beth St. Amand, Project Manager
For more information on this report and Commuter Rail,
contact the following:
Task Force Chair Mike Marr 503-624-2975
City of Tigard Jim Hendryx 503-639-4171
TriMet Claudia Steinberg 503-962-2154
Washington County Steve Hansen 503-846-7875
TIGARD DOWNTOWN TASK FORCE STATEMENT
February 27,2003
The Tigard City Council formally established the Tigard Downtown Task Force on November 26,
2002 with Resolution No. 02-72. The objective of the Task Force is twofold. The first objective
is to work closely with Washington County and TriMet to influence the development and
appearance of the Commuter Rail Station to be located in the rail corridor near Main Street in
downtown Tigard. The second is to examine and develop other future downtown revitalization /
economic development needs of the area.
The Task Force met informally several times beginning in June 2002, becoming familiar with the
general conceptual Commuter Rail plans prepared by Washington County and TriMet. We were
provided with various element options available to choose from, to reflect our preference for a
number of design items, i.e. the Station, lighting, paving, bike racks, signage, etc. Numerous
members of the Task Force have toured and photographed existing elements of TriMet Stations
throughout the Metro Area. A number of major issues are not within our area of responsibility,
although we have expressed our opinions on some of them.
Upon our formal appointment and subsequent monthly meetings, and through the consensus
process, we have agreed to the elements of the Station we prefer and recommend to the Tigard
City Council. Those can be found in this document, entitled Station Design Recommendations.
It should be noted that the Task Force is in favor of a traditional look that is of a train station of
the early to mid 1900 era. We have attempted to give considerations to several key factors:
Cost of development Cost of maintenance Tigard history
Pedestrian safety Visual impact on surrounding area
Traffic impacts Compatibility with future downtown enhancements
We also have presented some very general ideas under the title of Station Enhancements which
we wish to follow up on,depending on the funding availability.
There are two items that deserve special comment. The first is the matter of access to and from
the Commuter Rail Park and Ride Lot. The Task Force by majority feels that the parking lot
needs two access locations. We strongly support the inclusion by TriMet and Washington County
of a second entrance and exit to the park and ride lot. The impact of only one location, on Main
Street, particularly during commute hours, would be extreme. We also feel that there are
significant safety and emergency vehicle access issues. This position is consistent with that of
many business and property owners, including Tualatin Valley Fire & Rescue, in the downtown
area.
Tigard Downtown Task Force Statement
February 27,2003
Page 2
The second item we wish to address is that of lighting in the Rail Station and Parking Lot. We
have selected lighting styles which we envision being the same or compatible with lighting to be
installed in the downtown area streets in the future. The cobra style lights are thought to be very
unattractive and do not contribute to the ambience desired. We recommend that the City of
Tigard, TriMet and Washington County research and work together for the availability of like
lighting, and the installation of same, for the Rail Station, Rail Station Parking Lot, and the
downtown streets.
We extend our appreciation to Washington County, TriMet, and the City of Tigard for the
opportunity to participate in this process. Should there be any questions or comments, we look
forward to hearing from you.
Tigard Downtown Task Force
R_ Michael Marr,
Marrr, Chairperson
Carolyn Barkley
�• �i.�y✓ Marland Henderson
Brian Bishop
Christine Lewis
Martha Bishop ! .�
Judy Munro
Alexander Craghead
J
//0/1e- f/�
f7l 2k� Cos-,
�i � Michael Stevenson
Craig Dirksen
Iu Dr. David Torkko
Mike Duyck
Table of Contents
I. Introduction 1
II. The Washington County Commuter Rail Project 3
III. Rail Station Site and Design 7
IV. Vision — Approach and Summary 8
V. Parking and Safety Concerns and Recommendations 9
VI. Station Design Recommendations 10
VII. Station Enhancements 16
VIII. Conclusion 18
Appendix
Resource Information
I. Introduction
In Fall 2005, the Beaverton-to-Wilsonville Washington County Commuter Rail is
scheduled to begin operation. Downtown Tigard will have its own station.
To take advantage of this opportunity, all Downtown property and business
owners were invited to a series of meetings in 2002 to assess how the station and
its elements could act as a catalyst for Downtown Tigard. A dedicated group of
individuals continued to meet, and the Tigard City Council formalized the group
as the Downtown Task Force in November 2002. The Council also expanded the
Task Force's scope, including tasks beyond Commuter Rail that address
revitalization of the Downtown.
This Document: Purpose and Process
This document,Recommended Design Elements for the Downtown Tigard Commuter
Rail Station, addresses the Task Force's first work task:
The Task Force will work closely with Washington County and TriMet
to influence the station's development and appearance.
The Task Force's recommendations are intended as guidelines, to influence TriMet
to choose designs that reflect the Task Force's preferences. This document will be
used to discuss financial responsibility for station amenities and enhancements.
The discussions will help determine the funds needed to realize the Tigard station
as presented here.
Process
In Fall 2002,TriMet had not yet entered Final Design and anticipated February
2003 as the start date, depending upon federal approval. A significant amount of
the project's funding will come from federal sources. With increasing competition
for federal funding of rail transit projects, the Federal Transit Administration
(FTA)is now requiring all projects requesting federal dollars to submit additional
data. The Commuter Rail project team is working toward submitting this
information in March and is hoping for permission to enter Final Design in April.Using this timeframe, the Task Force worked to provide TriMet with its
suggestions for the Tigard station prior to entering Final Design. This document
reflects the Task Force's proactive efforts with TriMet and Washington County
over the last seven months.
TriMet provided key technical assistance to aid the Task Force. TriMet staff
worked closely with the group to identify different station elements and probable
designs. Task Force members then photographed elements throughout the metro
area that could be used for Tigard's station and the Downtown. At the November
I
and December 2002 meetings, the Task Force reviewed and discussed those
examples to arrive at consensus recommendations.
Objectives
This document will fulfill the following objectives:
■ Illustrate the Task Force's preferred elements and style for the Downtown
station to reflect the character of Tigard.
■ Provide a design palette for Main Street by choosing elements that can be
used both in the station and on Main Street.
■ Provide design guidance to TriMet prior to Final Design.
2
II. The Washington County Commuter Rail Project
The Commuter Rail project will move
commuters through the eastern Washington
County transit corridor by joint use of freight Beaverton Tc
rail lines. The project will run 14.7 miles from
Wilsonville to Beaverton along the existing
railroad corridor, with five stations located in
Wilsonville,Tualatin, Downtown Tigard,
Washington Square, and Beaverton. It is
anticipated that rail service will begin in Fall Was,,irVton
2005. The following information was excerpted Scholts Ferry/ 'Sq�a Tc
Washington Sq.
from TriMet's Washington County Commuter
Rail Station Design Scope, September 2002.
Tigard TC 0
Project History
In 1996, Washington County; the cities of �,+� '�^^'w+
Beaverton, Tigard, Tualatin, Wilsonville and
Sherwood; TriMet; Metro; and ODOT began
studying the feasibility of commuter rail along
a branch freight rail line that parallels
Interstate 5 and Highway 217 between
Wilsonville and Beaverton. In 1999, the j�Tualatin
county and the Federal Transit Administration ! "°
(FTA) began an alternatives analysis and an �'�'"
environmental assessment. Both processes LEGEND
have been concluded, and the project is now
seeking federal approval to begin final design. e °MKI: L—
o rKX Stoon
Operation ,rAw.a &"
Commuter rail is a transit service that
predominantly serves work commute trips over
longer distances than light rail. Trains
typically run during both the morning and
afternoon rush hours. Washington County and Wilsonville
TriMet are planning for weekday commuter
rail service for 3.5 hours in both the mornings
and afternoons, and they estimate a daily
ridership of 4,650 in 2020. It is estimated
that it will take 26 minutes to commute
between Beaverton and Wilsonville.
3
Contm.ttter Rail Vehicles Project Funding
Most new commuter rail systems in North America use diesel electric- Total capital cost:
powered locomotives hauling 3 to 6 passenger coaches in order to carry $120 million(year-
many passengers over long distances. For commuter corridors with of-expenditure
shorter distances between stations and smaller passenger loads, self- dollars). Federal,
state and local
propelled train cars are more economical. The Washington County funding will cover
Commuter Rail vehicles will have two train cars. Since the construction coats.
Washington County commuter trains will be operating on an active A request for
freight railroad, the passenger vehicles also must comply with safety federal
standards set by the Federal Railroad Administration (FRA). authorization and
funding is pending.
4
.:,.
- E
tiArea
�.��, Si' Y��• f �����".-�.,+[ ,/r �YI f �" �'^ �\�. i � ! ITY afTlG nRp
VI
•'+f{ r I. •i: w' f 'Tr4. J./ I�`tiY` �j r Downtown,
Near commuter Rail
•"
"" `I �'.:,� \•.•f� `_ �. �_, �, fir.'
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Bike Per*ing
Existing Track
Pleftrrn
Pedestrian Path
Emergency
Egress
`sl
Approximate4y 120 parking spaces.
Washington County Commuter Rall URS
PreNminary Uealpn,Mey 2001 Tigard Station and Park 6 Ride
III. Rail Station Site and Design
Existing Conditions
The Downtown Tigard station will be located in the
city's Central Business District (CBD). The CBD
allows retail, office, industrial and residential uses.
Main Street businesses include retail, office, .
restaurants, and a post office, with angled parking on
Main Street. �tis'
The Station Site :
i
The site fronts directly on Main Street, with
Commercial Street to the east and Tigard Street and
Burnham to the west.
The area proposed for the station and track lies in the
current railroad ri ght-of-way. Today,there are three
sets of tracks: two on the west of a vegetated berm
and one on the east. The existing tracks are flush with
Looking south from Main Street at west
Main Street.
tracks and site of future parkand-ride.
To the west of the railroad right-of-way,there are
businesses and a parking lot. On the east, there is a Platform
business, parking lot, a grassy area, and the Tigard
Transit Center.The Transit Center serves bus patrons
„ =
only,and it does not have an existing park-and-ride. '
r
Preliminary Design
The preliminary design for the Downtown Tigard Ramp to TC
station is shown on the previous page.The design park and
places the station platform in the existing railroad
right-of-way.The east track will be preserved, with,
another track installed.The two western tracks will be
removed, and a 120-space park-and-ride built on the Looking north (toward Main Street)at
land. There will be approximately 15 bike spaces. current east track with improvements
roughly superimposed and Transit Center
The platform will be approximately 200 ft. long by at far right.
20 ft. wide. The existing Transit Center will be
connected to the platform with an elevated walking ramp.
Plans also call for a screening hedge between the track and the
east property boundary, including a pedestrian path,
and a hedge along the west edge of the park and ride.
7
IV. Vision — Approach and Summary
A. General Approach
From the start, the Downtown group said it wanted to decide what to do with tills
station now, as"it's people's entry into Tigard and will reflect Tigard and the
Downtown."This project would act as a catalyst, inspiring other projects or
activities Downtown,due to its location in the middle of Main Street and having
new riders in town. Two additional sentiments were expressed: 1) the desire to
visualize the station fully, taking it beyond basic design; 2) to choose designs that
could be used both in Downtown and in the station.
Using the Washington County Commuter Rail Station Design Scope, September 2002,
TriMet helped the group visualize the station and its components. There are three
main categories of improvements:
• Station Elements, which remain the same throughout the line;
■ Amenities, items that go beyond the basics; and
■ Enhancements, which the community funds.
The group narrowed down the list to 11 priority items, and visited downtowns and
MAX stations throughout the metro area to provide photographed examples.
B. Summary of Task Force Preferences
The Task Force initially agreed that it wanted a traditional look for the
Downtown Tigard Station, and its recommendations reflect this emphasis.
Overall, the group prefers designs that incorporate traditional elements, create
distinctive landmarks, and reflect Tigard's history.
The Task Force also weighed the applicability of designs to Downtown when
creating its recommendations. Integrating the station into the fabric of Main
Street is important, and will require replicating certain station components in
Downtown. Additional issues—such as safety, station accessibility for pedestrians
and vehicles, and business tie-ins— are also key, but will be addressed in other
efforts.
Throughout the examples, the Task Force consistently singled out artist-
influenced elements. Recognizing that TriMet's Public Art Program will apply its
creativity in new ways, the Task Force has provided potential influences here and
looks forward to working with the artists.
8
V. Parking and Safety
Concerns and Recommendations
A. Safety
The park and ride lot design needs to accommodate safe
pedestrian circulation connecting the parking lot to the station
platform.
B. Second Entrance/Exit for Park and Ride Lot
The Task Force by majority feels that the parking lot needs two
access locations. We strongly support the inclusion by TriMet
and Washington County of a second entrance and exit to the
park and ride lot. The impact of only one location, on Main
Street, particularly during commute hours, would be extreme.
We also feel that there are significant safety and emergency
vehicle access issues. This position is consistent with that of
many business and property owners, including Tualatin Valley
Fire & Rescue, in the downtown area.
9
VI. Station Design Recommendations
The following recommendations represent the Task Force's preferences
for the Downtown Tigard station, developed through a consensus-
driven approach.
1. Shelters
Roof
■ A roof with a steeper
pitch (like Example
1). The group lilies
the appearance of
. r
Example 1, but it oil
should be elongated _
to reflect the - `t
Commuter Rail
platform size. Natural _
light is highly valued,
and should be
included in the Ex. l
design. An all-glass
roof is discouraged.
Ex. 2:Class roof panels.
10
Windscreens
■ Smaller, multiple `Y
unconnected glass =<-
panels, as seen in
Example 3, but
with a pattern
that deters
vandals. The
design allows
riders to enter the - '-
train at multiple
access points. It ' .also improves
safety, as it
eliminates
inaccessible corners Ex. 3
and the glass maintains visibility.
Posts/Railings
■ Brick or legged
supports
(Example 4).
Brick should be
_ given consideration
in the shelters,
either as posts or
in the walls.
Ex. 4
II
2. Paving
Basic
■ Scored concrete due to design
flexibility and ease in
maintenance. The ability to
easily maintain any paving
material and/or design is a
high priority. -- y
-----
■ The group wants to explore
other scoring designs and the
potential for color. The Task <r
Force likes the look of brick, - L=
but suggests not using actual 4 A
brick unless durability and `"=
maintenance concerns can be Ex. s
resolved.
■ The final material and design
should tie into future
downtown improvements.
3. Lights
■ A traditional light that can be Ez b-
used in both the Main Street right Hillsboro,
of way and the park-and-ride lot, Downtown
Portland
such as Example 6.The parking
lot light style should be the same
for platform lights.
■ If a hght similar to Example 6
cannot be used in both areas,
another decorative light should be used
as opposed to cobra or stock lights.
12
4. Benches t
■ A bench that is artistic, yet
traditional in style, and made + {
out of metal. Concerns were
raised about wood's ability to
withstand vandalism.
Ex. 7: The Task Force chose this
Westside MAX bench as its preferred
option. The bench is wood and metal.
5. Trash Receptacles
■ Metal cans, due to maintenance _
reasons (graffiti, ease of removing
garbage, lid to keep dry), such
as Example 8. The receptacles should
incorporate openings for air circulation
to alleviate smell.
Ex. 8
6.Tree Grates
■ If trees are considered, a round iron grate with
a black metal tree guard (Example 9)
provide a dual, complementary function.
While the grate could be round or square,
the use of the guard protects young trees and
children's arms or feet from getting caught
in the root hole. The grate should be easily _
modified as trunks expand.
Ex. 9
13
7.Bike Racks
' r
■ A simple yet traditional example,
such as Example 10, possesses -
character and its compact shape
does not intrude into the
Preferred:
pedestrian environment. Vii, � red:
Ex.Pre r (left); Lake
Oswego.
■ However, an artistic, unique Ex. 11above
( ),
approach, like Example 11, Honolulu.
supplies diversity in style. Overall,
the group wants to avoid standard
approaches.
8.Landscaping
■ Consider trees before planters.
However, there were some questions regarding trees on platforms,
including a) impact of eventual canopy size on a narrow platform and
b) tree safety (birds, pests, vandalism). Maintenance responsibilities
will need to be determined.
9.Railings
■ For safety reasons, an all-metal
railing with all elements clearly
visible. The railing soualso
l
create visual interest, such as the u .
Rose Quarter (Example 12) railing.
While traditional, it also
incorporates artistic elements and
ties into the station design well.
Ex. 12
14
i
lO.Boundary Walls
■ Consider walls where
appropriate. Appropriate uses
include channeling users on _.
public property and away from
adjoining private property,
which is a Task Force priority.
L-
r`
\F...
■ A wall patterned like natural
elements, such as Example 13, Mi
would complement the scored Ex. 13
concrete of the station paving.
The walls should be about
knee-high, enough to deter or
channel foot traffic.
11.Signs
■ A directory style takes up limited space
and can be mounted on a light pole (such as
Example 14 at the zoo). It lists services by
general type instead of specific businesses, = '
which limits updates.
Ex. 14u
15
i
VII.Station Enhancements
In the lVashington County Commuter Rail Station
Design Scope, TriMet characterizes enhancements as the
following: "Communities may consider adding amenities,
with local funding, that are beyond the basic design of the
commuter rail stations in order to achieve local design
objectives. The Project will strive to incorporate station =
enhancements wherever financially feasible."
The TriMet public art program may incorporate station
enhancements as part of its work. The Task Force
presents the following preferences as a guide to the art Anexample of a clock with
committee and for future local improvements, and chime (Hillsboro).
encourages TriMet to consider these as project
additions.
A. General Guidelines
■ Incorporate traditional elements, create r
distinctive landmarks, and reflect Tigard'sdk
history.
Some ideas raised by Task Force members
include the following: ` =
Have a train theme; Examples of historical text embedded in
■ paving. Goose Hollow (top), tells the
Tie hot-air balloons into designs site's history; Westside MAX includes
to reflect the Festival of quotes from area historical texts.
Balloons;
■ Have a clock that can be seen
along Main Street.
In addition, add-on elements that use
text within the paving, take a historical
r•'
approach or tell a story about our
Y•.� ^,r.v:i.. . .. .. -ter
community are preferred.
N4'
16
'x
i
The Lincoln High Mural in Portland faces Westside MAX at Goose Hollow. It uses photos
and text to tell a story about Lincoln's past.
17
VIII.Conclusion
The Task Force views the Commuter Rail and its station as an opportunity for.
Downtown Tigard. This station will be riders' entry into Tigard and will reflect
Tigard and the Downtown. How the station is designed will impact the perception
of both.
This document will be submitted for approval to the Tigard City Council and
forwarded to the TriMet Board of Directors prior to the beginning of Final Design.
The Task Force requests that TriMet review these recommendations, consider the
group's comments and concerns, and incorporate the suggested components into
the final station design.To make this possible, the group has worked diligently to
provide TriMet with this information before final design commences. At the time
this document was finalized, TriMet was awaiting federal approval to enter Final
Design, expecting it in Spring 2003.
It is intended for these recommendations to influence further discussions regarding
form, function and funding.Those discussions will help determine the funds
needed to realize the Tigard station as presented here.
18
Appendix
For more information about Commuter Rail, consult the following
resources:
Websites
http://www.tri-met.org/i)roiects/conunuterrail.htm
http://",w.co.washington.or.us/deutmts/lut/commrai Vtrain.htm
Documents
Exhibit A to Commuter Rail Intergovernmental Agreement -
Washington County Commuter Rail Station Design Scope,
September 2002 (Author: Tri Met).
This report is stored on the City of Tigard network at:
I:ILRPLNIbeth\Downtown\Final Station Design Plan March
2003.doc
19
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windows and doors;each home is
designed to keep you comfortable
year-round,while keeping your
energy bills extremely low.Most
Windows homes will use a high efficiency,
EnergyStar@ windows with Geothermal Heat Pump for
low-E glass exceed local heating and cooling.
insulation code and protect
against UV damage.
Wood tIndoor Air Quality
rim on inside
with low-maintenance Low-VOC*paints, sealants,
cladding on outside add adhesives and materials
to style and appeal. reduce presence of chemicals
and harmful off-gases.
FSC** Lumber
Exterior and interior
construction-grade
lumber is 100%
FSC-certified.
Foundation
--Concrete mix contains
30%fly-ash, an industrial
waste product.Fly-ash
makes the concrete stronger
and reduces CO2 emissions
during the concrete
manufacturing process.
Porous Paths
Exterior Surface and Sidewalks
Durable fiber cement siding is moisture Allows rainwater to seep back into
and water resistant.Underneath,a Eco-Landscaping soil.Part of the community-wide
unique Rain Screen system resists Native,drought-tolerant plants Green Streets system that captures,
degrading effects of air and water. significantly reduce need for absorbs and filters stormwater back
Tough,long-lasting exterior finish watering,fertilizers and herbicides. into aquifer instead of piping
helps home endure for generations, Limited lawn and planted areas are downstream into creeks and rivers.
and requires less maintenance over irrigated with drip irrigation system
the years.Exterior paint is low-VOC* which uses less water.Rainwater
and locally sourced. Harvesting collects run-off from
roof and stores in cistern to irrigate
landscaping in dry season.
*VOC:Volatile Organic Compounds **FSC: Forest Stewardship Council
Toxins found in wood laminates,adhesives,paints, An international,non-profit organization committed to
sealants and synthetic materials.Low-VOC products have the conservation,protection and restoration of the world's
almost no harmful off-gases. working forests.
o D
pringlPLATINUMe creek
• •••
CERTIFIED
3
Completed in 2007,the Cottage scored C
103 green building points from the
US Green Building Council. Earning
the highest score of any home built O
to date, it was also the first LEED
Platinum certified home in the Pacific O
Northwest. With only 35% of the energy
consumption of a typical two-bedroom
home in Oregon, the Cottage at Pringle
Creek has set a new benchmark for
residential design. -�
10
11
8 r�
1. Windows 7. FSC Lumber
EnergyStar®windows with low-E Exterior and interior construction-grade
glass exceed local insulation code, lumber is 100% FSC-certified
and protect against UV damage. The
wood trim on the inside along with low- 8 Foundation o
maintenance cladding on the outside, Concrete mix contains 30%fly-ash, an
adds to style and appeal. industrial waste product.
2. Passive Solar 9. Porous Paths and Sidewalks
Solar screens built on,the south facing The Cottage is part of the community-
exposures provide shade on window wide Green Streets system that
exteriors in summer, and allow sunlight captures, absorbs, and filters
and solar warmth in the winter. stormwater back into the aquifer instead
of piping downstream into creeks and
3. Solar rivers.
Photovoltaic(PV)panels generate
electricity year-round. Power generated 10. Eco-Landscaping
r IC3.i but not used, is sold back to the utility Native, drought-resistant plants
company. significantly reduce the need for
watering,fertilizers, and herbicides.
4. Solar Water Limited lawn and planted areas are
Panels pre-heat water before sending it irrigated with a drip irrigation system,
to the water heater. which uses minimal water. Rainwater
'+ harvesting collects run-off from the roof
5. Layers of efficiency
• ,'.1� �` and stores it in a cistern for landscape
Using advanced construction irrigation in dry seasons.
r techniques, high-performance
insulation,energy-rated roofing, 11. Exterior Surface
windows and doors, each home Durable fiber cement siding is moisture
is designed to keep its residents and rot resistant. Underneath, a
t ! i comfortable year-round while also unique Rain Screen system resists
i !! keeping energy bills low, the degrading effects of air and water.
A 6. Indoor Air Quality Tough, long-lasting exterior finish helps
Low-VOC*paints, sealants, adhesives the home endure for generations,and
and materials reduce the presence of requires less maintenance over time.
harmful off-gases. Exterior paint is low-VOC*and locally
i sourced.
www.pringlecreek.com www.opsisarch.com
pringle creek community . .
.. architecture university of british co,'umbia
salem, Oregon
don myers ronald kellett
. : development, - . .
a case study in sustainable planning
rumreh usr W"+r"
7 reOMefM Nggt
i wna,nhi+>!m
Solar
5 NfIYy Wpb fnr either becomes available for irrigation
Reducing energy use was one of the
6,fye 4 use or it is returned to the aquifer via
T primary objectives for the Pringle Creek
design team. High energy efficiency for injection wells. Utilized by half the lots
at Pringle Creek, the GPHS system is
y each of the Community's 179 dwellings
was accomplished by utilizing energy approximately 300% more efficient at
delivering heat than a gas furnace.
efficient design and by generating
i energy on-site. Photovoltaic (PV) panels
located on the roofs of the buildings Green Streets
generate electricity; panels are also Pringle Creek Community currently
.1 , used to heat water before it reaches showcases the largest installation of
a home's water heater. The plan on porous paving and pervious concrete
the right reflects an analysis of the site within a single development in the
.'* conducted by the Oregon Department of country. Traditional gray infrastructure
Energy, addressing solar access and the (right)captures and conveys
�; :" stormwater underground in pipes,
availability of geothermal water on-site. g t p
concentrating toxins before they reach
a pond or waterway. Contrastingly,
Geothermal green infrastructure(right)allows 90%
A well designated for domestic water of stormwater to infiltrate the ground,
use and irrigation, located at the Pringle thereby allowing the microbial action
Creek site, has been utilized for a GPHS of the soil to filter the stormwater as it
(Ground Source Heat Pump System) returns to local groundwater aquifers.
water distribution system. The well
A has a 280 gallon per minute capacity By combining porous paving surfaces,
for delivering water at a 59 degree rain gardens, stormwater infiltration
temperature. The GPHS district loop swales, planting strips, and biofiltration
(right)will extract the ambient earth verges, Pringle Creek maximizes
- temperature water from the production healthy water infiltration at the site.
t well pump and deliver the water to each During a typical rain event, rainfall
lot via a supply piping system within will permeate the ground by natural
the street right of way. At each lot, the filtration into a 10" drain rock base;
water will be borrowed and circulated during a large rain event, excess rain
through a heat pump where the heat will will be moved by surface conveyance
Pringle Creek Community, located in be either extracted from the water in the into the 16" rock verge which separates
heating mode, or rejected to the water in the parking lot from planting strips.
Salem, Oregon, integrates restoration.
landscape preservation, and new the cooling mode. After passing through
The rock verges, along with rain
the lot, the heat pump returns the water gardens at intersections, slow the flow
urbanist planning principles with through a return piping system, where it of water to the creek.
green design. The result: a unique
relationship between community living ,f
and the natural environment.
The natural assets inherent to the
site were the first elements to inform
the master plan. Pringle Creek, the \ {+
Community's namesake, provided the ; JJ
riM
initial structure on which all planning "'t 4i!-ptxous
decisions were based. ~Asphalt
.—1'Ener
Ill. S it. 6 ft. PARKING TRAVEL LANE PARKING 6 ft{ 5 rt I fc `� aggregate
A network of green streets, pedestrian I "t f 11-
,1)It '``. t�` 10'Grsr>ed
walks and bike paths connect distinct Drain Rock
neighborhoods within Pringle CreekrviowSMewalks ;
3ommunity. Each neighborhood — t Wis"i,
Fatxc possesses its its distinct character, while / ,e-Rock Verge �.�
S B'rgtrer
connecting to community common Eco-Grass Planting Strips Porous Street Section
areas like the Village Center- �1�1
www.pringlecreek.com www.opsisarch.com
BUILDING A PLACE AT PRINGLE CREEK
A STEP-BY-STEP PROCESS FOR LOT BUYERS
SUBMIT MINOR ,
REVISIONS, j [APPLY FOR.LOT LAYOUT, UILDING READY TO
& LANDSCAPE PERMIT BUILD
o PLANSELECT -
r
PREFERRED
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EW BUILDE LANDSCAPE BUILD
SELECT
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BUILDER
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ARCHITECT
QUALIFY '. PRESENT `
EW BUILDE NEW PLAN SUBMIT
LDING
FOR
SUBMIT READY TO
AND/OR AND EVELOPMENT�' SCHEMATIC PLAN RMIT BUILD
,ARCHITECT LOT LAYOUT � -
DRC = Pringle Creek Design Review Committee
LET'S BUILD n
17. Encourage contractors to use Bio-Diesel in LET'S BUILD A PL A C E.
construction and heavy equipment(and they are!) PLACE . . .
Rowhouses,cottages,live/work lofts and
18. Use reclaimed Concrete Bridge from state highway
project to cross Pringle Creek single-family structures are all part of
19. Build new commercial/mixed-use buildings to meet a diverse mix of housing types offered at WHERE
U.S.Green Building Council-LEED Platinum level Pringle Creek Community.Located in
PLANNING FOR COMMUNITY the heart of Oregon's Willamette valley, SUSTAINABILITY
20. Enable income,age and lifestyle diversity by offering Pringle Creek is guided by the sustainable
a variety of housing types prindples of community-oriented planning, I S T H E
21. Rehabilitate Painters'Hall into a community building earth-friendly building materials,and energy MASTER PLAN.
available for community use efficient processes.The result will be a place .
22. Create a community where every home is built for that is environmentally honest,healthy
healthy indoor our quality and energy efficiency T
23. Encourage walking with a system of safe streets, and culturally active. eiF 1
sidewalks,trails&paths fir,
24. Create affordable housing by building small,energy
To learn more.please visit: y
efficient housing that keep the cost of living low a
- 4
.. r SY.•.a3� .4�
pnnglecreek.com
25. Create a vibrant Village Center with public space.
work space,shops,housing&events pavilion
26. Create a mix of community gathering places(urban
and natural,public and private)
27. Create economic growth by using local businesses,
a
services&contractors
28. Build residential structures that encourage in-home y
offices,businesses&artstudios = r
29. Create Community Gardens with plots available for
residents to grow food&flowers
30. Provide high-speed LAN and wireless access throughout
the Community RESIDENTIAL LOT SALES
31. Include access to Public Transportation systems
32. Build a Bio-Diesel Co-Op fueling station(solar-powered, BEGIN MARCH 2007
of course!)in the community
33. Develop a community Car Shure Program
34. Have a Bicycle Share and Repair service in the o
O
' community
35. Establish the Sustainable Living Center as an education
and resource facility
i� V
These 35 things are just some of the features taking place at
Pringle Creek Community.Come by and see for yourself how &qC,,k
the principles of sustainability are building a community.
C O M M U N I T Y
Let's build a place)
PPINTFO ON REC'ICLEO PAPEP,PPOCESE CHLCPINE PPEE.NO NEw TPEfi3l USING VEGETA.LF.PAS EO INKS
J5SUSTAINABLE ---- - — — .� .;_.: -,
THINGS TAKING PLACE
ATP R I N G L E CREEK: _ '' �'— 'i?- To learn more,please visit:
_' pringlecreek.com
CONSERVATION&PRESERVATION s
SII,
t. Preserve open space(12 of 32 aces) •�
2. Save 80%of existing trees through efficient planning ) / Fairview
060 Trees)
Corporate Park
3. Capture,absorb and infiltrate 90'%of all rainwater
_ —:—
that falls on site - T
4. Use 100%FSC(Forest Stewardship Council)lumber
for all construction Existing 0
i
5. Save and renovate existing greenhouses for use in Residential Area -
-
the community garden
,
6. Deconstruct two buildings from site and rebuild - - - - - - - - -
in Eugene,Oregon
7. Preserve and restore four existing buildings to
U.S.Green Building Council LEED certification
I r
8. Restore&revitalize Pringle Creek's natural habitat
and riparian zone r+
BUILDING FOR THE ENVIRONMENT i. a
9. Build a community where every home will exceed
both Earth Advantage-and Energy Star"standards �
10. Build an entire neighborhood of Carbon Neutral
homes(26 dwellings) Existing School
11. Build porous pavement Green Streets system that & Athletic Fields
infiltrates stormwater,protects environment and
enhances livability
12. Use on-site ground source Geothermal energy to G
heat&cool mixed-use residential structures
13. Convert an abandoned steam tunnel into a natural
ventilation system that helps heat&cool one of the " ® jam,
commercial buildings
14. Recycle concrete,metal and wood whenever possible Future
(over 200 tons recycled so far!) Development
15. Re-use deconstructed building elements for new structural Ay.�a \
components and community art installations
16. Mill wood on-site using trees that had to be taken down.
and use lumber for community construction projects
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S432,000 • 1,346 SQUARE FEET • 2 BEDROOMS • 2 BATHROOMS
RESIDENTIAL LOTS 'r� ''
C O MMU NIT Y
Pringle Creek Community Is a place that -
allows you to live, work and thrive In a
lifestyle that is environmentally honest and
culturally active. Join us, as we renew our 1
sense of Community. pringlecreek.com s 137 PRUUENT!AL :.LE'TEAM
z ph:503 945-0122
priiiglecr(,ek@prurep.com
136
❑ COMMUNITY LAND& GREEN SPACE n 35
c 138 13
Q 33
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❑ PRINGLE CREEK PRESERVE&WATERSHED AREA a� 139 132
140r
d;
❑ PAVED GREEN STREETS 141 131 4L J
a > 142 30 �O
❑ RESTORED COMMUNITY& MIXED-USE BUILDINGS y 143 129
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N a 128 'pO
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PATHS&TRAIL U 14$ qO
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Q C�o�\e b 74 70 v° Actual lot status may differ.
69
OPEN VILLAGE b Please contact your Realtor
` SPACE CENTER& 66
PLAZA o 64 for current lot availability.
( z 63
COusteo
34 321 u Drt e 8 60 62 `
42 35 MIXED-USE 59 l i
4COMMERCIAL
3
91 38 39 BUILDINGS
36 37 u.
pOPEN
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44 '70 i Cousteau
Q _. �'Y SPACE
47 48 49 50, 5] 52 53 54
4$ 46 ,r. Prudential
Real Estate Professionals
Call 503-945-0122
PRINGLE CREEK COMMUNITY
COTTAGE HOME
BUILDER: BILYEU HOMES,INC.
Larry and Blake Bilyeu
2 BEDROOM/2 BATH
1,346 SQ.FT./2 STORY '
r
LEED-H PLATINUM
This will be the first home in Oregon
to meet this level of certfication
WELCOME TO PRINGLE CREEK WHAT IS LEED-H
This home combines quality craftsmanship and innovative features to create a PLATINUM?
healthy and comfortable home that is big on features. Using eco-friendly building LEED-H is the nationally
materials and high performance energy efficient systems, the Cottage Home in recognized rating system used
Pringle Creek Community creates a standard for green building unseen in the
by the U.S. Green Building
Salem market.
Council. LEED-H stands for
Because of its unique green design, the Cottage Home is slated to become the Leadership in Energy and
first home in Oregon to meet LEED-H Platinum certification of the U.S. Green Environmental Design for
Building Council, also making it one of the few homes in the country to achieve
this comprehensive rating. Homes. This certification
verifies a home meets certain
FEATURES INCLUDE: performance standards, and
• Lifestyle-oriented, open floor plan enhances natural daylight and cross ventilation gives homeowners confidence
• Beautiful Pacific Madrone hardwood floors and 100%Wool Carpet that their home is durable,
healthy, and environmentally
• High performance Craftsman-style wood doors and windows add to overall honest. Platinum is highest
comfort and appeal
level of rating available.
• EnergyStaro appliances and resource efficient systems throughout
• Healthy indoor environment due to air filtration system, low-VOC paints and BUILDING TEAM
formaldehyde-free construction materials In addition to Bilyeu Homes,
the following firms have played a
• High efficiency Geothermal heat pump tied to community well major role in this project.
• Solar panels help offset reliance on energy from utility companies Design:Opsis Architecture
and Studio D
Structural Engineer:
WHY BUILD GREEN? Catena Consulting Engineers
• A green home uses less energy, water, and natural resources; creates less waste; Framing:Spectra Construction
and is healthier and more comfortable for its occupants. Energy Consultants:
Oregon Department of Energy
• A green home uses building techniques and materials that decrease the Eco-Landscape:DeSantis Landscaping
environmental impact of constructing a new home.
Interiors:Jessica Helgerson
With building materials and transportation costs on the rise, a properly-sized Interior Design
and designed home will use less material to build and cost less to maintain.
Overall, this approach will reduce a homeowners' carbon footprint. Price: $432,000
More Home Features &Info on back www.pringlecreek.com
DISCOVER A PLACE
Pringle Creek Community is a place as unique as the Since its inception, Pringle Creek has been committed
home you are standing in. Recently named the Land to eco-friendly building practices, efficient energy and
Development of the Year by the National Association of resource systems, and respect for the natural environment.
Home Builders, Pringle Creek may be the most sustainable These form the guiding principles for the community.
community being built in the nation. Overall, 12 of the Every decision made—how it's been planned, how it's
32 acres are set aside as open space for community gardens, built, and how it will be lived in —have all been equally
small parks, and a village center. Each home built will considered. Please walk around and discover for yourself
be green, meeting LEED-H standards. this very special place.
ECO-MATERIALS ENERGY AND RESOURCE EFFICIENT
• Flooring: Locally-sourced Pacific Madrone hardwood Heating & Cooling: Geothermal water-to-air, high
with low-VOC natural finish. efficiency heat pump. This closed loop system is
Other flooring options include FSC-certified woods, bamboo, connected to deep well on site. System is 400% more
cork, natural linoleum, ceramic tiles made with recycled glass, efficient than an electric furnace and best of all, it's
and concrete (best for radiant in-floor heating systems). renewable energy!
• Carpets: 100%Wool, no-VOCs. • Solar Electric: Photovoltaic panels provide electricity
Options include carpets made from other natural fibers or recycled for home use. Energy generated during the day, but
materials(plastic soda bottles, cotton or wool) not used, is sold back to utility through net-metering
program.
• Counters: Natural Quartz (GreenGuard certified). Solar Water: System uses the sun to pre-heat water
Options include composit materials(PaperStone),ceramic or glass before sending to water-heater tank. Puts less strain
tiles containing recycled content, and poured concrete. on water-heater and uses less energy to reach desired
• Framing Lumber: 100% FSC-certified, locally-sourced water temperature.
from family-owned Northwest timber companies. • High Performance Building Envelope: Walls and roof
• Engineered Wood Products: 100%SFI-certified, used use advanced framing techniques and engineered wood
in construction to increase structural strength of home products to allow more insulation and reduce the need
and increase areas for insulation. Engineered wood for extraneous lumber. Combination of formaldehyde
products also reduce waste on job site, and need for free spray-foam insulation, blown cellulose, and rigid
additional lumber and other materials insulation panels create walls and ceiling that exceed
Oregon code by 35%.Beneath exterior siding,walls have
Rain Screen moisture planes that form a system which
A HEALTHY INDOOR HOME resists degrading effects of air and water that often plague
traditionally constructed walls.
Heathy indoor air is an important feature in a Pringle • Lighting: Compact fluorescent lights (CFLs) are used
Creek home. Using the right materials inside your home throughout home. This new generation of CFLs offer
can assure the air is free from unhealthy chemicals and excellent light quality, long life, and use 75% less
off-gases. electricity than a conventional bulb.
• Interior paint is No-VOC. Adhesives and sealants are • Appliances: EnergyStar®appliances throughout
low-VOC. home can result in nearly 50%savings on energy
consumption.Washing machines and dishwashers also
• Insulation is formaldehyde-free and mold resistant. use less water. Clothes dryers are gentler on fabrics.
• Carpets made from materials such as wool or recycled • Windows and Doors: Add to the overall comfort and
fibers are less toxic, look great, and are long-lasting. appeal of home. Using low-E, energy rated models
• Cabinet casings are formaldehyde-free wood products. which resist the transfer of warm and cold air, expands
the comfortable space in a home (20%window to wall
• Cabinets doors are solid Beech sealed with water-based, area). Also protects furnishings from UV damage.
low-VOC finish. • Eco-Landscaping: Drought tolerant native plants reduce
• Energy recovery ventilator system provides the right need for watering, fertilizers and herbicides. Limited
amount of fresh air, and uses heat of the exhaust air lawn and planted areas are irrigated with a drip
flowing out to warm cool air coming in. irrigation system which uses less water.
• Rainwater Harvesting: Collects run-off from roof and
stores in cistern to use for irrigation in dry season.
a
\ (enby
-- —— bath
bedroom
f�
SECOND
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FLOOR
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22 eoarsans eodoi.n.
H
I
1 ��
LET'S BUILD A PLACE. Rowhouses,cottages, live/work lofts and single-family homes are all part
of a diverse mix of housing types offered at Pringle Creek Community. Located in the heart of Oregon's
Willamette Valley, Pringle Creek is guided by the principles of community-oriented planning,earth-friendly
building materials and energy efficient processes. The result will be a place that allows you to live, work
and thrive in a lifestyle that is environmentally honest and culturally active. www.pringlecreek.com
1 Prudential
Real Estate Professionals
PRUDENTIAL ECO-BROKERS:
Laura Dorn Jarod Tufts
Kathy Hauge James Hauge
ph: 503 945-0122
pringlecreek@prurep.com
THE FIRST NAHB GREEN BUILDING AWARD:
LEED-H PLATINUM LAND DEVELOPMENT
HOME BUILT IN OREGON OF THE YEAR
r
Phi k C,,k
C O M M U N I T Y
COMMUNITY OFFICE: MAILING ADDRESS: COMMUNITY INFO:
2110 Strong Road SE P.O. Box 2071 ph: 503 930-4541
Salem,Oregon 97305 Salem,Oregon 97308 info@pringlecreek.com
® .KINTED ON AFC YC LFD PAIFR USING VEGETAlLEEASED INKS
WELCOME TO &
PRINGLE CREEK
COMMUNITY k
C O M M U N I T Y
A PLACE THAT IS GROWING.
Pringle Creek Community, recipient of the 2007
award for"Green Development of the Year"by the
National Association of Home Builders, is a place EXIT
ONLY
that allows you to live,work and thrive in a lifestyle
that is environmentally honest and culturally active.
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showcase a few of the many unique features of our .�� s_P
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and many of them also foster a sense of community.
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I.THE PAINTERS'HALL 6.COTTAGE HOME
Built in 1938, it served as the painting shop for all of the This state-of-the-art home showcases green building
60 buildings located on the 270-acre Fairview Training Center materials and practices.This home will be the first LEED-
site(Pringle Creek is a 32-acre piece of that property).Painters' Platinum house in the Pacific Northwest and only the
Hall will begin to be retrofitted to LEED-Platinum certification. fifth in the United States.Energy-efficiency features include
(LEED, or Leadership in Energy and Environmental Design, passive solar, natural ventilation, electricity-generating
is a certification program of the U.S.Green Building Council. photovoltaic panels and EarthStae appliances.Other great
"Platinum"is their highest level.)This building will produce ideas: rainscreens(a siding system designed to preclude
as much energy as it consumes. Its original thick concrete mold and water damage), advanced framing techniques,
walls and floor will store solar heat and it will use innovative Forest Stewardship Council(FSC)and Sustainable Forestry
air circulation within its large concrete crawl space. Upon Initiative(SFI) certified lumber, shared garages and
completion in the fall of 2007, the building will become the small yards.
home of the Pringle Village Store,which will also serve as
a mail center and coffeehouse. A second entrance to the 7.TALLHOUSES
building will serve the Sustainable Living Center,a nonprofit Vertically-oriented homes with small footprint conceived to
(see#16)that is connecting Pringle Creek Community to fit sloped wooded lots. These dwellings will have a garage
the larger world of education,environment and community. and entry at street level. Second and third floors feature
The new Painters'Hall will include a full-length front porch living areas with outdoor terraces and patios.
with tables and chairs, a trellis for shade and a view of the
Village Green. 8.COURTYARD COTTAGES
Carefully arranged cluster of detached dwellings often
2.THE VILLAGE GREEN organized around a common courtyard. Parking is
The beautiful quaking aspen trees,crushed granite and open typically detached from the cottage and accessed via the
lawn are not just for beauty. Rainwater from the rooftops of courtyard. Major rooms often open directly onto outdoor
the commercial buildings surrounding the Village Green common areas.
will flow to the subtle low areas where the trees emerge from
the crushed granite soil.The collected water will reflect they 9.W I N E CELLAR
trees, leaves and sky after significant rain events. We will This compelling brick storehouse (the "Root House")was
get an idea of how much it rained by how long the reflecting built in 1937 to store crops grown by the Fairview Training
ponds last. Did it rain a half inch overnight?Will that cause Center. The building maintains a constant temperature-
the reflecting ponds to stay filled past noon?We'll see. The perfect for storing potatoes, onions,beets and other crops
Village Green will be a place to gather and have fun.The -but also mighty good for wine.This building will eventually
crushed granite at the northwest corner will serve as a bocce be seismically restored and have other uses. For now, it will
court. Bocce balls will be available for loan from the Village house the Pringle Creek Wine Guild, a place for businesses
Store, as will croquet and badminton sets.The lawn is ideal and individuals to store wine and host wine tastings.
for picnics and we expect to have fairs, farmers'markets, 10.CARPENTRY B U I L D I N G
concerts and other festivities on the green.
This was the home of woodworking for the Fairview Training
3.PERVIOUS CONCRETE & URBAN STREETS Center,where doors and windows were repaired, shelves
Notice that the streets within the Village Center are concrete, and cabinets built. Beginning July 2007 it will become the
not asphalt(see#22), and it is not just any concrete.This temporary home of the Sustainable Living Center and the
is pervious concrete, created to allow rainwater to infiltrate, Pringle Creek Community sales office, while Painters'Hall
rather than channel and run off.These streets have been is prepared for reuse.Then in September it will begin
designed to look and feel like plazas so that they are more renovation as another LEED-Platinum building. When
pedestrian-friendly.Any or all the streets around the Village completed it will house a destination restaurant and deli
Green can be closed to serve as part of an open-air plaza with outdoor dining.This will be a place that attracts people
for fairs, farmers' markets, etc. from outside Pringle Creek Community, for sharing good
times and celebrating the bounty of Oregon.
4.PACIFIC YEW TREES
We think these two yew trees serve as a metaphor.They both 11.SAWDUST BUILDING
are over 1,000 years old. How they have managed to survive This industrial open-air storage building is currently being
the last 150 years is a mystery.While both appear to have used as staging and storage for construction materials.
struggled from the effects of years of building and paving Some of the lumber here was milled on-site from a handful
by the Fairview Training Center,they are still alive-and of fir trees that were no longer viable.The lumber has only
nurtured by the new community that is growing at Pringle moved 300 feet from where it grew. It will become railings,
Creek. We have arborists working on their rejuvenation. trellises,benches and more.The original use of this building
was for storage of wood waste byproducts used as fuel for
5.FIR GROVE the generators that provided steam heat for all of Fairview's
This 80-year-old fir grove is a great place to sit in the shade, 60 buildings. In the future, two-thirds of the shell will be
listen to the stream and enjoy a picnic or just a quiet "in-filled"with new two-story mixed-use buildings. On the
moment.It might be a nice place for a wedding or an outdoor ground floors will be commercial enterprises;the second
lecture. 35%of the acreage of Pringle Creek Community is floors will become offices or residences.The remaining
open space. 85%of the trees on the property have been third of the shell will be left open and enhanced as an open-
preserved by careful planning. air pavilion.
12.THE WELL 18.ORCHARDS AND COMMUNITY GARDENS
It is 400 feet deep and pumps more than 300 gallons- With nearly two acres of orchards, community gardens
per-minute from the aquifer below the property.That is and over 50 blueberry bushes throughout Pringle Creek
enough water to enable geothermal heating and cooling Community, the Pringle Creek Sustainable Living Center
for 70 homes and all the commercial buildings. Ground has begun creating an"edible landscape"and a local source
Source heat pumps provide 400%efficient heating and of food that we know for certain will be chemical free and
cooling. They use the temperature difference between air fresh.The orchards boast over 200 fruit trees-peaches,
and water to bridge the gap and dramatically reduce hearing cherries, pears, apples and plums-of all different varieties
and cooling loads.The well will also provide untreated water that ripen successively throughout the entire growing season.
for irrigation to the landscaped community areas. Either Residents may reserve a plot in the community garden
through"re-injection"wells or natural infiltration,the water areas. Low growing native hedgerows will run alongside
from the well will return to the aquifer. the orchards and gardens,conserving soil and water,
providing a home and source of food for wildlife, and
13.RECYCLED CONCRETE attracting pollinators.The Sustainable Living Center will
This broken concrete came from old buildings deconstructed care for the orchards and blueberries, harvesting the fruit
on-site. Rather than hauling it off, over 100 tons of old for sales at the Farmer's Fruit Stand. Proceeds from fruit
concrete was ground up for road base or, as you see here, sales will support the Sustainable Living Center's educational
broken up into pieces to provide a visual and tactile edge programming.
of this parking area. A useful and elegant on-site reuse
of material. 19.BLUE-GREEN SWALES
These shallow depressions are strategically located to
14.LIVE-WORK LOFTS hold extra water when heavy rain occurs. They are
These lots will be the setting for nine unique live-work lofts. landscaped with plants that are selected for the ability to
There will be studio,office or shop space on the ground level clean any contaminates from the runoff.The swales are
and living space upstairs.The University of Oregon School not only attractive landscape features but collect, filter and
of Architecture recently conducted a graduate studio on the return clean rainwater back into the aquifer below Pringle
design features of these lofts. Creek Community.
15.FIVE OAKS 20.TRAILS,PATHS AND SIDEWALKS
These majestic Grand Oaks have been preserved and What better way to use the ample open space than to
protected as a community amenity, defining a walkway connect it all up with wood chip nature paths,gravel trails,
between the live-work lofts and the Village Center. and sidewalks for walking, jogging, bicycling.
16.PRINGLE CREEK GARDEN CENTER 21.SE9.UOIA GROVE
The Mosaic Garden: A 5,100 square foot demonstration A grove of 45-year-old Sequoia trees frame this delightful
garden where kids and adults can learn how to grow natural space just off Village Center Drive.The grove provides
(and enjoy)fresh organic produce, and how to apply the a restful place for relaxation, reading and reflection.These
principles of permaculture in their own yards and trees are unique elements of this neighborhood.
community garden plots.The Pringle Creek Sustainable
Living Center is partnering with the Marion-Polk Food 22.GREEN STREETS
Share Community Gardens Program.A large portion of All the streets at Pringle Creek are"green"and accomplish
the produce gets donated to Salem families in need. several things at once: 1)the asphalt(or concrete)is porous,
Greenhouses: These two Victorian-style greenhouses so it allows rainwater to infiltrate; 2)since the water
were built in the 1950's and 60's, and are undergoing infiltrates, the streets don't require storm drains and pipes;
restoration to be used by the Pringle Creek Sustainable 3)automobile pollutants on the roads are cleaned by natural
Living Center for educational purposes, and to supply filtration through the substrate; 4)because the roads are
garden starts, green roof plants, native perennials,citrus narrower, less ground is paved, more ground is available
fruits, flowers and hanging baskets to the community. for open space;5)narrow roads slow cars because they
are "queuing streets"-like many old neighborhoods,
Sustainable Living Center: A community-based these streets occasionally require one car to allow another
educational nonprofit providing classes,workshops, to pass first.
hands-on experiences and fun activities that promote
healthy social,economic and ecological systems,the SLC 23.MORE BLUE-GREEN S WA L E S
connects Pringle Creek Community to the larger world 24.CHILDREN'S PARK
of education, environment and community.
A small park for children and adults to play, sit and visit.
17.ROWHOUSFS
This location will have two groups of rowhouses facing each 25.MORE ORCHARDS AND COMMUNITY GARDENS
other. These structures provide an excellent housing 26.MORE PATHS,TRAILS AND OPEN SPACE
alternative. Instead of houses and garages linked to the
street by a large driveway, these homes will feature front Much of Pringle Creek Community's open space is left
porches for sitting and socializing, connected by a short natural. Open space and walking outdoors are central to
sidewalk to a beautiful streetscape, altogether fostering a Pringle Creek Community.
vibrant pedestrian/community experience.
27.REUSED BRIDGE PRINCIPLES OF PRINGLE CREEK COMMUNITY
The concrete beams came from a temporary bridge that was 1. Build Efficiencies by Building Green
going to be destroyed.This bridge is a nice overlook of the • Our goals for community design, energy efficiency and
creek with a sidewalk wide enough that a bike can pass by materials conservation are of national significance for a
,vhile a walker pauses to look down at the creek. residential sub-division of this size in U.S.
28.PRINGLE CREEK • All residential structures will perform at the highest energy
efficiency level practical.
Many urban streams have been degraded and Pringle Creek • Some single-family homes are planned for"net-zero"energy
is no exception. It was channelized before 1940 and put consumption(heating, cooling and electrical).
underground through pipes along much of its length.Pringle . All housing will feature materials and construction
Creek Community is lucky to have a stretch of this beautiful techniques that adhere to the highest level of green
stream that has already received restoration efforts by building practices.
neighbors,local students of all ages,and the local watershed
council. More needs to be done. Pringle Creek Community 2. Celebrate the Natural Environment
has invested more than $50,000 in planting native plant . Restore creek and wetlands(nearly 15%of site)and
species. Logs have been placed in the creek to slow it down create bordering riparian zone.
during storm events. The edges are being planed for shade . Over 1/3 of site is dedicated to community open space
to improve fish habitat. Restoration efforts have helped (parks, trail system,gardens)and natural green space
fish return. (creek, wetlands, existing trees).
29.MORE ORCHARDS & GARDENS • Eliminate impact on local watershed by creating"Zero-
Impact"Storm Water system using street and path
30.NET-ZERO NEIGHBORHOOD infiltration verges, rainwater gathering and storage, and
Capturing the energy of the sun is an important aspect of improved interflow movement to creek.
this small neighborhood.The single-family and cottage 3. Encourage Social Diversity
homes here will be designed to take advantage of the • Build a variety of housing types and sizes.
southwest exposure, with photovoltaic and solar hot water . Provide good homes for moderate income owners.
panels on the rooftops.
•Assist in care developments for elderly and disabled residents.
31.FOOTBRIDGE
This old wooden footbridge has been here for decades. 4.Activate Local Economy
'Residents will enjoy the creek year round from this viewing • Involve local developers,builders,contractors and architects.
,rea.Today the bridge brings us back full-circle to the • Construction phase will hire and support local tradesman
beginning of our walking tour, back to the Village Center. and sub-contractors.
• Local businesses will benefit from activity.
• Economic activity is activated without municipal
REMEMBER THESE NUMBERS: government subsidies.
400% Efficient geo-thermal heating and cooling 5. Conserve and Reuse Natural Materials
100% Forest Certified Lumber • Conserve and recycle whenever possible on site.
90% Rainwater Infiltration • Capture and store rainwater for use on community gardens
and green space.
85% Existing Trees Preserved • Integrate composting into community garden.
35% Open Space Preserved
6.Smart Transportation and Movement
• Green corridors and path system throughout property
ABOUT LEED (will connect with future Fairview system)for walking,
LEED, or Leadership in Energy and Environmental Design, jogging and biking.
is a certification program of the U.S.Green Building Council. • Trail system will provide convenient walking paths to
It's a point system that allows builders to choose what to a variety of destinations on the site.
emphasize.The categories are location, water use, energy • Integrated community safety for residents through
use, materials/resources, and indoor air quality/livability. environmental design principles.
Out of 130 possible points: • Interconnected street system with sidewalks on both sides
of street throughout.
Certified:Must meet 44%o points • All housing will be within short walking distance to
Silver:Must meet 59%o f points future transit center(bits and potential street car)on
Gold:Must meet 74%o f points Strong Road.
Platinum:Must meet 89%of points
LEED started with commercial buildings. Home certification
newer, still in the pilot phase. There are about 70 LEED
comes in Oregon, all at"Silver" level.
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RESIDENTIAL-'': "', Iw r � ;
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LOT# HOME TYPE -SQ.FT PRICE
123 Rowhouse w/CH 3,727 $95,000 P
124 Rowhouse w/CH 2,087 $90,000 P ❑ COMMUNITY & MIXED-USE BUILDINGS
125 Rowhouse w/CH 2,928 $90,000
126 Rowhouse w/CH 4,004 $130,000 PATHS&TRAILS
127 Single Family or RH w/CH 4,022 $130,000
128 Attached House or RH w/CH 8,003 $195,000
129 Attached House 2,834 $115,000
130 Attached House 2,758 $115,000
131 SF or Attached House w/CH 5,298 $190,000
132 SF or Attached House w/CH 5,431 $190,000
133 Single Family w/CH 2,075 $115,000
134 Single Family w/CH 2,735 $115,000
135 Single Family w/CH 2,772 $115,000 '
136 SF or Attached House w/CH 4,536 $140,000 136
138 Single Family w/CH 2,391 $105,000 135
139 Single Family w/CH 2,800 $125,000 ° 138 134
140 SF or Attached House w/CH 4,095 $150,000 Q 133
141 SF or Attached House w/CH 4,314 $150,000 a 139 132
L 140
142 Single Family w/CH 3,844 $135,000 141 131 s
143 SF or Attached House w/CH 4,348 $150,000 P 142 130
144 Single Family w/CH 3,815 $135,000 Y 1, 143 129 �O
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145 Single Family w/CH 3,782 $135,000Qj v d 144 c
146 SF or Attached House w/CH 5,482 $150,000 U z > 145 128 -pO
m A 146 127 109 O
SF=Single Family RH=Rowhouse CH=Carriage House 6 26
Attached=Attached House(front&back,or side-by-side) e 101� �O
=Sale Pending a 4 PARK 23 Jl2 108
124 107
122 e >>3 106
11 10 9 8 7 6 S 4 3 2 0 121 iia 112 105
114 SEQUOIA 104
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VILLAGE 66 68
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GROVE 63
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RESIDENTIAL LOTS
LOT# HOME TYPE ^-SQ.FT PRICE LOT# HOME TYPE -SQ.FT PRICE
1 Net Zero Home or Cottage 2,845 $105,000 P 63 Live+Work 1,468 $68,000 P
2 Net Zero Home or Cottage 4,698 $125,000 P 64 Live+Work 1,239 $68,000
3 Net Zero Home 5,001 $130,000 65 Live+Work 1,802 $68,000
4 Net Zero Home 4,901 $130,000 66 Live+Work 1,392 $68,000
5 Net Zero Home 4,901 $130,000 67 Attached House 1,667 $73,000
6 Net Zero Home 4,901 $130,000 68 Attached House 1,683 $73,000
7 Net Zero Home 4,821 $130,000 69 Attached House 2,132 $73,000
8 Cottage 3,001 $95,000 70 Attached House 2,209 $78,000
9 Cottage 2,148 $95,000 P 71 Rowhouse 2,098 $83,000
10 Cottage 2,167 $95,000 72 Rowhouse 1,868 $75,500
11 Cottage 4,389 $120,000 73 Rowhouse 1,774 $75,500 P
12 Cottage 3,599 $105,000 P 74 Rowhouse 1,053 $75,500 P
13 Cottage 2,914 $95,000 P 75 Rowhouse 1,708 $75,500 P
14 Net Zero Home 5,731 $130,000 78 Single Family or Cottage w/CH 3,842 $128,000
15 Net Zero Home 5,154 $130,000 79 Attached House w/CH 5,120 $158,000
16 Net Zero Home 5,191 $130,000 80 Attached House w/CH 3,835 $128,000
17 Cottage 3,565 $115,000 81 Attached House w/CH 3,614 $128,000
18 Cottage 2,875 $105,000 P 82 Single Family 2,649 $108,000
19 Cottage 2,645 $105,000 P 83 Single Familyw/CH 5,137 $163,000
20 Cottage 2,501 $105,000 P 84 Attached or RH or Live+Work 2,146 $83,000
21 Net Zero Home 4,579 $130,000 85 Attached or RH or Live+Work 1,749 $83,000
22 Net Zero Home 5,070 $130,000 86 Attached or RH or Live+Work 1,782 $83,000
23 Net Zero Home 4,262 $130,000 87 Attached or RH or Live+Work 2,034 $83,000
24 Net Zero Home 4,177 $130,000 88 Rowhouse 1,855 $83,000 P
25 Net Zero Home 4,060 $130,000 89 Rowhouse 1,200 $83,000
26 Net Zero Home 4,053 $130,000 P 90 Rowhouse 1,198 $83,000
27 Net Zero Home 4,349 $130,000 91 Rowhouse 1,972 $83,000
28 Net Zero Home 5,032 $130,000 P 93 Attached House 2,174 $88,000
31 Attached Home 1,909 $73,000 P 94 Attached House 2,027 $88,000
32 Attached Home 1,564 $73,000 P 95 Single Family 1,899 $93,000
33 Attached Home 1,646 $73,000 96 Single Family 1,975 $93,000 P
34 Attached Home 1,628 $73,000 P 97 Attached House 2,043 $93,000
35 Attached Home 3,215 $93,000 P 98 Attached House 2,093 $93,000
36 Attached Home 2,633 $93,000 99 Single Family or Attached 3,244 $108,000
37 Single Family or Cottage 1,912 $78,000 100 Single Family or Attached 2,397 $100,000
38 Single Family or Cottage 2,138 $78,000 101 Single Family or Attached 2,463 $100,000
39 Single Family or Cottage 2,067 $78,000 P 102 Single Family or Attached 2,590 $100,000
40 Cottage 2,715 $95,500 P 103 Multiple Attached or Cottages 8,025 $225,000
41 Cottage 2,096 $90,500 104 Single Family or Cottage 2,359 $100,000
42 Cottage 3,092 $108,000 P 105 Single Family or Attached 1,645 $85,000
43 Cottage 3,043 $108,000 P 106 Single Family or Attached 1,550 $85,000
44 Cottage 2,889 $108,000 107 Single Family or Attached 1,550 $85,000
45 Tallhouse 3,015 $113,000 108 Single Family or Attached 1,750 $85,000 P
46 Tallhouse 2,952 $113,000 109 Attached or Rowhouse 2,501 $95,000
47 Tallhouse 2,970 $113,000 P 110 Attached or Rowhouse 2,150 $95,000
48 Tallhouse 3,077 $113,000 111 Rowhouse or Live+Work 1,857 $85,000
49 Tallhouse 3,265 $113,000 P 112 Rowhouse or Live+Work 1,337 $85,000
50 Tallhouse 3,451 $113,000 P 113 Rowhouse or Live+Work 1,748 $85,000
51 Tallhouse 3,629 $113,000 P 114 Attached or RH or Live+Work 2,540 $105,000
52 Tallhouse 3,412 $113,000 P 115 Attached or RH or Live+Work 2,296 $100,000
53 Tallhouse 3,065 $113,000 116 Attached or RH or Live+Work 2,018 $95,000
54 Multiple Unit Tallhouse 6,605 $178,000 117 Attached or RH or Live+Work 2,086 $95,000
58 Live+Work 1,255 $68,000 118 Rowhouse 1,811 $80,000
59 Live+Work 853 $68,000 119 Rowhouse 1,264 $80,000
60 Live+Work 1,353 $68,000 120 Rowhouse 2,073 $80,000
61 Live+Work 1,353 $68,000 P 121 Attached House w/CH 6,857 $225,000
62 Live+Work 852 $68,000 P 122 Multiple Attached House or RH 10,876 $325,000
LET'S BUILD A PLACE. Rowhouses,cottages,live/work lofts and single-family homes are all part
of a diverse mix of housing types offered at Pringle Creek Community. Located in the heart of Oregon's
Willamette Valley,Pringle Creek is guided by the principles of community-oriented planning,earth-friendly
building materials and energy efficient processes. The result will be a place that allows you to live, work
and thrive in a lifestyle that is environmentally honest and culturally active. www.pringlecreek.com
NAHB GREEN BUILDING AWARD:
LAND DEVELOPMENT
OF THE YEAAI
CO M MU NIT Y
COMMUNITY OFFICE. MAILING ADDRESS COMMUNITY INFO. PRUDENTIAL ECO-BROKERS:
2110 Strong Road SE P.O. Box 2071 ph: 503 930-4541 ph: 503 945-0122
Salem,Oregon 97305 Salem,Oregon 97308 info@pringlecreek.com pringlecreek@prurep.com
® PRINTED--RECYCLED PAPER USING VEGETAEEE-9ASED INKS
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Nachbar also advised that TriMet is putting a mural on their building next to the
Transit Center. He gave a PowerPoint presentation showing the mural and some
examples of potted trees (Exhibit D).
C. Windscreens —The Commissioners received a copy of the original recommended
design elements for the Commuter Rail station. Nachbar reviewed what the
recommendations were for windscreens — smaller, multiple unconnected glass panels,
but with a pattern that deters vandals. The design allows riders to enter the train at
multiple access points. It also improves safety, as it eliminates inaccessible corners
and the glass maintains visibility. Nachbar said that one option would be to see how
things progress with usage and think about whether we want to make a
recommendation to put in windscreens. There may be money left over this year to
potentially do this.
D. Streetlights —The Commissioners reviewed the choices for the decorative
elements (banding and finials) to go on the acorn-style streetlights in Downtown.
Action Items (Follow-Up or Votes): Motion by Commissioner Louw, seconded by
Commissioner Murphy, to accept L-5, with the L-2 finial, in black. The motion passed b. a
vote of 8-1. Commissioner Hughes voted no.
AGENDA ITEM #7: Other Business
Important Discussion and/or Comments: Commissioner Barkley asked for a status
report on the entryway art project by the Commuter Rail station. Phil Nachbar advised that,
due to current staff shortage, there is no staff available to manage the project. Nachbar
asked TriMet if they would be willing to manage the project under their arts program.
TriMet turned us down, saying their committee was coming to close and they don't want to
undertake any new art projects. The City will not be able to move forward on the project
this year.
Action Items (Follow-Up or Votes): For next month, Commissioner Hughes asked for a
recap of the Burnham Street meetings, an update on the status of offers made, and exactly
where Burnham Street is heading. Chair Ellis Gaut reported that, at this point, the meetings
held so far have been very positive and we're moving to resolution on most of them.
Mike Marr suggested including an update on the Stevens Marine property in the discussion.
Phil Nachbar reported that an offer agreement has been given to Stevens Marine. They are
currently reviewing it.
CCAC Meeting Minutes for September 10,2008 Page 7 of 8