08/06/2007 - Minutes CITY OF TIGARD
PLANNING COMMISSION
Meeting Minutes
August 6,2007
1. CALL TO ORDER
President Inman called the meeting to order at 7:00 p.m. The meeting was held in the Tigard
Civic Center,Town Hall, at 13125 SW Hall Blvd.
2. ROLL CALL
Commissioners Present: President Inman; Commissioners Anderson, Caffall, Doherty,Fishel,
Hasman, Muldoon,Vermilyea, and Walsh
Commissioners Absent:
Staff Present: Dick Bewersdorff, Planning Manager; Cheryl Gaines,Associate Planner;Ron
Bunch,Assistant Community Development Director;Jerree Lewis, Planning Commission
Secretary
3. PLANNING COMMISSION COMMUNICATIONS
Ron Bunch talked to the Commission about a joint meeting with the Tree Board on August
20th. The Tree Board would like to discuss the progress they have made on an urban forest
policy and regulation.
Bunch reported that the second phase of the Downtown urban design is about to begin. He
asked the Commission to appoint two members to serve on the Commission Advisory Team.
He anticipates that this will be a 6 month effort and will result in actual Downtown design
regulations. The City will hire consultants to assist with the graphic part of the hybrid code.
Bunch advised that the Tigard 99 Improvement Management Plan final report has come out.
City Council will receive the report in late August or early September.
Dick Bewersdorff provided copies of an outline of the process for basic land use development
and copies of a PowerPoint presentation on the new Planned Development Code.
4. APPROVE MEETING MINUTES
Motion by Commissioner Muldoon, seconded by Commissioner Caffall, to approve the July
16, 2007 meeting minutes as submitted. The motion was approved as follows:
AYES: Anderson, Caffall, Doherty, Fishel, Hasman,Inman, Muldoon,Walsh
PLANNING COMMISSION MEETING MINUTES—August 6,2007—Page 1
NAYS: None
ABSTENTIONS: Commissioner Vermilyea
EXCUSED: None
5. PUBLIC HEARING
5.1 ZONE CHANGE (ZON) 2007-00008 TLB, LLC PLANNED
DEVELOPMENT OVERLAY ZONE CHANGE
REQUEST: The applicant requests a zone change from C-G (PD) to C-G for two
parcels located on the NE corner of SW 72nd Avenue and SW Dartmouth Street.
Removal of the Planned Development (PD) overlay eliminates the requirement for a
public hearing process and to meet current PD standards. Any future development
must still meet all other applicable development standards including the Tigard
Triangle design criteria. LOCATION: 11930 & 11990 SW 72nd Avenue: WCTM
1S136DC,Tax Lots 4300 & 4402. CURRENT ZONING: C-G: General
Commercial District with Planned Development (PD) Overlay. PROPOSED
ZONING: C-G: General Commercial District. APPLICABLE REVIEW
CRITERIA: Community Development Code Chapters 18.350, 18.380, 18.390 and
18.520; Comprehensive Plan Policies 1, 2, 4, 6, 7 and 12;The Metro Urban Growth
Management Plan Titles 1, 8 and 12; Metro Regional Framework Plan Policies 1.14
and 8.3; and Statewide Planning Goals 1, 2, 3,4, 5, 7, 8, 9, 11 and 12.
Commissioners Muldoon and Hasman reported site visits; several Commissioners advised that
they frequently drive by the site.
STAFF REPORT
Associate Planner Cheryl Gaines presented the staff report. She advised that, based on old
zoning maps, the site was annexed into the City between 1981 and 1984 with the current
zoning: C-G (PD). No records were found showing the actual date of annexation or the
reasoning for the zoning designation. The portion of the site zoned C-G PD is
approximately one acre in size. There are a few trees on one of the parcels which are both
currently developed with single-family dwellings. The future development site also includes
adjacent parcels zoned MUE (mixed use employment).
Caines advised that removal of the PD overlay is in compliance with all applicable
Comprehensive Plan policies. The zoning will not change;it will still be General
Commercial; the allowed uses are the same.
The Tigard Triangle Community Plan was adopted in 1999 and this site is included within
that plan. When comparing the purpose statements of the Tigard Triangle and Planned
Development chapters, staff found some overlap:
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PD: increased open space, preservation of existing landscape and amenities,walkable
communities and unique neighborhoods
Tigard Triangle: high quality development and providing a convenient pedestrian and
bikeway system, accomplished through specific design standards such as pedestrian scale
development (buildings along street), %windows & entrances along the ground floor,
creative use of building materials and architectural design, bike lanes and pedestrian
connections to the street
The element of open space is not directly addressed in the Tigard Triangle standards;
however landscaping is required. Revisions to the PD code require that 20% of the site be
set aside for an open space facility. Staff believes residential development was the focus of
the code revisions and that including the open space requirement for industrial/commercial
developments was an oversight.
Previous PDs have been approved in the Tigard Triangle, but these were sites of at least 6
acres and included sensitive lands. Because this site is about an acre prior to right-of-way
dedication, has no natural features or amenities that can easily be set aside for open space
and many of the standards found in the Tigard Triangle chapter promote unique
developments and neighborhood character, staff recommends that the PC approve the
requested zone change to remove the PD overlay.
Gaines advised that staff recommends approval of the request to remove the Planned
Development overlay.
Gaines reported that there is a 15% landscaping requirement in the Tigard Triangle. A PD
overlay would require an additional 20% set aside in a tract. If this request was not
approved, the new PD ordinance would apply. Removal of the PD overlay would mean that
future development would only need to meet the basic standards and would not come
before the Planning Commission.
Commissioner Walsh believes that the Planned Development Code Committee decided the
new PD code would not apply to commercial property. He would like this issue to come
back to the Planning Commission to see what it would take to have it removed from the PD
code. Staff advised that removal of the provision would require a public hearing process for
a code amendment.
APPLICANT'S PRESENTATION
Lans Stout,TM Rippey Engineering, 7650 SW Beveland,Tigard, OR 97223, provided
background on the application. He reviewed the proposed request with the Commission.
He advised that future development of the site would include a building at the corner of 72nd
and Dartmouth with full-frontage improvements on the two streets. The building would be
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for either retail or office use. It is unknown at this time what the traffic impact would be for
the new development.
PUBLIC TESTIMONY— IN FAVOR
Debi Scott, 7085 SW Elmhurst, Tigard, OR 97223, testified that she attended the
neighborhood meeting. She had questions about the entrance to the proposed development.
The original application showed an entrance from Dartmouth in one direction and from 72nd
in another way. She has concerns about how the traffic will approach the development.
APPLICANT'S REBUTTAL
Mr. Stout said that the traffic study has not been done and the details of the development
are not completely known yet. They will be worked out with the City at a later time.
Staff clarified that if the applicant decides not to move ahead with the project, the removal
of the PD overlay will remain on this property. Any development on this site will be
reviewed and approved or denied by staff— there will not be a public hearing.
Commissioner Walsh asked if any other parcels in the Tigard Triangle requested removal of
the PD overlay, would they have to go through the public hearing process, even for large
sites? Staff answered yes. A parcel with a PD overlay has to go to the Planning Commission
for development approval.
PUBLIC HEARING CLOSED
Motion by Commissioner Doherty, seconded by Commissioner Hasman to approve Zone
Change (ZON) 2007-00008, and adoption of findings and conditions of approval contained in
the staff report and/or the testimony that has been received. The motion was approved as
follows:
AYES: Anderson, Caffall, Doherty, Fishel, Hasman,Inman,Muldoon,Vermilyea,Walsh
NAYS: None
ABSTENTIONS: None
EXCUSED: None
Commissioner Walsh commented that this case was an obvious oversight in how we apply the
PD ordinance. He noted the intent of the PD Committee was that the PD code be applied
only in residential areas;however, he believes large scale commercial developments should be
covered under the PD code. He wonders how to move ahead without having each small scale
development with a PD overlay come before the Planning Commission for removal of the
overlay. Staff said we could amend the code to say that commercial and industrial properties
are not required to do this. On the other hand,if there are resource lands or other design
PLANNING COMMISSION MEETING MINUTES—August 6,2007—Page 4
issues,we might choose to leave the overlay. Staff advised that there are less than 10 small
commercial properties left with a PD overlay.
6. OTHER BUSINESS
Commissioners Hasman and Fishel agreed to serve on the new Downtown Design Committee.
Commissioners Anderson and Vermilyea will be alternates.
7. ADJOURNMENT
The meeting adjourned at 7:53 p.m. /
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Jerree -wis, Planning Commission Secretary
A 1ST: President Jodie Inman
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