02/02/2015 - Minutes CITY OF TIGARD
PLANNING COMMISSION
Meeting Minutes
February 2, 2015
CALL TO ORDER
Vice President Fitzgerald 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.
ROLL CALL
Present: Vice President Fitzgerald
Alt. Commissioner Enloe
Commissioner Feeney
Commissioner Lieuallen
Commissioner Middaugh
Alt. Commissioner Mooney
Commissioner Muldoon
Commissioner Schmidt
Absent: President Rogers; Commissioner Ouellette; Commissioner Smith
Staff Present: Kenny Asher, Community Development Director; Tom McGuire, Assistant
Community Development Director; Susan Shanks, Senior Planner;John
Floyd,Associate Planner, Doreen Laughlin, Executive Assistant; Lina Smith,
Assistant Planner; Gary Pagenstecher,Associate Planner; Zechariah Heck,
Program Assistant Planner
Also Present: City Attorney Dan Olsen
COMMUNICATIONS - None
CONSIDER MINUTES
January 12 Meeting Minutes: Vice President Fitzgerald asked if there were any additions,
deletions, or corrections to the January 12 minutes; there being none, Fitzgerald declared the
minutes approved as submitted.
OPEN PUBLIC HEARING
Vice President Fitzgerald opened the public hearing.
PUBLIC HEARING
RIVER TERRACE PLAN DISTRICT & ZONING MAP AMENDMENTS
Development Code Amendment (DCA)2014-00001;Zone Map Amendment (ZON) 2014-00002
PROPOSAL: Community Development Code (CDC) Text Amendments and Zoning Map Amendments
necessary to implement the River Terrace Community Plan,recently adopted by Tigard City Council on
December 16,2014. Proposed changes include the adoption of a new CDC Chapter (18.660) to create the
River Terrace Plan District and the assignment of zoning districts on the city's Zoning Map to
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approximately 490 acres of land within the River Terrace Community Plan area.APPLICANT: City of
Tigard. ZONES: Citywide LOCATION: River Terrace Plan Area
APPLICABLE REVIEW CRITERIA: Community Development Code Subsection 18.390.060.G;
Comprehensive Plan Goals 1, 2, 6, 7, 8, 10, 11, 12, and 13; River Terrace Community Plan;Metro's
Urban Growth Management Functional Plan Title 1 and 11;Metro's Regional Transportation Function
Plan Title 1; and Statewide Planning Goals 1, 2, 6, 7, 8, 10, 11, 12, 13 and 14.
STAFF REPORT
Associate Planner John Floyd gave a quick introduction of the staff report before turning it over
to the applicant, City of Tigard's Senior Planner, Susan Shanks. He noted that the report
summarizes the approval criteria necessary for the Planning Commission to find in favor of the
proposed text map amendments. He said the proposed text map amendments are in compliance
with the Tigard Development Code; the River Terrace Community Plan; the Tigard
Comprehensive Plan; and the Metro Urban Growth Management Functional Plan and Metro
Regional Transportation Functional Plan.
APPLICANT
City of Tigard Senior Planner, Susan Shanks, briefly outlined what had taken place up to this
point regarding the River Terrace Plan. She went over a PowerPoint presentation (Exhibit A).
She showed the commission an adoption timeline that would take place should this be
recommended for approval by the Commission and approved by the City Council [scheduled to
look at this on February 24 of this year]. If approved, planned development in River Terrace may
begin as early as April or May, 2015. She noted that the lower density R-5 & R-7 abuts the
existing residential development on Bull Mountain, purposefully, in order to provide a transition
zone for the higher density zones R-12 & R-25 - which mostly are adjacent to Roy Rogers Road,
as well as to the commercial node. The commercial area was slightly changed in the zoning
process when this was being mapped out; it used to have a slightly different configuration.
Through a public review process, it was stretched to provide some frontage on Roy Rogers Road
—primarily for the visibility along Roy Rogers Road.
Susan talked about the 18.660.030 provision of adequate public facilities portion of the Code
Amendment Summary. She explained that it is important and unique to River Terrace because
it's a Greenfield area and there's a lot of infrastructure needed in this area. By combining the
Code Amendment project with the zoning which allows development to occur— development
wouldn't get ahead of the infrastructure— or the funding of the infrastructure that needs to
happen out there. This chapter allows development to move forward with their land use
application but it also ensures that public facilities are built per the master plans that have been
developed and adopted. It also ensures that it is adequately funded per the River Terrace Funding
Strategy; two key things that need to happen - and they need to happen prior to final land use
approvals. Susan went on to provide some details noted in the PowerPoint on some of the other
code amendments: River Terrace Blvd development standards; planned developments; street
design; and on-street parking.
With regard to comments and staffs response to those comments - staff sent every property
owner and resident (as well as additional agencies) public notices and information about the
proposal for this hearing. They heard back from the Metropolitan Land Group, West Hills,
Polygon, and the Tigard Tualatin School District. Susan noted this was no surprise as these are all
the folks who will eventually be developing in River Terrace - so they have a vested interest in
TPC Minutes 02/02/15 Page 2 of 5
doing an intensive review of the code amendments that are being proposed. She said it was a
very useful and helpful process to go through with them. In fact, about half of the very large
packet the commissioners had received earlier in the week was made up of those comments. This
is because they used the base draft as a "track change" document to insert comments,
clarifications, deletions, additions, etc. Staff found this to be very helpful. Susan said she
wouldn't summarize all their comments at this time - as there are up to 80 pages of them; a
summary memo had been provided in their packets, however. Staff ended up taking 85 to 90
percent of their suggestions. Whether it was with regard to clarification, additions, deletions —
staff felt they mostly all had merit, and the draft was revised to represent those comments.
The Tigard Tualatin School District provided an additional set of comments relating to
conditional uses after the original comments had been received and the packet sent out. The
School District has a property in the southern part of River Terrace that they're planning to
develop as homes start going in. They're looking at Conditional Use because that property will be
zoned residential - so they're looking through that lens. Current conditional uses require them to
provide certain kinds of design standards on their buildings that they felt were more appropriate
for a dwelling—not a school. They're also concerned about the "no access" rule off of River
Terrace Blvd because they have a good long frontage along the boulevard. Staff believes those
comments have a lot of merit. Susan has been working on drafting some new language to address
them. So —in terms of a staff recommendation— staff and the project team recommends that the
Planning Commission recommend adoption to City Council of the River Terrace Plan District
and the Zoning Districts Map —but they also ask that they provide staff with direction to modify
Section 18.660.060 that pertains to the River Terrace Blvd Development Standards; to that
section that regulates development adjacent to the boulevard. That language needs to be refined
to better address conditional uses that might be on the boulevard—language that would allow the
school, for example, to have an access; not a public street— although that would be expected in a
residential subdivision—but the school needs some kind of access. Even the current code
outside of River Terrace would allow a non-residential use of that type to have an access on a
collector - so staff wants to be consistent with that.
QUESTIONS FROM THE COMMISSIONERS - None
TESTIMONY IN FAVOR—
Jim Lange of Pacific Community Design at 12564 SW Main Street stated he was here on
behalf of Polygon NW. He thanked staff on the very productive exchange they had on this code.
He said he appreciated that the discussion started with "What is the vision we're trying to get?"
and then focused on the words that got them there. He noted there are two issues they would
like clarification on. He passed out and went over a memorandum dated 2/2/15 (Exhibit B)
which requested some edits to the proposed Chapter 18.660 — River Terrace Plan District.
Don Hanson, a Planner with OTAK was there on behalf of West Hills, which owns quite a bit
of property on the north end of the new district on both sides of Roy Rogers, along Scholls Ferry
Road. He noted this would probably be among the first portions of the district to develop. He
likes the fact that the amended code language is not generic or boilerplate. It's very specific and
focuses on timeless qualities that staff wants to see in the district when it's built. He said West
Hills endorses that approach and thinks it bodes well for the district.
TPC Minutes 02/02/15 Page 3 of 5
QUESTIONS OF MR. HANSON
"Do you have problems with what Mr. Lange mentioned about model homes and skinny
streets?" No —we have no resistance to Mr. Lange's comments on model homes, or his ideas
for skinny streets; they're very pragmatic and make sense.
TESTIMONY IN OPPOSITION —None.
PUBLIC HEARING — CLOSED
No further testimony or questions from the audience are allowed.
DELIBERATION ON THE ZONING DISTRICTS MAP AMENDMENT
The commissioners decided to look at the Zoning Districts Map amendment first. Commissioner
Feeney liked the fact that it goes from similar zoning to abutting existing zones —and then the
higher densities come towards the higher street classifications - which seems consistent with the
rest of development around it. Commissioner Middaugh had looked at the area himself and said
that he doesn't see anything with the zoning that he wants to comment on but wanted to say that
that he likes the plan. Commissioners Enloe, Lieuallen, Schmidt& Muldoon had no objections
to the amendment.
After a short deliberation they were ready to make a motion.
FIRST MOTION
Commissioner Muldoon made the following motion - seconded by Commissioner Feeney:
"I move that the Planning Commission forward a recommendation of approval to City
Council of Zone Map Amendment ZON2014-00002 and adoption of the findings
contained in the staff report and based on the testimony heard tonight."
A vote was taken: all in favor - none opposed.
FIRST MOTION PASSES UNANIMOUSLY
DELIBERATION ON THE DEVELOPMENT CODE AMENDMENT
Vice President Fitzgerald asked for any comments from the commissioners about what has been
discussed or brought forward.
• Code including new CDC Chapter 18.660
• Amending 18.660.060 to allow limited access by the school
• Ask staff to review the proposed language by Mr. Lange and make recommendation to
council that would be pragmatic in that regard.
• Ask staff to review Mr. Lange's two concerns and recommend approval language to the
council.
TPC Minutes 02/02/15 Page 4 of 5
Susan Shanks came up and asked a clarifying question in terms of staff direction. She wondered
whether the commissioners wanted her to look into the private street option. The consensus was
"no." So Commissioner Muldoon clarified that they're talking about the language in Mr. Lange's
memo without changing the word "shall" to "may."
SECOND MOTION
Commissioner Muldoon made the following motion - seconded by Commissioner Schmidt:
"I move the Planning Commission forward a recommendation of approval to the City
Council of Development Code Amendment DCA2014-00001 including the adoption of
new CDC Chapter 18.660 and adoption of the findings contained in the staff report and
amending 18.660.060 regarding design and access to River Terrace Blvd through the
conditional use process. We also ask staff to address Mr. Lange's two concerns -
excluding the proposed replacement of the language "may," and make recommendation
to Council based on their findings."
A vote was taken, all in favor, none opposed.
SECOND MOTION PASSES UNANIMOUSLY
OTHER BUSINESS —Assistant Community Development Director, Tom McGuire, gave a
brief summary of items that will be coming up in near future agendas for the Planning
Commission.
ADJOURNMENT
Vice President Fitzgerald adjourned the meeting at 8:15p.m.
Doreen Laughlin, Planning C ssion Secretary
/
A'f1EST: Vice Presi. -nt F't.rald
TPC Minutes 02/02/15 Page 5 of 5
2/10/2015
City of Tigard Respect and Care I Do the Right Thing I Get it
River Terrace Community Plan
Implementation
Public Hearing
Planning Commission
February 2,2015n
City of Tigard River Terrace
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City of Tigard Adoption Timeline
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2/10/2015
City of Tigard Pro • o s al
Code Amendments: - - -- —
River Terrace Plan �L
District
Adoption implements
Master Plans &
Community Plan and ---
ensures infrastructure is �.�
built and adequately
funded.
City of Tigard Prop o s .'
Code Amendment Summary
• 18.660.010 Purpose
• 18.660.020 Applicability
• 18.660.030 Provision of Adequate Public Facilities
• 18.660.040 Approval Criteria
• 18.660.050 Community Commercial Development
Standards [PLACEHOLDER]
3
2/10/2015
City of Tigard Proposal
Code Amendment Summary
• 18.660.060 River Terrace Blvd Development Standards
➢ Regulates private
development along = .
the boulevard ," `'� 4
➢ Allows density
bonus along the
b
% - •
oulevard
City ofTigard Proposal
Code Amendment Summary
• 18.660.070 Planned Developments
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➢ Aligns open space requirement with
park master plan&city level of r •
service
➢ Requires additional development
enhancements per vision in
community plan
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➢ Allows limit on rights-of-way to
20%of gross site area for density
calculation purposes
4
2/10/2015
City of Tigard Proposal
Code Amendment Summary
• 18.660.080 Street Design
➢ River Terrace Blvd&Community Commercial Collector
➢ Alleys&Skinny Streets
• 18.660.090 Street Connectivity
• 18.660.100 On-Street Parking Standards
➢ Clear&Objective
➢ Off-street Parking
➢ Parking Pockets
City of Tigard Pu R ofl111ie
Comment Summary & Staff Response
• Metropolitan Land Group
• West Hills
• Polygon
• Tigard Tualatin School District
5
2/10/2015
City of Tigard Recommenda:
Project Team Recommendation
1. River Terrace Plan District
➢ Conditional use design&access along River Terrace Blvd
2. Zoning Districts Map
RECOMMEND APPROVAL
City of Tigard Conclusion
Thank You
QUESTIONS?
6
2/10/2015
River Terrace Park Recommendations
Park Type Park Need Recommendation
19.25 acres 19.25 acres minimum
Community
(3 acres/1000) (Locations and exact sizes TBD)
9.62 acres 9.62 acres minimum
Neighborhood
(1.5 acres/1000) (Locations and exact sizes TBD)
Tot Lot/Pocket No Standard May be provided by development
8.02 acres 8.02 acres minimum
Linear
(1.25 acres/1000) (Locations and exact sizes TBD)
1.67 miles
Trail 3.01 miles proposed
(0.26 miles/1000)
27.26 acres 65 acres under natural resource
Open Space
(4.25 acres/1000) protection
Core Standard 65.82 acres 101.89 acres
(10 acres/1000)
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Pacific
Community
Design
MEMORANDUM
DATE: February 2, 2015
TO: City of Tigard Planning Commission
FROM: Jim Lange, Pacific Community Design
RE: Proposed Code Amendment for Chapter 18.660- River
Terrace Plan District
This Memorandum is submitted on behalf of Polygon Homes to request the
following edits to the proposed Chapter 18.660 - River Terrace Plan District.
Proposed edit to Section 18.660.080.D. is shown in bold underline, below.
D. Skinny Streets. Development sites that have public street frontage on
an Arterial Street upon which they cannot take vehicle access§hell 144 a
take access from another public street that, at a minimum, meets the
skinny street option as shown in Figure 18.810.6.6, except that the
planter strips can be eliminated from the segments of the street that
have continuous, closely spaced driveways. This option may be used:
1. Regardless of the expected number of vehicles per day; and
2. Only when it is located in a Planned Development; and
3. Only when it can be demonstrated that the development
fronting the skinny street meets the on-street parking standards
in Section 18.660.100 below.
Adjustments to these standards shall be processed by means of a Type
II procedure, as governed by Section 18.390.040, using approval
criteria in Subsection 18.370.020.C.9.
Proposed addition to allow for more than one model home within projects in
the River Terrace Plan District shown in bold underline, below.
18.660.110 Temporary Uses for Sales Office and Model Homes
Within residential developments in the River Terrace area, the number of
model homes allowed through Section 18.785.020.C. is not limited to one.
Thank you.
12564 SW Main Sireet,Tigard,OR 97223• [T]503-941-9484[1]503-941-9485