Planning Commission Packet - 09/09/1991 POOR QUALITY RECORD
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TIGARD PLANNING COMMISSION
WORK SESSION - SEPTEMBER 9, 1991
1 . President Fyre called the meeting to order at 7:30 PM. The meeting was
held at Tigard Civic Center - TOWN HALL - 13125 SW Hall Boulevard,
Tigard, Oregon.
2. ROLL CALL: Present: President Fyre; Commissioners Boone, Barber,
Castile, Fessler, Hawley, and Moore.
Absent: Commissioners Saporta and Saxton.
Staff: Associate Planner John Acker and Planning
Commission Secretary Ellen Fox.
3. TIGARD TRIANGLE WORK SESSION
o Associate Planner John Acker introduced the Commissioners and the
speaker, Al Benkendorf, of The Benkendorf Associates Corporation.
o Mr. Benkendorf briefly talked about his background and his involvement
with the development of Summerlake.
7:35 PM - Commissioner Hawley arrived.
Mr. Benkendorf discussed reasons he feels this is a good time to work on
the Tigard Triangle project, noting that development has slowed quite a
bit and will become more active soon encouraging more development to
occur.
He referred to a work flow diagram and talked about alternatives to be
developed. He stated there would be a market evaluation, traffic
analyses, and public hearings. He gave a target date of January to
finish up public hearings. He clarified that staff and City Council are
looking to Planning Commission to guide the study of this project and to
forward recommendations to Council and staff.
Commissioner Moore spoke about the involvement of the Economic
Development Commission and the questionnaire sent out to property owners
and developers. He said the feedback was very positive, and the general
consensus was "we need a plan."
o Associate Planner John Acker gave a brief history of planning activity
for the Triangle involving various meetings with developers to get an
idea of the desirability of the area.
He referred to a wall map of the Triangle study area. He advised that
NPO #4 had long ago put together a Triangle Plan which spoke to the
conversion areas in the Triangle. It was planned that eventually
residential areas would disappear and be converted over.
PLANNING COMMISSION MINUTES - SEPTEMBER 9, 1991 PAGE 1
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He spoke about . transportation system which w °seen as an impediment
to development. He described the topography, zoning, and City interest
in the area.
o Larry Bissett, former Planning Director for the City who was seated in
the audience, answered a question for Commissioner Hawley pertaining to
the decision to locate Washington Square in Progress as opposed to the
Tigard Triangle.
o Al Behkendorf handed out a questionnaire for the Commissioners to fill
out regarding urban areas in the Portland Metro area and in Tigard (see
Exhibit A). Commissioners filled out questionnaires.
o Mr. Benkendorf collected the questionnaires and reviewed the answers
while Associate Planner wrote them on the board as follows: .
1 . Favorite urban area in Portland Metro area?
West Hills 18th - 23rd NW Portland
Reed Campus area Centerpointe
Waterfront PDX (mix) Urban Renewal in Portland
NW Portland
In Tigard?
Fanno Creek Park Main Street
City Hall Area Lincoln Center
Summerfield area Bull Mt.
Whole city Morning Hill
Tuality Jr. High area
2. Least favorite urban area in Portland Metro area?
82nd Ave. 82nd St.
Inner NE Portland Albina/Columbia Blvd.
Downtown Portland SE Burnside to Morrison
East of the Willamette R.
In Tigard?
99W strip Lack of ability to go from one part
core area of Tigard to any other part of Tigard
Down town Tigard
99 W Greenberg to S. •
East side of Pacific Hwy. from Fred Meyer to Tigard St.
3. What distinguishes the Triangle area from the rest of Tigard?
- only being bounded by highways on 3 sides
- Island surrounded by highways
- major highway access
- access/wooded areas
- isolation
- cut off from rest of Tigard
- unique transportation area
PLANNING COMMISSION MINUTES - SEPTEMBER 9, 1991 PAGE 2
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4. Sacred resources within Triangle?
- wetlands
- some potential for park area
- maintain
- tree and park-like setting '.`
- wetlands/habitat/sensitive lands
- there's nothing sacred
- nothing sacred
- woodlands
- wetlands
- nothing is sacred
5. Least favorite part in Triangle?
- intersection at 72nd/99W
- traffic
- extremes in land use (residential next to commercial )
- traffic
- car dealership
- similar use/car lots inconsistent use
- a smorgasbord of land uses
- land uses
- residential use may be the least best suited
6. Future uses to plan for Triangle?
- high-density/non-industrial jobs and housing
- commercial industrial offices with lots of greenway
- tourism attraction/regional park, small shop access
bicycle access
- mix of general commercial and general professional and
industrial park
- multi-use residential commercial with park, planned development
- office may not work perhaps light industrial would
te`
o Commissioners discussed future uses. Commissioner Castile suggested
considering high-rise condominiums and an independent community with
small businesses which service the community. There was discussion of
jobs in this community, school issues, and urban vs. suburban
characteristics.
Commissioner Boone did not see this type of community capable of
providing jobs and supporting economically feasible businesses.
Commissioner Hawley suggested commercial development at the edge of area
to provide jobs.
Discussion followed regarding traffic issues and importance of
complementing the rest of Tigard as opposed to competing with the City.
There was discussion concerning current make-up of the area, ownership
of property, and topography.
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Meeting recessed - 8:50 PM
Meeting reconvened - 9:00 PM
o Al Benkendorf displayed the following graphics:
1 . Natural features
wetlands, topography, vegetation
2. Existing landuse
vacant, residential , commercial , public
3. Comprehensive Plan
General Commercial , Professional Commercial , Residential , Public
4. Hard/Soft Analysis
vacant, committed, underutilized, restricted, consider for re-use
Discussion followed concerning residential areas and property values.
The ages and conditions of neighborhoods were considered. Zoning and
zone change ideas were discussed. Transportation was seen as an
important issue to deal with.
Mr. Benkendorf handed out a draft of Tigard Triangle Baseline Scenario
sheet which breaks down the acres by zone and shows type of use (see
Exhibit B). He talked about the breakdown of property and how they
arrived at various figures.
Planning Secretary left meeting - 9:20 PM
There was discussion about further research to be done and of three
alternative scenarios to study. The material for the October Planning
Commission meeting would be provided early according to Associate
Planner.
Commissioner Fessler requested information from staff concerning the
Bull Mountain Transportation Plan, and Associate Planner confirmed this
would be provided.
ADJOUNMENT - 9:30 PM
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Ellen P. Fox, Secretar
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PLANNING COMMISSION MINUTES - SEPTEMBER 9, 1991 PAGE 4
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BENKENDORF '
ASSOCIATES
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VISION EXERCISE
Tigard 'Mange
Planning Commission - September 9, 1991
1. What is your favorite urban area in the Portland Metro area?
City of Tigard?
2. What is your least favorite urban area in the Portland Metro area?
a
City of Tigard?
3. What do you believe distinguishes the Triangle area from the rest of
Tigard?
4. Is there any part (use, development, resource) that you would consider
sacred within the Triangle?
5. What is your least favorite part (land uses, specific development, area) in
the Triangle?
6. For what uses do you believe the Triangle should be planned for in the
future?
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522 Southwest Fifth Avenue,Portland,Oregon 97204 (503)226-0069
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TIGARD TRIANGLE -
y, BASELINE SCENARIO
The Tigard Triangle encompasses an area of approximately 340 acres. The area
is broken down into three zoning districts:
o Residential 30 acres
o Commercial Professional 132 acres
o Commercial General 178 acres
To calculate baseline scenarios, a number of assumptions were made. First, the
amount of developed land was subtracted from the zone acreage, leaving the
amount of acreage available for development. Second, the type or mix of use
was determine. Third, the amount of ground coverage was established. And
finally, the number of stories was set.
Zone Residential
Acreage 30 acres
} # Dwelling
Units 600 Dwelling Units
Zone Commercial General
Acreage 178 acres
,, Less Developed 28 acres
Available Acreage 150 acres
Type of Use General Commercial
% Ground Cover 30%
# of Stories 1
Total 1,960,000 square feet
Zone Professional Commercial
Acreage 119 acres t vi �`
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Less Developed 57 acres ..---- fin. Os.
Available Acreage 62 acres
Type of Use Office
% Ground Cover 40%
# of Stories 3
Subtotal 3,241,000 square feet i
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Zone Professional Commercial `�� V° S ,
Acreage 6.2 acres '
Type of Use Retail
% Ground Cover 30%
# of Stories 1
Subtotal 81,000 square feet
Total 3,322,000 square feet
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' The Benkendorf Associates 9/9/91
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