04/26/2004 - Minutes •
CITY OF TIGARD
PLANNING COMMISSION
Meeting Minutes
April 26, 2004
1. CALL TO ORDER
President Padgett called the meeting to order at 7:00 p.m. The meeting was held in
the Tigard Civic Center, Red Rock Creek Conference Room, at 13125 SW Hall
Blvd.
2. ROLL CALL
Commissioners Present: President Padgett; Commissioners Bienerth, Buehner,
Meads, and Munro
Commissioners Absent: Commissioners Caffall, Haack, Sutton, and Webb
Staff Present: Barbara Shields, Planning Manager; Duane Roberts,
Associate Planner; Jerree Gaynor, Planning Commission
Secretary
3. PLANNING COMMISSION COMMUNICATIONS
The Commissioners were reminded that we need a Planning Commission
representative for the Transportation Financing Task Force. Also, there is a joint
meeting with Council scheduled for July 20th to discuss the Comp Plan update work
program.
4. APPROVE MEETING MINUTES
It was moved and seconded to approve the April 19, 2004 meeting minutes as
submitted. The motion passed by a vote of 3-0. Commissioners Bienerth and
Munro abstained.
5. AFFORDABLE HOUSING (Continued from April 19, 2004)
Associate Planner Duane Roberts passed out proposed language for a
Comprehensive Plan amendment (Exhibit A). The Commissioners went through
the language and made the following suggestions for changes:
Consider locating affordable housing next to Trimet or other transit providers as
an implementation strategy. It was suggested to add a tag line onto Policy
6.1.1, Implementation Strategy#10 to include a provision of local services.
-- For Policy 6.5.1, item #3 under Implementation Strategies, change "... hire a
full-time Housing Inspector..." to "... assign a Housing Inspector...".
— Under Policy 6.5.1, item #5, divide the nuisance language into two sections,
recognizing the distinction between Tigard's two enforcement bodies.
PLANNING COMMISSION MEETING MINUTES -April 26,2004-Page 1
Roberts advised that the next step in the process will be to come back to the
Commission with revised code language and holding a public hearing.
6. WORKSHOP — COMPREHENSIVE PLAN UPDATE
Planning Manager Barbara Shields advised that the Commission would have a joint
meeting with Council on July 20th to go over the Comprehensive Plan update work
program.
Shields discussed the timeline for the Bull Mountain Annexation (Exhibit B). The
public hearing for placing the annexation plan on the November ballot is scheduled
for July 27th. She noted that the Bull Mountain Subcommittee White Papers would
not be incorporated into the Annexation Plan. The White Papers will help Council
make their decision. Commissioners Buehner and Meads advised that the Bull
Mountain Planning Subcommittee was developing a policy statement and had
developed a list of pros and cons, along with other issues, that residents would like
to see incorporated into the Comprehensive Plan.
Shields reviewed the current work program for Long Range Planning projects
(Exhibit C) and the Comprehensive Plan update timeline logistics (Attachment 2
in the Commissioners' packet). Commissioner Buehner commented that the City
may not have the resources to do the Comprehensive Plan update until Fiscal
Year 2005-06.
The Commissioners would like to delay the joint meeting on the Comp Plan
update with Council until September. They believe it would be better to wait for
this meeting until after the public hearing on the Bull Mountain Annexation Plan.
They also decided to move the May 24th Planning Commission Comp Plan
workshop to June 21St
Shields reviewed the Planning Commission discussions held to date for the
Comp Plan update program.
7. OTHER BUSINESS
Commissioner Buehner commented on illegal real estate signs.
8. ADJOURNMENT
The meeting adjourned at 9:10 p.m.
erree aynor, Pl. ning C •,` mission Secretary
/ai, - /
ATtE'ST: P sident Mark Padg e t
PLANNING COMMISSION MEETING MINUTES -April 26,2004-Page 2
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Metro Title 7 Requirement
3.07.730.A.2 Include in their plans actions and implementation measures
designed to maintain the existing supply of affordable housing as well as
increase the opportunities for new dispersed affordable housing within their
boundaries,
6. HOUSING
This chapter considers the land and the dwelling units where Tigard residents live.
Residential land uses occupy more land area than any other land use in the City.
This chapter addresses the Statewide Planning Goal #10:
"To provide for the housing needs of the citizens-of the State."
The plan policies focus on five basic areas: 1) Housing needs; 2) Housing costs; 3)
Established residential areas; 4) Housing conditions; and 5) Urban Expansion.
Detailed information concerning housing in Tigard is available in the "Comprehensive
Plan Report: Housing."
6.1 HOUSING NEEDS
Findings
• Residential housing in Tigard has been developed as 55.6% single family
detached dwellings, 42.7% attached units, and 1.7% manufactured homes.
• The Metropolitan Housing Rule adopted by the Land Conservation and
Development Commission states that Tigard must provide for 50% single family
and at least 50% single family attached or multiple family units with a minimum of
10 units to the net acre. The Metro Housing Rule applies to only vacant
buildable land within Tigard's Urban Planning Area, and does not affect
established and developed residential areas.
• The rapid increase in housing and land costs over the last several years has
excluded many households from obtaining suitable housing to meet their needs.
• Many of the households that do not desire or are unable to afford conventional
single family detached dwellings rely on the rental market or attached dwellings
to meet their housing needs.
• The rapidly changing housing market will require the City to periodically
reevaluate its housing and land use objectives to provide for a variety of housing
types and densities to meet the needs of future residents.
• Approximately 19% of the households in Tigard are inhabitated by senior
citizens.
• Undue concentrations of public assisted or subsidized housing serves to isolate
the recipients of such housing from the mainstream of the community, its full
range of basic services and the diversity of its neighborhoods. For this reason,
the City should take steps to disperse such housing within individual
neighborhoods and throughout the City itself.
POLICY
6.1.1 THE CITY SHALL PROVIDE AN OPPORTUNITY FOR A DIVERSITY OF
HOUSING DENSITIES AND RESIDENTIAL TYPES AT VARIOUS PRICES AND RENT
LEVELS.
(Rev. Ord. 85-03; Ord. 84-38; Ord. 84-29; Ord 96-24) -
IMPLEMENTATION STRATEGIES
1. The City shall monitor the rate of development through an annual "land survey,"
which will function as an up-to-date inventory of land available for future
residential needs.
2. The Tigard Community Development Code shall list a broad range of zoning
districts which allow for a variety of housing types, and comply with the adopted
Metropolitan Housing Rule (50-50 mixture of single family and attached or
multiple family at 10 units to the net acre on buildable vacant land).
3. The Tigard Community Development Code, through the Planned Development
process, shall establish a procedure to allow properties exhibiting physical
constraint characteristics, e.g., steep slopes or floodplains, to develop with
density transfers allowable on the site.
In addition, the City shall encourage developers to use the planned development
process in all developing areas.
�. The Tigard-Community Development Code shall allow for manufactured homes
in manufactured home parks and subdivisions, within specified zoning districts.
4. The City shall allow for manufactured homes in all residential zoning
districts.
5. The City shall encourage housing development to occur, to the greatest extent
possible, on designated buildable lands in areas where public facilities and
services can be readily extended to those lands.
6. The City shall 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:
a. Making information available on subsidizing programs;
b. Allowing special use housing for these groups in all development districts;
c. Requiring the needs of the handicapped to be considered as a part of the
Site Design Review process.
7. The City shall coordinate with the Washington County Housing Authority, H.U.D.
and other Federal, State and regional agencies for the provision of subsidized
housing programs in Tigard.
8. The City shall determine through census figures, surveys and organizational
reports, such as those prepared by the area Agency on Aging, the extent of the
City's need and projected need in the area of low and moderate income housing,
senior housing and specialty housing. The City shall encourage the development
of such housing types to meet the identified and projected needs.
9. The City shall maintain its long standing intergovernmental agreement with
the Washington County Housing Authority that, among other provisions,
emphasizes the provision of new Authority-owned affordable housing at
dispersed sites within the community.
10. The City shall establish a fee subsidy program intended to offset fees and
charges imposed on affordable housing development The guidelines for
the award of the competitive funds shall give special consideration to
projects that facilitate the dispersal of affordable housing within the City.
6.2 HOUSING COSTS
Findings
• The factors that have contributed to increasing housing costs are materials,
labor, land costs, financing and regulation costs. (The average sales price of a
new single family home increased from $22,700 in 1970 to $45,000 in 1976, to
over$76,000 in 1980.)
• Land and regulation costs have dramatically increased the cost of development.
• Construction costs may be reduced by building smaller unite and using
alternative construction techniques.
• Excessive regulation costs can be reduced by simplifying the application process
and reducing unnecessary development standards.
• Financing costs of residential units cannot be controlled by the City of Tigard;
however, the City can assist in public facilities and services development through
financing mechanisms.
POLICY
62.1 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
1. The City shall review, revise and update the land division, zoning and sign codes.
The corresponding document will be grouped in a single code and identified as
the Tigard Community Development Code.
2. The Tigard Community Development Code shall include clear and concise
processes for the review and approval of development proposals, to the degree
that the quality of the review process is not adversely affected. This will be
accomplished by, but not limited to:
a. Administrative procedures;
b. Application forms; and
c. Clear and concise standards for each development process.
3. 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.
4. The City shall continue to support the development of traditional housing types
such as single family detached dwellings, duplexes and apartments.
5. The City shall encourage geographic flexibility in the choice of housing.
6.3 ESTABLISHED RESIDENTIAL AREAS (REPEALED BY ORDINANCE 98-19
dated 8/25/98)
6.5 HOUSING CONDITIONS
Findings _.
• A majority of the City's existing units have been built since 1960; and in general,
these units are in good condition.
• Most of the upkeep on these structures involves minor mechanical problems,
weatherization and painting.
• The City currently does not have any rehabilitation programs for those residential
structures that need major repairs. The Washington County Community Action
Organization (WCCAO) does administer a weatherization program funded by the
federal government to assist low income residents. Other residents of Tigard
may rely on federal and State tax incentives for weatherization, as those
incentives are available. As many of the existing 20 year-old homes age, more
repair and rehabilitation work may be needed in order to maintain the high quality
of residential structures that now exist.
• The Housing Authority of Washington County Community Development Office
operates a Home Repair Program funded by the Federal Government to assist
low and moderate income homeowners. The Housing Authority of Washington
County also operates a Multi-Family Rental Rehabilitation Program funded by
the Federal Government, to assist units occupied by low and moderate income
tenants.
POLICY -
6.5.1 THE CITY SHALL REQUIRE THAT ALL HOUSING UNITS BE:
a. CONSTRUCTED ACCORDING TO THE OREGON UNIFORM
BUILDING CODE OR OTHER APPLICABLE STATE OR
FEDERAL STRUCTURAL CODES; AND
b. MAINTAINED IN A MANNER WHICH DOES NOT VIOLATE THE
CITY'S NUISANCE OR PROPERTY MAINTENANCE
REGULATIONS.ORD INANCE
IMPLEMENTATION STRATEGIES
1. The Tigard Community Development Code will establish a Site Development
Review, Conditional Development and Planned Development process in which to
review development proposals.
2. The City will continue to administer the Uniform Building Code on all applicable
types of construction in Tigard.
3. In order to insure continued safe and sanitary housing, the City shall
develop a Residential Property Maintenance Code and hire-a-fuH-ti a..
Housing Inspector to administer it
4. To assist residents who need financing for home repairs, the City shall
encourage residents to utilize the various low interest loan and grant
programs offered by the Washington County Office of Community
Development through its Housing Rehabilitation Program.
3.5 The City will enforce, where financially feasible .11 structural and nuisance
ordinances that respectively relate to 41=gli oundness and site
appearances. The City will encourage priva --6 .•- y owners to comply with
all structural and all nuisance ordinances, which will alleviate the financial
burden of the City and its taxpayers to enforce these ordinances.
4.6 The City will set reasonable rules in the Tigard Community Development Code
for accessory buildings which will protect the character of existing residential
neighborhoods.
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Long Range Planning Division Projects by Time Allocationl
etteigttai Time
N414-11-1X-Part:rrrAn's;-t"--- Allocation
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Group 1 Projects: Over 90°A of Long Range Planning Resources 2
90%
Plan effort will start summer 2004; managing consultant; intense public
1. Downtown Improvement Plan participation plan; under grant conditions must be done by summer
2005; grant follow up:basis for implementation strategy and funding 30%
options for downtown
2. Natural Resource Preservation/Planning Developing riparian and wildlife protection program (Metro Goal 25%
5); part of countywide program; completion time 2005
3. Bull Mountain Annexation Strategy Annexation Plan scheduled to be reviewed by Council in July; ad hoc 20%
analysis; ongoing communication strategy; November 2 ballot focus;
post ballot strategy will need to be developed
4. Grant Management (Search and Analysis) CDBG, ODOT Bicycle Program, Transportation Enhancement, and 10%
other grant programs will be accepting applications in 2004.
Five grant-funded capital improvements projects are due for 04/05
completion.
5. Urban Growth Boundary package Concept Plans for 480 acres need to be developed; currently Not time
(Concept Area Plans and Code revisions) under county jurisdiction; dependent on Bull Mountain direction to
assigned
6. General Land Use Data Collection and Ongoing updates related to census data, economic data, land use
Analysis inventories; general data base. 5%
I Does not include Planning Manager's time allocation
2 Does not include GIS Program
IALRPLN\Barbara\LongRangePD 2.004\Projects by Time Allocationshort.doc
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Group 2: Less than 10 % of Long Range Planning Resources 10%
1. Highway 217 Corridor Study Coordination with Metro Hwy 217 corridor alternatives (capacity;
congestion pricing); critical to Washington Square redevelopment;
timeline through fall 2005.
2. Affordable Housing Program Managing Affordable Housing Program; implementation program:
Council Goal
3. Washington Square Regional Center Ongoing public assistance; funding options, including urban
Implementation Program renewal; greenway belt connectivity.
4. Implementation of TSP Transit Policies and Strategies. City and
TriMet MOU(Memorandum of TriMet will continue meeting with stakeholder groups. Based on this
Understanding) input and on existing reports, a list of service and capital improvements
will be compiled. The lists will be narrowed in winter-spring 2005.
Next step:program implementation.
5. Open Space and Regional Greenspaces Monitor the activities and initiatives of the new Metro park and open
space policy committee. Assist in Metro's continued efforts to acquire
streamfront properties along Fanno Creek.
Group 3
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GIS (Geographic Information Ongoing support for mapping projects ranging from simple maps to
System)P spatial landuse analyses; current system includes approximately 80-
100 layers of information.Provides services for all City departments.
Total: Long Range Planning: 2.5 FTE 3.50
GIS Program 1.0 FTE
IALRPLN\Barbara\LongRangePD\2004\Projects by Time Allocationshort.doc 2