Lean Code Phase II Underway
The city adopted the Tigard Triangle Lean Code in August 2017. The goal of the new code is to spur development in the Triangle by reducing regulations in ways that support the community’s vision for the Triangle. New zoning is a key piece of the Lean Code Phase II proposal because the new code will go into effect when new zoning is adopted. The Phase II proposal includes the following package of amendments:
- New zoning
- New sign regulations (Executive Summary)
- Updates to transportation maps and projects (including future streets and trails)
The Planning Commission reviewed the proposed amendments at a public hearing on November 6, 2017. They made a unanimous recommendation to Council in support of adoption with some minor modifications recommended by staff. Read the Planning Commission staff report or view staff’s presentation for more information. A second public hearing is scheduled before City Council on December 12, 2017. An updated package of amendments will be posted below in advance of the City Council public hearing.
- Lean Code Phase II Planning Commission Draft (including new Downtown sign regulations) – Nov. 6, 2017
- Lean Code Phase II Public Draft (including new Downtown sign regulations) – Oct. 12, 2017
New Sign Regulations for Downtown Proposed
The Lean Code Phase II project also proposes new sign regulations for Downtown Tigard to ensure consistency with the community’s plans for this area. Downtown Tigard currently has the same sign regulations as the businesses along Pacific Highway in the General Commercial zone. Since pedestrian-oriented areas have different signage needs than auto-oriented areas, Phase II proposes that Downtown Tigard and the Tigard Triangle share the same set of sign regulations. No changes are proposed to the sign regulations along Pacific Highway. Read the Executive Summary or the Lean Code Draft above for more detailed information.
About the Tigard Triangle
The Tigard Triangle is located in the northeast corner of the city, just east of Downtown Tigard. At about 500 acres, it is roughly two and a half times the size of Downtown Tigard. Its name comes from the shape the area creates when looking at its boundaries on a map. It is bounded by Interstate 5 to the east, Highway 217 to the southwest, and Highway 99W (Pacific Highway) to the north forming a triangle.
The Tigard Triangle is an area full of potential and has the ability to be a place where future growth could occur with a mix of complementary uses like housing, employment and shopping. For many years the community has imagined it as a place designed for people, a place that accommodates cars but prioritizes pedestrians with comfortable and interesting streets, buildings, parks, and trails.
However, the Triangle has been in limbo since the mid-90s due to development barriers such as an incomplete street network, missing sewer and stormwater infrastructure, and lack of access to the freeways that surround it. In 2013 the city set out to produce a plan for the area that captured the community vision, identified barriers to achieving the vision, and recommended measures to overcome them.
The Community’s Vision
With extensive input by the community, the city completed the Tigard Triangle Strategic Plan in 2015 which outlines the vision for the Triangle to become an area with a diverse mix of uses in an enjoyable walking environment with improved connectivity for all travel modes.
- A diverse mix of uses, including housing and businesses to support those who live and work in the Triangle.
- Improved connectivity for cars, bikes, and pedestrians within the district and to neighboring areas.
- An enjoyable and safe walking environment with shorter blocks, pedestrian friendly buildings, and pathways between developments.
- Parks, open spaces, and community gathering places that takes advantage of the areas trees, creeks and natural landscapes.
- Enhancement and protection of the natural amenities, including restoration of Red Rock Creek as a defining feature for the area.
While there are many unique features of the Tigard Triangle that make it attractive to development, there are also constraints. The Triangle lacks a clear identity, and development has been primarily traditional big box retail and office buildings. The Triangle offers few service businesses or open spaces for those in the community.
Housing choices and businesses to serve those who work or attend school in the area are limited. To travel within the area or just outside is difficult without an automobile due to the lack of sidewalks, trails, bike lanes and barriers created by the adjacent highways.
The Strategic Plan identified eight areas as persistent barriers to the community’s vision:
- Vacant Lots
- Traffic Congestion
- No sidewalks and dirt roads
- Broken Sewer lines
- Zone Issues
- Lack of housing and neighborhood-scale uses/services