04/19/1988 - Minutes CITY CENTER PLAN TASK FORCE
Meeting of April 19, 1988, 6 : 30 P.M. Tigard Civic Center, Town
Hall Room.
Members Present: Jolynne Ash, Richard Morley, Pam Juarez, Mike
Marr, Stuart Cohen, Bill Monahan
Others Present: Liz Newton, Duane Roberts , Peggy Weston-Byrd,
Sumner Sharpe, Wally Hobson, Eric Tinus, Gerry Cach, Valerie
Johnson, Joy Hinkley
Chairman Cohan opened the meeting at 6 : 45. The minutes of the
March 31 , 1988 , meeting were accepted as written.
Discussion Items:
Cruisin ' Tigard - Mike reported that he has secured a booth
for the committee in front of the Washington Federal Bank for the
day of the event.
Capital Improvement Projects - Jolynne stated that it was
her impression that a downtown project could be included in the
Transportation Advisory Committee ' s recommended CIP if a
specific project could be recommended. The committee discussed
the issue and decided to endorse a Burnham Street project which
combines intersection improvements at Burnham and Main Street
with street widening of Burnham. Valerie noted that the Council
has not discussed projects yet. They are discussing dollar
amounts to arrive at a bond measure package at a cost of around
$ . 85 per thousand. On May 2 the Council will meet with the
Transportation Advisory Committee. By mid June a short list
should be available. Jolynne will draft a memo to Randy Wooley
advocating the Committee ' s selection of Burnham Street as the key
downtown project.
Breakfast Meeting - Duane reported that the Council has
authorized $200 for the catering of the breakfast meeting. The
major cost is the postage. The goal is to send invitations by
Friday with Committee members following up by phone on May 2 and
3 . Jolynne distributed call lists to members .
Consultant Report - Hobson and Associates representatives
were present to give their draft marketing study report in
anticipation of an April 25 meeting with the Committee and
Council . Wally apologized for not being able to distribute a
draft for Committee review before the meeting. He noted that
there will be ample time for comments and revisions before the
final product is submitted. He then outlined the approach taken
by the firm to analyse the market. He noted that retail is seen
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as the prime opportunity while hotel and industrial development
is secondary. Industrial is too land intensive for much future
development. Hotel development would be limited because of lack
of character for medium or luxury scale hotels. He noted that a
budget hotel is not compatible with the vision statement.
Eric presented the market analysis results and distributed a
draft for Committee review. The firm looked at 22 retail centers
in the area to assess them for the size and type of tenants to
compare to the downtown area. They found that there is ample
demand to lease up the two shopping centers now under
construction in Tigard, that the 99W area is sound, and the
vacancy rate in Washington County is only 6% . The outlook is
optimistic.
Valerie noted a discrepency with the population estimates in
the report compared to Tigard ' s own estimates . The projections
in the report were generated by METRO and, Wally explained, are
the correct type of projection for an economic analysis .
Tigard ' s estimates are based upon land use potential build out
and are not valid for this type of study. He suggested that the
revised draft can show a range of projections. He noted that he
feels that the market is in equilibrium with supply meeting
demand. The issue isn't how much demand there will be for future
retail , but what can the city do to capture as much of the demand
as possible to the downtown.
The consultants estimate that there will be one half million
square feet of new retail development in the next 17 years within
five minutes driving time of the downtown. He stated that jobs
will drive the growth.
Summary of the consultant' s analysis:
Retail . They found the following to be advantages:
- banks generate daily traffic
- the Post Office generates significant traffic
- Stevens Marine is a major destination point
- automotive accessory shops are a strong draw
(there may ber some related uses that could be
drawn to the area)
Office. Class A construction is occurring at Kruse Way
and the Lincoln Center. High visibility and good
access to the freeway are needed along with the
availability of commercial support. Class A
involves a certain amount of prestige and serves a
regional community. Opportunities are not present
to tap this market for the downtown
Class B has a 20% vacancy rate.
The consultants are not optimistic that the
downtown can compete for Class A or B office
space.
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Housing. They noted that Tigard has a strong market
within the overall Washington County market. They
feel that thge City can absorb about 250 multi-
family units per year to 2005. About 50% of the
recent multifamily development has been of the
upscale type. So, there could be a demand for 90
to 120 upscale units per year in Tigard. They
noted that developers have been looking at 99W and
the Scholls Ferry Rd. areas.
Hotels. The market does not seem ripe for hotel
development. Occupancy rates have decreased
steadily over the past five years making
developers skeptical . Wally noted though that
there are some anomalies in the market. Quality
of traffic passing a site is the key for hotel
potential , not volume alone. Pacific Highway has
volume without the necessary quality.
Light Industrial . In the short term the consultant
feels the area market conditions, land area
requirements, and access circulation will work
against this type of development.
Eric reported on the consultant ' s interviews of area brokers
and developers. Their perceptions are that the area in general
looks tired. Outdoor storage is sen as a visual problem for
developemnt of the SeaFirst land. Other problems noted were:
- lights on Pacific Highway leading to Main
- the lack of pedestian access
- the area is thought of as "down there" , it is hard to
get to and not visible
- uncertainty of the continuation and location of Ash
Street
- uncertainty of Fanno Creek Park development and how
it will impact the SeaFirst land
- along Main Street there are short sighted
perceptions;
- poor access
- limited signage allowed
- the office market is pessimistic because of
- pedestrian access, lack of retail support,
difficulties at traffic lights, need the creek
to become open and accessible
- concern related to the ease of going through the City
permit process
Sumner presented the Potential Development concept drawing.
It shows the extension of Ash Avenue, a splitting of the
SeaFirst land and a new street right of way leading to the land.
They suggest an improvement to the creek with a lake or
amphitheatre while preserving the wetlands value. Numerous
points of public access are suggested. A frontage road along the
south side of the railroad right-of-way is proposed along with
better landscaping.
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Sumner noted a number of opportunities:
- SeaFirst land for new development
- A-Boy land for redevelopment, possibly with a major
restaurant
- specialty retail infill on the west side of Main
Street propmoting a village atmosphere
- design improvements to the north end retail area to
make it more active
- multifamily development in the 15 to 25 units per
acre range with some upscale units at the SeaFirst
site
- the mobile home site is an opportunity for renewal .
He noted that a displacement problem could result,
however, relocation assistance could be available
from the County
- restaurants will follow employment opportunities
- small parking opportunites are suggested as part of
the development of blocks on the east side of Main
Mike asked how the potential development concept
descriptions match up with the market opportunities. The
consultant noted that the results are achievable as the demand
will be greater than the opportunities in the downtown. Sumner
stated that the major issue is the City must make a choice of how
to proceed. Some existing uses are fixed unless the City is
willing to use aggressive renewal techniques such as condemnation
and land assembling. For example, he cited the GTE maintenance
facility. The City could aquire and relocate the facility making
the land available for retail or offices along the creek.
Without public intervention, the facility will remain in its
present use indefinitely. He suggested that the City needs to
consider the public expense and timing while it formulates its
plan and implementation strategy. They see getting the Fanno
Creek Park to the point that it functions as a park as an
important first step.
Gerry Cach distributed a petition containing the signatures
of downtown business people supporting the expansion of Stevens
Marine. The Committee suggested that based on what the
consultant was reporting, it is possible that Stevens could
remain and expand, however, improvements are necessary to the
appearance of the facility as it relates to Fanno Creek Park and
the facility must fit into the overall plan. Peggy suggested
that Stevens could possibly showcase and display better, taking
advantage of the site.
Wally distributed a Framework for a Stategy Decision. He
noted:
- a movie theatre is not realistic
- a small facility for performing arts is not realistic
in the short term, but possibly a store front theatre
or amphitheatre would work
- pedestrian ways leading to access retail facilities
from the rear would pose security problems
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- a quality hotel would not be the most advantageous
use of the SeaFirst site. No other area of the
downtown is likely for this type of development
- several small parking lots are needed. He felt that
the parking problem needs to be examined in total
With the refinements noted, the consultant found that the
vision statement is feasible within the marketplace. Wally
stressed the need for clearcut goals and policies for the
downtown. The consultant noted the need for public participation
and a commitment. They suggested starting with public
investments based on a master paln with zone revisions . Then
public improvements must be evaluated along with the means of
financing. Wally noted that getting housing downtown was an
important element. The consultants urged the Committee to look
at the tax increment financing approach with caution.
Next the consultant will expand the framework for strategy
to be part of the May 9 report. At the City Council meeting of
April 25 they will focus on the scope of work elements and seek
input.
Peggy presented the Committee with a check in the amount of
$1 , 500 from the Downtown Council of the Tigard Area Chamber of
Commerce as a contribution to the marketing study.
The meeting concluded at 9 : 45 . The Committee will meet next
on April 25 with the Council .
Submitted by:
Wi 111.am A. Mo�naha�n
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