02/13/2019 - PacketTOWN CENTER ADVISORY COMMISSION AGENDA –February 13, 2019
City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | Page 1 of 1
7City of Tigard
Town Center Advisory Commission Agenda
MEETING DATE/TIME: February 13, 2019 – 6:30 to 8:35 p.m. (Business meeting)
MEETING LOCATION: Red Rock Creek Conf. Room, 13125 SW Hall Blvd., Tigard, OR 97223
1. CALL TO ORDER Kate 6:30
2. CONSIDER MINUTES Kate 6:35
3. PUBLIC COMMENT Kate 6:40
4. EXECUTIVE SESSION TRAINING Shelby Rihala, City Atty. 6:45
5. TCDA JOINT MEETING DEBRIEF Kate 7:10
6. CONSIDER APPROVAL OF 2019 GOALS Action Item Kate 7:15
7. REVIEW DRAFT TCDA FY 2019-20 BUDGET Sean 7:20
8. PROPOSED CITY CENTER URBAN RENEWAL PLAN Sean 7:50
AMENDMENTS Action Item
9. EQUITABLE BUSINESS DEVELOPMENT DISCUSSION Sean 8:00
10. UPDATE ON A NEW TIGARD TRIANGLE PLANNING
FOR EQUITABLE DEVELOPMENT PROJECT Sean 8:10
11. LIAISON ASSIGNEMENTS AND REPORTS Kate 8:15
12. APPROVE FORMATION OF PUBLIC ART
SUBCOMMITTEE Action Item Sean 8:25
13. NON-AGENDA ITEMS All 8:30
14. ADJOURN BUSINESS MEETING Chair 8:35
*EXECUTIVE SESSION: The Tigard City Center Advisory Commission may go into Executive Session to discuss real property
transaction negotiations under ORS 192.660(2) (e). All discussions are confidential and those present may disclose nothing from the
Session. Representatives of the news media are allowed to attend Executive Sessions, as provided by ORS 192.660(4), but must not
disclose any information discussed. No Executive Session may be held for the purpose of taking any final action or making any final
decision. Executive Sessions are closed to the public.
Upcoming meetings of note:
Wednesday, March 13, 6:30 p.m., Regular TCAC Meeting, Red Rock Creek Conf. Room
Page 1 of 2
CITY OF TIGARD
TOWN CENTER ADVISORY COMMISSION
Meeting Minutes
February 13, 2019
Members Present: Chris Allen, Chris Haedinger, Scott Hancock, Renette Hier, Tom Murphy,
Gloria Pinzon Marin (Ex Officio), Kate Rogers (Chair), Ryan Ruggiero, and Faez Soud.
Members Absent: Lucas Brook (Vice Chair), Angeline Chong, Hemendra Mathur (Alternate), and
Tim Myshak.
Staff Present: City Attorney Shelby Rihala, Community Development Director Kenny Asher,
Redevelopment Project Manager Sean Farrelly, and Administrative Specialist Joe Patton.
Others Present: N/A.
1. CALL TO ORDER
Chair Rogers called the meeting to order at 6:30 pm. The meeting was held in the Red Rock Creek
Conference Room, at 13125 SW Hall Blvd. Joe recorded the roll call.
2. CONSIDER MINUTES
The January 9, 2019 TCAC Minutes were unanimously approved.
3. PUBLIC COMMENT – N/A.
4. EXECUTIVE SESSION TRAINING
Shelby explained the reasons and restrictions for holding Executive Session.
5. TCDA JOINT MEETING DEBRIEF
Commissioners that attended the meeting shared their feedback which included positive TCDA
feedback, a recommendation to seek more public input, and have a table at the Street Fair to receive
input. Commissioners were invited to meet with TCDA more often than the usual twice a year. The
TCAC goals were unanimously approved.
6. CONSIDER APPROVAL OF 2019 GOALS
Commissioner unanimously approved the 2019 goals.
7. REVIEW DRAFT TCDA FY 2019-20 BUDGET
Sean explained the budget process and reviewed the draft budget.
8. PROPOSED CITY CENTER URBAN RENEWAL PLAN AMENDMENTS
This topic was mistakenly listed on the Agenda and was discussed at the January meeting.
City of Tigard
Memorandum
To: Tigard Town Center Advisory Commission
From: Shelby Rihala, City Attorney
Re: Executive Session Training
Date: February 7, 2019
I. Executive sessions are closed meetings, but still public meetings.
II. Executive sessions may only be held for limited permissible purposes.
a. Real property transactions:
i. Deliberate with persons designated by the governing body to negotiate real
property transactions. This includes purchase and sale, as well as long-term leases.
ii. Limited to discussions of negotiations regarding specific real property and may not
include discussion of a public body’s long-term space needs or general policies
concerning lease sites.
b. Exempt public records:
i. Consideration of information or records that are exempt by law from public
inspection.
ii. Often paired with attorney-client privilege.
III. No final decisions may be made in executive session.
IV. Media is allowed in most executive sessions.
a. Media may not report on the content as long as the chair so directs when convening the
executive session.
b. Media is under no obligation to keep confidential any independently acquired information
or information not properly within the scope of the executive session.
City of Tigard Respect and Care | Do the Right Thing | Get it DoneCity of Tigard Respect and Care | Do the Right Thing | Get it Done
TCDA/TCAC Joint Meeting
5 February 2019
City of Tigard
Agenda
•Introductions
•City staff liaison opening remarks
•Discussion of 2018 recommendations
•Presentation of 2019 draft goals
•TCDA feedback on 2019 goals
City of Tigard
2018 TCAC Goals
•Develop a strong knowledge base of the Tigard Triangle to inform our
recommendations for the Tigard Triangle Urban Renewal
Implementation Project
•Continue to participate in educational and planning activities that
result from the SW Corridor Project to inform our recommendations to
regional and local government entities
•Identify and prioritize opportunities for development to improve
walkability, equity, and connectivity across both urban renewal districts
•Explore ways that policy changes can encourage and support the
building of affordable housing and equitable business development
City of Tigard
2018 TCAC Recommendations
•Continue to work with Metro and TriMet to ensure stations are
walkable and activate the area around them
Ensure that the Hall Blvd. station design and location promote
connectivity with the Downtown Main Street area
•Look for opportunities to partner with developers and other agencies
to increase the supply of affordable housing units
•Budget for and acquire land in the Triangle for public spaces that
encourage walkability and equitable business development
•Develop opportunities for equitable business development in the
Triangle through urban renewal funding and other funding sources
such as grants
City of Tigard
Aspirational Goal
Facilitate opportunities for development that promotes walkability, equity, and connectivity across both urban
renewal districts.
Tigard Triangle
Participate in the development of the Tigard Triangle
Equitable Urban Renewal Implementation Project
Downtown
Identify new revitalization projects & drive existing
projects to completion in the Downtown Urban
Renewal District
SW Corridor
Consider, investigate and recommend specific planning components associated with the adopted SW Corridor
alignment and station locations in both downtown and the Triangle
Affordable Housing
Recommend specific programs and policies to City staff and Council that directly affect, support and encourage the
development and preservation of affordable housing downtown and in the Triangle
Equitable Business Development
Recommend specific programs and policies to City staff and Council that directly affect, support and encourage
equitable business development downtown and in the Triangle
City of Tigard
Q1 Planned Activities
January 9th - completed
Final Financial Impact Statement
Urban Renewal Amendments
Universal Plaza Update
Election of officers & 2019 Goal setting session
February 13th:
Debrief of joint TCDA meeting and approval of 2019 goals
Liaison assignments
Budget Review
Downtown priorities - funding for plaza and public spaces
March 13th:
Tigard Triangle Implementation Update
Triangle subcommittee report (tentative)
Heritage Trail Update
Main St @ Fanno Creek update
Aspirational Goal
Facilitate opportunities for development that promotes walkability, equity, and connectivity across both
urban renewal districts.
Downtown
Identify new revitalization projects & drive existing projects to completion in the Downtown Urban
Renewal District
Tigard Triangle
Participate in the development of the Tigard Triangle Equitable Urban Renewal Implementation Project
SW Corridor
Consider, investigate and recommend specific planning components associated with the adopted SW
Corridor alignment and station locations in both downtown and the Triangle
Affordable Housing
Recommend specific programs and policies to City staff and Council that directly affect, support and
encourage the development and preservation of affordable housing downtown and in the Triangle
Equitable Business Development
Recommend specific programs and policies to City staff and Council that directly affect, support and
encourage equitable business development downtown and in the Triangle
TCDA PROPOSED BUDGET
FY2019-2020
City Center UR Projects City Center UR Plan Project Purpose/benefit Proposed FY 19-20
Budget
Projected FY 20-22
Expenditures
Total FY 19-22 Notes
1 Public restrooms F3. Public Facilities: Public Restrooms Public restrooms will be an amenity for Rotary Plaza/Tigard Street Heritage Trail and
for visitors to downtown Tigard.
$135,500 $135,000
2 Main At Fanno Public space E.2 Public Spaces: Plazas The public space fronting Fanno Creek will be built adjacent to a new mixed use
development and serve as an attractive amenity for downtown.
$300,000 $300,000
3 Fanno Creek Overlook E.2 Public Spaces: Plazas The public space, including an overlook, would provide better access to the natural
and recreational resources of Fanno Creek and the trail, and serve as an attractive
amenity for downtown visitors and residents.
Property Purchase $319,000 $319,000
Design/permitting $115,000 $115,000
Construction $865,000 $865,000
Total $1,299,000
4 Burnham Plaza E.2 Public Spaces: Plazas A large public gathering space will encourage a broader range of active and passive
recreational uses in downtown and attract more residents and visitors to the area.
Ferguson move $450,000 $450,000
Project Mgt.$150,000 $250,000 $400,000
Plaza Design/permitting $200,000 $130,000 $330,000
Plaza Construction $2,670,000 $2,670,000
Contingency $100,000 $550,000 $650,000
Total $4,500,000 Includes $1.25 million in
Park SDC's
5 Main Street Green Street contribution B.1. Streetscape Improvements: Main
Street
Landscaping features, street trees and street furniture are improvements that
will enhance the physical appearance of downtown and attract a broader
range of users, including shoppers, tourists and commercial employers.
$100,000 $100,000 $200,000
6 Affordable Housing Development Assistance G.2. Planning and Development
Assistance: New Development
Grant/Loan Program
Grants or loans to make an affordable housing project feasible will help
provide much needed housing to the City Center Urban Renewal District
$400,000 $400,000
7 Fanno Creek Trail lighting (downtown portion)D.1 Parks: Fanno Creek Park
Improvements
Adding lights for safety and security to the portion of Fanno Creek Trail that is
in the City Center Urban Renewal District will improve and enhance Fanno
Creek Park
$150,000 $150,000
8 UR Improvement program G.1. Planning and Development
Assistance:
Rehabilitation/Redevelopment
Matching grants to property and business owners for façade and tenant
improvements have strengthened participating businesses and improved
downtown’s position as a walkable commercial district.
$75,000 $150,000 $225,000
9 Management and Administration of UR
Projects
Repayment of administrative costs associated with implementation of Plan $73,450 $161,500 $234,950 Doesn't include finance
costs
Total Proposed Budget $1,902,950 $5,541,500 $7,444,450
Tigard Triangle UR Projects Tigard Triangle UR Plan Project Purpose/benefit Proposed FY 19-20
Budget
Projected FY 20-22
Expenditures
Total FY19-22
1 CPAH Red Rock Creek Commons Development
Assistance
D. Re/Development Assistance and
Partnerships
Partnership will facilitate 48 units of affordable housing $200,000 $200,000
2 Planning for Equitable Development Project E. Plan Administration Metro grant funded project will provide and equitable development strategy, UR
Finance Plan, and Triangle Infrastructure Investment Plan
$325,000 $325,000 Metro grant
reimbursement
3 Planning for Equitable Development Project
Grant Match
E. Plan Administration Match for Metro grant funded project will provide and equitable development
strategy, UR Finance Plan, and Triangle Infrastructure Investment Plan
$80,000 $80,000
4 Management and Administration of UR
Projects
E. Plan Administration Repayment of administrative costs associated with implementation of Plan $73,450 $161,500 $234,950
5 Placeholder for top ranked UR Projects $1,000 ?
Total Proposed Budget $679,450 $161,500 $840,950
FINANCIAL
IMPACT
REPORT
TC DA
TCDA
Urban Renewal
FY 2017-18
FOR THE FISCAL IMPACT YEAR ENDED JUNE 30, 2018
Urban Renewal (Overview)
What is Urban Renewal?
Urban renewal is a powerful funding tool currently in place in over 75 communities across Oregon.
It is used to help areas that are not performing well and/or lack public infrastructure by funding projects
that fix identified problems and spur private investment that would otherwise not happen under normal
market conditions.
What Does Urban Renewal Do?
Urban renewal uses property taxes from within an area to fix identified problems in that same area.
It often focuses on improving an area’s transportation and utility infrastructure since these kinds of
improvements can unlock an area’s development potential. Urban renewal funding can also be used to
attract and retain small businesses, support affordable housing, and develop public spaces such as parks,
plazas, and trails.
Why is Urban Renewal Needed?
Urban renewal is needed to fix infrastructure deficiencies and encourage catalytic development not
supported by market conditions. Urban renewal, and the funding it brings, can help get pioneering
projects off the ground with incentives, partnerships, and financial or technical assistance. Urban
renewal also signals to the development community that the city is committed to investing in the area.
In emerging mixed-use areas, private investment typically follows this kind of public commitment. 2
How Does Urban Renewal Work?
Urban renewal is funded through Tax Increment
Financing (TIF). When an urban renewal area (URA)
is established, the County Assessor determines the
current assessed value of all property within the area
and freezes that tax base. Tax revenue from this “frozen
base” continues to go to taxing districts annually for
the life of the URA. Tax revenue on any increase in
property value that would occur anyway – from new
development and/or appreciation – is allocated to
the Urban Renewal Agency for projects in the URA.
This increase above the frozen base is called the
“increment.” When the urban renewal area expires, the
frozen base also expires, and the local taxing districts
resume receiving taxes on the full assessed value of the
properties.
How Does Urban Renewal Affect
Taxes?
With urban renewal and the use of tax increment
financing, there is no net change on Tigard property
tax bills. New property taxes are not created as a result
of urban renewal. Tax revenues are generated from
the increase in property values multiplied by current
tax rates. These revenues pay for urban renewal under
Oregon law.
What Are the Benefits of
Urban Renewal for Tigard?
• Improves Tigard’s Long-Term
Financial Health
By bringing in new businesses and
development, urban renewal increases
Tigard’s tax base over time which, in
turn, helps fund future city services for
all of Tigard residents.
• Provides a Stable Funding Source
By creating a stable, long-term funding
source (without creating a new tax), the
city can build or fix infrastructure that
it may otherwise delay, or never be able
to afford.
• Steers Investment Toward an Area
Ready for Change
By focusing on areas already zoned
for mixed-use commercial and
residential density, urban renewal steers
investments toward parts of Tigard that
are the most ready for change.
• Furthers Tigard’s Walkability Goal
Urban renewal can help further
the city’s goal of becoming a more
walkable, interconnected and healthy
community by transforming auto-
oriented districts with no or limited
sidewalks into pedestrian-friendly areas
with a diverse mix of destinations
and activities.
• Supports Travel by Alternate Modes
By fostering the creation of a complete
community – one which has jobs,
housing, services, and transit –
urban renewal can make travel by
alternate modes (travel by foot, bike,
or transit) feasible.
3
City Center Urban Renewal Plan
Tigard has two urban
renewal districts:
1. City Center (Downtown)
Urban Renewal District
2. Tigard Triangle Urban
Renewal District
Tax increment financing
expenditures in both districts
are guided by their respective
urban renewal plans. These
urban renewal plans are
administered by the Town
Center Development Agency,
which was established by the
Tigard City Council as the
City’s Urban Renewal Agency.
Size: 228.96 acres
Duration: 20 years
Maximum Indebtedness: $22 Million
Approved by voters in 2006, the City Center Urban
Renewal Plan serves as a blueprint for the revitalization
of the City Center (Downtown) Urban Renewal Area.
The purpose of the plan is to use the tools provided
by urban renewal to attract private investment and
facilitate the area’s redevelopment. The Plan has a
duration of 20 years, meaning no new debt will be
incurred after Fiscal Year 2025/2026. The maximum
amount of indebtedness (to fund projects and
programs) that can be issued for the Plan is $22 million.
The City Center Urban Renewal Area boundary is shown
in red.
99 W
Main St.
Hall Blvd.
4
The City Center (Downtown) Urban Renewal Plan has 5 Distinct Goals:
Goal 1
Revitalization of the Downtown should recognize the value of
natural resources as amenities and as contributing to the special
sense of place.
Goal 2
Capitalize on Commuter Rail and Fanno Creek as catalysts for
future investment and development.
Goal 3
Downtown’s transportation system should be multi-modal,
connecting people, places and activities safely and conveniently.
Goal 4
Downtown’s streetscape and public spaces should be pedestrian-
friendly and not visually dominated by the automobile.
Goal 5
Promote high-quality development of retail, office and
residential uses that support and are supported by public
streetscape, transportation, recreation and open space
investments.
5
City Center Urban Renewal Plan: Accomplishments to Date
$47,538,254
private investment into property
improvements and new construction in
the City Center URA since 2006, triple
the amount of investment in the 12 years
preceding urban renewal.
Data Source: Washington County
25
downtown businesses have received urban
renewal matching grants for interior or
exterior building improvements.
Data Source: City of Tigard
234
new units of multifamily housing units
constructed in downtown Tigard since
urban renewal was approved in 2006.
Data Source: Metro
32%
increase in multifamily housing in
downtown Tigard since 2006, compared
to a 9% increase in the rest of Tigard.
Data Source: Metro
3:1
leverage ratio of private to public
investment into urban renewal tenant
and storefront improvements, meaning
every $1 in grant funding has yielded $3
in private investment.
Data Source: City of Tigard
55%
increase in assessed value in the City
Center URA between 2006 – 2016,
compared to a 45% increase in
assessed value citywide.
Data Source: Washington County
6
Project Spotlight
Attwell off Main
Completed in 2017, Attwell off Main brought over 300
residents to downtown Tigard. Attracting new residents
to downtown is a goal of urban renewal and the City’s
strategic plan.
Attwell off Main would not have occurred without
urban renewal. In 2015, the Tigard City Center
Development Agency (TCDA, Tigard’s urban renewal
agency) signed a developer agreement with Capstone
Greenlight and DIG Tigard. Through the agreement,
the developer team purchased the TCDA-owned
development site for its appraised value and the TCDA
invested the $1.65 million purchase price into partially
offsetting the nearly $2.8 million in system development
charges incurred by the project’s construction.
This public investment resulted in private investment of
over $30 million into the mixed-use project.
Take a walk down Tigard’s
Main Street and it may be
difficult to remember how
it looked just a few years
ago. Restored and improved
storefronts, new landscaping,
LED streetlights and unique
public artwork are just a few
of the amenities that invite
people downtown to shop, dine,
walk the dog, or meet up with
family and friends. Urban
renewal has played a pivotal
role in downtown Tigard’s
transformation. The next few
pages provide a snapshot of
how urban renewal has helped
reshape downtown Tigard.
7
City Center Urban Renewal Plan: Accomplishments to Date
Jim Griffith Memorial Skate Park
Ash Ave. Dog Park
Streetscape Improvements
Fanno Creek Trail Undercrossing Lights Facade & Interior Improvement Grants
Downtown Public Art
Ash Ave. Connection
Burnham St. Parking Lot
8
Symposium Coffee
In 2013, the TCDA awarded a matching
grant to Symposium Coffee to renovate the
vacant front half of the Tigard Chamber of
Commerce building. The grant awarded $24,800
in funding toward a total project budget of
$90,159, leveraging nearly three times the grant
amount in private investment. Since opening,
Symposium Coffee has played a leading role in
the revitalization of downtown Tigard, attracting
new customers to Main Street and serving as a
community gathering space.
Main & Burnham Street Improvements
Urban renewal has helped pave the way for
improvements to two of downtown Tigard’s
most prominent streets. Although only a small
amount of urban renewal funds were invested
in these projects, the urban renewal plan guided
their design. Completed in 2011, the $7 million
reconstruction of Burnham Street helped
close sidewalk gaps and improve street surface
condition. The Burnham Street project added
10-18 foot sidewalks to encourage strolling,
safer pedestrian crosswalks, LED streetlights,
underground utilities, on-street parking, a center
turn lane, and built a new section of Ash Avenue.
Completed in 2014, phase 1 of Tigard’s Main
Street Green Street project rebuilt the southern
half of Main Street, from Pacific Highway/99W
to the railroad crossing near Commercial Street.
Funded largely by a Metro grant, the project
provided safer pedestrian crossings, green
streetscape planters that help remove pollutants
from storm water, new sidewalks, streetlights,
benches and bike racks.
Project Spotlight
9
City Center Urban Renewal Plan: Current & Proposed Projects
Urban Renewal Matching
Grant Program
The Urban Renewal Matching Grant Program
provides matching grants for existing businesses
and property owners in the City Center Urban
Renewal District to make improvements to the
exterior of their building. The program also funds
interior improvements for restaurants or similar
businesses that move into vacant commercial
spaces. This program has previously supported
renovations to projects at Max’s Fanno Creek
Brew Pub, Tigard Taphouse, Symposium Coffee,
Jeffrey Allen Gallery, and many others. Grant-
funded projects have strengthened participating
businesses and improved Main Street’s position as
a walkable commercial district.
Main Street at
Fanno Creek Development
The TCDA is actively engaged in redeveloping
this key site where Main Street meets Fanno
Creek. The TCDA purchased the property and
then used $400,000 in grant funding from the
U.S. EPA Brownfield Cleanup program to mitigate
contaminants found on the property and prep
the site for redevelopment. Cleanup has been
completed and the TCDA is working with a
developer on a mixed-use building that will bring
added vitality to Downtown.
10
Tigard Street Heritage Trail & Rotary Plaza
The Tigard Street Heritage Trail will provide a safe off-street biking, walking and skating commuter route
along a three-quarter-mile inactive railroad right-of-way parallel to Tigard Street. The trail will include
lighting, landscaping, trail amenities and art/cultural components. Once completed, the Tigard Street
Heritage Trail will be a unique cultural resource and a pedestrian friendly corridor that will connect the
community to downtown Tigard. The project also features an urban renewal funded public space- Rotary
Plaza- that will be used for community events.
Universal Plaza
Preliminary design work has started on
Downtown’s Universal Plaza, proposed to be
built on Burnham Street adjacent to Fanno Creek
Park. Conceptual plans feature a splash pad, tree
canopy maze, artwork and tool sharing pavilion.
Final design and engineering may be completed
in the next two years.
11
Tigard Triangle Urban Renewal Plan
The Tigard Triangle
Urban Renewal Plan:
Existing Problems:
• Dirt roads/lack of
sidewalks
• Areas with no sewers/
sewers needing repair
• Red Rock Creek erosion
• Flooding
• Traffic congestion
Approved by voters in 2017
Area Size: 548 acres
Plan Duration: 35 years
Maximum Indebtedness: $188 million
The Tigard Triangle (roughly the area bordered by I-5,
Highway 217 and Highway 99W) is an area with great
potention but also has significant infrastructure needs.
Approved by Tigard voters in 2017, the Tigard Triangle
Urban Renewal Plan includes projects that will improve
walkability, address transportation issues, and help
businesses grow.
12
The Tigard Triangle Urban Renewal Plan’s 5 goals outline its basic
intents and purposes:
Goal 1
Encourage meaningful involvement by citizens, interested parties,
and affected agencies throughout the life of the urban renewal
district to ensure it reflects the community’s values and priorities.
Goal 2
Provide a safe and effective multimodal transportation network
that provides access to, from, and within the Area and supports
mixed-use and pedestrian-oriented development.
Goal 3
Provide public utility improvements to support desired
development.
Goal 4
Create a clear identity for the Area as a fun and diverse place to
live, work, shop, eat, and play by building upon existing unique and
desirable features.
Goal 5
Provide financial and technical assistance to new and existing
businesses and housing developments that contribute to the Area’s
diversity and vitality and help it transform into a mixed-use and
pedestrian-oriented district.
13
Development Assistance
for Affordable Housing
The first investment of Tigard Triangle
urban renewal funds went towards Red
Rock Creek Commons, a much-needed
affordable housing development to
be built by Community Partners for
Affordable Housing. The development
assistance helped close the funding gap
in the project.
Urban Renewal
Implementation
The City of Tigard was awarded a Metro
Community Planning and Development
Grant in November 2017 for the Tigard
Triangle Equitable Urban Renewal
Implementation Strategy. The goal of
the project is to develop a strategic
public investment plan that supports
and catalyzes equitable development
in the Triangle including housing for
people with a range of incomes and
employment options for a workforce
with a range of skills.
Tigard Triangle Urban Renewal Plan
Current Projects
14
New Streets & Sidewalks
Stormwater Management
New Trails & Parks
Intersection Improvements
Major Sewer Line Repairs
Facade Improvement
Grants/Loans
Red Rock Creek Restoration
Small Business Support
Proposed Projects
Small Business
15
Financial Reports
Introduction
URBAN RENEWAL AGENCIES must prepare an annual financial report for the governing body and
public in accordance with Oregon Revised Statutes 457.460. The report includes a financial summary
of the preceding year and the budget for the new fiscal year. It also includes an analysis of the financial
impact of carrying out the urban plan on the tax collections for all taxing districts.
History of Tax Increment Financing
In less than two decades, three ballot measures – Measure 5 (1990), and Measure 50 (1997) – have
made significant changes to Oregon’s system of property taxation. Those changes have influenced
urban renewal programs and tax increment revenue calculations. The provisions of these changes to
the property tax system, Ballot Measures 5 and 50, now are incorporated into Oregon’s Constitution,
and into Oregon Urban Renewal Statutes. Those provisions provide the basic framework for revenue
calculations in this report.
Tax Increment Calculations
To determine the amount of the taxes levied, the total assessed value within each urban renewal area is
segregated by the county assessor into two parts: (a) the total taxable assessed value in the district at the
time the Urban Renewal Plan was adopted (the base or “frozen” value); and (b) the difference between
the frozen base value and the current total assessed value (the incremental value or “excess”). Revenues
derived from the application of the tax rate for each affected taxing district to the amount of the
incremental value may be collected by the urban renewal agency and deposited in its debt service fund.
This revenue is used to repay indebtedness incurred in carrying out the projects.
Effect of Urban Renewal on Taxing Districts
Carrying out an urban renewal plan has an effect on the county assessor’s calculation for each taxing
district that shares values with Tigard’s urban renewal agency. Some property taxes that may have been
received by the taxing bodies that levy property taxes within Tigard’s urban renewal area are being paid
to Tigard’s urban renewal agency.
Passage of Ballot Measure 50 (Article XI, Section 11 of the Oregon Constitution) resulted in converting
most property taxes from a levy-based system to a rate-based system. Pages 18 and 19 of this report
shows the financial impact by taxing district for Tigard’s urban renewal agency.
16
Financial Reports
The financial reports on pages 18 - 22 account for the activities of Tigard’s urban renewal agency. In
accordance with ORS 457.460, these reports were prepared by the Finance Department of the City of
Tigard using the same basis of accounting it uses to prepare its financial statements — modified accrual
basis of accounting. These reports are due annually by January 31, information and figures contained
herein are based upon audited draft financial statements. At the end of each fiscal year, June 30, this
financial impact report is prepared which shows the urban renewal tax impact by taxing district. Copies
are available by January 31 at the Tigard Permit Center, 13125 SW Hall Blvd., Tigard, 97223.
Statement of Resources and Requirements
As summarized below, Town Center Development Agency’s 2017-18 total requirements were $1,060,442
for expenditures charged to the District as of June 30, 2018. For fiscal year 2018-19, total budgeted
resources of were balanced with requirements of $2,522,904.
The Districts use the funds it receives from the division-of-taxes method of calculating property taxes
to finance various urban renewal projects and activities. These property taxes totaled $469,153 in
FY 2017-18 and are expected to increase to $875,208 in FY 2018-19 with the addition of the Tigard
Triangle Urban Renewal Plan approved by voters in 2017. These tax estimates are calculated based on
the Washington County assessment summary received after budget adoption.
17
Financial Reports
18
Town Center Development Agency
Statement of Resources & Requirements
for the fiscal year ended June 30, 2018
City Center Debt Service
Funds Triangle Debt Service Funds
City Center Capital Projects
Funds
Triangle Capital Projects
Funds Total
Actual Budget Actual Budget Actual Budget Actual Budget Actual Budget
2017-18 2018-19 2017-18 2018-19 2017-18 2018-19 2017-18 2018-19 2017-18 2018-19
Resources:
Beginning Fund Balance 124,342 164,000 - - 32,136 - - - 156,478 164,000
Tax Increment Property Taxes 469,153 492,519 - 382,689 - - - - 469,153 875,208
Rental Income - - - - 116,739 95,000 - - 116,739 95,000
Interest Income 8,271 1,500 - - - - - - 8,271 1,500
Intergovernmental revenues - - - - 309,801 306,000 - 350,950 309,801 656,950
Other Financing Sources - - - - - 390,000 - 340,246 - 730,246
Total Resources 601,766 658,019 - 382,689 458,676 791,000 - 691,196 1,060,442 2,522,904
Requirements:
Debt Service 162,943 162,552 - - - - - - 162,943 162,552
Transfers Out - 306,000 - 350,950 - - - - - 656,950
Capital Outlay - - - - 425,721 400,950 - 691,196 425,721 1,092,146
Ending Fund Balance 438,823 189,467 - 31,739 32,955 390,050 - - 471,778 611,256
Total Requirements 601,766 658,019 - 382,689 458,676 791,000 - 691,196 1,060,442 2,522,904
19
City Center Debt Service
FundsTriangle Debt Service Funds
City Center Capital Projects
Funds
Triangle Capital Projects
Funds Total
ActualBudgetActual Budget Actual Budget Actual Budget Actual Budget
2017-182018-192017-18 2018-19 2017-18 2018-19 2017-18 2018-19 2017-18 2018-19
Resources:
Beginning Fund Balance124,342 164,000 - - 32,136 - - - 156,478 164,000
Tax Increment Property Taxes469,153 492,519 - 382,689 - - - - 469,153 875,208
Rental Income- - - - 116,739 95,000 - - 116,739 95,000
Interest Income8,271 1,500 - - - - - - 8,271 1,500
Intergovernmental revenues- - - - 309,801 306,000 - 350,950 309,801 656,950
Other Financing Sources- - - - - 390,000 - 340,246 - 730,246
Total Resources601,766 658,019 - 382,689 458,676 791,000 - 691,196 1,060,442 2,522,904
Requirements:
Debt Service162,943 162,552 - - - - - - 162,943 162,552
Transfers Out- 306,000 - 350,950 - - - - - 656,950
Capital Outlay- - - - 425,721 400,950 - 691,196 425,721 1,092,146
Ending Fund Balance438,823 189,467 - 31,739 32,955 390,050 - - 471,778 611,256
Total Requirements601,766 658,019 - 382,689 458,676 791,000 - 691,196 1,060,442 2,522,904
Financial Reports
20
Town Center Development Agency
Financial Impact on Other Taxing Districts
for the fiscal year ended June 30, 2018
Base year
FY 2017-18 FY 2005-06 Change in Taxes levied Percent of
Total Permanent Incremental Incremental Incremental Impact on total Taxes Divided
Assessed Tax Assessed Assessed Assessed on Assessed for
Taxing District Value Rate Value Value Value Taxes Value Urban Renewal
Education
PCC 6,451,869,864 0.2828 109,737,996 69,207,378 40,530,618 11,462.06 1,824,589 1.70%
NW Regional ESD 6,451,869,864 0.1538 109,737,996 69,207,378 40,530,618 6,233.61 992,298 1.70%
Tigard/Tualatin School District 6,451,869,864 4.9892 109,737,996 69,207,378 40,530,618 202,215.36 32,189,669 1.70%
Beaverton School District 6,451,869,864 4.6930 109,737,996 69,207,378 40,530,618 190,210.19 30,278,625 1.70%
Local Government
Washington County 6,451,869,864 2.2484 109,737,996 69,207,378 40,530,618 91,129.04 14,506,384 1.70%
Metro 6,451,869,864 0.0966 109,737,996 69,207,378 40,530,618 3,915.26 623,251 1.70%
Port of Portland 6,451,869,864 0.0701 109,737,996 69,207,378 40,530,618 2,841.20 452,276 1.70%
TV Fire & Rescue 6,451,869,864 1.5252 109,737,996 69,207,378 40,530,618 61,817.30 9,840,392 1.70%
City of Tigard 6,451,869,864 2.5131 109,737,996 69,207,378 40,530,618 101,857.50 16,214,194 1.70%
Tualatin Soil & Water District 6,451,869,864 0.0779 109,737,996 69,207,378 40,530,618 3,157.34 502,601 1.70%
Tigard/Tualatin Aquatic District 6,451,869,864 0.0900 109,737,996 69,207,378 40,530,618 3,647.76 580,668 1.70%
Excluded from M-5 rate limitation
Metro bonds 6,451,869,864 0.2659 109,737,996 69,207,378 40,530,618 10,777.09 1,715,552 1.70%
PCC bonds 6,451,869,864 0.3222 109,737,996 69,207,378 40,530,618 13,058.97 2,078,792 1.70%
Tigard/Tualatin School District 6,451,869,864 2.7761 109,737,996 69,207,378 40,530,618 112,517.05 17,911,036 1.70%
City of Tigard 6,451,869,864 0.3574 109,737,996 69,207,378 40,530,618 14,485.64 2,305,898 1.70%
TV Fire & Rescue 6,451,869,864 0.5523 109,737,996 69,207,378 40,530,618 22,385.06 3,563,368 1.70%
Beaverton School District 6,451,869,864 3.3597 109,737,996 69,207,378 40,530,618 136,170.72 21,676,347 1.70%
Washington County bonds 6,451,869,864 0.7100 109,737,996 69,207,378 40,530,618 28,776.74 4,580,828 1.70%
21
Note : The division-of-taxes process results in some property taxes that may have been received by the “taxing districts” that levy property
taxes within the urban renewal area (for example, Washington County, NW Regional ESD) being paid over to Tigard’s urban renewal agency.
The taxing districts forgo a share of the property tax income during the life of an urban renewal plan so that the urban renewal agencies can
carry out activities that increase property values in the long term. The above table shows the urban renewal tax impact by taxing district using
permanent rates established pursuant to Measure 50.
Base year
FY 2017-18 FY 2005-06 Change in Taxes levied Percent of
TotalPermanentIncremental Incremental Incremental Impact on total Taxes Divided
AssessedTaxAssessed Assessed Assessed on Assessed for
Taxing DistrictValueRateValue Value Value Taxes Value Urban Renewal
Education
PCC6,451,869,864 0.2828 109,737,996 69,207,378 40,530,618 11,462.06 1,824,589 1.70%
NW Regional ESD6,451,869,864 0.1538 109,737,996 69,207,378 40,530,618 6,233.61 992,298 1.70%
Tigard/Tualatin School District6,451,869,864 4.9892 109,737,996 69,207,378 40,530,618 202,215.36 32,189,669 1.70%
Beaverton School District6,451,869,864 4.6930 109,737,996 69,207,378 40,530,618 190,210.19 30,278,625 1.70%
Local Government
Washington County6,451,869,864 2.2484 109,737,996 69,207,378 40,530,618 91,129.04 14,506,384 1.70%
Metro6,451,869,864 0.0966 109,737,996 69,207,378 40,530,618 3,915.26 623,251 1.70%
Port of Portland6,451,869,864 0.0701 109,737,996 69,207,378 40,530,618 2,841.20 452,276 1.70%
TV Fire & Rescue6,451,869,864 1.5252 109,737,996 69,207,378 40,530,618 61,817.30 9,840,392 1.70%
City of Tigard6,451,869,864 2.5131 109,737,996 69,207,378 40,530,618 101,857.50 16,214,194 1.70%
Tualatin Soil & Water District6,451,869,864 0.0779 109,737,996 69,207,378 40,530,618 3,157.34 502,601 1.70%
Tigard/Tualatin Aquatic District6,451,869,864 0.0900 109,737,996 69,207,378 40,530,618 3,647.76 580,668 1.70%
Excluded from M-5 rate limitation
Metro bonds6,451,869,864 0.2659 109,737,996 69,207,378 40,530,618 10,777.09 1,715,552 1.70%
PCC bonds6,451,869,864 0.3222 109,737,996 69,207,378 40,530,618 13,058.97 2,078,792 1.70%
Tigard/Tualatin School District6,451,869,864 2.7761 109,737,996 69,207,378 40,530,618 112,517.05 17,911,036 1.70%
City of Tigard6,451,869,864 0.3574 109,737,996 69,207,378 40,530,618 14,485.64 2,305,898 1.70%
TV Fire & Rescue6,451,869,864 0.5523 109,737,996 69,207,378 40,530,618 22,385.06 3,563,368 1.70%
Beaverton School District6,451,869,864 3.3597 109,737,996 69,207,378 40,530,618 136,170.72 21,676,347 1.70%
Washington County bonds6,451,869,864 0.7100 109,737,996 69,207,378 40,530,618 28,776.74 4,580,828 1.70%
Financial Reports
Town Center Development Agency
Detail of Purpose for the fiscal year
ended June 30, 2018
City Center Urban Renewal Projects
Capital Projects Fund
Actual Budget
2017-18 2018-19
Detail of Purpose:
Capital Outlay:
Public Spaces
Public Facilities $256,000
Improvement Matching Grants $39,730 $135,500
Main Street at Fanno Cleanup $351,948
Downtown Design/Consulting $17,308
Admin/Legal $16,735 $69,950
$425,721 $461,450
Tigard Triangle Urban Renewal Projects
(Tigard Triangle UR approved by voters in May, 2017)Capital Projects Fund
Actual Budget
2017-18 2018-19
Development Assistance N/A $200,000
Tigard Triangle Urban Renewal Implementation Project $340,246
Tigard Triangle Urban Renewal Implementation Project Grant
Match $80,000
Admin/Legal $69,950
Capital Projects Placeholder $1,000
$691,196
22
Note: Figures are based upon audited financial statements.
What Is Equitable Economic Development?
Equitable economic development unlocks the full
potential of the local economy by dismantling
barriers and expanding opportunities for low-
income people and communities of color. Through
accountable public action and investment,
it grows quality jobs and increases
entrepreneurship, ownership, and wealth. The
result is a stronger, more competitive city.
7 November 3, 2017 Equitable Economic Development: The Why and the How