06/12/2024 - Agenda
City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | Page 1 of 2
City of Tigard
Town Center Advisory Commission Agenda
MEETING DATE/TIME: June 12, 2024 – 6:00 to 8:00 p.m.
MEETING INFORMATION:
Hybrid Meeting
In-person: Tigard Town Hall, 13125 SW Hall Blvd. or
MS Teams: https://www.tigard-or.gov/home/showpublisheddocument/1949/637770827974830260
1. CALL TO ORDER/INTRODUCTIONS Chair Velasquez 6:00
2. CONSIDER MINUTES Chair Velasquez 6:10
3. CALL FOR NON-AGENDA ITEMS Chair Velasquez 6:15
4. PUBLIC COMMENT Chair Velasquez 6:20
5. FOLLOW UP FROM PREVIOUS MEETING Sean, 6:25
6. DOWNTOWN SYSTEM DEVELOPMENT CHARGES (SDC’s) Sean, Agnes Lindor 6:30
7. JUST COMPASSION DEVELOPMENT APPLICATION Just Compassion, Sean 6:45
Potential Action Item
8. DOWNTOWN PARKING UPDATE Sean 7:30
9. PROJECT UPDATES Sean 7:35
10. NON-AGENDA ITEMS All 7:45
11. LIAISON REPORTS All 7:50
12. ADJOURN BUSINESS MEETING Chair Velasquez 8:00
*EXECUTIVE SESSION: The Town 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:
Tues., June 18, 6:30 p.m., TCDA Budget adoption
Wed., July 10, 6:00 p.m., Regular TCAC Meeting
Tues., July 16, 6:30 p.m., Council presentation on Downtown
Reimagined and Downtown Comp Plan Amendments
Related websites and information:
Tigard TIF Districts
Tigard Construction Updates
The City of Tigard tries to make all reasonable modifications to ensure that people with disabilities have an equal
opportunity to participate equally in all city meetings.
Upon request, the city will do its best to arrange for the following services/equipment:
TOWN CENTER ADVISORY COMMISSION AGENDA
City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | Page 2 of 2
• Assistive listening devices.
• Qualified sign language interpreters.
• Qualified bilingual interpreters.
Because the city may need to hire outside service providers or arrange for specialized equipment, those requesting
services/equipment should do so as far in advance as possible, but no later than 3 city work days prior to the meeting.
To make a request, call 503-718-2481 (voice) or 503-684-2772 (TDD- Telecommunications Devices for the Deaf).
Page 1 of 2
CITY OF TIGARD
TOWN CENTER ADVISORY COMMISSION
Meeting Minutes
May 8, 2024
Members Present: Alvin Bautista, John Goodhouse (Alternate), JoJo Keating, Elise Shearer (Vice Chair),
Chris Sjolin, Daniel Thompson, Bob Tomasovic, and Gabe Velasquez (Chair).
Members Absent: Susana Ely, Patty Lofgren, Bryan Purdin, and Derrick Wright.
Staff Present: Redevelopment Project Manager Sean Farrelly, Project Manager Danelle Hauther, and Sr.
Administrative Specialist Joe Patton.
Others Present: TCAC Council Liaison Council President Yi-Kang Hu and TDA President Kyle Knepper.
1. CALL TO ORDER
Chair Velasquez called the meeting to order at 6:00 pm. The meeting was held in Town Hall with a hybrid
MS Teams option.
2. CONSIDER MINUTES
The April 10, 2024, TCAC Minutes were unanimously approved.
3. CALL FOR NON-AGENDA ITEMS
There were two items.
4. PUBLIC COMMENT – N/A
5. FOLLOW UP FROM PREVIOUS MEETINGS – N/A
6. TIGARD DOWNTOWN ALLIANCE PRESENTATION
Kyle Knepper gave a brief presentation that included an introduction to the Tigard Downtown Alliance
(TDA) and their mission; Main Street Four Points: Economic Viability, Design, Promotion, and
Organization; TDA’s Partners in Success; current projects; and the TCAC and TDA Together. Sean noted
that the TDA went to a property owners house three times, with a translator, to attempt to fill vacant spaces
in their building. Danelle thanked the TDA for finding spaces for prospective businesses. The topic of
SDCs (transportation, parks, and water/sewer) was discussed. The fees pay for the increased capacity of the
services needed. Interior TIF grants can help new business owners offset the fees to the new business, but
not to pay for them. Sean said an analysis of a recent new retail and a new restaurant would help determine
what the SDC charges and their impact. The results will be presented at a future meeting. Senet Game Bar
may be one of the business reviewed.
7. TCDA BUDGET
Sean gave a brief, high level presentation of the proposed budget included with the Agenda. The maximum
indebtedness for the City Center TIF District is $42.8M, with approximately $30.3M remaining. He
highlighted some of the accomplishments for the 2023 – 2024 fiscal year and some of the proposed
projects/programs in the upcoming fiscal year. In the Tigard Triangle TIF District the maximum
indebtedness is $188M with approximately $179M remaining. He reviewed the accomplishments from this
fiscal year as well as proposed projects/programs for the next fiscal year. The Budget Committee will review
the proposed budget on May 14, 2024.
TOWN CENTER ADVISORY COMMISSION
May 8, 2024
Page 2 of 2
8. SW 72ND AVE PRE-DESIGN
The preferred alternatives for the street design were included with the Agenda. Sean noted the proposed
shared lane for parking that converts to travel during high demand hours may not be needed. He shared the
schedule. Tigard did reapply for the grant, but it is unlikely to be awarded until the 30% design is completed.
9. VACANT COMMERCIAL BUILDING DISCUSSION
Danelle gave a presentation on the Background and Scope, Solution Options, Current Activity, and
Proposed Course of Action for commercial buildings with long-term vacancies. Options that applied to
commercial businesses in the TIF Districts, outside the TIF Districts, and residentia l properties were
considered. She noted if new Code were adopted additional staff would be required as there is currently one
person handling citywide Code Enforcement. A Council briefing will occur on June 11, 2024.
10. PROJECT UPDATES
Sean briefly reviewed the updates included with the Agenda.
11. TOPICS FOR FUTURE MEETINGS
Commissioners discussed being invited to speaker events, Jackson County vacant property enforcement,
Economic Improvement District (EID) tax to pay for things such as upkeep of the District, Triangle park
development, and wayfinding, Sean invited Commissioners to submit any additional ideas they may have via
email.
12. NON-AGENDA ITEMS
A. John discussed the possibility of extending TIF grants to existing businesses looking to expand into
adjoining vacant space. Danelle noted that both city council and leadership team reviewed the issue
and decided not to extend eligibility to existing businesses. The grant program is designed to bring in
new, diverse businesses and increase foot traffic and walkability of the District. A future Agenda
item will be to review what other cities practices are for business retention.
B. Joe noted that there is new volunteer software when Commissioners time is recorded for insurance
(SAIF) purposes. They can either login to the new system to accept the terms, included in their
initial application, or sign the printed copy.
13. LIAISON REPORTS
A. Elise noted there is a CHART meeting next week.
B. John noted that the TDA Wine Walk is on May 16, the Art Weekend is May 14 – 19, and the
Farmers Market is open on Sundays.
14. ADJOURN BUSINESS MEETING
The meeting adjourned at 8:00 pm.
Joe Patton, TCAC Meeting Secretary
Gabe Velasquez, Chair
TO: Town Center Advisory Commission
FROM: Sean Farrelly, Redevelopment Project Manager
RE: Agenda Item 6: Development Assistance Application
DATE: June 5, 2024
Process
The City Center TIF District Plan includes New Development Grants/Loans and Affordable
Housing Development Assistance as projects. Projects that contribute to the Area’s
diversity and vitality are eligible to be considered for financial assistance.
The Development Assistance program has a process with the following basic steps:
1. Applicant/developer submits an application and the assistance ask (limited to 10% of
project cost or $1 million- whichever is lower).
2. Staff makes a recommendation on whether to approve the application and the level of
funding to the Town Center Advisory Commission, which makes a formal
recommendation to the Town Center Development Agency Board.
3. This grant amount and associated requirements are memorialized in a Development
Agreement, which is then considered for approval by the Town Center Development
Agency Board.
Just Compassion Application
Just Compassion is a non-profit organization providing services to houseless adults in
Washington County. The are planning a new Access Center on Hall Blvd, near Knoll Drive.
The project is a combination of an addition to their current Resource Center at 12280 SW
Hall Blvd. in Tigard (South Building) and a new two-story building at 12260 SW Hall Blvd.
(North Building). The new center will provide 60 emergency shelter beds with wrap-around
services for those experiencing houselessness. The expanded Resource Center will provide
counseling and mental health support, medical triage services, hygiene services, employment
training and support, a commercial kitchen, overnight shelter and temporary housing for
those working to secure permanent housing. Services will be provided for adults, and
referrals given for nearby Washington County services for families and youth. During severe
weather events, the buildings will be transformed to accommodate fifty additional overnight
guests.
The facility will include an outdoor plaza, showers, laundry facilities, commercial kitchen,
client service rooms, dining hall, restrooms, bike parking, and common lounge for guests.
The expected total project costs are $15.75 million: $12.4 million for the new building and
$3.3 million for the expanded south building. The North Building is currently under
construction.
Just Compassion has requested $616,782 from the Town Center Development Agency’s
Redevelopment assistance program to fill a shortfall in their project budget.
Representatives of Just Compassion will present their project and grant request at the June
12th TCAC meeting. Commissioners will then review the staff recommendation on the
requested development assistance and consider making a recommendation to the TCDA
Board.
Staff Recommendation
Staff scored the proposal against the criteria and awarded it 230 points. 200 points is the
minimum for funding. While the JC project falls outside the definition of affordable or
market rate housing, it will provide 60 critically needed shelter beds for unhoused people, so
60 points were awarded in the Housing and Housing Affordability criteria.
Staff recommends awarding the requested amount $200,000, which is the amount available
in the proposed FY24-25 TCDA Budget. This is less than what Just Compassion has
requested, but there are alternative ways that their gap could be closed.
The City Center fund has very little financial capacity for the next 2-3 years. The City
Finance Director reports that it wouldn’t be possible to make an additional grant award
without reducing expenditures elsewhere in next fiscal year’s City Center budget. The
recommended grant level of $200K would be nearly a quarter of the total proposed FY24-25
City Center TIF budget of $862,000.
Recommending approval of the grant would directly further the Affordable Housing and
Houselessness area of emphasis of the TCAC’s 2023-2024 Strategic Plan.
Next Steps:
If the TCAC recommends approval and the Board of the TCDA authorizes the
development assistance, a legal agreement will be executed with Just Compassion. The grant
would be paid when the project’s SDC’s are due. The funds are available in the FY 2024-25
TCDA budget.
Development Assistance Project Scoring Matrix
Just Compassion
Project Attribute/
Criteria
Points Description Notes
Housing and Housing
Affordability
Regulated affordable
housing at 80% AMI or
below
10 Per unit, no max N/A
Market rate housing 1 Per unit, max of 150
points
N/A
Mixed-income project
(At least 20% regulated
affordable housing and 20%
market-rate housing)
Multi-
plier
(x1.5)
Mixed-income
projects will
receive 1.5 times
the total number
of points earned in
the regulated
affordable and
market-rate
housing categories
above.
N/A
60
The JC project falls outside the
definition of affordable or
market rate housing. However,
it will provide 60 critically
needed shelter beds for
unhoused people, so 60 points
are awarded.
Other City Center Goals
For each of the following 35 Maximum each
Public Amenities 30 Provide
amenities above
and beyond City
standards,
including public
plaza.
The houseless services will
benefit the community
include access center, a
dining area, offices for
client services, treatment
programs, medical triage,
a job center, bathing
facilities. During extreme
weather conditions, the
center will be transformed
into a severe weather
shelter
High-quality Urban Design 25 Discretionary:
landscaping, design.
The project will build out 175
feet of SW Hall Blvd frontage
and 160 feet of frontage on
SW Knoll Dr with new
sidewalk and landscaping.
Equitable Economic Opportunities 30 MWESB
employment, below-
market commercial
rent.
Project has 21.5%
Disadvantaged, Minority,
Women, Service-Disabled or
Emerging Small Businesses
Placemaking and Local Identity 25 Active frontage, art,
wayfinding.
The project has high quality
architecture along the street
frontage and includes a plaza
for guests and a community
garden
Improves Multimodal Conditions 25 Transit proximity,
bike infrastructure,
etc.
The street improvements will
benefit all modes. Close
proximity to 3 bus lines and
Tigard Transit Center/WES
and JC will provide TriMet
passes to all guests. Bike
parking and bike repair
station provided.
Mitigates Env. or Stormwater
Issues
30 Green building
standards (e.g.,
LEED), green
infrastructure,
capital projects.
The project includes 2 new
low-impact development
stormwater planters.
Additionally, the project will
remove contaminated soil
from previous development.
JC is also pursuing grants to
install solar panels
Located in a Downtown Priority
Area
0 Specific area
requirements
Not on Main Street
Other Triangle Goals Subtotal 170
Housing and Housing Affordability 60
Minimum Points to Qualify for RDAP 200
Total Points 230
(11) PARKING SPACES,
INCLUDING (2) ADA
ACCESSIBLE PARKING
SPACES
GENERATOR ENCLOSURE
COVERED SMOKING AREA
TRASH & RECYCLE
ENCLOSURE
ACCESSIBLE ROUTE
JUST COMPASSION
OFFICE ENTRY
OUTDOOR COVERED AREA
ACCESS CENTER ENTRY
ACCESS CENTER ENTRY
SINGLE-STORY ADDITION
TO ACCESS CENTER
OUTDOOR PET RELIEF
AREA
COMMUNITY GARDEN
RELOCATED
STORMWATER LINE
(PROPOSED)
(11) PARKING SPACES,
INCLUDING (2) ADA
ACCESSIBLE PARKING
SPACES & (1) SHUTTLE
GENERATOR ENCLOSURE
COVERED SMOKING AREA
TRASH & RECYCLE
ENCLOSURE
ACCESSIBLE ROUTE
JUST COMPASSION
OFFICE ENTRY
OUTDOOR COVERED AREA
ACCESS CENTER ENTRY
ACCESS CENTER ENTRY
SINGLE-STORY ADDITION
TO ACCESS CENTER
OUTDOOR PET RELIEF
AREA
COMMUNITY GARDEN
RELOCATED
STORMWATER LINE
(PROPOSED)
North Building
6/5/23 TIF District Project Updates
City Center TIF District
1. Universal Plaza
• Punch list items
2. Main Street Green Street Phase 2
• Complete
3. Main Street at Fanno (AVA) project
• Apartments have received Temporary Certificate of Occupancy
• Commercial space improvements in the summer
4. Building Improvement Grants
• Committee approved grants for AVA and Carts on Broadway and Taphouse
5. Nick Wilson Memorial Plaza (Fanno Creek Overlook)
• Public survey open on Main St. bridge railing design concepts
• 50% Design Development being reviewed
6. City Facilities Consolidation (only parking structure is TIF funded)
• Council approved purchase of property off Hunziker for new Public Works facility.
Could also include PD.
• Future of PW building site TBD
7. Downtown Reimagined
• Final Land Use and Transportation Recommendations report and Comprehensive
plan amendments presentation moved to July 16
8. Downtown Parking Strategy
• RFP responses reviewed, questions to top 2 proposers
10. Hall Blvd
• Hall will be considered for jurisdictional transfer in fall 2024. If selected, funding would
be taken up in 2025 legislative session
Tigard Triangle TIF District
1. A Bridge to Home (FPTV)
• Development Assistance -$565K is pending construction of improvements
2. Red Rock Creek Trail Planning
• Investigating grants for construction
3. Parks
• REACH pocket park
• Agency investigating properties
4. Opportunity Fund
• No update
5. 72nd Avenue
• Preliminary design work underway
• Waiting to hear on Federal RAISE grant application for Dartmouth to Pacific
Hwy. section.
6. DIG Hampton Street Project
• Construction underway, expected completion October 2024
7. Mixed Use Path over Highway 217
• No Update
8. REACH/Dartmouth Crossing North
• Building construction underway
• Offsite pedestrian improvements (Clinton St. sidewalks and crossing of 72nd) will be part
of project, construction in late 2024
9. Tigard Cinemas Property
• PacTrust working on concept plan
10. CPAH Woodland Hearth
• Legislature approved $1.5 million to help pay for sewer/stormwater/water
infrastructure for project, as part of housing bill.
• Construction scheduled to start November 2024 with lease-up in 2026