08/14/2024 - Agenda
City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | Page 1 of 1
City of Tigard
Town Center Advisory Commission Agenda
MEETING DATE/TIME: August 14, 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 6:05
3. CALL FOR NON-AGENDA ITEMS Chair Velasquez 6:10
4. PUBLIC COMMENT Chair Velasquez 6:15
5. FOLLOW UP FROM PREVIOUS MEETING Sean 6:20
6. JUST COMPASSION DEVELOPMENT APPLICATION Just Compassion, Sean 6:25
Potential Action Item
7. REVIEW OF TIF PLANS Sean 6:55
8. PROJECT UPDATES Sean 7:25
9. NON-AGENDA ITEMS All 7:45
10. LIAISON REPORTS All 7:50
11. 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:
Wed., Sept. 11, 6:00 p.m., Regular TCAC Meeting
Tues., Sept. 3, 6:30 p.m., Council presentation on Downtown
parking
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:
• 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).
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CITY OF TIGARD
TOWN CENTER ADVISORY COMMISSION
Meeting Minutes
June 12, 2024
Members Present: Alvin Bautista, John Goodhouse (Alternate), JoJo Keating, Elise Shearer (Vice
Chair), Chris Sjolin, Daniel Thompson, and Gabe Velasquez (Chair).
Members Absent: Susana Ely, Patty Lofgren, Bryan Purdin, Bob Tomasovic, and Derrick Wright.
Staff Present: Redevelopment Project Manager Sean Farrelly, Project Manager Danelle Hauther,
Associate Planner Hope Pollard, and Sr. Administrative Specialist Joe Patton.
Others Present: Just Compassion Development Coordinator Michael Austin.
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 May 8, 2024, TCAC Minutes were unanimously approved.
3. CALL FOR NON-AGENDA ITEMS – N/A
4. PUBLIC COMMENT – N/A
5. FOLLOW UP FROM PREVIOUS MEETINGS
Sean visited Ava Rosteria and confirmed they had 10 parking spaces
6. DOWNTOWN SYSTEM DEVELOPMENT CHARGES (SDC’s)
Sean gave a brief presentation on what SDC’s are, what they may be charged for, SDC’s on Main
Street, and other fees. He noted that Harvest Moon only paid sewer SDCs of approximately $3,500.
If a business moves into an existing downtown building, where the previous business was similar,
the fees are usually not high. The amount charged for sewer depends on the number of fixtures
(sinks, dishwashers, toilets, grease traps) and are set in part by Clean Water Services. Downtown
businesses usually are not assessed Transportation or Parks SDCs. Hope noted that as part of her
MADE project developers were asked about Tigard’s SDCs. The feedback she received was that
they were very reasonable for the area. Sean will look at SDC’s for the vacant space next to Cooper
Mountain Ale Works and compare SDCs for a non-restaurant business moving in versus a
restaurant.
7. JUST COMPASSION DEVELOPMENT APPLICATION
Michael Austin had a presentation and described current services offered, He shared the new
campus design and their growth. He noted they will have their first commercial kitchen with the new
construction. In-house services will be provided, and a state-of-the-art security system and lighting
will be installed. Sean stated Just Compassion submitted a Development Assistance Grant request to
fill a funding shortfall of $616,000. The City’s real estate adviser reviewed their funding and agreed
the shortfall existed. The downtown TIF budget is constrained for the fiscal year. Sean scored their
TOWN CENTER ADVISORY COMMISSION
June 12, 2024
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application and recommended awarding the budgeted $200,000 grant. Their estimated SDCs for
both buildings is $288,000. Staff and Commissioners noted there are a variety of federal, state,
regional, and county funding sources that may cover their funding gap and it will be suggested they
talk to the funding manager of Family Promise to help identify those sources. Commissioners
postponed consideration of the request until Just Compassion has exhausted other funding sources.
8. DOWNTOWN PARKING UPDATE
Sean said the RFPs for parking enforcement were received and a committee would evaluate them. If
negotiations go smoothly the selected company could start in September.
9. PROJECT UPDATES
Sean briefly reviewed the updates included with the Agenda.
10. NON-AGENDA ITEMS
A. Sean and Danelle made a presentation to Council regarding vacant space in downtown
Tigard. The current Code allows the City to address any health or safety issues of any
downtown building and spaces regardless of occupancy. Council was concerned about
vacant commercial office space outside of downtown which is a different issue. Tigard has
done better at occupancy rates there than other cities,
B. Sean informed Commissioners that Kenny Asher resigned as Community Development
Director.
11. LIAISON REPORTS
A. Elise attended a CHART meeting on May 15 where a Safe Parking program was discussed.
The city is also exploring using some of its parking spaces for Safe Parking. Chronically
homeless sheltered and non-sheltered numbers are dropping due to DHS work.
B. Gabe noted the Hall Blvd. transfer to Tigard is working its way through the Legislature.
12. ADJOURN BUSINESS MEETING
The meeting adjourned at 8:00 pm.
Joe Patton, TCAC Meeting Secretary
Gabe Velasquez, Chair
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CITY OF TIGARD
TOWN CENTER ADVISORY COMMISSION
Meeting Minutes
July 10, 2024
Members Present: John Goodhouse (Alternate), JoJo Keating, Cris Sjolin, Daniel Thompson, Bob
Tomasovic, and Gabe Velasquez (Chair.
Members Absent: Alvin Bautista, Patty Lofgren, Bryan Purdin, Elise Shearer (Vice Chair), and
Derrick Wright.
Staff Present: Interim Community Development m Director Sambo Kirkman, Principal
Transportation Planner Tiffany Gehrke, Project Manager Danelle Hauther, and Sr. Administrative
Specialist Joe Patton.
Others Present: TCAC Council Liaison Council President Yi-Kang Hu.
1. CALL TO ORDER/INTRODUCTIONS
Chair Velasquez called the meeting to order at 6:00 pm. The meeting was held in Town Hall with a
hybrid MS Teams option. Sambo Kirkman and Tiffany Gehrke gave a brief introduction.
2. CONSIDER MINUTES
A quorum was not present so consideration of the June 12, 2024, TCAC Minutes was postponed.
3. CALL FOR NON-AGENDA ITEMS
There was no public comment. Commissioners were invited to share any topics they would like to
discuss at future meetings with Chair/Vice or Staff Liaisons.
4. PUBLIC COMMENT – N/A
5. FOLLOW UP FROM PREVIOUS MEETINGS – N/A
6. Q2 QUARTERLY GOALS UPDATE
Danelle briefly reviewed the updates included with the Agenda.
7. NON-AGENDA ITEMS – N/A
A. Danelle noted that recruitment for next year started, and she will send an email with a link to
citywide volunteer opportunities citywide. She noted Commissioner Ely resigned. It was
noted the Mayor is making the decision on reappointments so it is possible a current
Commissioner may not be reappointed.
8. LIAISON REPORTS and PROJECT UPDATES
A. Chris noted the TDA moved the Street Fair to Sunday rather than Saturday.
B. Gabe noted that the Senator Majority Leader is Senator Kathleen Taylor.
TOWN CENTER ADVISORY COMMISSION
July 10, 2024
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C. Danelle briefly reviewed the updates included with the Agenda. She noted there were about
450 comments received on wayfinding. Concept 1A was the preferred color but the design
of 2A was preferred. The survey is open until mid-August. She noted the parking
enforcement will include education and posting of signs prior to implementation.
9. ADJOURN BUSINESS MEETING
The meeting adjourned at 6:45 pm.
Joe Patton, TCAC Meeting Secretary
Gabe Velasquez, Chair
TO: Town Center Advisory Commission
FROM: Sean Farrelly, Redevelopment Project Manager
RE: Agenda Item 6: Redevelopment Assistance Application
DATE: August 7, 2024
Just Compassion is a non-profit organization providing services to houseless adults in
Washington County. The development assistance will help build a new center that will
provide 60 emergency shelter beds with wrap-around services for those experiencing
houselessness. The project is a combination of an addition to their current Resource Center
at 12280 SW Hall Blvd. in Tigard (North Building) and a new two-story building at 12260
SW Hall Blvd.(South Building). 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. During severe weather events, the buildings will be
reconfigured to accommodate fifty additional overnight guests.
The expected total project costs are $15.75 million: $12.4 million for the new building and
$3.3 million for the expanded Resource Center. The North Building is currently under
construction.
Just Compassion requested $616,782 from the Town Center Development Agency’s
Redevelopment assistance program to fill a shortfall in their project budget. The City’s
development advisor reviewed the project financials and confirmed there is a shortfall. Staff
recommended a reduced amount of development assistance- $200,000, which is the amount
budgeted for development assistance for FY24-25 City Center fund.
June 12 Town Center Advisory Commission Meeting
At their June 12 meeting the (TCAC) considered Just Compassion’s application for
redevelopment assistance. Michael Austin, Development Manager from Just Compassion
presented their project and grant request.
The TCAC discussion included positive comments about the project, but suggested that Just
Compassion fully investigate if there are any other federal, state, regional, county and private
funding sources that could cover their funding gap. The TCAC decided to postpone
consideration until then.
Staff Recommendation
If Just Compassion reports there isn’t additional funding availability, staff recommends
awarding $200,000, which is the amount available in the proposed FY24-25 TCDA Budget.
Recommending approval of the grant would directly further the Affordable Housing a nd
Houselessness area of emphasis of the TCAC’s 2023-2024 Strategic Plan, specifically:
Aspirational Goal: “Measurable improvements in available shelter and services to relieve the
humanitarian crisis of houselessness”
Strategies: “Support funding needs and development assistance available for shelter,
transitional and affordable housing.”
Action Plan:
4) Consider providing development assistance
a. Just Compassion
i. Expand transitional housing and wrap-around services
ii. Site, develop and partner to operate transitional housing with wrap-around services in
Tigard
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.
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
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Town Center Advisory Commission (TCAC)
Tigard, Oregon
Strategic Plan 2023-2024 Revised 2/14/24
Vision As a commission and through our TIF districts, we will enable, encourage and support
redevelopment with the goal of becoming the most walkable community in the Pacific
Northwest where people of all ages and abilities enjoy healthy and interconnected lives.
Aspirational
Goal
Continue to facilitate and promote opportunities for the development of affordable
housing, provide support for measures to reduce houselessness, provide support for
equitable business development, and advance efforts toward improved walkability,
equity, and connectivity within and between both TIF districts.
Areas of
Emphasis
Equitable Business
Development
Connectivity and Access
Affordable Housing and
Houselessness
Strategies Advocate for stakeholders
in both TIF districts using
data collection, analysis
and summary in the focus
areas of: parking, safety,
unconventional business
opportunities, program
and service awareness,
and possible locations for
business development.
Support city’s goal to obtain
funding to improve and take
ownership of Hall Blvd.
Support the city’s grant
request for 72nd Ave.
improvements. Look for
other opportunities in the
Triangle for pedestrian
improvements.
Support for physical facilities
and additional shelter space
and services for persons
experiencing houselessness.
Development of additional
shelter space and affordable
housing through a
consciously-integrated
programmatic response that
includes the city, public and
private entities, and local
housing nonprofits working
effectively in Tigard to
address that deficiency.
TCAC supports Tigard’s Strategic Priorities:
• Set the standard for excellence in public service and customer experience.
• Create a well-connected, attractive, and accessible pedestrian network.
• Ensure that development and growth support the vision.
Our plan will incorporate the principles of equity, environment, economy, engagement and excellence
in our work as an advisory commission.
The four goals of the City of Tigard:
1) Reduce Houselessness
2) Improve Climate
3) Enhance Community Safety and Access
4) Modernize and Improve City Services
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Area of
Emphasis
Equitable Business Development
Aspirational
Goals
Safety and security for businesses in both TIF districts. Outreach programs for new
businesses seeking to open in Tigard. A plan for unconventional business
opportunity/development and support and for identifying potential locations for these
businesses. Awareness of the current and needed services and resources available for
equitable development. New, diverse and active participation in forums to better
understand business and development needs and goals.
*SUPPORTS CITY GOALS 3, 4
Strategies Advocate for stakeholders in all TIF districts using data collection, analysis and summary in
the focus areas of: parking, safety, unconventional business opportunities, program and
service awareness and possible locations for business development.
Action Plans 1) Advocacy and Support for Business Owners in
TIF Districts
a. Communication process such as a
survey or listening session with a data
collection process to understand the
needs for safety, security and
beautification
b. Ongoing support with business
owners’ groups to continue
conversations and communication in
support of needs analysis
c. TCAC member liaison attendance at
TDA meetings to listen and learn the
business needs of TIF District
business owners
• Attend meetings of TDA and
Tigard Chamber -and/or-
• Schedule listening sessions
Identify key questions and
record responses at each
meeting attended. Track these
and report at TCAC meetings.
• Ask business owners what
would help: create a forum for
ongoing feedback by June 30,
2024 * note overlap with item 3
below
2) Analysis and Summary of the Parking Survey
a. Formal review of parking survey
results with written summary
b. Report-out to TCAC at a commission
meeting with the analysis and
potential next steps
• TCAC members create a report
and presentation including
recommendations for the
future (by Dec 2024)
3) Planning for Unconventional Business
Opportunities
a. Use community-generated list to
make calls to potential businesses
b. Create a plan and script to contact by
phone with follow-up materials or
calls
c. Create outreach program with
marketing materials and strategy for
new TIF district businesses that can
also be used to support recruitment
of new businesses that the
community wants
• Use available list, update
records with phone and contact
information (by Dec 31, 2024)
• Work with city staff to create a
contact schedule for list (by
June 30, 2024)
• Create a script for calls and
collect resources and materials
that can be used to forward to
business owners as follow up.
(see item 3) Include basic
questions from Action plan #1,
items 1-2-3) (by June 30, 2024)
See * above
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i. Identify locations that would
be viable for food carts or
other unconventional
businesses
d. Develop an inventory/list of available
current programs, services and
resources that support TIF district
businesses
i. Work with social media
coordinator and economic
development manager to
share marketing strategies
and resources
• Offer support and request
participation in future
conversations about
development in TIF
districts/invite to meetings by
Aug 30, 2024)
• Meet to create a plan to
identify potential locations by
July 31, 2024
• Work with city staff, real estate
professionals, etc.
• Identify 3-5 possible sites by
Dec 31, 2024
• Collect resources and materials
that can be used to forward to
business owners as follow-up.
• Create an inventory and virtual
packet of business
development resources
available and related to TCAC
support, and include other city
and economic development
resources if available (by June
1, 2024)
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Area of
Emphasis
Connectivity and Access
Aspirational
Goals
Adequately-funded, improved Hall Blvd., with Tigard ownership. Approved and activated
grant funding for 72nd Ave improvement projects. Improved environmental impact and
connectivity for pedestrian and multi-modal improvements between and within TIF
districts.
*SUPPORTS CITY GOALS 2, 3, 4
Strategies Advocate for funding in all TIF districts through intentional, strategic support in the form of
letters of support, position statements and advisory recommendations to decision-makers.
Active support for acquisition of Hall Blvd. by City of Tigard. Perform ad-hoc research to
identify walkability issues and potential solutions. Document and report on pertinent studies,
such as the Red Rock Creek Trail Study, and legislative actions that may impact safety,
pedestrian projects, walkability and wayfinding.
Action Plans 1) Advocacy and Support for adequate
connectivity, access, mobility and
safety related funding: Hall Blvd and
72nd Ave Improvement projects
a. Hall Blvd: Support adequate
funding for Hall Blvd.
transfer of ownership
b. 72nd Ave: Support for 72nd
Ave. grant funding leading
to enhanced community
safety and accessibility for
all modes of transportation
c. Hall Blvd/72nd Ave: Support
for safety improvements,
directional signage,
crosswalks, and generally
improved pedestrian access
to services
• Provide letters of support, position
statements, quotes or other support for
Hall Blvd. and 72nd Ave. funding
opportunities including public safety levy,
grants, etc.
o Describe community safety, access
and environmental impacts as
results of a funded project
• Publicly support funding opportunities
including public safety levy, grants, etc.
through agendized report at TCAC or
other public meetings by Dec 31, 2024.
• Identify key improvements needed using
available data, qualitative analysis from
City staffers, and public input on the
services needed to achieve improved
connectivity and access; document and
record findings with recommendations to
TCAC by Dec 31, 2024.
2) Active support for ownership of Hall
Blvd. by the City of Tigard
a. Support secure funding to
complete transfer
• Report to TCAC with ongoing progress to
complete transfer (at least 2 by Dec 31,
2024)
• Provide position statements to decision-
makers regarding improvements to Hall
Blvd. that impact TIF districts and TCAC
goals (by Dec 31, 2024)
• Meet with city staff to understand
potential funding options (such as levies)
that may also provide funding for safety
measures, sidewalks, and pedestrian
access (by Dec 31, 2024). Provide a report
to at least one TCAC meeting (by Dec.31,
2024)
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3) Ad-hoc (personal) research on
walkability issues within and
between two TIF districts
a. Ask pedestrians and patrons
of local business to identify
walkability issues
b. Note issues identified
c. Investigate status of grant
application for Wall Street
railroad crossing
d. Report-out to TCAC at a
commission meeting with
the analysis and potential
next steps
e. Coordinate with Tigard
Transportation Advisory
Committee on projects that
can connect the two TIF
districts
• TCAC (connectivity and access members)
walk the TIF districts (by December 31,
2024)
• TCAC members create a report and
present to TCAC including
recommendations for the future (by Dec.
31, 2024)
• Presentation will include next steps
including suggestions on how to identify
the specific improvements needed (by
Dec. 31, 2024)
4) Planning for wayfinding, signage and
technology solutions to encourage
multi-modal connectivity between
and within TIF districts
a. Create an inventory of
recommendations to
improve paths for
pedestrians, bikes, and
mobility devices
b. Research possible
technology tools that may
assist in wayfinding
c. Support funding within the
TCAC budget for wayfinding
consulting and signage
projects
d. Create a plan to support use
of web tools and to market
and engage the community
to use new wayfinding and
TIF districts paths, crossings,
bike lanes, etc.
i. Work with social
media coordinator
and economic
development
manager to share
marketing strategies
and resources
• Use existing and recent survey results and
meet with City staff to request an
inventory of requested recommendations
to improve wayfinding and connectivity
(by March 30, 2024)
• Work with city staff to create a prioritized
list of improvements (March 30, 2024)
• TCAC (connectivity and access members)
research possible web-based tools or
apps that could be implemented in TIF
districts.
• Support reasonable and strategic budget
requests for wayfinding/signage and web
tools by attending Council meetings or
affirming support at TCAC meetings.
• Meet with interested TCAC members to
create a plan for next steps in a strategic
outreach campaign
o Include City Staff, such as social
media coordinator and economic
development manager
o Include business owners: bike
shops, shoe stores, etc.
• Document plan and submit to TCAC
during a public meeting (by June 1, 2024)
• Continue support through 2024-25 TCAC
Strategic Plan
P r e p a r e d f o r T C A C b y A m a n d a S h a r p , i d e a t e b u s i n e s s c o n s u l t i n g M a y 2 0 2 3
s h a r p . a m a n d a . k @ g m a i l . c o m 6 | P a g e
Area of
Emphasis
Affordable Housing and Houselessness
Aspirational
Goals
Measurable improvements in available shelter and services to relieve the humanitarian
crisis of houselessness. Measurable improvements in available affordable housing to
address the deficit of rental housing inventory. Improved coordination of programs,
providers and funding breaking down silos and inefficiencies.
*SUPPORTS CITY GOALS 1, 4
Strategies Attend, update, monitor, report and present with new and pertinent information from
housing and houseless stakeholder groups. Coordinate and share information acting as
liaisons to TCAC with local organizations to ensure information flow and coordination to
improve efficiency. Develop suggested strategies and policies to address housing issues
within the purview/scope of TCAC to City officials and decision makers. Support funding
needs and development assistance available for shelter, transitional and affordable housing.
Action Plans 1) Identify liaisons to attend regular
housing and houseless stakeholder
meetings.
a. TCAC chair or alternate to attend
CHART (Community Homeless
Assessment & Response Team)
meetings
b. Designate liaisons to attend
board meetings of affordable
housing and community service
providers such as
c. Family Promise, Community
Partners for Affordable Housing,
Just Compassion Designate point
of contact for city or county
housing and houseless initiative
information
• One representative to attend CHART third
Wednesday of every month with
attendance recorded in meeting minutes.
(at least 3 meetings by Dec 31, 2024)
• Designation of at least one representative
from TCAC to attend service provider
meetings (by June 30, 2024)
• Designation of at least one representative
from TCAC to serve as point of contact for
other city and/or county housing and
houseless program information
coordination (by June 30, 2024)
• Liaison/representatives to attend service
provider meetings with report to TCAC as
verification of attendance (at least 3 by
Dec 31, 2024).
2) Active participation and information
sharing from stakeholder
organizations (in item 1 above) to
TCAC
a. Attend meetings
b. Provide Reports to TCAC
c. Return feedback from TCAC to
stakeholder groups
d. Include City staff
• Liaison/representatives to attend service
provider meetings with report to TCAC as
verification of attendance (at least 3 by
Dec 31, 2024).
• Report to TCAC with ongoing progress
regarding increased inventory of shelter
and housing (at least 2 by Dec 31, 2024)
o Engage TCAC for feedback to provide
at future meetings, including position
statements or other forms of support
or advice
3) Monitor data obtained by City
pursuant to desired outcome: “Grow
Collaborative Partnerships”
a. Monitor data obtained by City
b. Arrange for presentations to
TCAC by local, regional, and/or
national experts
• Quarterly or as available, share data
available to the City regarding impacts of
programmatic efforts (at least 1 by Dec
31, 2024)
• Connect with local experts, such as Kim
Ezell, to arrange an annual TCAC
presentation
P r e p a r e d f o r T C A C b y A m a n d a S h a r p , i d e a t e b u s i n e s s c o n s u l t i n g M a y 2 0 2 3
s h a r p . a m a n d a . k @ g m a i l . c o m 7 | P a g e
i. Work with City staff to
schedule TCAC
presentation
4) Consider providing development
assistance
a. Just Compassion
i. Expand transitional
housing and wrap-around
services
ii. Site, develop and partner
to operate transitional
housing with wrap-around
services in Tigard
b. Community Partners for
Affordable Housing
i. Woodland Hearth Project
ii. Identify existing
commitments of the
Triangle District’s TIF
funds for next 2 fiscal
years
iii. Coordinate and make
recommendation for
funding
• Obtain current project budget from J.C.
including gap funding/documented at
TCAC meeting
• Obtain projection of anticipated revenues
for City Center District for next 3 fiscal
years
• Acquire data on the estimated increase in
services, shelter, or housing anticipated
upon project completion- report to TCAC
in minutes (by Dec 31, 2024)
• Identify existing funding commitments,
coordinate with Just Compassion on
available potential funding
• Recommend set-aside for next 3 fiscal
years) ++
• Work with CPAH designee, to obtain
project budget and project schedule (by
Sept 1, 2024)
• Obtain a projection of anticipated
revenues for Triangle District for next 2
fiscal years, or reasonable timeframe.
(See Goal 4, bullet 2 +
• Acquire data on the estimated increase in
services, shelter, or housing anticipated
upon project completion- report to TCAC
in minutes (by Dec 31, 2024)
• Identify existing funding commitments,
coordinate with CPAH on available
potential funding
• Recommend set-aside for next 2 fiscal
years [amount net of forgivable loan
previously committed] See Goal 4, bullets
3-4 ++
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
Tax Increment Financing Districts
Review
August 14, 2024
Board of the Town Center
Development Agency
(City Council)
Executive Director of the
TCDA
(City Manager)
Town Center
Advisory
Commission
Community Development
Director
Finance Director
Redevelopment Manager
Tigard Residents
City Attorney
Town Center Development Agency Organizational Chart
Asst. City Manager
City of Tigard
•The elected body (Agency Board) establishes policy, adopts
budgets, decides on projects, and makes final decisions.
They are charged with responding to the public on issues.
•The TCAC provides input/recommendations for those
decisions. The Agency Board might choose to go in a
different direction
•The TCAC advises on more global matters.
•Details and implementation are the responsibility of staff.
AGENCY, TCAC AND STAFF
Tigard TIF Districts
Tigard
Triangle
City Center
City of Tigard
•Economic development tool
•Unique in that it is a financing tool, but also a plan with
projects
•Used to address “blighting” influences in specific areas
•Functions on increases in property tax revenues in “TIF Areas”
•Used all over Oregon
What is Tax Increment Financing?
Elaine Howard Consulting LLCTIF 101CRASH COURSE |
TIF Districts 101
Elaine Howard Consulting LLCTIF 101CRASH COURSE | TIF 101
Elaine Howard Consulting LLCTIF 101CRASH COURSE | TIF 101
Increased tax
revenues to all Depressed
conditions
Tax Increment Finance Over Time
WHAT IS “BLIGHT”?
Elaine Howard Consulting LLC
❖Blight is a precondition to any TIF Area
❖Specific criteria defined by state statue, generally
covers:
▪Underdevelopment or underutilization of property
▪Poor condition of buildings
▪Inadequacy of infrastructure including streets and
utilitiesTIF 201
HOW DOES A TIF AREA
FUNCTION?
Elaine Howard Consulting LLC
•Income Source
❖Yearly property tax collections based on growth within
Boundary (more detail on mechanism in later slide)
•Expenses
❖Projects, programs, and administration
•Spending Limit
❖Capped by Maximum Indebtedness (MI):
▪The total amount of money that can be spent over
the life of the district on projects, programs, and
administration.TIF 201
LEVERAGING CITY TAX RATE
Elaine Howard Consulting LLC
23%
3%0%1%
34%
30%
3%2%4%
Tax rates
County
County Library
Soil and Water
4H and Extension
City
School District
Community College
ESD
PortTIF 201
A HYPOTHETICAL
PROPERTY TAX BILL
Elaine Howard Consulting LLC
Taxing District Rate Property Value
Property Value $100,000
County $ 3.5000 $350.00
County Library $ 0.3947 $39.47
Soil and Water $ 0.0500 $5.00
4H and Extension $ 0.0800 $8.00
City $ 5.1067 $510.67
School District $ 4.4614 $446.14
Community College $ 0.5019 $50.19
ESD $ 0.3049 $30.49
Port $ 0.6004 $60.04
Urban Renewal
Total $ 15.0000 $1,500.00 TIF 201
A HYPOTHETICAL
PROPERTY TAX BILL
Elaine Howard Consulting LLC
Taxing District Rate Property Value
Property Value
without UR
Property Value $100,000 $103,000.00
County 3.5000$ $350.00 $360.50
County Library 0.3947$ $39.47 $40.65
Soil and Water 0.0500$ $5.00 $5.15
4H and Extension 0.0800$ $8.00 $8.24
City 5.1067$ $510.67 $525.99
School District 4.4614$ $446.14 $459.52
Community College 0.5019$ $50.19 $51.70
ESD 0.3049$ $30.49 $31.40
Port 0.6004$ $60.04 $61.84
Urban Renewal
Total 15.0000$ $1,500.00 $1,545.00TIF 201
A HYPOTHETICAL
PROPERTY TAX BILL
Elaine Howard Consulting LLC
Taxing District Rate Property Value
Property Value
without UR
Property Value
With UR
Property Value $100,000 $103,000.00 $103,000.00
County 3.5000$ $350.00 $360.50 $350.00
County Library 0.3947$ $39.47 $40.65 $39.47
Soil and Water 0.0500$ $5.00 $5.15 $5.00
4H and Extension 0.0800$ $8.00 $8.24 $8.00
City 5.1067$ $510.67 $525.99 $510.67
School District 4.4614$ $446.14 $459.52 $446.14
Community College 0.5019$ $50.19 $51.70 $50.19
ESD 0.3049$ $30.49 $31.40 $30.49
Port 0.6004$ $60.04 $61.84 $60.04
Urban Renewal $45.00
Total 15.0000$ $1,500.00 $1,545.00 $1,545.00TIF 201
PROPERTY TAXES AND TIF
•TIF Division of Taxes does not increase property
taxes, it uses increases in property taxes that
were already happening
•Urban Renewal is a line item on your property tax
bill
•The Assessor must go through the following steps
when distributing TIF:
–“Calculation” of TIF to be collected
–“Distribution” of TIF Citywide to property tax payers
–“Collection” of property tax revenues
Elaine Howard Consulting LLCTIF 201
“DISTRIBUTION”
Elaine Howard Consulting LLCTIF 201
“DISTRIBUTION”
Elaine Howard Consulting LLCTIF 201
“DISTRIBUTION” +
COLLECTION”
“
Elaine Howard Consulting LLCTIF 201
IMPACTS TO TAXING
DISTRICTS
Elaine Howard Consulting LLC
❖TIF does not provide new money
•Diverts funds that would go to other property tax
districts
❖Continue receiving taxes on frozen base
❖Temporarily forego taxes on any growth in TIF area
❖Growth may not have occurred but for the TIF areaTIF 201
TIF and Local Schools
Elaine Howard Consulting LLC
STATE LIMITATIONS ON TIF
Elaine Howard Consulting LLC
❖Population over 50,000
•15% of Assessed Value of Property in City
•15% of Acreage of City
❖Existing Plan limitations:
•Can not be increased in size by more than 20% of original
Plan acreage
•Maximum Indebtedness (MI) can not increase by more
than 20% of original MI, indexing
•May increase MI above 20% as adjusted only with
concurrence from 75% of other taxing districtsUR 201
Assessed Value UR Excess Acreage
City of Tigard $7,955,781,910 8,129
A
City of Tigard
minus UR excess $7,772,073,398
City Center Frozen
base $117,522,911 $70,085,780 228.96
Tigard Triangle
Frozen base $424,744,405
$113,622,73
2 547.90
B
City Center Plus
Tigard Triangle $542,267,316 $183,708,512 776.86
B/A Percentage in UR 6.98%9.56%
HOW IS A PLAN ADOPTED?
Elaine Howard Consulting LLC
Public
•Public Input
•Goals and Objectives, Projects, Initial
Budgets
Agency •Agency Reviews and decides whether
to send out for public review
County •Presentation to County
PC
•Planning Commission Review
•Conformance with Comprehensive
Plan
CC •City Council Hearing and Vote
•Notice to all Residents TIF 201
City of Tigard
City Center (Downtown)
TIF District
•Approved by voters in 2006
•Two Substantial Amendments-
o 38-acre expansion (2017)
o Increase max. indebtedness +
duration (2021)
•Maximum indebtedness: $42.8M
($30.2M remaining)
•Expires 2035
•228 acres
•Annual TIF for FY24-25: $944K
Downtown Tigard Future Vision
Goals of City Center TIF District
Plan
1. Recognize the value of natural resources as amenities and contributing
to a sense of place
2. Capitalize on Commuter Rail and Fanno Creek as catalysts for future
development
3. Downtown transportation system should be multi-modal
4. Streetscape and public spaces should be pedestrian friendly
5. Promote high quality development of retail, office, and residential
City Center TIF Plan Projects
Street
Improvements
Streetscape
Improvements
Bike/Pedestrian
Facilities
Parks Public Spaces Public Facilities
Planning and
Development
Assistance
Property
Acquisition and
Disposition
Finance Fees
and Plan
Administration
Street/Streetscape Improvements
(Completed)
•Main Street Green Street Phase 1
•Burnham Street Improvements
•Burnham Public Parking Lot
•Ash Avenue Connection
•Main Street Green Street Phase 2
Public
Spaces/Trails
(Completed)
•Rotary Plaza/Tigard
St Heritage Trail
•Fanno Creek Trail
Undercrossing Lights
•Ash Avenue Dog
Park
Active Projects Public Space/Trails (Completed)
Public Spaces/Trails (in progress)
Nick Wilson Memorial Plaza
Planning and Development Assistance: Building Improvement Grant Program
•Program started in 2009
•31 Façade & Interior Improvement Grants
Planning and Development Assistance: Affordable Housing (Completed)
Alongside Senior Housing
Planning and Development Assistance:
Mixed Use (Completed)
Attwell off Main
Urban Living at Fanno Creek
City of Tigard
•Approved by voters in
May 2017
•548 acres
•Maximum indebtedness:
$188 million ($179M
remaining)
•35 year- district
•TIF for FY23-24:
$1,361,461
Tigard Triangle TIF District
Goals of the Triangle TIF District Plan
1.Encourage meaningful involvement to ensure that the district reflects the
community’s values and priorities.
2. Provide a safe and effective multimodal transportation network that
supports mixed-use and pedestrian-oriented development.
3. Provide public utility improvements to support desired development.
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.
5. Provide financial and technical assistance to new and existing businesses
and housing developments that contribute to the area’s diversity and vitality.
Triangle TIF Plan Projects
Transportation Public Utilities
Public Spaces,
Facilities, and
Installation
Re/Development
Assistance and
Partnerships
Finance Fees and
Plan
Administration
City of Tigard Triangle TIF Plan
Project Categories and Funding
Allocations
Project Category Allocation
Percentage
Transportation 42%
Public Utilities 14.25%
Public Spaces 16%
Re/Development Assistance 23%
District Administration 4.75%
City of Tigard
A New Tigard Triangle: Planning for
Equitable Development
•Metro grant
•8-month public engagement
•Equitable Development Strategy,
Finance Plan, preliminary design
of top-ranked projects
•Adopted by the TCDA Board
Transportation (In Progress)
72nd Ave Improvement Design
Transportation
(In Progress)
•Red Rock Creek
Trail Planning
•Red Rock Creek Commons
Re/Development Assistance and Partnerships-
Affordable Housing (Completed)
Family Promise A Bridge to Home
•REACH Dartmouth Crossing North
•Includes offsite pedestrian infrastructure
Re/Development Assistance and Partnerships-
Affordable Housing (In Progress)
The Overland
Re/Development Assistance and
Partnerships- Mixed Use (Completed)
Re/Development Assistance and Partnerships-
Mixed Use (in progress)
SW Hampton and 70th
Re/Development Assistance and
Partnerships- Triangle Opportunity Fund
•Started in 2022
•Matching grants to 3 businesses
City of Tigard
For More Information
•https://www.tigard-or.gov/your-government/boards-committees
•https://www.tigard-or.gov/business-development/tax-increment-financing-districts
sean@tigard-or.gov
503-718-2420
8/8/23 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 being leased
• Commercial space improvements should be complete in fall
4. Building Improvement Grants
• Committee meeting to consider two grants
5. Nick Wilson Memorial Plaza (Fanno Creek Overlook)
• 100% Design Development plans being reviewed
• Cost estimate will be produced based on plans
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
• Council was briefed on final report on July 16. They had concerns. Comp Plan
amendments were approved after removing reference to the report in the
ordinance
8. Downtown Parking Strategy
• Negotiating with parking enforcement vendor on contract
• Council briefing on Sept 3
• Meeting with parking committee
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
• Agency investigating properties
• REACH working on design for pocket park across the street that will be
donated to city
4. Opportunity Fund
• No update
5. 72nd Avenue
• Preliminary design work underway
• RAISE grant application for Dartmouth to Pacific Hwy. section was not
selected
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