Ordinance No. 08-02 CITY OF TIGARD, OREGON
TIGARD CITY COUNCIL
ORDINANCE NO. 08-0a
AN ORDINANCE ADOPTING COMPREHENSIVE PLAN AMENDMENT CPA 2007-00006
TO UPDATE THE GOALS, POLICIES, AND RECOMMENDED ACTION MEASURES
PERTAINING TO STATEWIDE PLANNING GOAL 9: ECONOMIC DEVELOPMENT AND
GOAL 10: HOUSING.
WHEREAS, the Tigard City Council directed staff to complete a full update of the Tigard
Comprehensive Plan, including a process for garnering citizen input; and
WHEREAS, the Tigard visioning reports, community surveys, and policy interest team meetings were
utilized to develop draft language for the update of the Tigard Comprehensive Plan; and
WHEREAS, the City has proposed an amendment to the Tigard Comprehensive Plan Chapters 5
and 6 by updating Goals, Policies, and Recommended Action Measures; and
WHEREAS, the Tigard Planning Commission held a public meeting on November 19, 2007, and
recommended approval of the proposed CPA 2007-00006 by motion and with unanimous vote; and
WHEREAS, on February 5, 2008, the Tigard City Council held a public hearing to consider the
Commission's recommendation on CPA 2007-00006, hear public testimony, and apply applicable
decision-making criteria; and
WHEREAS, on February 5, 2008, the Tigard City Council adopted CPA 2007-00006 by motion, as
amended pursuant to the public hearing and its deliberations; and
WHEREAS, Council's decision to adopt CPA 2007-00006 is based on the findings and conclusions
found in the City of Tigard staff report dated November 6, 2007 and the associated record which
are incorporated herein by reference and are contained in land-use file CPA 2007-00006.
NOW,THEREFORE, THE CITY OF TIGARD ORDAINS AS FOLLOWS:
SECTION 1: Tigard Comprehensive Plan is amended to include new text and to rescind existing
text as shown in "EXHIBIT A"; and
SECTION 2: This ordinance shall be effective 30 days after its passage by the Council, signature
by the Mayor, and posting by the City Recorder.
ORDINANCE No. 08-0
Page 1
PASSED: By Note of all Council members present after being read by
number and title only, thus 599 day of L•4 tla-4 , 200.
Csuol A. K ager,Deputy City Recorder
APPROVED: By Tigard City Council this �L day of 200
Craig-Prksen, Mayor
Approved as to form:
_>
— (/,� 244,
City Attorney
ORDINANCE No. 08-(S
Page 2
s
EXHIBIT A
Inn k
Economic
Development
"The GO shall / / /
•
nt
local economy diverse
economic / _professional I /
and industrialiobs.
MEN
ECONOMIC DEVELOPMENT
SECTION COVER PHOTO:BARBARA S.WALKER
Tigard Feed&Grain-3 of 3
1 City of Tigard Comprehensive Plus
.AWIL
ONE
ECONOMIC DEVELOPMENT 1141W
conomic activity is the lifeblood of any community:providing jobs,
creating wealth,andz generating tax revenue. Tigard's economy is
intertwined with the economy of the region, the nation, and the world.
EconomicDevelopment __'
"To provide adequate opportunities throughout the state for a variety of economic activities
vital to the health,welfare,and prosperity of Oregon's citizens."
Tigard's location at the crossroads of several transportation routes has proven to
be a major advantage. Other advantages include the relatively high educational
attainment level of its citizens and its proximity to the high technology centers
in Washington County and major educational institutions such as Portland State
University and Portland Community College. A recent study found that Tigard
was a "hub for innovation" for a city its size, due to the comparatively high
percentage of patents granted to individuals and small business.
Tigard residents envision a future economy that builds on these strengths.
Tigard shall have a strong and resilient local economy with a diverse portfolio
of economic activity: retail,professional service, and industrial jobs. The local
economy shall provide for goods and services for local resident and business
needs but also have the goal of expanding the "traded sector."This sector sells
goods and services outside the region to the broader state, national, and inter-
national markets and/or produces goods and services that normally would have
to be imported to the community. These businesses bring income into the
community or region and keep local income from going elsewhere.
Tigard's future economy may include activities whose characteristics are not
foreseeable at this time such as live-work arrangements;light manufacturing
combined with research and development; creative crafts and arts such as film,
advertising, communications, etc. Therefore, the City's land use and other
regulatory practices shall be flexible and adaptive so as not to preclude desirable
economic development opportunities.
Tigard is sometimes perceived as a bedroom community for nearby cities. This
is not accurate.Tigard businesses provide 38,628 full and part time jobs in 2005
(State of Oregon Employment Department). This number is greater than the
number of Tigard residents over the age of 16 in the workforce: 25,537 (O.E.D,
2006). Seventy percent of Tigard residents work outside the City, so thousands
of workers from throughout the region are regularly commuting to Tigard jobs
Comprehensive Plan ( City of Tigard 9-1
MEA
■■� ECONOMIC DEVELOPMENT
(2000 Census). The City shall seek to expand the opportunities for residents to
work closer to where they live. This will require promoting a mix of high quality
housing opportunities for households with varying incomes.
Quality of life factors shall be promoted to attract economic investments and
a skilled work force. Among these factors are an attractive and well-main-
tained community; high levels of public safety; accessible and responsive local
government; availability of a variety of housing,good public schools;access
to nature, high quality parks,leisure and recreation activities, safe and conve-
nient multi-modal transportation opportunities, and sinootl-dy running essential
infrastructure.
State and Regional Policies:The Department of Land Conservation and
Development (DLCD) and Metro have developed policies that address
economic opportunities,which are based on Statewide Planning Goal 9.
A major emphasis of the Goal 9 policies is to preserve and protect land for
industrial and employment uses. Metro has sought to implement this on a
regional basis.Title 4 of the Metro Urban Growth Management Functional Plan
identifies Industrial and Other Employment Areas that are important to the
region.
Tigard has little available vacant land suitable for new large-scale industrial devel-
opment. The City is severely limited in its ability to expand its boundaries, so
the only way to designate new industrial land would be to re-zone existing land.
This is unlikely to happen at a large scale. Alternately,the City could encourage
industrial-type uses that are not as land intensive.
Tigard can ensure a strong economy with these desired characteristics by
working on a formal economic development program. In the near term the
Downtown Urban Renewal District has the potential to redevelop and attract
additional employment and economic activity.
KEY FINDINGS:
■ Tigard is home to a hide range of economic activity.
9-2 City of'Tigard I Comprehensive Plan
orA
MEN
ECONOMIC DEVELOPMENT 1441W
■ Tigard does not have a formal city-wide economic development strategy.
■ Tigard's location at the crossroads of important transportation-corridors I-5,
Hwy 217, and Hwy 99W is a major advantage in attracting economic activity.
■ Approximately 31% of Tigard's land area is
zoned for commercial,industrial, and mixed
use purposes. These properties represent "The major
about 31% of the total assessed property
value. commercial
and inixed-
■ The major commercial and mixed-use areas
of the City are Washington Square,Tigard use areas of
Triangle,Downtown Tigard, and the Hwy
99W corridor. Industrially zoned properties the City are
are generally located along the freight rail line,
in between Fanno Creek and I-5. Washington
r In 2005,Tigard public and private sectors
provided 38,628 full and part time jobs. (ThusTigard
does not include self-employed workers.)
■ In 2005,3,124 businesses paid the Tigard
Downtown
business tax. About half of these businesses
employ four people or fewer. ,
r •
In Tigard, there are more jobs than people in and the
the workforce living within the City bound-
aries. Seventy percent of residents commute Hwy
99W
outside the City; therefore,Tigard is a net
attractor of commuters.
■ The mean travel time to work for Tigard resi-
dents is 22.8 minutes.
■ In Tigard, the Wholesale Trade sector has the largest amount of sales.The
Retail sector has the largest annual aggregate payroll and largest number of
workers.
r Financial Activities,Retail, and Construction are employment sectors with
lugh Location Quotients (propensity to locate) in Tigard.
Comprehensive Plan I City of Tigard 9-3
MEN
GJC
NEE
ECONOMIC DEVELOPMENT
■ Metro has designated approximately 1,100 acres of Industrial and
Commercially zoned properties in Tigard as Title 4 Industrial and
Employment Areas.Tigard twill have to amend its code to limit the develop-
ment of retail and service uses for some I-P zone properties.
■ There has been no large-scale encroachment of retail/office uses in indus-
trial areas in Tigard.
■ In 1997 Metro assigned Tigard a capacity of 17,801 new jobs by the year
2017. Between 1997 and 2004,Tigard added approximately 3,800 jobs.
■ Tigard's supply of industrially zoned land will likely be inadequate to meet
the forecasted 2024 job demand in flus area. It appears that there is an
adequate supply of commercial land.
■ Tigard has little vacant industrial land available to attract new large scale
industrial development.
■ A recent study found that Tigard was a"hub for innovation."A study of
patents and communities by the research firm iPiQ found that in 2005,
Tigard had a high percentage of patents granted to individuals and small
business (29).The study attributed this to Tigard's lower rents and taxes
attracting professionals from Portland and Beaverton.
GOAL:
9.1 Develop and maintain a strong, diversified, and sustainable local
economy.
POLICIES:
1. The City shall establish strategies to retain and encourage the growth of
existing businesses.
2. The City shall actively encourage businesses that provide family-wage
jobs to start up, expand, or locate in Tigard.
3. The City's land use and other regulatory practices shall be flexible and
adaptive to promote economic development opportunities provided that
required infrastructure is made available.
9-4 City of Tigard I Comprehensive Plan
ECONOMIC DEVELOPMENT 'Raw
4. The City shall participate and represent Tigard's interests in economic
development activities and organizations at the regional, state and federal
levels.
5. The City shall promote well-designed and efficient development and
redevelopment of vacant and underutilized industrial and commercial
lands.
6. The City shall promote actions that result
in greater, more efficient, utilization of , City i
its Metro-designated Employment and
Industrial Areas. shall assure
7. The City shall strongly represent its economic
interests at the regional, state, and
development
federal levels to acquire transportation
funding, including truck and rail freight Promotes
movement needed to support existing
business activity, attract new business, and
improve general transportation mobility hil
throughout the community.
S. The City shalladdress the public facility
needs of business and economic develop-
ment through identifying and program-
ming needed public facilities and services within the Public Facility and
Community Investment Plans.
9. The City shall strongly support, as essential to the region's economic
future, the development of efficient regional multi-modal transportation
systems throughout the Portland Metropolitan area.
10. The City shall limit the development of retail and service land uses in
Metro-designated industrial areas to preserve the potential of these lands
for industrial jobs.
11. The City shall develop industry clusters by encouraging the retention,
expansion, and recruitment of industries that already have a presence in
Tigard.
Comprehensive Plan I City of Tigard 9-5
MEN
G►1
ONE
ECONOMIC DEVELOPMENT
12. The City shallassure economic development promotes other commu-
nity qualities, such as livability and environmental duality that are neces-
sary for a sustainable economic future.
RECOMMENDED ACTION MEASURES:
i. Develop a formal City of Tigard economic development
program and strategy to implement die community's economic
development goals and policies, and consider the creation of
an economic development director position to develop and
implement the program.
ii. Develop and periodically update Comprehensive Economic
Opportunities Analyses and oilier employment and economic
development studies to determine the status of Tigard's
economy including strengths, deficiencies, and trends.
iii. Coordinate economic development activities with Metro,
Washington County, Greenlight Greater Portland,Portland
Regional Partners for Business, the Westside Economic
Alliance, state agencies and other entities.
iv. Investigate the potential of an "Economic Gardening"
program in Tigard that provides information,infrastructure,
and connections to local businesses Nvitl the potential for
growd-i.
V. Improve data collection on local economic trends by gathering
up-to-date and accurate information from local,regional, state,
and federal sources.
vi. Support redevelopment of existing vacant and underutilized
industrial and commercial lands rather than designating addi-
tional lands for hese purposes.
vii. Research strategies to inventory, assess, clean-up, and redevelop
brownfields.
viii. In view of the limits imposed on Tigard's ability to expand its
9-6 City of Tigard I Comprehensive Plan
SEE
ECONOMIC DEVELOPMENT IRIW
City limits by surrounding jurisdictions, develop strategies'to
increase employment growth through more intense and effi-
cient use of existing lands.
ix. Maintain updated land use inventories and associated char-
acteristics of commercial,industrial, and other employment
related Iand uses to assist in economic development planning
and coordination with other jurisdictions/agencies.
X. Consider implementing additional Urban Renewal Districts
where feasible.
xi. Develop a comprehensive "Area Plan" for the Tigard Triangle
to promote its full development.
xii. Increase opportunities for higher density housing and employ-
ment development in the Downtown Urban Renewal District,
Washington Square Regional Center, Tigard Triangle, and
designated Corridors to enable more intense housing and
employment uses to be located in close proximity to transit
and other urban uses.
xiii. Prioritize support for businesses identified as being able to
develop into regional industry clusters.
xiv. Improve media contacts and develop a branding / marketing
effort to promote Tigard as a place to live and do business.
GOAL:
9.2 Make Tigard a center and incubator for innovative businesses,including
those that focus on environmental sustainability.
POLICIES:
1. The City shall institute appropriate land use regulations to accommodate
a contemporary mix of economic activities.
Comprehensive Plan I City of Tigard 9-7
■■N
Imo!N
MMM ECONOMIC DEVELOPMENT
Z. The City shall periodically review and update its policies,land use regula-
tions, and other efforts to ensure the City's land use program is respon-
sive to changes in the economic structure, and is adaptable to businesses
changing development needs.
3. The City shall engage with state and regional economical development
organizations and agencies to sustain and expand its current economic
activities and be prepared for future economic trends.
RECOMMENDED ACTION MEASURES:
i. Develop a strategy to increase the number of knowledge based
and traded sector jobs that pay higher than national average
' wages.
ii. Investigate ways to support local innovative businesses and
economic activities,as evidenced by the relatively high number
of patents granted to individuals and small business in Tigard.
iii. Investigate the potential for a business incubator or innovation
center that fosters the start-up of new innovative businesses
and connects regional economic partners,businesses,higher
education and venture capitalists.
iv, Improve connections with major universities to promote
research connections, and access to innovative business
practices.
V. Promote Downtown Tigard as a place for innovative and
emerging business to expand or relocate.
vi. Encourage programs that promote sustainable business prac-
tices (e.g., recycling,green building or other sustainable design
features, the use of green or alternative energy, commute trip
reduction programs).
GOAL:
9.3 Make Tigard a prosperous and desirable place to live and do business.
g_g Cityof Tigard I Comprehensive Plan
ECONOMIC DEVELOPMENT �i�►
POLICIES:
1. The City shall focus a significant portion of future employment growth
and high-density housing development in its Metro-designated Town
Center (Downtown); Regional Center (Washington Square); High
Capacity Transit Corridor(1+wy 99XX�; and the Tigard Triangle.
2. The City shall adopt land use regulations and standards to ensure a well-
designed and attractive urban environment that supports/protects public
and private sector investments.
3. The City shall commit to improving and maintaining the quality of
community life (pubic safety, education, transportation, community
design,housing, parks and recreation,etc.) to promote a vibrant and
sustainable economy.
4. The City shall allow opportunities for home based businesses that are
compatible with existing and planned residential living environments.
RECOMMENDED ACTION MEASURES:
i. Consider instituting design regulations to ensure that new
commercial, mixed-use, and industrial development are well
designed and make an aesthetic contribution to the community.
H. Increase Tigard's supply of open space and recreational oppor-
tunities as an amenity to attract new businesses and their
employees.
iii. Promote Tigard's cultural,historic,recreational, educational,
and environmental assets as important marketing tools for the
City's business areas and neighborhoods.
iv. Support envirorunental conservation and wildlife enhancement
activities for their contribution to the local economy as quality
of life amenities for residents, business owners,and their
employees.
V Investigate ways to improve the appearance and function of
H-%vy 99W and other transportation corridors.
Comprehensive Plan I City of Tigard 9-9
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■■■
ECONOMIC DEVELOPMENT
vi. Develop High quality work force housing to increase the
opportunity for employees who work in Tigard to also live in
the community.
vii. Streamline the City processes required to start or expand a
business by techniques such as online permits and business tax
applications.
viii. Develop long-term and active working relationships between
business organizations (such as the Tigard Area Chamber of
Commerce), community groups,public agencies, and elected
leadership.
ix. Produce a"Doing Business in Tigard"packet for businesses.
X. Support catalyst projects outlined in die Tigard Downtown
Improvement Plan and male public investments in infrastruc-
ture such as streets, sidewalks, and public areas to leverage
desirable development in the Downtown Urban Renewal
District.
xi. Attract new businesses and retain existing ones that will assist
in creating an Urban Village in the Downtown Urban Renewal
District.
xii. Institute new land use regulations,including design regulations,
to ensure high quality development in the Downtown.
xiii. Work with Work Systems, Inc.,Tigard-Tualatin School District,
and Portland Community College on ensuring business
employment needs and trends are in line with educational
curriculums.
xiv. Consider joining an international"Sister Cities" program to
develop reciprocal cultural, educational,municipal, business,
professional, and technical exchanges and projects with foreign
cities.
9-10 City of Tigard ( Comprehensive Plan
ECONOMIC DEVELOPMENT
xv Monitor emerging wireless and Mgh-speed internet technolo-
gies to ensure competitively priced access for Tigard residents
and businesses.
xvi. Recognize and promote community events as having potential
for positive economic impacts and as important for community
identity.
Comprehensive Plan I City of Tigard 9-11
r.
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:111 I � 'I 1 , I ryr. •L
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HO-tusing
'Provide opportunities to develop a variety of
housing types that meet the needs, preferences,
and financial capabilities of Tigard s
present and future residents. "
. 1
HOUSING
ADOPTED AMENDMENTS
DATE CPA# CHANGES
SECTION COVER PHOTO:CITY STAFF
Housing.
1 City of Tigard ( Comprehensive Plan
HOUSING
Zen it comes to housing, one size does not fit all. Each person
seeking a new place to call home must find a suitable match between
price,location,Housing type, and lifestyle,which can be a daunting
task. In Oregon, the state planning goals aim to broaden the available selection.
Each jurisdiction, including Tigard,must provide the opportunity for different
"sizes" of Housing to fit residents'varied needs, considering available land,price
ranges, rent levels and Housing type.
Myl -
"To provide for the housing needs of citizens of the state."
Some of the factors that local governments can influence are the supply of
available residential land; the availability of public services; development regula-
tions (density and design), and support for low and moderate income housing.
In the Portland metropolitan region, only land
included in the Metro Urban Growth Boundary "Wben it
(UGB), an invisible line that separates rural areas
from suburban, can be developed at residential comes to
densities requiring urban services.At the local
level, each state and regional jurisdiction must e e
ne
inventory its buildable land,wHich is defined assize does e
vacant and re-developable land suitable for resi-
dential use, to determine housing capacity. Tigard fit i
maintains a buildable lands inventory (BLI) that
tracks available residential land. Two state and
Metro requirements help determine housing capacities on buildable land witl-in
the Portland Metropolitan Area—the state Metropolitan Housing Rule and Title
I of Metro's Urban Growth Management Functional Plan (Functional Plan).
Both focus on increasing jurisdictions' housing capacity in order to use land
within the UGB efficiently.
The Metropolitan Dousing Rule (OAR 660-007/Division 7) established regional
residential density and mix standards for communities within the Metro UGB. It
set minimum residential density standards for new construction by jurisdiction.
Tigard must provide for an overall density opportunity of 10 or more dwelling
units per net buildable acre, as well as designate sufficient buildable land to
provide the opportunity for at least 50% of new residential units to be attached
housing (either single-family or multiple-family.)
Comprehensive Plan City of'Tigard 10-1
.J
HOUSING
Urban Growth Management Functional Plan
Metro implements Goal 10 through Title 1. To'meet Title 1,each jurisdiction
was required to determine its housing capacity and adopt minimum density
requirements. Tigard adopted an 80% of minimum density requirement for
development in 1998,which means that a development must build 80% of the
maximum units allowed by the zoning designation. The City has a committed
to providing the development opportunity for an additional 6,308 dwelling
units between 1998—2017.This number shows
Tigard's zoned capacity for additional dwelling
units. It is an estimate based on dhe minimum
number of dwelling units allowed in each residen-
B Tigard tial zoning district,assuming minimum density
maintains requirements.
i B B date The City of Tigard maintains an up-to-date build-
able lands inventory, a permit tracking system
buildable s for development, as well as complying with
Metro's Functional plan. The City is responsible
lands
for monitoring residential development.All of
these tools aid the City in monitoring its progress
inventory."
toward the above goals, and determining if the
opportunity remains for current and future resi-
dents to have diverse housing choices.
Tigard's Geographic Limits to Growth
In the last several years,Washington County has urbanized significant areas of
unincorporated land to the south and west of Tigard. It and service districts
provide the minimum required facilities and services. The county's actions
combined with state annexation law male it is improbable that most of these
developed lands will annex to Tigard. Urbanized unincorporated Iand forms a
barrier between Tigard and unincorporated urban growth areas designated by
Metro. Thus Tigard is unlikely to expand its City boundaries in the future. The
lack of vacant residential land will require Tigard to meet its housing capacity
commitment within its current, mostly built-out, City limits. This will require
actions to increase residential density within the appropriate areas such as along
major transportation corridors,and within designated Regional and Town
Centers. Thus,much new residential development will occur through urban
infill and redevelopment.
10-2 City of Tigard I Comprehensive Plan
HOUSING
Affordable Housing/ Special Needs Housing
Metro also addresses affordable housing in Tide 7 of its Functional'Plan.Title
7 includes voluntary affordable housing production goals and other afford-
able housing strategies.Tigard has undertaken a variety of voluntary actions to
support and enhance opportunities for affordable housing,including offset-
ting City fees and charges for affordable housing,and a tax exemption for low
income housing developed by nonprofits. Among the organizations involved
in low income housing, special needs housing,and emergency housing,
are Community Partners for Affordable Housing,Tualatin Valley Housing
Partners,Luke-Dorf,and the Good Neighbor Center. Tigard is also part of the
Washington County Housing Consortium that utilizes home and CDBG fiends
to provide housing opportunities.
ILEI' FINDINGS:
■ Approximately two-thirds of Tigard is zoned for residential land uses
(68.6°/x).
• There are 19,468 single-family and multi-family housing units in Tigard,with
an additional 55 mobile homes and 14 manufactured homes. 63.5%of the
total units are single-family and 36.5 % are multi-family.
■ Eighty-one percent of housing units were built after 1970.
■ Most new housing built since 1994 has been single-family attached or
detached (82%).
• The majority of Tigard residents own their homes (58%),with 41%paying
rent(2000 Census).
■ Over the last five years, Portland region housing prices have rapidly
escalated. In Tigard,the 2005 median house price was $269,900, up 18%
from 2004,and 46% from 2000.
■ The 1999 median household income for Washington County was $52,122.
For Tigard the median household income was $51,581.
■ In the Portland metropolitan area in 2005, the ratio of house prices to wages
was 6.8. ($41,623 median wage vs. $282,900 median house value.) This
compares to an average ratio of 5.5 for the United States as a whole.
■ In a fall 2004 survey,apartment rents averaged $705 a month,which would
Comprehensive Plan I City of Tigard 10-3
HOUSING
be affordable for households malting$28,200 or more annually, almost half
of the median income.The 93% occupancy rate was lower than the optimal
rate (95%), showing weaker demand;however,recent housing price increases
could reverse this trend.
■ In 2006,Tigard had approximately 7,115
rental units.
Tigard ■ There are 546 Tigard households with 1322
itselfdoes, people on the Washington County housing
unified waiting list for Section 8 and public
constructnot housing programs. Fifty-four percent of these
households have children under the age of
affordable
18. Mighty-seven percent of these households
/ f make 30% or less of the 2003 annual median
Waslhington County household income
moderate ($16,200 or less).
o ■ Metro included a voluntary production goal
incfor Tigard of 319 affordable housing units for
housing. the period 2001-2006.
■ Tigard itself does not construct affordable
low to moderate income housing. Most of
this housing in Washington County is constructed by non-profits using state
and federal subsidies.
■ A large portion of the 2005 BLI is zoned low density (54%is R-3.5 or R-
4.5) or medium density (26% is R-7). No land zoned R-40 remains on the
inventory. The majority of available lots are one acre or less in size.
■ Between 1994 and 2006, 3,380 housing units have been built in the City.This
is 54% of its Title 1 zoned capacity number of 6,308 units (Metro Title 1;
based on 1996 boundaries).
■ Based on this data,if the City developed its remaining residential buildable
lands,an additional 2,879 to 3,456 units could be built.
■ Since 1994 the overall density of residential construction Citywide has been
6.8 dwelling units per acre. It is expected that more attached residential units
will be constructed through redevelopment and infill as remaining single-
family residential land is developed.
10-4 City of Tigard I Comprehensive Plan
e
HOUSING
■ Areas such as Washington Square,Downtown Tigard, and the Tigard
Triangle allow for higher density residential projects, but few high-density
attached units have been built due to market conditions.
GOAL:
10.1 Provide opportunities for a variety of housing types to meet the diverse
housing needs of current and future City residents.
POLICIES:
1. The City shall adopt and maintain land use
policies, codes, and standards that provide land
use
opportunities to develop a variety of
housing types that meet the needs,prefer- e
rograin
ences,and financial capabilities of Tigard'sshall be
present and future residents.
consistent
2. The City's land use program shall be consis-
tent with applicable state and federal Iaws. with
applicable
3. The City shall support housing afford-
ability, special-needs housing,ownership state and
opportunities, and housing rehabilita-
tion through programs administered by fiederallaws.
die state,Washington County, nonprofit
agencies, and Metro.
4. The City shall adopt and maintain land use regulations that provide
opportunities to develop housing for persons with special needs. The
scale, design,intensity,and operation of these housing types shall be
compatible with other land uses and located in proximity to supporting
community services and activities.
5. The City shall provide for high and medium density housing in the
areas such as town centers (Downtown) ,regional centers (Washington
Square) and along transit corridors where employment opportunities,
commercial services, transit, and other public services necessary to
support higher population densities are either present or planned for in
the future.
Comprehensive Plan I City of Tigard 10-5
HOUSING
G. The City shall allow accessory dwelling units in appropriate residential
districts,but shall require that they are compatible and blend into the
overall residential environment.
7. The City shall comply with federal and state housing laws and applicable
implementing administrative rules.
RECOMMENDED ACTION MEASURES:
i. Update the City's Buildable Land Inventory regularly to
monitor the rate of development and the availability of resi-
dential land.
ii. Monitor regional and local housing trends and periodically
review and update the City's land use policies and regulations
accordingly to provide the range of housing development
opportunities needed by Tigard's residents.
iii. Allow manufactured homes on individual lots subject to stan-
dards to ensure their compatibility with single-family residential
housing types.
iv. Allow opportunities for accessory dwelling units in regional
centers, town centers, and corridors per Metro requirements.
V. Increase opportunities for higher density mixed use develop-
ment in the Downtown Urban Renewal District,Washington
Square Regional Center,Tigard Triangle, and designated
Corridors to enable residential uses to be located in close prox-
imity to retail, employment,and public facilities, such as transit
and parks.
vi. Provide incentives to encourage the development of a range
of housing choices at transit-supportive densities near existing
and planned transit routes, and/or in proximity to major
activity centers such as employment, commercial areas, schools,
and recreation areas.
vii. Lower development costs for affordable housing by subsi-
1Q-6 Cityof Tigard I Comprehensive Plan
Housrtvc
dizing City fees and charges,giving higher priority to housing
projects close to major activity centers and transit services.
viii. Communicate the availability of local, state, and federal afford-
able housing incentives and subsidies to those involved in the
housing industry.
ix. Participate with other Portland Metropolitan area jurisdictions
and agencies to address both local and regional affordable and
workforce housing needs.
X. Develop strategies to encourage affordable housing in
the City's regional (Washington Square) and town centers
' (Downtown) and other areas designated for mixed use and
high residential densities.
xi. Coordinate with the Washington County Housing Authority,
private non-profit housing corporations, H.U.D. and other
federal, state,and regional agencies for the provision of subsi-
dized housing programs in Tigard.
xu. Increase Tigard'-, diversity of housing types through financial
incentives and regulatory tools such as density transfer and
planned development standards; transit,and vertical oriented
housing tax credits;voluntary inclusionary zoning, etc.
xiii. Work with Metro and Washington County to determine the
City's projected regional share of affordable,workforce, and
special needs housing and to develop and implement strategies
to accommodate projected local and regional needs.
xiv. Work with the Washington County Housing Authority,and
non-profit corporations to encourage preservation or replace-
ment of affordable and special use housing when:
A. redevelopment occurs in older areas of the City;
B. single family dwellings are upgraded for sale or higher rent;
or
C. apartments are converted to condominiums or to rentals
that are more expensive.
Comprehensive Plan I City of Tigard 10-7
HOUSING
xlT Encourage the development of affordable housing when
opportunities arise to redevelop public property and private
institutional lands.
xvi. Provide opportunities for affordable home ownership by:
A. Adapting the City's land use program to allow for the
development of a variety of residential building types and
ownership arrangements;
B. Supporting the activities of non-profit housing providers
such as Habitat for Humanity and community land trusts;
and
C. Supporting die efforts of Washington County Housing
Authority and developers of affordable housing to utilize a
variety of public and private subsidies and incentives.
xvii. Support housing types, such as shared housing, accessory
dwelling units, smaller homes, adult foster homes, and other
assisted living arrangements that allow the elderly to remain in
their community as dheir needs change.
GOAL:
10.2 Maintain a high level of residential livability.
POLICIES:
1. The City shall adopt measures to protect and enhance the quality and
integrity of its residential neighborhoods.
2. The City shall seek to provide multi-modal transportation access from
residential neighborhoods to transit stops, commercial services, employ-
ment, and other activity centers.
3. The City shall commit to improving and maintaining the quality of
community life public safety, education, transportation, community
design; a strong economy,parks and recreation, etc.) as tie basis for
sustaining a high-quality residential environment.
10-5 City of Tigard I Comprehensive Plan
HOUSING
4. The City shall protect die habitability and quality of its housing stock
through code inspection services and enforcement.
5. The City shall encourage housing that supports sustainable develop-
ment patterns by promoting the efficient use of land, conservation of
natural resources,easy access to public transit and other efficient modes
of transportation, easy access to services and parks,resource efficient
design and construction,and the use of renewable energy resources.
6. The City shall promote innovative and well-designed housing develop-
ment through application of planned developments and community
design standards for multi-fainly housing.
7. The City shall ensure that residential densities are appropriately related
to locational characteristics and site conditions such as the presence of
natural hazards and natural resources, availability of public facilities and
services, and existing land use patterns.
8. The City shall require measures to mitigate the adverse impacts from differ-
ing or more intense Iand uses on residential living environments, such as:
A. orderly transitions from one residential density to another;
B. protection of existing vegetation,natural resources and provision of
open space areas; and
C. installation of landscaping and effective buffering and screening.
9. The City shall require infill development to be designed to address
compatibility with existing neighborhoods.
10. The City shall regulate home-based businesses (occupations) to prevent
adverse impacts on residential areas.
RECOMMENDED ACTION MEASURES:
i. Encourage future housing development on designated build-
able lands in areas where public facilities and services can be
most readily provided.
ii. Develop infill design standards to ensure that new housing
constructed widiin existing residential neighborhoods comple-
ments and is compatible with existing development.
Comprehensive Plan I City of Tigard 10-9
HOUSING
di. Engage Tigard's citizens in public policy decisions, programs,
and projects to improve neighborhood quality of life such
as improving public safety;providing high quality public
services; enhancing mobility and easy access to activity centers;
improving community design; providing parks and open space;
and promoting a green environment.
iv. Promote Planned Development, density transfer, site and
building design standards, and other regulations to protect
natural areas preserve open spaces and enhance Tigard's resi-
dential environment.
V. Develop standards to enhance livability for those living in
housing adjacent to major streets such as appropriate setbacks,
buffering and screening,noise mitigation,building orientation,
landscaping, etc.
vi. Update and maintain the City's land use regulations, engi-
neering standards, and building codes to be consistent with
federal and state requirements and responsive to current condi-
tions and anticipated development trends.
vii. Promote the maintenance of habitable housing in Tigard
through Housing Inspection and Enhanced Housing Safety
programs. Contribute to an Emergency Housing Fund
to assist those who lose housing due to safety/habitability
problems.
viii. Encourage those who must make habitability and safety
improvements to their homes to access low interest loan and
grant programs offered by the Washington County Housing
Rehabilitation Program.
ix. Promote the habitabilityand quality of existing housing stock
through means such as effective code enforcement and code
violation follow-through, habitability standards, and rental
licensing and inspection.
10-10 City of Tigard I Comprehensive Plan
HOUSING
X. Develop regulations, standards, educational tools, and incen-
tives to induce property owners to maintain residential
property to prevent blight and promote safe and healthy living
environments.
xi. Develop regulations and incentives to induce property owners
to rehabilitate or redevelop deteriorated and marginally habit-
able residential properties.
—H. Develop and enforce codes and regulations to abate public
health and safety problems associated with residential proper-
ties being used for unlawful purposes.
,iii. Establish and maintain standards to regulate non-residential
accessory structures to protect the character and quality of
existing neighborhoods.
xiv. Provide incentives and technical assistance to make resource
efficient (green) technologies and materials part of new devel-
opment and the remodeling or retrofitting of existing develop-
ment. Opportunities include energy conservation,water re-use,
water quality enhancements,green building materials, solar
heating/cooling, and drought tolerant landscaping etc.
xv. Adopt clear and objective approval standards, criteria,condi-
tions,and review processes for needed housing per state
requirements.
a-vi. Develop partnerships with neighboring jurisdictions on multi-
jurisdictional code enforcement issues.
Comprehensive Plan I City of Tigard 10-11