Ordinance No. 11-02 CITY OF TIGARD, OREGON
TIGARD CITY COUNCIL
01?DINANCE NO. 11- 0 2—
AN
AN ORDINANCE ADOPTING COMPREHENSIVE PLAN AMENDMENT CPA 2011-00002
TO ADOPT THE TIGARD 2011 ECONOMIC OPPORTUNPl""IES ANALYSIS AND AMEND
CURRENT TIGARD COMPREHENSIVE PLAN GOAL 9: ECONOMIC DEVELOPMENT
AND AMEND TIGARD COMPREHENSIVE PLAN GLOSSARY.
WHEREAS, Oregon Administrative Rule 660 Division 9 requires cities under State Periodic Review to
complete an economic opportunities analysis; and
WHEREAS, the city of Tigard is under State Periodic Review order; and
WHEREAS, the Tigard City Council directed staff to complete an economic opportunities analysis to
comply with Oregon Administrative Rule 660 Division 9; and
WHEREAS, the city of Tigard was awarded grant monies from the Oregon Department of Land
Conservation and Development to fund the Tigard 2011 Economic Opportunities Analysis, which
required the inclusion of specific elements; and
WHEREAS, the Tigard 2011 Economic Opportunities Analysis is consistent with Oregon
Administrative Rule 660 Division 9; and
WHEREAS, the city has proposed an amendment to the Tigard Comprehensive Plan by updating
Goals, Policies, and Recommended Action Measures corresponding to Statewide Planning Goal 9 and
updating the Tigard Comprehensive Plan Glossary; and
WHEREAS, the Tigard Planning Commission held a public hearing, which was noticed in accordance
with city standards, on April 4, 2011, and recommended approval of the proposed CPA 2011-00002
by motion and with unanimous vote in support; and
WHEREAS, on May 10, 2011, the Tigard City Council held a public hearing, which was noticed in
accordance with city standards, to consider the Commission's recommendation on CPA 2011-00002,
and at this meeting Council received public testimony, closed the public hearing and continued its
deliberations to May 24, 2011; and
WHEREAS, on May 24, 2011, the Tigard City Council held a public hearing to deliberate on CPA
2011-00002 and apply applicable decision-making criteria; and
WHEREAS, on May 24, 2011, the Tigard City Council adopted CPA 2011-00002 by motion, as
amended pursuant to the public hearing and its deliberations; and
WHEREAS, Council's decision to adopt CPA 2011-00002 was based on the findings and
conclusions found in Exhibit "C" and the associated land use record which is incorporated herein
by reference and is contained in land use file CPA 2011-00002.
ORDINANCE No. 11- 02-
Page
2Page 1
NOW, THEREFORE,THE CITY OF TIGARD ORDAINS AS FOLLOWS:
SECTION 1: Tigard City Council adopts the Tigard 2011 Economic Opportunities Analysis
(Exhibit "A") as a component of Tigard Comprehensive Plan Goal 9: Economic
Development.
SECTION 2: Tigard Comprehensive Plan is amended to include new text and rescind existing text
as shown in Exhibit "B".
SECTION 3: Tigard City Council adopts the findings and conclusions contained in Exhibit "C" in
support of the Council's action and to be the legislative basis for this ordinance.
SECTION 4: This ordinance shall be effective 30 days after its passage by the Council, signature
by the Mayor, and posting by the City Recorder.
PASSED: By Zlnan/)WO' c vote of all Council members present after being read by
number and tide only, this "day of 2011.
Carol A.Rrager, Deputy City Recor er
APPROVED: By Tigard City Council this a y day of 1i1 q 2011.
g irksen, Mayor
Approved as to form:
�J
City Attorney
ORDINANCE No. 11- e2
Page 2
Exhibit A
City of Tigard
2011 Economic Opportunities Analysis
Planning Commission Recommended Draft
Prepared By
Cogan Owens Cogan, LLC
FCS GROUP
ACKNOWLEDGEMENTS
Tigard City Council
Craig Dirksen,Mayor
Gretchen Buchner, Council President
Marland Henderson
Nick Wilson
Mark Woodard
Tigard Planning Commission/Advisory Committee
David Walsh, President
Tom Anderson, Vice President
Margaret Dohero,
Stuart Hasman
Matthew Muldoon
Karen Ryan
-Jason Rogers
Donald Schmidt
Richard Shavcv
Cogan Owens Cogan, LLC
Kirstin Greene, AICP, Managing Principal
Steve Faust, AICP, Senior Planner
Ellie Fiore, AICP, Senior Planner
FCS Group
Todd Chase,AICP, Senior Econoutist
City of Tigard Staff
Ron Bunch, Communigv Development Director
Susan Hartnett, AICP, Assistant Community Development Director
Craig Prosser, Citv Manager
Darren Wvss, Senior Planner and Project Manager
Scan Farrelly, Redevelopment Project Manager
TABLE OF CONTENTS
I:xccutive Summary—i
Introduction — 1
Economic Development Vision and Goals — l
Economic 'l'rends Analysis—2
Busincu Cln,rlers.<I naly.iix—9
Targeled Business Cluslers— 12
Site Suitability Analysis (Land Demand) — 13
Inventory of Suitable Sites (Land Supply)— '16
Shod-Term Land Supply Delenninalron— l8
Assessment of potential (Reconciliation of Demand and Supply) — 19
Shorl-Terra Land Need Delenninalion— l9
Lugg-Trml Land Nred Delenninalion— 19
Plarnriug, Markel, Cori and Risk Factors-2/
Implementation Poficics and Action Measures—22
Nficies—22
Recoarrnended Aclion Al ea_m e r—23
Appendices
A. Office Leasing Activity Summary, olid-Year Report—26
B. Industrial Leasing Activity, olid-Year 2010 Report—27
C. Analysis of Employment and Space Needs —28
D. Analysis of Retail Inflow/Outflow—32
E. Summary of Tigard Employment Zones and Regulations —33
1". 'Typical Site Requirements for Development Types—37
G. Buildable Land Inventors*—38
FI. Redevelopment Land Inventory—39
1. Summar- of Stakeholder Interviews—40
J. \lap of Buildable Lands and Redevelopment/Refill Potential—44
Executive Summary
The City of Tigard has conducted an Econoonic Opportunities Analysis (EOA) as required by its
Periodic Review work program to update its Comprehensive Plan. The City received grant funds from
the Department of Land Conservation and Development (DLCD) for technical consultant assistance to
complete this task. The 1--,'OA was developed in compliance with OAR 660 Division 9 (Statewide
Planning Goal 9: Economic Development). The GOA is in-part a technically-based study that
compares projected demand for land for industrial and other employment uses to the existing supply of
such land. At the same time,it provides economic development policies and actions consistent with
emerging economic opportunities, market trends, and local vision
Vision and Goals
In March 2008, as part of a robust public process, the City of Tigard updated the Economic
Development chapter of its Comprehensive Plan. The chapter included the City's vision and goals for
econornic development to read:
Vision
The City shall have a strong and resilient local economy with a diverse portfolio of economic activity:
retail, professional service and industrial jobs.
Goals
1. Develop and maintain a strong, diversified and sustainable local economy.
2. Make Tigard a center and incubator for innovative businesses including those that focus on
environmental sustainability.
3. Make Tigard a prosperous and desirable place to live and do business-
Demographic and Employment Trends
Tigard has been increasing in Population at a slower rate (1.3%) than Washington County, but above
Oregon and national growth rates. Tigard population is estimated to be 47,460 as of 2009, up from
42,260 residents in 2,000. Tigard currently is relatively "jobs rich" with a positive ratio of 2.3 jobs per
household,which is well above the tri-county Metro regional average of 1.5 jobs per household. This is
understandable given Tigard's concentration of regional employment centers, including Washington
Square Niall, the "'Tigard Triangle" employment area near the confluence of 1-5/1-lwy. 217,and pockets
of industrial uses along the Hwy. 217 corridor.
"Tigard also is home to a number of large retail employers at Washington Square Mall as well as several
large high-tech manufacturing, construction contractors,professional, business operations, and state
and local government operations. Regional conunercial and industrial real estate brokers see Tigard as
a well-defined submarket within the suburban NNIetro region. Tigard's office market is especially
competitive within the inner southwest portion of the region. Additionally,various- efforts are underway
to make the Downtown"Tigard area a more viable place to live and work.
Target Industries
In line with Tigard's vision and goals,and in consultation with the City Planning Commission, the
consultant team and City staff recommend that the City focus on retaining and attracting a mix of
existing and emerging business clusters that pay above average wages. This includes existing,
established clusters such as:
• Durable goods manufacturing(includes metals and machinery)
• Education (private and non-profits)
FOA—Planning CnnvnisAcm Recointwti led Drag i
• Financial services
• Information (including software development)
• professional and technical services
• Wholesale trade
They also recommend that the City focus on emerging clusters,including health care and advanced
technology (i.e.,green energy) manufacturing and research operations.
Tigard's Land Demand and Supply
The consulting team prepared a range of land need forecasts including: efficient, medium,and high land
needs scenarios-. These scenarios all take into account the Metro employment forecasts, but assume
varying levels of industrial development and redevelopment.
As summarized in the table below, the land efficient need scenario assumes 48 acres of net new
industrial vacant land demand,which is just below the estimated vacant industrial land supply of 50
acres. If the City chooses to pursue a more aggressive economic growth strategy that is consistent with
the moderate or high land need scenario, the City would need to identify another 14 to 30 acres of
vacant industrial land area to meet the level of industrial demand associated with adding another 1,059
to 1,324 industrial jobs.
20-Year Industrial Demand Forecast and Vacant Land Supply, Tigard USB
Efficient Land Moderate Land High Land
Land Demand and Supply Need Need Scenario Need
Scenario Scenario
Demand for Vacant Industrial 48 64 80
Land
Supply of Vacant Industrial 50 50 50
Land
Land Surplus or (Deficit) 2 (14) (30)
Existing Forecast of
Preliminary Parcel Distribution, Unconstrained Parcel Size Surplus
Efficient Land Need Forecast t Supply (tax Demand (tax lots)
lots) (tax lots) ti
Less than 1 acre 12 10 2
1 to 5 acres 5 5 0
5 to 10 acres 0 0 0
10 to 20 acres 2 2 0
20+ acres 0 0 0
Total 19 17 2
Notes: I Tax lot demand forecast expected to meet or exceed supply in 20 years.
Source: Based on findings included in demand and supply analysis.
As shown in the table below, the land efficient needs scenario assumes 78 acres of net new commercial
and mixed-use vacant land demand,which is just below the estimated vacant land supply of 86 acres.
As with the industrial land needs, an economic growth strategy that is consistent with the moderate or
FOA—Planning Conunisswn Reconuncnded Drali ii
high land needs scenario would require the City to identify an additional 19 to 45 acres of vacant
commercial and mixed-use land to meet the demand.
Reconciliation of Long-term Land Demand and Supply Commercial and Mixed Use
20-Year Land Use Forecast(gross buildable acres), Ti and USB
Efficient Land Medium High Land
Land Demand and Supply Land Need Need
Need Scenario Scenario Scenario
Demand for Vacant Commercial 78 105 131
Land
Commercial Demand 51 68 85
Mixed-Use Demand 27 36 45
Supply of Vacant Commercial 86 86 86
Land
Commercial Zoned Supply 46 46 46
Mixed-Use Zoned Supply 40 40 40
Land Surplus or Deficit 8 19 45
Preliminary Parcel Distribution, Existing Supply Forecast of Surplus
Efficient Need Forecast (tax lots) Demand (tax lots)
(tax lots)
Less Than 1 acre 89 30 59
1 to 5 acres 14 14 0
5 to 10 acres 3 3 0
10 to 20 acres 0 0 0
20+ acres 0 0 0
Total 106 47 59
Source:FCS GROUP, based on findings included in demand and supply analysis.
Recommendations
In accordance with the proposed vision and goals, the consulting team and City staff recommends the
City pursue the "efficient land need scenario". The implications of this recommendation are that the
City will focus a significant portion of future employment growth and high-density housing
development in its Dletro-designated Town Center (Downtown); Regional Center (Washington Square);
High Capacity"transit Corridor (Flwy 99\\); and the Tigard Triangle.
More detailed information on employment trends and projections,and land needs and supply is found
throughout the remainder of the document.
EOA—Planning Commission Reconunended Draft iii
INTRODUCTION
The City of Tigard has conducted an Economic Opportunities Analysis (130A) as required by its
Periodic Review work program. The City received grant funds from the Department of Land
Conservation and Development (DI.,CD) for technical consultant assistance to complete this task. The
17-OA was developed in compliance with OAR 660 Division 9 (Statewide Planning Goal 9: Economic
Development) and is a technical study that compares projected demand for land for industrial and
other employment uses to the existing supply of such land.
The purpose of the EOA is to improve opportunities for Tigard to attract and maintain the type and
quality of employment desired by its citizens,grow its economy,and maintain its quality of life. Goal 9
emphasizes the preservation and protection of vacant land for industrial and employment uses. This
will happen by adopting policies that ensure an adequate supply of industrial and other employment
lands within the City of Tigard.
The Tigard Planning Conimission acted as the advisory comn-i ttee for the project, reviewing each task
during the process to complete the EOA. The anticipated outcomes of the project are:
1. An understanding of the characteristics of Tigard's employment lands and their adequacy to
accommodate future economic activity;
2. Updated economic development policies and action treasures as a basis to plan for a supply of
appropriately zoned land necessary for existing businesses to expand and to accommodate
future economic activities.
The six tasks reviewed by the Planning Commission included:
I. Economic Development Vision and Goals
2. Economic Trends Analysis
3. Site Suitability Analysis (Land Demand)
4. Inventory of Suitable Sites (Land Supply)
5. Assessment of Potential (Reconciliation of Demand and Supply)
6. Implementation Politics and Action Measures
The process and findings of these tasks are outlined in detail throughout the remainder of the EOA.
This includes examining key demographic and employment opportunities and trends to assess Tigard's
economic development potential, projecting employment growth, and determining short- and long-
tern demand for employment land. This demand is compared to an inventory of suitable commercial
and industrial properties (supply) to assess the sufficiency of immediate and longer term (20-pear)
supply of commercial and industrial employment land in the City's Urban Planning Area (UPA).
Finally, economic development policies and action measures are recommended for inclusion in the
Tigard Comprehensive Plan.
ECONOMIC DEVELOPMENT VISION AND GOALS
In March 2008, as part of a robust public process, the City of Tigard updated the Economic
Development chapter of its Comprehensive Plan. The chapter included the City's vision and goals for
economic development:
80A-Planning Conmiission Kcconunanded Di;dl I
Vision
The City shall have a strong and resilient local economy with a diverse portfolio of economic activity:
retail, professional service and industrial jobs.
Goals
1. Develop and maintain a strong,diversified and sustainable local economy.
2. Make Tigard a center and incubator for innovative businesses including those that focus on
environmental sustainability.
3. Make Tigard a prosperous and desirable place to live and do business.
Community Economic Development Objectives
Community Economic Development Objectives were developed through interviews with City staff and
a review of Tigard's economic development vision,goals and recommended action measures. These
objectives were refined based on comments from the Planning Commission and the results of
interviews with key stakeholders, including state and regional agencies, the Chamber of Commerce,
Tigard Central Business District Association,and local employers and developers.
• Encourage businesses that provide family-wage jobs to start-up, expand, or locate in Tigard.
• Develop industry clusters,and preserve jobs, through the retention, expansion, and recrutment of
industries that already have a presence in Tigard.
• Promote well-designed and efficient development and redevelopment of vacant and underutilized
industrial and commercial lands.
• Ensure the City's land use and other regulatory practices are flexible and adaptive and that adequate
public facilities and infrastructure exist to support a diverse and stable economic base.
• Focus significant employment growth in Tigard's designated centers and corridors and support the
development of efficient regional multi-modal transportation systems.
• Umit the development of retail and service uses in Tigard's designated industrial areas to preserve
the potential of these lands for industrial jobs. Support neighborhood commercial uses to meet
smart growth goals.
• Encourage businesses that are environmentally and economically sustainable.
ECONOMIC TRENDS ANALYSIS
The consultant team conducted an economic overview for the City of Tigard, including a review of
national,state, regional,county, and local economic trend data and real estate market analysis of office,
commercial retail,industrial, and public government space development for the Tigard Urban Service
Boundary. The analysis focuses on the expected level of demand for new commercial, industrial, and
public development and related gross buildable land needs over the next 20 years (2011-2031).
Both the U.S. and Oregon economies are currently mired in the aftermath of a national economic
recession that began in December 2007. The current economic slowdown is now the longest on record
since the Great Depression; however, some economic expansion is beginning to occur. According to
the U.S. Bureau of Economic Analysis, real Gross Domestic Product (GDP is the measure of value of
all goods and services in the U.S.) increased at an annual rate of 3.7 percent during the first quarter of
2010,and increased by 2.4 percent during the second quarter of 2010.
FOA—Planning Commission Reconiumided Drab 2
Consumers are still very cautious as unemployment rates remain high and high levels of home
foreclosures continue. Oregon posted a year-over-year overall job loss of 16,000 jobs between June
2009 and )une 2010. At the same time, the state's unemployment rate decreased to 10.5 percent in June
2010, compared to 11.6 percent in June 2009. It should be noted that Oregon's employment levels
have declined over the past year in spite of the drop in unemployment rate. This trend likely reflects a
decline in the number of people who are actively seeking employment.
The U.S. and Oregon economics are now poised for a slow economic recovery. The.)uly 2010 survey
of the National Association of Business Economists reported expectations of slow,growth in GDP
during the second half of 2010 in the U.S. as industry demand, profit margins, employment, capital
spending and credit conditions improve.
Despite job losses, population levels continue to increase in both Oregon and Tigard due to population
inigration patterns, increases in immigrant population levels and natural population increases. As
indicated in Table 1, according to the Portland State University Population Research Center, the
population in Tigard increased to 47,460 residents in 2009, up from 42,260 residents in 2000. The
average annual growth rate (AAGR) for population in Tigard was 1.3%between 2000 and 2009,which
was below the level of population growth recorded for Washington County, but above the Oregon and
national growth rates.
Table 1. Population Trends, 2000 to 2009
Annual
2000 2009 Change
2000-2009
Tigard 42,260 47,460 1.3%
Washington County 449,250 527,140 1.8%
Oregon 3,421,399 3,823,465 1.2%
USA 282,171,957 307,006,550 0.9%
Source: Portland State University, Population Research Center.
Metro (the regional government) has prepared forecasts for households and employment for all local
jurisdictions in the Metro Urban Growth Planning Area. ]'be most recently adopted Metro growth
forecasts are referred to as the Nletros-cope Generation 2.3 model, and include a forecast period from
2005 to 2030. FCS GROUP extrapolated the Metro forecasts to year 2035 using Metro's forecasted
growth rate from the 2005-2030. While Metro is currently in the process of preparing updated growth
forecasts for the region, the Metroscope Generation 2.3 forecasts are being used for this EOA since
they are the only set of officially adopted forecasts at this tune. As indicated in Table 2, the 2005 to
2035 forecasts anticipate that Tigard will add approximately 3,185 households and 24,167 jobs over the
25-pear period. The extrapolated 2035 Metro job forecasts shown in Table 2 are provided for
informational purpose only. In fight of the recent national economic recession that caused severe
declines in Oregon employment (from 2007 through 2010), Metro's 2030 job forecast for Tigard is
assumed to be achieved by year 2035 under the "medium forecast" scenario used in the Tigard EOA.
As noted in Table 2, the Metro job growth forecasts reflect the fact that Tigard currently is relatively
"jobs rich"with a positive ratio of 2.3 jobs per household,which is well above the tri-county Metro
regional average of 1.5 jobs per household. This is no surprise given Tigard's concentration of regional
employment centers, including Washington Square Mall, the "Tigard Triangle" employment area near
the confluence of 1-5/Hivy. 217, and pockets of industrial uses along the Hwy. 217 corridor.
EOA—Planning Commission Reconuncuded Dinh 3
Table 2. Metro Growth Forecasts for Households and Em to ment, 2005 to 2035
Households Projected Projected. Avg.
Change Annual Change
2005 2030 2035 2005-2035 M
Tigard 17,724 20,341 20,909 3,185 0.6%
Clackamas County 140,415 241,821 269,594 129,179 2.2%
Multnomah County 288,926 372,913 392,439 103,513 1.0%
Washington County 189,925 272,998 293,545 103,620 1.5%
Total 3 County 336,312
Region 619,266 887,732 955,578 1.5%
Employment* Projected.
e Avg. Annual
Chang
2005 2030 2035 2Chang35 Change (%)
Tigard 41,308 60,637 65,475 24,167 1.5%
Clackamas County 145,581 251,286 280,273 134,692 2.2%
Multnomah County 493,671 705,721 758,005 264,334 1.4%
Washington County 269,660 450,970 499,820 230,160 2.1%
Total County 629,186
Region 908,912 1,407,977 1,538,098 1.8%
Projected. Projected Tigard
Jobs Per Household Ratio Tigard Capture of
Capture of Region Jobs
2005 2030 2035 Region HHs
Tigard 2.3 3.0 3.1 0.9% 3.8%
Clackamas County 1.0 1.0 1.0 N/A N/A
Multnomah County 1.7 1.9 1.9 N/A N/A
Washington County 1.4 1.7 1.7 N/A N/A
Total County
Region 1.5 1.6 1.6 N/A N/A
Source:Metro adopted housing and employment growth forecasts,2007;Metroscope Gen. 2.3;extrapolated to 2035
by FCS GROUP.
*The extrapolated 1035 Metro job forecasts shown in Table 2 are provided for informational purpose only. In light of
the recent national economic recession that caused severe declines in Oregon employment(from 1007 through 2010),
Metro's 2030 job forecast for Tigard is assumed to be achieved by year 2035 under the "medium forecast"scenario
used in the Tigard EOA.
Washington Square Mall already functions as a regional commercial center that draws shoppers and
patrons from over a 30-mile radius. With 1,458,734 square feet (so of retail and entertainment space,
the mall has five anchor stores including )C Penny,Macy's,Nordstrom, Sears, and Dick's Sporting
Goods and 170 specialty stores. The mall added 28 new stores and restaurants in 2005, along with a
new multi-level parking structure.
In addition to large retail employers,Tigard is also home to several large high-tech manufacturing,
construction contractors, professional, business operations and state and local government operations.
Table 3 provides a list of Tigard employers with more than 250 jobs per establishment.
IiOA-I'lannin_,Cnnunission Reconmiended Uran 4
Table 3. Large Employers in Tigard with More Than 250 Employees, 2008
Firm Name Specialty Employment
Range
Retail/Gen.
Nordstrom Merchandise 500- 999
Tigard-Tualatin School District Local Government 500 -999
AEROTEK, Inc. Temp. Emp. Agency 250- 499
City of Tigard Local Government 250- 499
COSTCO Corp. Retail. Merchandise 250- 499
Health Insurance
Health Net Health Plan of Oregon Carrier 250- 499
JC Penny Retail Merchandise 250- 499
MACYS Retail Merchandise 250 - 499
Performance Contracting, Inc. Industrial Contractors 250- 499
PERS Headquarters Pension Fund Mgmt. 250 - 499
Remedy Intelligent Staffing, Inc. Temp. Emp. Agency 250- 499
Aero. & Tech. Part 250- 499
Rockwell Collins Aerospace Mfg.
STARPLEX Corp. Temp. Emp. Agency 250- 499
Bldg. Interior
Western Patricians, Inc. Contractors 250- 499
Source: Oregon Employment Department.
According to regional commercial and industrial real estate brokers,Tigard is a well-defined submarket
within the suburban Metro region. Tigard's office market is especially competitive within the inner
southwest portion of the region,with businesses considering locations among several areas including
Tigard; 217 Corridor/Beaverton; Kruse Way;Barbur Blvd/Capitol Hwy;Tualatin and Wilsonville.
Recent office leasing market statistics indicate that office vacancy rates in the Metro region have been
increasing since 2008 as many businesses have shed jobs and scaled back on required space needs. As
indicated in Appendix A, negative absorption levels- have been occurring during the fust six months of
the year,particularly in Class A Office space, where "Tigard experienced a net loss of 13,097 sf during
the first half of this year. As of luly 1, 2010 Tigard had total Class A vacancy rates of 151,900 sf and
another 66,000 sf in vacant Class 13 and C space.
Tigard's Class B inventory has experienced positive absorption this year,with 12,800 sf of net
absorption. Since July 2010, Tigard has recorded several positive lease transactions, which rank among
the largest in the region, such as Bridgewefl Resources (32,088 gso; Comsys into the Lincoln Center;
State Farm Mutual Insurance (23,712 gsf) into Fanno Creek Place; and CAN Insurance (17,843 gsf)
into the Pacific Parkway Center.
Industrial leasing activity and vacancy rates were also significantly impacted by the recent economic
recession. As indicated in Appendix B,Tigard had approximately 170,000 sf of vacant flex space
(13.4% vacancy rate), and 339,000 sf of vacant warehouse space (7.7%vacancy rate) as of July 1, 2010.
170A—Planning Cmnmission Recoinmended Draft S
Overall industrial lease rates in the Tigard submarket averaged $7.68 per sf/year, and were among the
highest in the Metro suburbs.
The City of Tigard and the Oregon Department of'I'ransportation (ODO'l) are taking steps to
enhance the Downtown Tigard area to make it a more viable place to live and work. At a cost of$12
million,intersection improvements along Pacific Highway at Hall Blvd. and Greenburg Rd. are being
paid for by ODOT,Washington County, and the City of Tigard. This project is slated for completion
by Spring 2011 and will include a third through-lane on the highway, turn lanes on side streets,an
extended median,wider sidewalks, new bike lanes, improved pedestrian crossings, and wider corners
for truck turning movements. This effort will also enhance access into and from Downtown Tigard.
Tigard's recently completed Downtown Plan is setting the regulatory stage and establishing a new
vision for renovating downtown. The vision is intended to be a 50-year look at how the downtown
could change into a "mixed-use urban village"with a wide range of housing and commercial
opportunities that optimize natural features, such as Fanno Creek and Fanho Creek Park,
transportation facilities, such as Pacific Hwy. and the Westside Express Commuter Rail system, and
even light rail or bus rapid transit service to/from Portland.
To estimate future development potential for Tigard employment, FCS GROUP evaluated the '10-year
employment growth forecasts prepared by the Oregon Employment Department for the Metro Tri-
County region, and Metro growth forecasts for Tigard. As shown in Figure 1, the 10-year job growth
forecasts for the Metro Tri-County Region portend a positive trend towards job growth for all industry
sectors, except federal government and the manufacturing sector. The sectors that are expected to
grow the fastest in the Tri-County Metro Region include: educational and health services; professional
and business services; leisure and hospitality; local government; retail;and wholesale trade.
FOA—Planning C'nnnnission Recommended Draft 6
Figure 1 Non-Farm Employment, Tri-County Metro Region, 2008-2018 Forecast
Localgovernment 8,040
Stategovernment 1,890
Federal government (270)
Otherservices 2,210
Leisure and hospitality 10,590
Educational and health services 23,910
Professional and business services 19,780
Financial activities 2,730
Information goo
Transportation,warehousing,and utilities 1,520
Retail trade 6,670
Wholesale trade 4,960
Manufacturing (2,270)
Construction 11090
Natural resources and mining 1,190
Source:Oregon Employment Department includes Multnomah, Washington and Clackamas
Counties.
To estimate future development potential for Tigard,FCS GROUP evaluated the 10-year employment
growth forecasts prepared by the Oregon Employment Department as well as the extrapolated
employment growth forecasts from Metro. In light of the recent national economic recession that
caused severe declines in Oregon employment(from 2007 through 2010),Metro's 2030 job forecast for
Tigard is assumed to be achieved by year 2035 under the "medium forecast" scenario.
As indicated in Appendix C,the 20-year job growth forecasts for Tigard indicate a more positive trend
towards job growth for all industry sectors. According to Metro (and FCS GROUP interpretation of
Metro data),the general sectors that are expected to grow the fastest in Tigard over the next 20 years
include:services (+10,092 jobs);retail(+3,810 jobs),industrial/other(+1,324 jobs),and government
(+882 jobs).
The job growth projections indicate that Tigard should expect to experience significant redevelopment
opportunities over the next 20-years. A range in employment forecasts is provided to take into account
current weak market conditions and national economic expectations that expect lower-rates of job
growth over the next several years. As indicated in Table 4, there is a great level of uncertainty
GOA—Planning Commission Recommended Draft 7
regarding potential job growth for Tigard in light of weak regional and national employment growth
predictions.
Table 4. Forecasted 20-Year Employment Growth and Building Space Needs in
Tigard
Employment Growth
Forecast Slow Moderate High
Retail Trades 2,286 3,048 3,810
Services 6,055 8,073 10,092
Industrial/Other* 794 1,059 1,324
Government* 529 706 882
Total 9,665 12,886 16,108
Notes: See supporting analysis in Appendix C.
*Metro employment growth forecasts for"Other" were allocated to 60%
industrial/other and 40%government by FCS GROUP based on local observations
and assumptions.
Tigard is expected to add between 9,665 and 16,108 new jobs over the next 20 years. As indicated in
Table 5, this amount of employment growth translates into approximately 4.2 to 7.1 million of new or
renovated building square footage (floor area).
Table 5. Forecasted 20-Year Total Buildinc S ace Needs in Tigard for Employment
Employment Type Slow Moderate High
Office 1,499,000 1,998,000 2,497,000
Institutional 170,000 227,000 285,000
Flex/Business Park 451,000 602,000 752,000
General Industrial 257,000 342,000 428,000
Warehouse 374,000 499,000 624,000
Retail 1,498,000 1 1,997,000 2,497,000
Total 4,249,000 5,665,000 7,083,000
Notes: See supporting analysis in Appendix C.
Source: FCS GROUP.
A large portion of this demand will need to be met by redevelopment and utilization of vacant
buildings since large vacant undeveloped tracts of land are becoming increasingly scarce. It is estimated
that redevelopment and utilization of vacant buildings is expected to accommodate 70% of the retail
space demand, 50% of the service/office demand, 40% of the industrial demand, and 40% of the
government facilities demand.
Table 6 shows the expected level of redevelopment and refill in the Tigard USB over the next 20 years.
As the existing vacant land supply in Tigard gets developed, the level of redevelopment activity is
expected to rise. Prime redevelopment locations in Tigard include Downtown and the Tigard Triangle,
and future planned high capacity transit stations along Pacific Hwy. The City's Downtown Plan
envisions 2,500 dwelling units and over one million square feet of commercial office and retail space
being added over the next few decades.
FOA—Planning Cunmiissinn Rm)iwucndcd Drab R
Table 6. Redevelopment and Refill Assumptions 2011 to 2031 Tigard USB
Employment Type Slow Moderate High
Office 1,004,000 1,339,000 1,673,000
Institutional 114,000 152,000 191,000
Flex/Business Park 203,000 271,000 338,000
General Industrial 116,000 154,000 193,000
Warehouse 168,000 225,000 281,000
Retail 899,000 1,198,000 1,498,000
Total 2,504,0001 3,339,0001 4,174,000
Source: FCS GROUP; derived from Appendix C, based primarily on
Metro 2009-2035 Urban Growth Report (December 2009 draft) and
local assumptions.
After accounting for the levels of redevelopment activity identified in Table 6, the amount of vacant
land demand in Tigard for employment uses over the next 20-years is expected to range from 126 to
210 acres. Preliminary estimates for vacant lands needs in Tigard by general building type are provided
in Table 7, and supporting assumptions are reflected in Appendix D and Appendix E.
Table 7. Vacant Land Needs by General Land Use Zoning Classification (2011 to
2031)
Tigard USB (gross buildable acres
Land Use Zoning Classification Slow Moderate High
Commercial 51 68 85
Mixed Use 27 36 45
Industrial 48 64 80
Total 126 168 210
Source: FCS GROUP; derived from Appendix C, based primarily on Metro 2009-
2035 Urban Growth Report (December 2009 draft) and local assumptions.
To help vandate these assumptions, FCS GROUP conducted an additional analysis of retail sales
inflow/outflow within Tigard. The retail analysis provided in Appendix D indicates that the amount
of local retail trade in Tigard over the next 20 years could support an additional 1.4 million square feet
of redevelopment or new development activity, even if current levels of retail sales inflow were cut by
50%. [-fence, it appears that the"slow" or`land efficient" vacant land demand scenario is the best
match with respect to the retail market potential for the Tigard USB.
The actual amount and timing of new development will vary from year to year. The wide range in
development forecasts reflects current uncertainty regarding the region's ability to retain and attract
major employers, the City's desire to stimulate redevelopment in downtown, and limited ability to
accommodate new commercial and industrial development on vacant lands.
FOA—Planning Cnniniksion Reconmiended Nall 9
Business Clusters Analysis
It is a widely accepted theory among economic development professionals that"business clusters" are
the primary force driving local economic currents and business location decisions. Clusters of business
activity go well beyond mere concentrations of industry or employment types. They represent unique
competitive market advantages with regard to employment,work force, creativity, entrepreneurship,
business costs, and supporting natural resources.
The clusters analysis prepared by FCS Group is intended to identify, potential employment sectors that
are most compatible with local economic policy objectives. The process entailed:
1. Obtaining Employment Security (ES202) wage and salary employment data from the Oregon
Employment Department(OLD) for the Tigard Urban Scrvice Boundary (USB), Washington
County, Multnomah County and Clackamas County (tri-county region) for the year 2008.
2. Conducting a location-quotient(1.,0,) analysis to evaluate business and industrial clusters in the
'Tigard UGB relative to the tri-county region.
3. Evaluating business clusters within the Tigard UGB with regard to the LQ, projected growth rates,
economic size of each cluster, and average wage rates.
4. Classifying each business cluster with regard to one of four classifications,including:
1. STARS: Businesses with large LQ (propensity to locate in the Tigard USB) and higher than
average projected growth rate compared to the tri-county region.
11. EMERGING: Businesses with small LQ and high average growth rate (possible pent up
demand or competitive market disadvantage relative to other locations).
111. MATURE: Businesses with large LQ but lower than average growth rate.
IV. CHALLENGED: Businesses with small LQ and lower than average growth rate.
The business cluster analysis summarized in Figure 2 identifies the business sectors within the Tigard
USB by their LQ, size and growth potential. Each sector has been analyzed by their North American
Industrial Classification System (NAICS) code. This code is used by the federal government to classify
types of businesses for tax accounting and economic research purposes. The data was derived from the
OLD ES202 wage and salary employment statistics for the year ending in 2008.
BOA—Planning Commission Rccommmiided Droll I11
Figure 2
Existing Business Clusters in Tigard USB, 2008
a14 Emerging:
(High Gry Stars
U% Smell Chert .MGM AaNL (nigh Growlhi
a Tn Large Gisler)
Ifi
1714
Yli
i�
1g%
TNN
O afia ITMN Job Gmll11 1'•W
fi LoOyNq
i
7TM
NWIrM
114
m
ar k
wrNrd.
ai
as
ani
aai
'R% ged: Mature:
w (L"Grghfy
4M%~
Note:X-axis denotes the Location Quotient(LQ) average set at 1. All sectors to right of the yellow
line have an LQ greater than l;all sectors to the left of the yellow line have an LQ less than 1.
Source:Oregon Employment Department;data compiled by FCS GROUP.
The dusters analysis classifies the existing business sectors in the Tigard USB into four general
categories:
Industry Sectors with Loge LQ/High Growth Potential ("Stare")
Educational Services (private or non-profit)
• Professional and Technical Services
• Professional Administration and Waste Management Services
• Wholesale Trade
F.OA—Planning Commission Recommended Drall
Industry Sectors with Small LQ/High Growth Potential ("Emerging")
Health Care and Social Services
• Food Service and Drinking Places
• Arts, Entertainment and Recreation
Industry Sectors with Large LQ/Loin Growth Potential ("Mature")
• Retail Trade
• Information Services
• Financial Activities and Services
• Construction
• Nondurable Goods Manufacturing
Industry Sectors with Small LQ/Low Growth Potential ("Challenged")
• Transportation, and Warehousing
• Nfis-ccllancous Services
• Metals Manufacturing
• Computer Parts and Equipment Manufacturing
Lodging
• Transportation Equipment Manufacturing
• Government
In addition to evaluating existing local business clusters, the City may also consider the expected regrowl
growth in business sectors and emerging clusters. According to the Oregon Employment Department,
the job sectors a6th the highest potential for new growth in the greater Portland metropolitan region
include:
• Business administration and waste management
• Finance and insurance
• Health care
• I-lotel/motel accommodations and food services
• Professional
Retail trade
•
Scientific and technical scivice (computer science,engineering)
• State and local government
Transportation and utilities (warehousing, distribution and energy research, private utilities)
• Wholesale trade'
While manufacturing of durable goods does not make the list of the top growth sectors, there are
certain subsectors within manufacturing that arc growing faster than others. The manufacturing sectors
xvith the greatest net new job growth potential in the greater Portland metropolitan region include:
computer-related parts manufacturing, transportation equipment, other miscellaneous durable goods
(such as solar panels), and miscellaneous non-durable goods (such as apparel research and design).
I These emerging business clusters are documented in the Regional Wired Workforce Innovation
and Regional Economic Development, Global Development Strategy, prepared by FCS GROUP et
at, 2008.
FOA—I'lanning Cnnmiission Recommended Drall 12
The greater Portland metropolitan region is now considered an epicenter within the United States for
sustainable technology. According to Global Insight, the greater Portland metropolitan region employs
6,700 people in "green jobs" which is more than Denver,Austin, Seattle and San lose. The number of
workers in green jobs (such as solar panel manufacturing,wind energy, bio energy research and
manufacturing) is expected to increase to 53,000 over the next two decades. Portland General Electric
and Pacific Power are ranked in the top three among the nation's top utility companies for Green
Energy sales, and the greater Portland region has more LEER-certified buildings- than any other U.S.
metropolitan area.
With the Portland metropolitan region, recent federal and state tax policies have helped spur major
investments in green technology and energy by firms such as: SolarWorld, SunEdison, Vestas and
Portland General Electric—creating a major new industrial cluster in clean technology. Additional
investments in advanced manufacturing are being made by Intel, Flir Systems (producer of night vision
and thermal imaging systems), Precision Castparts (maker of parts used in Vcstas wind turbines,Boeing
aircraft and other products), Genentech,and other firms. These are examples of manufacturing
companies that are finding success within the greater Portland metropolitan region, even in challenging
economic times.
Focused marketing and business recruitment efforts are being made by the State of Oregon and
regional economic development stakeholders to attract certain established and emerging business
Clusters. The business and industry clusters that are currently being targeted by the Oregon Business
Development Department, Portland Business Alliance and the Portland Development Commission
include advanced manufacturing, clean technology (with sustainability, sub-clusters in green building,
solar&wind power), active wear/outdoor gear, and software.
Targeted Business Clusters
According to its Community Econotmic Development Objectives, the City of Tigard may target
businesses that generally offer above average wages and provide health care and retirement benefits that
support families. According to the U.S. Bureau of Labor Statistics, the occupations that had the fastest
growth and highest pay over the past 10 years nationally included: computer systems analysts, registered
nurses, computer support specialists, teachers, social workers, college faculty, computer programmers,
engineering sciences, police officers, securities and financial services, physicians, advertising, marketing,
management analysts, electrical engineers, paralegals,writers/editors, commercial artists,medical and
health service managers. It is interesting to note that almost two-thirds of the jobs filled in these fast
growing occupations required some level of on-the-job training in addition to high school and a college
degree."
In light of these findings, the consultant team and City staff recommend that"Tigard focus on retaining
and attracting a mix of existing and emerging business clusters that pay above average wages. This
includes existing, established clusters, such as durable goods manufacturing (includes metals and
machinery), education (private and non-profits), financial services,information (including software
development), professional and technical services,and wholesale trade. They also recommend that the .
City focus on emerging clusters,including health care and advanced technology (i.e.,green energy)
manufacturing and research operations. As indicated in Table 8, these recommended business clusters
(with the exception of educational services) pay above average wage rates.
2 Based on findings contained in publications provided by JIST Works, including the Occupational
Outlook Handbook, 2008-2009; and America's Fastest Growing Jobs by Michael Farr.
BOA—Planning Commission Recoonnonded Dull 13
Table 8. Summary of Existing Businesses in Ti and USB, 2008
Number Average Average
of Entities Employment Annual
Pa
Total Private 2,914 41,032 $43,542
Natural resources and mining 6 21 $38,742
Construction 272 3,329 $56,080
Manufacturing 117 2,743 $54,300
Durable goods 53 1,814 $58,229
Metals and machinery
manufacturing 36 897 $51,425
Computer and electronic product
Mfg. 15 774 $65,308
Transportation equipment
manufacturing 2 143 $62,594
Nondurable goods 64 929 $46,628
Trade, transportation, and utilities 704 11,375 $36,742
Wholesale trade 333 2,987 $64,284
Retail trade 329 7,621 $25,407
Transportation, warehousing, and
utilities 42 767 $42,114
Information 69 1,206 $66,469
Financial services 405 5,037 $58,459
Professional and business services 638 8,146 $45,971
Professional and technical services 449 3,858 $62,851
Administrative and waste services 189 4,288 $30,784
Educational and health services 269 5,037 $38,133
Educational services 55 2,912 $36,384
Health care and social assistance 214 2,125 $40,531
Leisure and hospitality 204 3,018 $16,579
Arts, entertainment, and recreation 23 184 $16,241
Accommodations and food services 181 2,834 $16,601
Accommodations 10 131 $20,072
Food services and drinking places 171 2,703 $16,433
Other services 230 1,120 $36,618
Government 5 390 $49,275
Total 2,919 1 41,422 43,596
Notes:Shading indicates targeted business cluster.
Source: Oregon Employment Department, 2008. Average payroll reflects Washington and
Multnomah counties.
SITE SUITABILITY ANALYSIS (LAND DEMAND)
The majority of the targeted businesses that consider expanding or relocating into Tigard will consist of
small business operations (less than 50 employees) that can locate within existing professional office or
I.t 1A-Plmmmg t'uuun,imi R,commcndcd D rAt 14
industrial buildings,or within new office or flex/industrial buildings that are developed on vacant sites
of less than five acres in size.
It is also likely that there will be larger potential business and high-tech industrial operations that
consider Tigard as a potential location for new campus-style developments. Certain opportunities may
emerge as regional businesses expand and desire to remain within the tri-county region. Other
opportunities may occur as global and national businesses desire to establish a presence in the Pacific
Northwest. In any event,it is likely that Tigard could attract three to four large professional service,
health care,education,and/or high tech industrial businesses over the next 20 years.
As indicated in Table 9,Tigard is already home to 41 large private business operations (with between
70-250 employees). Tigard could continue to retain and attract large businesses if adequate sites are
available. These types of large private operations usually require surplus adjacent land areas to
accommodate future business expansion.
Table 9. Existing Private Businesses by Size Class, Tigard USB, 2008
Total Large Small/Medium
Sector Establishments Establishments Estabgshments
Number Jobs Number Jobs Numb!_ 1 Jobs
Natural resources and mining 6 21 6 21
Construction 272 3,329 4 571 268 2,758
Manufacturing 117 2,743 10 1,300 107 1,443
Durable goods _ 53 1,814 10 1,300 43 514
Nondurable goods 64 929 64 929
Trade, transport., utilities & 704 11,375 20 3,997 684 7,378
communications
Whoile tr ,987 1 125 332 2,862
Retail trade 329 7,621 16 3,517 313 4,104
Transport., warehousing and 42 767 3 355 39 412
communications
Information 69 1,206 2 376 67 830
Financial, professional & tech. 1,043 13,183 4 1,426 1,039 11,757
services
Educational and health services 269 5,037 269 5,037
Educational services 55 2,912 55 2,912
Health care and social 214 2,125 214 2,125
Leisure and hospitality 204 3,018 - - 204 3,018
Arts, entertainment, and 23 184 - - 23 184
recreation
Accommodations and food 181 2,834 - 181 2,834
services
Other services 230 1,120 1 99 229 1,021
Total 1 2,914 1 41,032 1 41 17,7691 2,873 33,263
Notes:green shading indicates targeted business cluster.
Source:Orrgox Employment Department,2008. Note:lenge establishments an those with at kart 70 employees.
E0A-Planning Commission Recommended Draft 19
The consultant/staff team recommends that Tigard provide a variety of small, medium and large vacant
sites that meet the targeted business and industrial requirements- As indicated in Table 10, the existing
businesses within Tigard can generally be grouped into three general land use categories: industrial,
commercial and office.
Table 10. Existing Private Businesses by Size Class and General Land Use or Building
Type, Tigard USB, 2008
Primary Land Total Entities Large Entities4 Small/Medium
Use/Building Type Entities
Firms Jobs Firms Jobs Firms Jobs
Industrial 770 9,847 18 2,351 752 7,496
Commercial 763 11,759 17 3,616 746 8,143
Office 3 1,381 19,426 6 1,802 1,375 17,624
Total 2,914 41,032 41 7,769 1 2,873 33,263
Notes: I Reflects natural resources, construction, manufacturing, wholesale trade, transportation,
warehousing, utilities, and communications sectors.
2 Reflects retail trades, lodging, accommodations, and mist. service sectors.
3 Reflects information, financial, professional and technical service, health care and educational
service sectors.
d Large establishments reflect establishments with at least 70 employees.
Source:Oregon Employment Department, 2008. Compiled by FCS GROUP.
Most small and medium business establishments prefer to lease space in office or commercial buildings,
and/or could locate into redevelopment sites in downtown or in selected redevelopment locations (e.g.,
near planned high capacity transit stations or within the Tigard Triangle). No special vacant land
requirements are identified for future small or medium businesses. However, the City should pursue
more proactive redevelopment strategies to accotntnodate small and medium sized businesses.
Larger business establishments that are included within the targeted business clusters will likely have
minimum site size and infrastructure service requirements. Typical site requirements for the larger
targeted business sectors are described in Table 11 and described in more detail in Appendix F. Based
on the site requirements described in Table 11 and Appendix F, the recommended targeted business
clusters will need sites ranging from one to twenty--five acres,with a majority of the need falling in the
five to ten-acre range.
t30A—Planning Commission Recommended Urati 16
Table 11. Typical Site Size Re uirements for Tarc eted Business Types
Small Users Medium Users Large Users
Less than 50 jobs 50 to 70 jobs 70 to 200+jobs
per business per business per business
Industrial 6 to 20 acres per
• Advanced Technology Building tenants or 4 to 6 acres per user user
Manufacturing infill
• Metals/Machinery redevelopment Prefers industrial or Prefers industrial or
Manufacturing sites in established business park industrial locations settings business park
• Wholesale Trade gcampus settings
Office Building tenants or 2 to 4 acres per
• Education infill 1 to 2 acres per user user*
• Professional and redevelopment
Technology. Services sites in town Prefers town center, Prefers business
• Information center, regional corridors or transit park campus
Financial Services center, or transit station areas setting with transit
Health Care* station areas I service
Retail Not in Targeted Clusters
Notes: Assumes site development requirements shown in Appendix F.
*Larger medical facility campus could require 15 to 30 acres.
INVENTORY OF SUITABLE SITES LAND SUPPLY)
Consistent with the employment land demand forecast, the buildable land inventory (BLl) for the
"Tigard FOA documents industrial and commercial inventory that currently exists within the Tigard
Urban Planning Area (UPA). This analysis documents existing land use inventories and compares
industrial and commercial land use needs required fox addressing the slow, moderate and high growth
forecast scenarios.
Employment Land Inventory
The Tigard EOA includes a recent buildable land inventory completed by the City of Tigard Planning
staff using Geographic Information Systems (GIS) data that is consistent with the current Draft 2009-
2035 Urban Growth Report (accepted by Metro Council in December 2009).
The City's BLI included an analysis of existing vacant and partially vacant (sub-dividable) tax lots by
current zoning classification and deducted all significant environmental constraints to estimate
buildable land area within the Tigard USB. The land supply analysis focused on the land use
classifications that support employment uses, including commercial, mixed-use, and industrial zones.
The City has 10 commercial zones to account for a wide variety of uses ranging from retail to medical
centers to [Wised use centers. Tigard has three zones which accommodate industrial uses. Please refer
to Appendix E for a detailed description of the allowed,conditional, and permitted uses within each of
the City's zone classifications.
The buildable land area for each tax lot was derived by analyzing GIS data pertaining to environmental
features that would constrain the amount of potential site development on vacant and partially vacant
areas. For purposes of this analysis, the environmental constraints were calculated for each site using
FOA—Planning Cnntmis:ion Reeunnncuddd Draft 17
estimates for land area that is constrained by the following: Metro Title 3 designation (waterways,
wetlands, riparian buffers, 100 year floodplain).
The vacant and partially vacant land inventory for the Tigard UPA includes 125 tax lots with a total
buildable land area of'136.1 acres, as indicated in Table 12. Tigard's vacant land supply primarily
consists of small (less than one acre) tax lots and tax lots between one and five acres in size. As
indicated in Table 12, the tax lots of less than five acres in size comprise 79.3 acres or nearly sixty
percent of the total vacant land supply. The larger tax lots include three lots of five to ten acres (22.1
acres total), and two contiguous tax lots more than ten acres in size (34.7 acres total). Please refer to
Appendix G for additional detail.
Table 12. Distribution of Vacant and Part Vacant Lands by General Land Use Zone
Classification, Ti and USB
Vacant and Partially Vacant Property
< 1 acre 1 to 5 acres 5 to 10 acres > 10 acres Total
Lots Acres Lots Acres Lots Acres Lots Acres Lots Acres
Commercial 26 9.5 8 20.2 2 16.4 0 0 36 46.1
Mixed Use 63 25.3 6 8.9 1 5.7 0 0.0 70 39.9
Industrial 12 4.2 5 11.2 0 0.0 2 34.7 19 50.1
Total 101 39.0 19 40.3 3 22.1 2 34.7 125 136.1
Source:City of Tigard.
As mentioned in the Site Suitability Analysis, the recommended targeted business dusters will need sites
ranging from one to twenty-tivc acres to expand or locate within the Tigard UPA,with a majority of
the need falling in the five to ten-acre range. The City appears to have a range of sites available to
accommodate the targeted business dusters. However redevelopment sites may be needed to
accommodate development needing five to ten-acre parcels.
In light of the importance of redevelopment to the City's ability to grow and diversify its economic
base, the City and consultant team also evaluated the relative level of high, medium and low
redevelopment potential for each developed tax lot in the Tigard UPA. While this is not a stated
requirement within OAR 660, Division 9, it is considered an important factor in deciding which land
use growth scenario to target.
The analysis of redevelopment opportunities is based on the ratio of assessed improvement value to
land value for each tax lot using 2010 Washington County Assessor data. The results provided in
Table 13 indicate that there are significant amounts of high and moderate redevelopment potential
within the Tigard USB. The redevelopment analysis identities 169 tax lots with a total of 115.6 acres as
having"high" redevelopment potential, and 180 tax lots with 166.6 acres as having"moderate"
redevelopment potential.
1724—Planning Cummi_siun Reconunended Drsfi 18
Table 13. Analysis of Redevelopment Tax Lots by General Land Use Zone
Classification, Tigard USB
City of Tigard Redevelo able Potential (improvement to Land Value)*
High (< 0.33) Moderate Low (> 1.00)
0.33 to 1.00
Lots Acres Lots Acres Lots Acres
Commercial 19 7.2 31 17.8 199 299.8
Mixed Use 132 81 .4 124 89.9 232 344.3
Industrial 18 27.0 25 58.8 146 437.9
Total 169 115.6 180 166.6 577 1,082.0
Notes: i Improvement to Land Value calculated from Washington County Tax Assessor data
(Sept 2010).
2 196 Properties contained a zero Improvement or Land Value and are not represented here.
Source: City of Tigard.
Short-Term Land Supply Determination
In addition to the long-tern land supply, OAR 660-009-0005 also requires the identification of a short-
tern supply of land meaning"suitable land that is ready for construction within one year of an
application of a building permit or request fora service extension." OAR 660-009-0025 also requires
that cities must provide "at least 25 percent of the total land supply within the urban growth boundary
designated for industrial and other employment uses as short-term supply."
In Tigard's case, all of the land supply currently included within the Tigard UPA is deemed by the City
to be within the short-term supply category. Hence, there are existing roads,water, sewer,and other
infrastructure facilities that are sized appropriately to handle some level of new development on the
remaining vacant tax lots.
One issue the City has been dealing with is that of highway capacity. This will continue to be an issue
until a regional solution is found. This constraint was the cause of a maximum floor-to-area ratio of 0.4
being applied to the Tigard Triangle when a portion of it was rezoned to mixed-use employment. This
severely, limits the ability to maximize the development potential of available sites. It also causes
proposed developments to provide mitigating measures when it is determined the increased vehicle
trips will not meet ODOT performance measures. This can be financially constraining to a project if
additional lanes,medians,or intersection improvements are required to be paid for by the development.
Additionally, the Transportation Planning Rule (OAR 660-12-0600) and related ODOT performance
standards for the state highways have presented a barrier to Tigard achieving its aspirations. This
includes amending existing zoning to allow higher density developments that are consistent with the
Region 2040 land use designations. The TPR requires an amendment to an adopted plan not cause an
affected roadway to fail to meet performance standards, or if the forecast roadway operations are
already failing to meet performance standards, the plan amendment must not further degrade
performance. This is a known issue in Downtown,Washington Square Regional Center, along Pacific
Highway, and in the Tigard Triangle, and may also arise in other areas near state highways or freeway
interchanges.
These issues are being addressed at the state and regional levels and could be somewhat mitigated as the
City, Metro, and ODOT work to develop alternative performance standards through a corridor
LOA—Planning Cnnmiission Recommended Draft 19
refinement plan for Pacific Highway. The Pacific Highway corridor is also being studied for potential
high-capacity transit service in the future. The presence of high-capacity transit could also alleviate
some of the issues associated with ODOT performance measures by allowing new development to
allocate additional trips to transit and reduce automobile trip demand. Strategies to promote transit-
oriented development and address ODOT capacity issues are recommended as part of the
implementation plan policies for the Tigard f-OA.
ASSESSMENT OF POTENTIAL (RECONCILIATION OF DEMAND AND
SUPPLY)
Short-Term Land Need Determination
Commercial and industrial properties appear to clearly meet the statutory requirements for short-tcmi
land supply, as all of the long-tern land supply can be classified as short-tern as well as long-term
supply. Industrial and commercial properties appear to be well served with adequate infrastructure, and
there is an abundant supply of vacant industrial,office and retail building floor area being actively
marketed in the Tigard USB today.
Long-Term Land Need Determination
Consistent with EOA documentation requirements, the economic trends analysis of land needs
scenarios and the business clusters analysis indicates that the Tigard UPA can add approximately 794
net new industrial jobs without needing to add additional industrial-zoned land over the next 20 years.
In light of current downward trends in industrial business activity, the land efficient need scenario
appears to be most consistent with regional growth forecasts and anticipated market realities.
Industrial Land Need and Parcel Requirements
As indicated in Table 13, the land efficient need scenario assumes 48 acres of net new industrial vacant
land demand,which is just below the estimated vacant industrial land supply of 50 acres. If the City
opts to pursue a more aggressive economic growth strategy that is consistent with the moderate or high
land need scenario, the City would need to identify another 14 to 30 acres of vacant industrial land area
to meet the level of industrial demand associated with adding another 1,059 to 1,324 industrial jobs.
In light of the City's rather limited remaining vacant industrial land supply of tax lots in excess of five
acres, the consultant/staff team reconvnends that the City adopt economic goals and objectives that
preserve the remaining large contiguous industrial sites for large industrial employment users. A
preliminary expected forecast of demand by parcel size is also provided in Table 14, and assumes that
virtually all of the remaining vacant industrial land supply within the Tigard UPA will be absorbed over
the next 20 years.
FOA—I'lanning C'onunis>ion Reconi[imided Draft 20
Table 14. 20-Year Industrial Demand Forecast and Vacant Land Supply, Tigard USB
Efficient Land Moderate Land High Land
Land Demand and Supply Need Scenario Need Scenario Need
Scenario
Demand for Vacant Industrial 48 64 80
Land
Supply of Vacant Industrial Land 50 50 50
Land Surplus or (Deficit) 2 (14) (30)
Existing Forecast of
Preliminary Parcel Distribution, Unconstrained Parcel Size Surplus
Efficient Land Need Forecast t Supply (tax Demand (tax lots)
lots) (tax lots) lr
Less than 1 acre 12 10 2
1 to 5 acres 5 5 0
5 to 10 acres 0 0 0
10 to 20 acres 2 2 0
20+ acres 0 0 0
Total 19 17 2
Notes: t Tax lot demand forecast expected to meet or exceed supply in 20 years.
Source: Based on findings included in demand and supply analysis.
Commercial Land Need and Parcel Requirements
As indicated in Table 15, the land efficient needs scenario assumes 78 acres of net new commercial and
mixed-use vacant land demand,which is just below the estimated vacant land supply of 86 acres. As
with the industrial land needs,an economic growth strategy that is consistent with the moderate or high
land needs scenario would require the City to identify an additional 19 to 45 acres of vacant commercial
and mixed-use land to meet the demand. .
In light of the City's rather limited remaining vacant commercial and mixed-use land supply of lots in
excess of five acres, the consultant/staff team recommends that the City adopt economic goals and
objectives that preserve the remaining large contiguous commercial sites for strategic commercial retail
and office employment users, and allow housing in these areas, only as part of a mixed-use
development. A preliminary expected forecast of demand by parcel size is also provided in Table 15,
and assumes that virtually all of the remaining vacant commercial land supply over one acre in size
within the Tigard UPA will be absorbed over the next 20 years.
The City also anticipates the development of high-capacity transit along the Pacific Highway corridor.
The region has made a commitment to high-capacity transit and this corridor is the next to be studied.
Any development of high-capacity transit would trigger the City to identify station areas to accept
higher, transit supportive mixed-use densities. The logical locations for station areas would more than
likely result in the rezoning of general commercial lands to mixed-use zoning. As both commercial and
mixed-use zoned lands are included in this analysis, any rezoning would not decrease the amount of
vacant or partially vacant land available. The range of allowed uses, from retail to multi-story office
buildings,would not be affected.
ROA—Planning Commission Recommended Diad 21
Table 15. Reconciliation of Long-term Land Demand and Supply Commercial and
Mixed Use 20-Year Land Use Forecast ross buildable acres , Ti and USB
Low Land Need Medium High Land
Land Demand and Supply Scenario Land Need Need
Scenario Scenario
Demand for Vacant Commercial 78 105 131
Land
Commercial Demand 51 68 85
Mixed-Use Demand 27 36 45
Supply of Vacant Commercial 86 86 86
Land
Commercial Zoned Supply 46 46 46
Mixed-Use Zoned Supply 40 40 40
Land Surplus or Deficit 8 19 45
Preliminary Parcel Distribution, Existing Supply Forecast of Surplus
Efficient Need Forecast (tax lots) Demand (tax lots)
(tax lots)
Less Than 1 acre 89 30 59
1 to 5 acres 14 14 0
5 to 10 acres 3 3 0
10 to 20 acres 0 0 0
20+ acres 0 0 0
Total 106 47 59
Source:FCS GROUP, based on findings included in demand and supply analysis.
Planning, Market, Cost and Risk Factors
Consistent with 17-OA documentation requirements, the economic trends analysis, stakeholder
interviews and business clusters analyses indicate that the Tigard USB is uniquely positioned within the
greater Portland metropolitan region to experience continued success in retaining and attracting
businesses and economic development.
Risk of Losing Large Commercial and Industrial Sites
As Tigard's vacant land supply of large parcels (more than five acres) becomes diminished, the City
could risk losing economic growth potential if remaining larger industrial and commercial sites allow
non-employment uses that displace prospective business opportunities. \Chile the current short-tern
employment market is sluggish at best, the future long-term job growth trends bode well for'Tigard if it
preserves large commercial and industrial zoned parcels for intended business activity. 'These risks can
be mitigated in part by adopting new economic development objectives that preserve large commercial
and industrial areas for desired commercial and industrial business activities.
Risk of Not Adequately Preparing for Targeted Area Redevelopment
As Tigard's population and employment levels increase with time, and vacant land diminishes, the City
will need to rely more upon redevelopment areas, and productivity increases from existing developed
lands and businesses to achieve long-term economic strength and diversity. New economic
I;OA—Planning Conmiission Reconnnended Draft 22
development objectives should be fOTlnUlatcd to enable the City to leverage desired redevelopment in
targeted locations such as downtown, and within planned transit-station communities.
Risk of Expanding the USB in the Future
Beyond the 20-pear forecast time horizon the City should consider the need to grow into urban reserve
locations,if the City's investment in infrastructure extensions yields a favorable return to its residents
and businesses. An Urban Planning Arca expansion is not necessary at this time to accommodate
industrial and other employment land needs for the next 20 years, unless the City opts to pursue the
moderate or high land needs scenario to acconvnodate additional commercial and industrial job
growth.
Planning and Permitting Risks
The City should review its land use development code to ensure that it preserves sites for their intended
use,yet is flexible enough to accommodate a full diversity of commercial and light industrial uses
consistent with public safety, public facilities, and positive urban design characteristics. The abihty to
provide a streamlined and predictable permitting process can be a challenge as the City rehes more on
smaller infill and redevelopment sites to accommodate business growth.
Non-Local Regulatory Risks
The City is dependent upon ODOT to achieve higher trip caps in targeted redevelopment areas. As
the City and Metro pursue high capacity transit facilities and assessed service levels, these regulatory
risks may be addressed by assuming higher non-vehicle mode shares that result in reduced traffic
impacts from new development.
Most of the risk factors described above may be addressed by the City of Tigard. Others will require
partnerships with regional and state regulatory agencies, such as Metro,Washington County and
ODOT. The City can take a leadership position by providing a local planning and permitting
environment that is favorable to business investment and more proactive economic marketing to raise
awareness of'pigard's strengths as a preferred location for over 2,900 existing business establishments.
IMPLEMENTATION POLICIES AND ACTION MEASURES
OAR 660-009-0020 stipulates that comprehensive plans must provide community economic
development objectives, a commitment to providing a competitive short-term land supply, and
identification and provision of adequate sites and public facilities to serve economic development
demand.
Since the City of Tigard updated the economic development chapter of its Comprehensive Plan in
2008, the document contains a fairly complete set of economic development goals, policies and action
measures. The following is a list of topics and recommended policy updates to comply with state
statutes and/or implement the City's economic goals.
Policies
Community Economic Development Objectives (CGDOs)
The majority of these objectives are already embedded in existing policies. Two new policies are
recommended:
`The Cid,sball encourage neigbborbood commercial uses lbat support etononm oppordmilres, nnJli-modal tran.tporlalion
options, ueigbborbood vitality, and lbegoals of C�i«ent land nse pallerns."
E0A—Planning Commission Reconnneaded Drall 23
"The Cite shall enrouraAe bllsine.ues/ha/are enoironmenlally and econonucally sustainable."
Commitment to Provide Adequate Sites and Facilities and Commitment to Provide a Short-Term Land
Supply of Land
The commitment to provide adequate public facilities is embedded in existing Policy 9.1.4 of die
Comprehensive Plan. One new policy is recommended to describe the commitment to provide
adequate sites and a short-term land supply:
`Tbe Cite shall monitor and update its Buildable Lands hwenlog,to ensm8 adequate shw and long-lean supplies of
buildable employmenl land"
Provide for Prime Industrial Land Development on Large Lots
Existing Policy 9.1.7 addresses the need to protect prime industrial land but does not address the need
for large lots. It is recorumended the policy be revised as follows:
"The City shall hunt the development of retail and service land uses in Nletro-designated industrial
areas, and especially on loll of 10 or more acres, to preserve the potential of these lands for industrial jobs."
Promote Targeted Redevelopment in Downtown and other areas
This issue is addressed by several existing policies and recommended action measures, but most directly
by Policy 9.3.1: "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 (Hwy 99V O;and the Tigard Triangle" No new
language is proposed.
Recommended Action Measures
Assist property owners with the Oregon Industrial Site Certification Process
A new recommended action measure is suggested:
`Assol properh owners with the OieSon Industiial Sile Cerliliccrhon Process to help preseroe and market the Cry,s
innentor),of industriallands."
Economic Development Marketing and Incentives Directed Towards Strategic Clusters
This issue is addressed indirectly by several recommended action measures, but could benefit from
more concise language. A new recommended action measure is suggested:
`7 xplore an economir dereloprnew marketing and incenlires program la>geling slrsulegic basiness cinslers."
Work with MOT to address mobility standards
Capacity issues on state highways (particularly Pacific Highway, Hwy. 217,and Interstate 5) impact
economic development opportunities through trip caps, limited floor-to-arca ratios, and required road
improvements that are expensive. The conversation is just getting started at the regional level. A new
recommended action measure is suggested:
`Il%rk with slate and regional pmYnerr to derelop allernaliw mobifi�v standards that ndll benefil the rommmuil r and ils
economic development 5#orl t."
HOA—Plenum,Connnission Reconunended Dian 24
Monitor Local and Regional Economic Development Initiatives
This request from the Planning Commission led to a suggested new recommended action measure:
l-Janitor loud and rrgiouul econolvie denelopmew initiatives to arrest Ibeir eeclinene s related to cost and outcome."
Metro Designated Centers and Corridors
Based on a resolution passed by the Tigard City Council, Metro recently amended its Growth Concept Map
expanding the Tigard Town Center Boundary to include the entire Tigard urban Renewal District and the
Tigard Triangle. The City is required to adopt this change into its Comprehensive Plan. Staff reconvnends
adopting a definition that will refer to the Metro Growth Concept Map, thus eliminating the need to amend
the Tigard Comprehensive Plan each time the Metro Growth Concept Map is amended.
GOA—Planning Cunmiission Reconunrnded Di all 25
APPENDIX A - OFFICE LEASING ACTIVITY SUMMARY, MID-YEAR REPORT
OFFICE Leasing Activity,Mid-Year 2010(as of lune 30,2010) 1
Class A Market Statistic Mid-Year-2010
Existing ventory Vacancy YTD Net YTD Under Const Quoted
Market #Builds Total RBA Total SF Vac% Absorbtion Deliveries SF Rates
Central Business District 41 11,389,435 1,412,066_ 12.4% (135,590) 368,800 6_2,200 $24.42
Suburban 141 17,234,745 2,225,626 12.9% (130,126) - - $23.74
Tigard _ _ 6 509,08_7 151,9_31 29.8% (13,097) - _ - $23.93
217Corridor/Beaverton 12 1,142,430 303,750 26.6% (15,550) - - _ $21.77
Kruse Way_ _ 19 1,96_1,855 _ _495,615 2_5._3% (_26,228) - - $26.05
Barbur Blvd_/Capitol H_wy - - - - - k.OD
Tulalatin _ _ 4 __361,270 154,503 42.8% _ _ 5,_604_ - - $24.31
Wilsonville 4 325,501 55,071 16.9% $24.77
Total 182 28,624,180 3,637,692 12.7% 265,716 368,800 62,200 $24.01
I
Class B Market Statistic I Mid-Year 2010
Existin ventory Vacancy YID Net YTD Under Const Quoted
Market #Builds Total RBA Total SFj Vac% Absorbtion Deliveries SF Rates
Central Business District_ _ 130 9,423,902_ _ 92_7,523 _ 9.8% _ 61,787 - _ - $20.18_
Suburban 1,155 3_0,095,314 4,345,461 14.4% (62,639) 14,000 268,854 $17.82
Tigard _ - - 83 1,979,955 _ 277,469 14.0% _ 12,806 _ -- --- _$20.88 _
217Corridor/Beaverton 72 _1,719,571 _ 3.14,759 18.3% 5,148 - - $1_6.40 _
Kruse Way _ _ _ 26 728,262 _ 93,241 12.8% (14,059) - $20.76
Barbur Blvd/Capitol Hwy 42 890,67_2_ 121,398 13.6% 2,337_ _ - - $16.79
Tulalatin _ _ 30 _704,815 _ 1_05,798 _15.0% (7,289) - - $19.36
Wilsonville N0'!
30,169 4.8% (10,369) $16.71
Total 1,285 39,519,216 5,272,984 13.3%1' (952)r 14,000 268,854 $18.38
ClassC Market Statistic i i I i Mid-Year 201D
Existing ventory Vacancy YTD Net YTD Under-Const Quoted
Market #Builds Total RBA Total SF Vac% Absorbtion Deliveries SF Rates
Central Business District 177 4,093,913 _ 489,486 12.0% _ _11,201 _ _ - _ _ - $17.49
Suburban _ 2,_81_5 18,283,763 129,081 0.7% _ 68,66_5 - $14.36
Tigard _ _ 97 _ 662,1_82 _ 66,493 10.0% _ (3,199) - - $15.60
217Corridor/Be_av_erton 82 609,431 70,635 1.1.6% 1_,_202 - - $14.50
Kruse Way _ _ 19 133,044 2,452 18% _ _ - - $18.00
Barbur Blvd/Capitol Hwy 120 _ 846,865 _ 99,822 11.8% _ (5,090) _ - $15.60
_Tulalatin 20 _ 119,561 _ 29,278 24.5% (5,598) - - $14.73
Wilsonville 1 21 103,496 2,681 2.6% 5,609 $17.21
Total 2,992 22,377,676 618,567 1 2.8%1 79,866 $14.93
i I I
Class B and C Market StatisticsI i Mid-Year 2010
Existing ventory Vacancy YTD Net YTD Under Const Quoted
Market #Builds Total RBA Total SF Vac% Absorbtion Deliveries SF Rates
Central Business District 307 13,517,815 1,417,00_9 10.5% 72,988 - - $19.37
S_uburban _ ____ _3,970 4_8,379,077 _4,474,542 _ 9_2% 6,026_ _ 14,000_ 2_68,85_4_ $1651
Tigard 180 2,642,137 _ _ 343,962 13.0% 9,607 - - $19.56
217Corridor/Beaverton 154 2,329,002 385,394 16.5% 6,350 - $15.90
Kruse Way-_ _ _ 45 861,306 95,693 11.1% (14,059) - _ - _$20.33
_Barbur Blvd/Capitol Hwy 162 1_,737,537 221,220 _ 12.7% _(2,753) - - _ $16.21
Tulalatin 50 _ 824,376__ 135,076 _ 1_6.4% _(121887)_ _ _ _- _ - $18.6_9
Wilsonville 38 725,547 32,850 4.5% 4,760 $16.78
Total 1 4,277 1 61,896,892 1 5,891,551 1 9.5%1 79,0141 14,0001 268,854 $17.14
Quoted Rotes Jar Class 8 and C table are weighted average of individual a and C markets according to the total RRA inventory
Source:CoStarOffice Report Mid-Year 1010;Capacity Commercial
&ou . 1
GOA-Planning Commission Recommended Drall 26
APPENDIX B: INDUSTRIAL LEASING ACTIVITY, MID-YEAR 2010 REPORT
Flex Building Market Statistics i I I I Mid-Year 2030
Existing Inventory Vacancy YTD Net YTD Under Const Quoted
Market #Builds Total RBA TotaISF Vac% Absorbtion Deliveries SF Rates
Central Business District 3 _ 45,000 10,000 _ _ 22.2% - - $16.50
Suburban_ _ 741 18,956,5_77 2,268,793 12.0% (336,814) 70,02.0 - $10.23
Tigard _ 50 1,277,751 170,855 13.4%_ _(12,799) - - $12.30
217 Corridor/Beaverton 87 _2,204,502_ 419,258 _ 19.0% (69,237) - - $1_1.77
_Kruse Way -- _ _ _-2 __ 88,_92_8 _ _ _ 0.0_% - $0.00
Barbur Blvd/Capitol Hwy, 753,681 6,771 _ 12_6% 5,100 _ - $10_35
Tulalatin _ 14 _ 430,840 23,229 5.4%1_ _(2,531) - - $7.54
Wilsonville 29 1,661,734 201,334 12.1% (18,316)17,020 $9.31
Total 744 19,001,577 2,278,793 r 12.0% 336,814 70,020 r $10.24
-�
Warehouse Building _Market St _cs , I I Mid-Year 2010
Existing Inventory Vacan YTD Net YTD Under Const Quoted
Market #Builds Total RBA TO ISF Vac% Absorbtion Deliveries SF Rates
Central Business District_ _ 41 1,616,833 _ 141,090 _ 8.7% _ _(1,843) _ - _$5.78_
Suburban 4,694 16_7,214,476 13813,64_3 8.3% 91,337 _ 119,72.3 415,000 _ $5.55
Tigard_ __ 119 ___4,394,617 339,683 7.7%__57,333 - _ $6.38 _
217Corridor/Beaverton _ _ _ _75 3,332,391 471,805 _ 14.2%_ 31,770 _ _ - $6.30
_Kruse Way _ 13 _ 301,069 _3,378 _ 1.1% 10,240 _ _ _ _ _ _ - $7.20
Barbur Blvd/Capitol Hwy ^ 17 _ _ 209,963 _ 5,000 _ 2.4% 81000 - - $6.16
_Tulalatin_ _ 221 8,453,141 675,494 8.0_% (39,805) _ _ _ - _ _ $5.20 _
Wilsonville 83 6,155,906 1,268,475 20.6% 47,351 - $5.95
Total 4,735 16$831,309 13,954,733 B.3%I 89,494 1 119,723 1 415,000 $5.55
Total Industrial Market Statistics I I � ! Mid-Near 2010
Existing Inventory Vacancy YTD Net YTD Under Const Quoted
Market #Builds Total RBA TotaISF Vac% Absorbtion Deliveries SF Rates
Central Business District 44 _1,661,833 _ 151,090 9.191. (1,843) _- _ - $_7.1_6
17
Suburban 5,435 186, 1,053 16,082,436 8.6% (245,477) 189,743 415,000 56.19
Tigard _ _ _ _ _ 169 _ _5,672,368 _ 510,538 _ 9.0_% 44,534 - - $7.68
_217 Corrid-r/Beave_rton _ 162 _5,536,893 _8.9_1,063 16.1% (3_7,467) _ _ - $8.0_7
Kruse Way _ _ 15 _ 389,997 __3,378 _-0.9% 10,240 _ _ - $7.20
_Barbur Blvd/Capitol Hwy _ _ _ 24 263,644 11,771 _ _4.5% 13,100_ - - $8.01
_Tulalatin _ _ _ _ _235 8,883,981 _ 698,723 _ 7.9%___ (42,336) _ - - $5.29
Wilsonville 112 7,817,640 1,469,809 18.8°/ 29,035 7,020 $6.72
Total 5,479 187,832,886 16,233,526 8.6% 247,320 189,743 415,000
Source:CoStar Office Report Mid-Year 2010,Capacity Commercial Group.
EUA-Planning Connnission Recounncntled Drall 27
APPENDIX C: ANALYSIS OF EMPLOYMENT AND SPACE NEEDS
Projected Tigard Em to ment, Medium Forecast Scenario,2005-2035
Chance
2005 Pro'. 2035 Jobs %
Retail Trades 9,854 14,426 4,572 46%
Services 11,372 23,482 12,110 106%
Industrial/Other' 12,049 13,637 1,588 13%
Government* 8,033 9,092 1,059 13%
Total 41,308 60,637 19,329 47%
Source:Metro adopted housing and employment growth forecasts, 2007,Metroscope Gen. 2.3. Assumes
allocation of"Other"jobs at 60%industrial, and 40%government. In light of the recent national economic
recession that caused severe declines in Oregon employment from 2007 through 2010, Metro's 2030 job forecast
for Tigard is assumed to be achieved by year 2035 under the "medium forecast"scenario.
Projected Tigard Net New Average Annual Employment Forecast 1 Year Forecast)
Low Medium High
Retail Trades 114 152 191
Services 303 404 505
Industrial/Other' 40 53 66
Government' 26 35 44
Total 483 644 805
Projected Tigard Net New 20-Year Employment Forecast
Low Medium High
Retail Trades 2,286 3,048 3,810
Services 6,055 8,073 10,092
Industrial/Other' 794 1,059 1,324
Government' 529 706 882
Total 9,665 12,886 16,108
GOA—Hannine Commission RCCOmmended Diak 28
APPENDIX C: ANALYSIS OF EMPLOYMENT AND SPACE NEEDS
(CONTINUED)
Job Sectors and Building Type Assumptions
Flex/Bus. Gen.
Employment Sectors Office Institutional Park Industrial Warehouse Retail Total
Retail Trades 5% 1% 6% 0% 12% 76% 100%
Services 72% 1% 5% 1% 1% 20% 100%
Industrial/Other 8% 0% 50% 40% 2% 0% 100%
Government 43% 37% 5% 0% 0% 15% 100%
Source: Metro Draft 2009-2030 Urban Growth Report;modified to reflect local observations. 1
- - r _-
Proj.Tigard Net New 20-Year Employment Forecast by Building Type, Low,
Flex/Bus. Gen.
Office Institutional Park Industrial Warehouse Retail Total
Retail Trades 114 23 137 - 274 1,737 2,286
Services 4,360 61 303 61 61 1,211 6,055
Industrial/Other` 64 - 397 318 16 - 794
Government' 228 196 26 - - 79 529
Total 1 4,765 1 863 378 1 351 I 3,028 9,665
Pro'.Tigard Net New 20-Year Employment Forecast by Building Type, Medium
Flex/Bus Gen.
Office Institutional Park Industrial Warehouse Retail Total
Retail Trades 152 30 183 - 366 2,316 3,048
SeMces 5,813 81 404 81 81 1,615 8.073
Industrial/Other' 85 - 529 424 21 1,059
GovemmenY 304 261 35 - - 106 706
Total 6,353 372 1,151 504 468 4,037 12,866
Proj.Tigard Net New 20-Year Employment Forecast by Building Type, Highl I
Flex/Bus. Gen.
Office Institutional Park I Industrial Warehouse Retail Total
Retail Trades 191 1 38 229 - 457 2,896 3,810
Services 7,266101 505 1 101 101 2,018 10,092
Industrial/Other' 106 1 - 662 529 26 1,324
Govemment' 3791 326 44 - - 132 882
Total 7,942 465 1,439 1 630 585 5,046 16,106
Source:FCS GROUP based on Metro Draft 2009-2030 Urban Growth Report;modified to reflect local observations. '
GOA-Planning Commission Rccunnncnded Diali 29
APPENDIX C: ANALYSIS OF EMPLOYMENT AND SPACE NEEDS
(CONTINUED)
[Building T pe to Land Needs Assum tions'
FlexlBus Gen.
Office Institutional Park Industrial Warehouse Retail
Refill/Redevelopment Rate 67% 67% 45% 45% 45% 60% 1
Jobs Needing Vacant Land Rate 33% 33% 55% 55% 55% 40%
Building SF Per Job 2 370 630 550 700 1,100 510 _
Floor-Area-Ratio' 0.50 0.50 0.31 0.30 0.30 0.30
Public Facility NeCGross Adjustment 3 1.10 1.05 1.10 1.05 1.05 1.10
Work at Home Adjustment 0.15 0.03 0.05 0.03 0.03 0.03
I'assumptions aro intended to mflect a long-term average over 20 years, some"ramp up"is expected to attain these_density levels.
I1/Adjusts for building refill&vacancy allowances.
r2/Building density derived from Metro UGR assumptions. 1
r3/A11owences take info account land dedicated tto public/utility easements.
4/All/owence based on national statistics by US Dept. of Labor, Bumau o/of Labor Statistics, Technical information: "Work at Home i
Source:assumptions am generally consistent with the Metm Oran 200g-2030 Urban Growth Weport;modified-7-t rafted local observatio
-- _ T -i-- -'-
Irro.Ti artl Net New 26--Yew,Retlevelopmen[Builtlin S ace Needs(Floor Area
Flex/Bus Gen.
Office Institutional Park Industrial Warehouse Retail Total
Low 1,004,000 114,000 203,000 116,000 168,000 899,000 2,504,000
Medium 1,339,000 152,000 271,000 154,000 225,0001 1,198,000 3,339,000
High 1,673,000 191,000 338,000 1 193,000 281,000 1 1,498,000 4,174,000
I i
IPro'.TI artl Net New 20-Year Bulldin I Floor Area on Vacant Lands(Floor Area) ;
Flex/Bus. Gen.
Office Institutional Park Industrial Warehouse Retail Total
Low 495,000 56,000 248,000 141,000 206,000 599,000 1,745,000
Medium 659,000 75,000 331,000 188,000 274,000 799,000 2,326,000
High 824,000 94,000 414,000 235,000 343,000 999,000 2,909,000
1
IPro.Tigartl 20-Year Vacant Lands(grussbuildableacres) 1 1
Flex/Bus Gen.
Office Institutional Park Industrial Warehouse Retail Total
Low 251 3 20 11 17 50 126
Medium 33 4 27 15 22 67 168
High - 42 5 34 19 28 84 21
1 I
L0A-Planning Commission Reconvncndcd Draft 30
APPENDIX C: ANALYSIS OF EMPLOYMENT AND SPACE NEEDS
(CONTINUED)
11-and Use Assi nment Assum tions j
Flex/Bus. Gen.
Local Zoning Classification Office Institutional Park Industrial Warehouse Retail
Commercial 50% 0" 20%1 10% 10% 60% _
Mixed Use 40% 20°/a 5% 5% 0% 30%
Industrial 10% 20% 75% 85% 90% 10%
Total 100% 100% 100%1 100% 100% 100%
[Assumptions by FCS GROUP and Tigard based on local observations. 1
1
iProj.Tigard 20-Year Vacant Land Needs Forecast by Zoning Classification,Low
Flex/Bus. Gen.
Land Use Classification Office Institutional Park I Industrial Warehouse Retail Total
Commercial 13 2 4 1 2 30 51
Mixed Use 10 1 1 1 1 15 27
Industnal 3 1 15 1 101 15 5 48
Total 25 31 201 ill 171 Sol 126
l . �
i`
Proj.Tigard 20-Year Vacant Land Neetls Forecast by Zoning Classification,Medium
Flex/Bus. Gen.
Land Use Classification Office Institutional Park Industrial Warehouse Retail Total
Commercial 17 2 5 2 2 40 68
Mixed Use13 1 1 1 20 36
Industrial 3 1 20 13 20 7 64
Total 331 4 27 151 22 67 168
, I 1
_ --
Proj.Tigard 20-Year Vacant Land Needs 1—Forecast by Zoning Glassificatioq High
Flex/Bus. Gen.
Land Use Classification Office Institutional Park I Industrial Warehouse Retail I Total
Commercial 21 3 7 2 3 50 85
Mixed Use 17 1 2 1 25 45
Industrial 4 1 1 25 16 251 6 80
Total 42 51 34 191 281 84 210
rSummaryof 20-Year Vacant Land Demand Forecast by Zoning Classification,Tigard USB(with current zoning regulations)
Land Use Classification Low Medium Hi h _ I r
Commercial 51 68 85
Mixed Use 27 36 45 I
Industrial 481 64 80 1
Total 1 1261 168 210
[Assumptions by FCS GROUP based on Dec. 2009 Mum 2009-2035 Urban Gmvth Report assumptions and local observations.
EUA–Planning Commission Rccommcndcd DMA 31
APPENDIX D: ANALYSIS OF RETAIL INFLOW/OUTFLOW
Analysis of Retail Developm ant Potential
Tigard Area
2010 to 2030
@l.2010 Population in Gly 48,100
Roll.2030 Population in City 62,278
Analysis of Effective Buying Income(EBI)
EsL 2010 Per Capita income V $33,000
Roj.2030 Per Capita Income 11 $36,462
Est.2010 Aggregate EBI(000) $1,587,300
Rol.2030 Aggregate EBI(000) $2,270,749
Change an Aggregate EBI(000) $81113,449
Future 2030 Supportable Retail Development
Analysis of Existing&Future Retail Sales Potential
2010 2030
Retail Retail
Distribute Buying Buying Total
on of Power Power Change Sales Sales Support Supportable
Local from from in Retail Attributed Attibutad able Sq.Ff.of New
Income by Local Local Buying to Local to Retail Retail Retail
Store Residents Residents Power Residents inflow Sales Development
Store Group Group 2/ (000)2/ (000)2/ (000) (000) (000)41 (000) S/
Food Stores 8.3% $131.746 $188,472 $56,726 $51,054 $12,763 $63,817 236,000
Eating 8 Drinking 5.0% $79,365 $113,537 $34,172 $30,755 $13,181 $43,936 162,000
Gen.hirchandise 5.5% $87,302 $124,891 $37,590 533,831 $27,680 $61,510 227,000
Furniture,Furfures B Appliances 2.2% $34,921 $49,956 $15,036 $13,532 $11,072 $24,604 91,000
Automotive Services 9.6% $152,381 $217,992 $65.611 $52,489 $42,945 $95,434 352,000
OtherMsc. 11,3% $179,365 $256,595 $77,230 $54,061 $23,169 $77,230 295,000
Total 41.9% $665,079 $951.444 $286,365 $235,722 $130.810 $366,532 1,353,000
Notes:
1/Dedved from US Census estimates;assumes.05%annual real income growth.
2/Store group sales allocations from US Bureau of Economic Analysis,Consumer Expendure Surrey,Western United States.
3r Based upon employment estimates:assumes 500 sq.B.perjob,5%vacancyallowence,and avg.sales of$2751sq.ft.
4/Future retail in0owassumed to account for 30%to 45%of total retail sales.
Sr Butiding nee assumes$285/Per sq.R.annual sales,and 5%vacancy allowance.
Source:analysis by FCS GROUP
EOA-Planning Commission Recommended Draft 32
APPENDIX E: SUMMARY OF TIGARD EMPLOYMENT ZONES AND REGULATIONS
The following is an overview of regulations related employment lands and zones for the
City of Tigard. A general description of each zone is provided along with common and
specific development standards when applicable. A summary table highlights specific
regulations, such as building height, lot size, setbacks, landscaping and lot coverage.
COMMERCIAL ZONES
Neighborhood Commercial District (C-N)
Provide convenience goods and services (those purchased frequently) within a small
cluster of stores adjacent to residential neighborhoods. A limited number of other uses
such as restaurants, gas stations and medical centers are permitted conditionally.
Community Commercial District (C-C)
Provide convenience shopping facilities to meet regular needs of nearby (1.5 miles)
residential neighborhoods. Typically range in size from 30,000-100,000 sf on 2 to 8-acre
sites. Separated from other commercial zones by at least one half-mile. Housing is
permitted on the second floor at densities not to exceed 12 units/net acre. Limited
other uses are allowed conditionally. Mandatory site development review.
General Commercial District (C-G)
Accommodate a full range of retail, office and civic uses with a City-wide and even
regional trade area. Residential uses limited to single family residences on same site as
permitted use. A wide range of uses are permitted conditionally.
Professional Administrative Commercial District (C-P)
Accommodate civic and business/professional services and compatible support
services in close proximity to residential areas and major transportation facilities. Within
the Tigard Triangle and Bull Mountain Road District, residential uses at a minimum
density of 32 units/net acre are permitted in conjunction with commercial
development. Heliports, medical centers, religious institutions and utilities are permitted
conditionally. Developments are intended to serve as a buffer between residential
areas and more intensive commercial and industrial areas.
Mixed Use-Central Business District (MU-CBD)
Provide a pedestrian friendly urban village in Downtown Tigard. A wide variety of
commercial, civic, employment, mixed-use, multi-family and attached single family
residences are permitted. All uses are allowed in all areas.
Specific Development Standards (18.610):
Four sub-areas (see MU-CBD Development Standards Matrix) have different setback
and height limits in order to create a feeling of distinct districts within the larger zone.
• Pacific Hwy. and Hall Boulevard Corridor: designed to create a "pulse-point" along
the Pacific Hwy. corridor. Regional retail draw and potential future high capacity
transit.
• Main Street- Center Street: pedestrian-oriented with smaller scale development.
• Scoffins Street-Commercial Street: higher density residential and employment
base of civic, office and commercial uses.
GOA—Planning Commission Recommended Dial 33
Fanno- Burnham Street: medium scale residential or mixed use development.
Mixed Use Employment (MUE)
Designed to apply to a majority of land within the Tigard Triangle, it permits a wide
range of uses including major retail goods and services, business/professional offices,
civic uses and housing (multi-family at a max density of 25 units/acre. A wide range of
uses are permitted conditionally. Acknowledges a majority of trips by automobile, but
supports alternative modes of transportation to the greatest extent possible and
encourages a mix of uses. Includes special design standards for Tigard Triangle (18.620).
Mixed Use Employment Districts (MUE-1 and MUE-2)
Apply to areas where employment uses such as office, research and development and
light manufacturing are concentrated. Commercial and retail support uses are
allowed but limited, and residential uses are permitted when compatible with
employment character of the area. MUE-1 example is Lincoln Center (high density).
MUE-2 example is Nimbus area (more moderate densities).
Mixed Use Commercial District (MUC)
Includes land around Washington Square Mall and immediately west of Highway 217.
Primary uses include office buildings, retail, and service areas. Also permits mixed0use
developments and housing at 50 units/acre. Large buildings encouraged with parking
under behind or to sides. Includes special design standards for Washington Square
Regional Center (18.630).
Mixed Use Commercial (MUC-1)
Applies to portion of the Durham Quarry site. Subject to IGA agreement between
Tigard and Tualatin. Permits a wide range of uses including commercial lodging,
general retail, offices and housing at min density of 25 units/acre and max of 50
units/acre. Includes special design standards for Durham Quarry (18.640).
Mixed Use Residential Districts (MUR)
Applies to predominantly residential areas where mixed-uses are permitted when
compatible with residential use.
INDUSTRIAL/INSTITUTIONAL ZONES
Industrial Park District (I-P)
Provides appropriate locations for combining light manufacturing, office and small-
scale commercial uses (restaurants, personal services and fitness centers) in a campus-
like setting. Only those uses with no off-site impacts are permitted. Mandatory site
development review and specific design standards (18.530).
Light Industrial District (I-L)
Provides appropriate locations for general industrial uses, including manufacturing and
production, research and development, warehousing and freight movement and
wholesale sales activities with few, if any, nuisance characteristics.
WA—Plannine Commission Recommended Orall 34
Heavy Industrial District (I-H)
Provides appropriate locations for intensive industrial uses including I-L uses as well as
railroad yards and waste-related activities. Uses include those which involve the use of
raw materials, require significant outdoor storage and generate heavy truck and/or rail
traffic. Properties are carefully located to minimize impacts on established residential,
commercial and light industrial areas.
8QA—Planning Commission Recommended Urclt 35
COMMERCIAL DEVELOPMENT STANDARDS
MDR
R25
STANDARD GN ,CFI C-C c MU c MFDUe MVC-1 MIIC M ] M1H2 MURI M 2
CDD— Ilnllnl OmOp Ompe Ih1I1B I171110
Mmimum3.otsbre 5.000sq 5,010,11 None 6,000sg11 Nmc None - N. W. Ilene Nane Nms None
-
Dmrhd.it It - 1.480 sgft - - -
.BeErNilo4girg, - - - 6.100"It .
roan house
Mmhnumlut Width 500 50R 50ft 50 It Time 50ft Nme N. None Nme No.. Nmc Nona
Mmlmum SeMoke
-Front Wd 2011 O20ON Oft Int OftI"I ❑ Oftl"I 20 ft v 00,,,] ORIc'I ORI111 0RIx'I IORp0
-Sldefacbsgstrea. 2011 - - ❑ - 20A v ORI"I ORI°'I ORI�1 Snlx'I IORI"I
atm 8[mough las 10
-Sift YEN Ono n10 W20 IN W20RIN W20 IN ❑ O2oft loft v 0 afton Ofticp Onrpo) OftI-1
-Side or Year and Election; - - - - In 30ft v RlmUal _ -
maerearic0veinning -
dimia
-R.Wd Ono It lel W20 It IN O20 Ole] W20 R IN ❑ 2011 v O111z41 0 on0 0 0
-Diamnm here.O.1 - - - - 0/1x011 20ft v O.pa1 N/A N/A ftlnlp9l Dims)
ofgarag &Fw.y R WA N/A
bne,abuhmgaphodwo NIA
mvc9rod.
h1eimum Buildin Rd t N/A NIA NIA NIA ❑ WA WA N/A iMariss 2Mai. None 2Mom. Nme
Maxhnum Buil' Hci 35 fl 35 ft 45ft 4511 ❑ 45 H 45ft 70 R 20011 2000 6011 2511 45 ft
Maxan.h Silc Cov 4° 85% 80% 85% 85% ❑ 85% 80%1° 9096 85% 85% 85% Stl% 8W.
Minimum Lmdsapc 15% 20% 15% 15% ❑ 15% 20% 10% 15% 15% 15% 20% 2w
Re,emer m!
Minimum FAR N/A N/A WA WA ❑ WA WA WA 135 135 06 06 0.1
Minimum RmidmUal TVA WA WA NIA WA WA WA 50 50 25 50 25
Dm' FMmal mm Mr, unNvme now. unitleac unites.
Masem.Rossin ivl WA WA WA NIA NIA WA WA Nme None 50 None 50
NlUllegm wipes. rollhvae
• Mulfgh-famitydwellinglmu.
^Sec Table18.610.1 and Map18.610.Afad cIWmmtsmndWs.
v=Sm 18.640.050.8.
D=See Table 18.6101 and Map 18.610.A for development Msndmdu
[I] lfiepwisimsor Cm"I8.795(Vla.Clea .).m.beseisficd.
[2] mcludm ell buBdngs End"unpavios,Emblem,
13] App]ia to all normedenlial building deedopment and mixed use daeclop ant whEh vdmics a asidmtial compment.In mixed use develgxnmt.sesidmtid Floor vw is included in do
calalation,dfl asom is to delmnme canf..'E wlb mmvmm FAA.
14] Notwithmmdmg the nomennmisof Section 18.715,020.minimum and maximum deretyshall be daemlmed for residential My pacevsinng lhenumbcrefreadmod wits M vaeshown in
the above tabic.the provisions fir dmsily vamsfer described in Sedim 18.715.030.B apply,using the minimum and retention density shown in the mow table.Any mixed-me or cmmarial
ally ote,le,morl d%snd he,,a mmimmn rk,nm m,gVmlmr.
(5] For purposes of demnining Ria mandio and resident.]dmnNes.the Nd development ara stall beume to Establish the IN a req demninM per Semon l U15.020.A.
[6] Adjustments to miomose dmay in the Washington Square Regime]center vee mbjat to the mendvdsser fare in Salim 18.630.020£.
[7] The masimum tknsiy mWimments for deestoor rots ONE mclude or opal designated Wats Resmrces Deeday restrict Ri orun whacks per Cl.ptm 18.797 are desemod in Seco.
18.630.0201).
[8] No Exibaeli Aall W re i irtd incept 20 Ra shall be ro,mdwhare de zone abuts a moidmtiel or,district.
[9] S«Sati.183200508 for site and building Acsgo standards.
[I O]No Rmt yard seb ok shall be reclined,«apt a 20-foo front ymd seback shall apply within 50 fear of a reaihmial diarists
[11] Thee shah a no minum.from ymd scrbadcrequ'semen;howeva.cmdd.s in atone.18745 End 18,795 must be tad.
1121 There as no aderk rego'vernews,except 30 fed where a commercial usewith.a district vets•residmtid zoning district.
113] The maxi.w height of my building in the CBD ane within l 00 feel of my residential zoning davia tlNl are oxcad 40 fact.
114] NO.the side or tea Surd of mals.mulople.femily dvd]ings intent.mam rmrictive zatmg coin ie..6 snbadr shadir the les;W.35 fed.
115]La ndaepd mus on exiling devdopal prepmty in the CBD stall be misused.Buffering and screening requnenens stn forth in Chapa 19,745 shall br ma for existing and nm devd.mem.
1161 Lot coverall,uchdee all buildogs and mpovia.aefaccs.
[171 Modi0cati.a to dmmsianal and mhhmum density requirements for devela{anmhe her inc]uds.mor doogndd Water Resovees Oveday Diann Rimerim Babe les pa Q sp r 18.797 are
desa3d in SeGi.18630 040F.
(18] The mrmements cautions ache BUR'a Murices in Tables 18.745.1 and 18,745 2 stall be used in Wailathg wills of buffvug/svaming and recu iced improvement s to be inmlld between
proposal use in the MUC.MUE and MIIR z.a within the Washington Sgwe Re orrd Cana(WSRC)and aetling zoning districts nes included within de WSRC,or zmmg dsrrias within
We WSRC whieh vena mud-.,Fa MUC end MUE zine&the requirmnm.for Cmmnecial Zine apply.For MUR zones,lh.rquumm.f.Ne Ndghbahood Commercial Zone gtply.
[191 For Canmacial and hixe use dcvelqunmts,the muimum from and moa side yerd setback is 10 far.For Residential only deedopments the maximum Omni,and arae side yard setback is 20
fee.
[20]Sidc and leer yard scWacks shall be 20 fee whin the zone arms readmtid dierme mown at Scat.18.510.020 aapt R-25 and R40.
(21) Themeximmn atlbark is 20 fed.
122]Thamui.sebark is 10 fat.
GN-NdgfibafioodCamnmsidlTsrim MUC I-Mixed Use Commercial
CL-Cammsnity Commercial D]aad MIIC-Mics Use Camnadal
C-0-General Commercial Distrix NUM 1-Mixed Use EmploymmUfigh Density
C-P-Frufess.apMrimn Craft UBice Caomemial M1M2-Mixed Use Fmloymml/Mdium Dmsiy,
MUL D-Mud Use Central Business Distrin MURI-Mud Use ResidenluVHigh Dmay
MUR 2-Mind Use ReeiderdiabMcdum Dcnsiy
FOA—Planning Com nnissimt Remit nicndcd Dlvli 36
W-CBD Development Standards Matrix
STANDARD SUB-AREAS
Main Sheet 99W/Hall Corridor Scoffms/Commercial FanmNBumtiam
(MS) (99H) (SC) (FB)
Front setback
015 ft.
Minimum 0 ft. (5 ft for frontage on 0 ft. Oft
99W)
Maximum 10 ft. 25 ft. 20 fl. 20 it
Side facing sheet on comer and through lots
Minimum 0 ft. 0 ft. 0 ft. Oft.
Maximum 10 ft. N/A NIA NIA
Sideyard
Minimum/max;mum NIA N/A N/A NIA
Rear setback
Minimum 0 ft. 5 ft. 5 ft. 5 ft.
Maximum N/A NIA NIA N/A
Building height
Minimum 20 ft. 20 ft. 20 ft. 20 ft.
Maximum(stories/feet) 3 stories(45 ft.) 3 stories(45 ft.) 6 stories(80 ft) 6 stories(80 ft.)r
Ground floor height minimum 15 ft. 15 ft. None None
Site coverage maximum 100% 90% 90% 80%
Minimum landscaping' 00/.' l0% 10% 20%
Minimum building frontage 50% 50% 50% 50%
Residential density(units per acre)
Minimums 25 25 25 15
Maximum 50 50 50' 506
u This table does not apply to existing development.All new buildings in the district must meet these development standards,
including projects using the Track 3 approval process.
' For standards for development surrounding the future public plaza see Section 18.610.040,Special Requirements for
Development Bordering Urban Plaza.
See also Section 18.610.045,Exceptions to Standards in the MU-CBD zone.
' In the MU-CBD zone,required landscaping can be provided on roofs_
s Landscaping/screening requirements for parking lots must be met
a Station Area Overlay permits a maximum of 80 outs per acre(see Map 18.6I0A).
r 3 stories/45 feet within 200 feet of Fanno Creek Park boundary(see Map 610.A)a within 50 feet of low or radium density
residential district.
e Minimum density applies to residential-only development(not mixed use).
GOA—Planning Commission Recommended Dra It 37
DEVELOPMENT STANDARDS IN INDUSTRIAL ZONES
STANDARD 1-P I-L 1-11
Minimum Lot Size None None None
Minimum Lot Width 50 ft. 50 ft. 50 ft.
Minimum Setbacks
-Front yard 35 ft. 30 ft. 30 ft-
-
-Side facing street on comer&
through lots[l] 20 ft. 20 ft. 20 ft.
-Side yard " 0150 ft[3] 0150 ft.[3] 0/50 ft.[3]
-Rear yard 0150 ft[3][4] 0/50 ft[3] 0150 ft.[3]
-Distance between front of garage
&property line abutting a public
or private street -- -- —
Maximum Height 45 ft. 45 ft. 45 ft.
Maximum Site Coverage[2] 75%[5] 85% 85%
Minimum Landscape Requirement 25%[6] 15% 15%
[I]The provisions of Chapter 18.795(Vision Clearance)must be satisfied.
[2]Includes all buildings and impervious surfaces.
[3]No setback shall be required except 50 feet shall be required where the zone abuts a residential zoning district,
[4]Development in industrial zones abutting the Rolling Hills neighborhood shall comply with Policy 11.5.1.
[5]Maximum site coverage may be increased to 80%if the provisions of Section 18.530.050,13 are satisfied-
[6)
atisfied[6]Except that a reduction to 20%of the site may be approved through the site development review process.
I-P-Industrial Park District
I-L-Light Industrial
I-H-Heavy Industrial
GOr1—Planning Commis>ion 12ewnunended Droll 38
APPENDIX F: TYPICAL SITE REQUIREMENTS FOR DEVELOPMENT TYPES
Typical Criteria For Specific Development Sites
Campus
E Industrial/
E m
o Heavy Hi-Tech Electronic and Call Center/ Commercial
W
Industrial/ General Food Manufacturing Computer Warehouse/ Business Office Shopping
Manufacturing Manufacturing Processing &Processing Assembly Distribution Services (Class A) Center Hotel
6 o
5t 25 5t 10 5t 10 10 to 25 5t 25 10 to 25 3to5 1to5 5t 10 3to5
F z
v
c Interstate,
Interstate,state Interstate, Interstate,state Interstate,state Interstate or Along arterial Arterial Arterial or
w state highway
u highway or state highway highway or highway or limited access Along or streets or street interstate
` principle or principle or principle
Q. principle principle four-lane arterial or in down town visibility, visibility or
o arterial within arterial within arterial arterial within arterial within highway within streets centers and prefers downtown
within 1-30
31-10 miles 1-20 miles miles 1-15 miles 1-10 miles 1-15 miles transit areas transit areas centers
J
•Water flow 2! •Water flow •Water flow> •Water flow •Water flow
65,300 GPD •Water flow>- >_4,600 GPD 3,500 GPD ?4,000 GPD >_10,000 GPD
•Water flow> •Water flow>_ •Water flow>_ •Water flow>
-
•Sewer flow>- 74,300 GPD •Sewer flow •Sewer flow>- •Sewer flow •Sewer flow
? 36,100 GPD 17,000 GPD 24,900 GPD 11,700 GPD
58,800 GPD •Sewer flow>_ ?4,600 GPD 3,500 GPD >_4,000 GPD >_10,000 GPD
m •Sewer flow •Sewer flow 2! •Sewer flow 2! •20 MW 74,300 GPD 'Sewer flow>_ •0.5 MW -0.5 MW •0.5 MW •0.5 MW
32,500 GPD 15,300 GPD 22,400 GPD 11,700 GPD
Electricity •0.5 MW Electricity Electricity Electricity Electricity
• MW •0.5 MW • 1.0 MW '0.5 MW
• Fiber-telecom Electricity . Broadband •Broadband •Broadband •Broadband
Elect ricity Electricity Electricity and route • Fiber-telecom Electricity Internet Internet Internet Internet
diversity access access access access
NCDA-Net Contiguous Developable Acres
Source:Compiled by FCS Group based on Business Oregon Industrial Site Certification requirements and industry standards.
EOA-Plannine Gnnmission Reconvnanded Draft 37
APPENDIX G: BUILDABLE LAND INVENTORY
City of Tigard Buildable Lands Inventory (as of January 1, 2010)
Vacant and Part-Vacant Pro e
< 1 acre 1 to 5 acres 5 to 10 acres > 10 acres Total
Lots Acres Lots Acres Lots Acres Lots Acres Lots Acres
Commercial
C-C 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0
C-G 19 6.8 6 14.0 2 16.4 0 0.0 27 37.3
C-N 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0
C-P 7 2.7 2 6.2 0 0.0 0 0.0 9 8.9
Mixed Use
MU-CBD 3 1.1 0 0.0 0 0.0 0 0.0 3 1.1
MUC 3 1.4 1 1.3 0 0.0 0 0.0 4 2.8
MUE 35 13.9 4 6.1 0 0.0 0 0.0 39 19.9
MUE-1 10 3.8 1 1.5 1 5.7 0 0.0 12 11.0
MUE-2 1 1.2 0 0.0 0 0.0 0 0.0 1 1.2
MUR-1 9 3.2 0 0.0 0 0.0 0 0.0 9 3.2
MUR-2. 2 0.8 0 0.0 0 0.0 0 0.0 2 0.8
Industrial
1-H 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0
I-L 7 2.2 2 4.5 0 0.0 0 0.0 9 6.7
1-13 5 2.0 3 6.7 0 0.0 2 34.7 10 43.4
Total 101 38.9 1 19 40.4 3 22.1 2 34.7 1 125 136.2
Summary of Vacant Land by General Land Use Zoning Classification
Vacant and Part-Vacant Property
< 7 acre 1 to 5 acres 5 to 10 acres > 10 acres Total
Lots Acres Lots Acres Lots Acres Lots Acres Lots Acres
Commercial 26 9.5 8 20.2 2 16.4 0 0 36 46.1
Mixed Use 63 25.3 6 8.9 1 5.7 0 0.0 70 39.9
Industrial 12 4.2 5 11.2 0 0.0 2 34.7 19 50.1
Total 101 38.9 19 40.4 3 22.1 2 34.7 125 136.2
Source: City of Tigard.
HOA-Planning Commission Recommended Pian 38
APPENDIX H: REDEVELOPMENT LAND INVENTORY
City of Tigard Redevelopable Potential (Improvement to Land Value),
High (< 0.33) Moderate Low (> 1.00)
(0.33 to 1.00)
Lots Acres Lots Acres Lots Acres
C-C 0 0.0 0 0.0 4 8.5
C-G 8 3.4 13 6.8 158 255.0
C-N 0 0.0 1 0.2 2 2.8
C-P 11 3.8 17 10.9 35 33.6
MU-CBD 24 10.5 50 38.4 86 59.0
MUC 7 12.6 11 24.2 35 155.0
MUE 70 40.5 22 12.3 59 61.8
MUE-1 15 11.5 10 6.9 24 30.9
MUE-2 0 0.0 0 0.0 6 29.4
MUR-1 10 3.9 23 5.6 16 5.3
MUR-2 6 2.4 8 2.6 6 3.0
I-H 2 3.4 4 5.5 9 41.3
I-L 3 11.0 8 25.1 61 203.5
I-P 13 12.5 13 28.2 76 193.1
Total 169 115.6 180 166.6 577 1,082.0
Summary of Redevelo able Potential
City of Tigard Redevelo able Potential (improvement to Land Value)2
High (<0.33) Moderate Low (> 1.00)
0.33 to 1.00
Lots Acres Lots Acres Lots Acres
Commercial 19 7.2 31 17.8 199 299.8
Mixed Use 132 81.4 124 89.9 232 344.3
Industrial 18 27.0 25 58.8 146 437.9
Total 1 169 115.6 1 180 166.6 1 577 1082.0
Notes: I Improvement to Land Value calculated from Washington County Tax
Assessor data (Sept 2010).
2 196 Properties contained a zero Improvement or Land Value and are not
represented here.
Source: City of Tigard.
E30A-Planning Commission Recommended Urali 39
APPENDIX I: SUMMARY OF STAKEHOLDER INTERVIEWS
In support of the City of Tigard's statewide planning Goal 9 Economic Opportunity
Analysis, consulting staff interviewed twelve business leaders, employers and economic
experts to gather perspectives on the City's current position and future economic
opportunities. Summary of interview responses are included after each question,
shown in italics. The list of respondents is included at the end of the summary.
1. What is Tigard's primary market advantage within the state and region with
regard to attracting population and jobs? What do you feel are its greatest
assets?
Stakeholders consistently reported that Tigard's location is its primary asset,
particularly its proximity to 1-5 and other major transportation corridors such as
Highway 217 and Highway 99W. Other factors frequently cited included Tigard's
position relative to Portland, an educated, affluent population, and open spaces.
Four respondents mentioned that the size of Tigard and its suburban setting are
attractive. Other named assets include the variety of housing options, diversity of
office and industrial buildings and availability of land.
2. I'm going to read you a list of seven (7) items. From the list, please identify
Tigard's primary strengths as a place to do business.
The list below is organized in order of frequency of response, shown in parentheses.
• Proximity to 1-5 and other transportation corridors (1 1)
• Quality of life (10)
• Available, skilled workforce (10)
• Adequate public infrastructure (transportation, utilities, etc.) (5)
• Access to local markets and customers (5)
• General business climate (4)
• Interaction with firms in the same and/or related industries (2)
3. (Optional- for employers) Do you have plans to maintain or expand your business
in Tigard? If not, will you relocate within the region or elsewhere? Why or why
not?
Most employers who were interviewed said they plan to maintain their current
location but are unlikely to expand. Two others said they hope to expand as the
economy improves. Reasons for not moving include preferred location, access, and
property ownership. One employer said a recent employee survey showed that
most of their employees live near the business. One business owner said they may
relocate when the current lease expires and relocate to a more thriving business
district.
4. What geographic areas) do you think best defines) Tigard's competitive market
region for commercial office, retail and industrial development?
FOA—Planning Commission Recommended Draft 40
Most interviewees responded to this question by identifying areas in the City that are
thriving or successful employment districts. Four respondents felt that the Tigard
Triangle is a particularly competitive market area within the city, especially for
industrial and retail uses. One person felt strongly that the Triangle was not as
competitive as the Hunziker area. Washington Square and the surrounding area
were cited twice as being competitive for retail. Other areas mentioned by one
person included Oregon Business Park, PacCorp and the area between Highway
99W and Scholls Ferry Road.
5. The City is interested in redevelopment in its downtown and along the Highway
99W corridor, developing a mixed-use district in the triangle south of Highway
99W and north of Highway 217, and adding more neighborhood commercial
uses to meet local needs. Do you agree with these priorities? Why or why not?
Are there other areas or corridors the City should focus on?
Most respondents agreed with these priorities, though several cautioned against
development that would compound existing transportation problems (particularly
along Highway 99W). There was support for revitalizing downtown by adding new
businesses and destinations; including mixed uses, parks and housing that contribute
to a unique identity for the City. There was also a good deal of support expressed
for improving the Triangle by adding services and diversifying the types of businesses
there with available land. Other ideas for focused efforts included the
Tiedeman/Greenberg area, the area north of Highway 99W and in the Oak Street or
Locust Street areas by Washington Square.
6. What can Tigard do locally to complement the regional and state economy?
Several respondents felt that improvements to the transportation network are
important to support the Tigard economy. This included improving conditions for
vehicle traffic, providing access to alternative transportation facilities such as bike
lanes and light rail, and working with regional agencies (e.g., JPACT) to solve
transportation problems. Two respondents suggested that the City needs an
economic development department and/or active business recruitment by the
mayor, city manager and economic development staff. Other ideas included lower
taxes, incentives to start a business or re-locate in Tigard, and grants for small
businesses. Two respondents recommended continuing to improve upon the current
level of service and responsiveness of City building and planning staff. One
suggested retaining large industrial tracts to attract potential employers.
7. What types of land and/or economic development actions or incentives are
most needed in the City to nurture job growth and private investment?
Respondents' most common suggestion was for the City to improve infrastructure-
particularly transportation. Others suggested lowering taxes and strategically
reducing system development charges (SDCs) for small businesses or other potential
employers. Another suggested using enterprise zones or urban renewal areas to
capture future tax revenues. Two others emphasized the importance of diversifying
local businesses and professional services, particularly downtown.
GOA—Planning Commission Recommended Draft 41
8. What actions should be taken by the City to create a more balanced and
sustainable community?
Interview respondents had several ideas about how to create a balanced and
sustainable community. These include diversifying the types of business in the city,
adding more transportation options and creating mixed-use districts. Two people
said that the City needs to focus its efforts and build a distinct identity and greater
sense of community, including supporting local business and adding more
commercial services to residential areas. Others suggested creating affordable
housing and mixed-use districts near commuter rail and future light rail. Two
respondents noted that they thought the City is doing well with its current efforts.
9. Along those lines, the City wishes to better balance jobs and housing. What types
of housing do you think are most needed?
While three interviewees responded that the current mix of housing is adequate,
others suggested the need for a more diverse housing stock. Specific needs include
moderate to low-income housing in or near downtown and commercial services,
second-floor residential, condominiums and small lot or zero lot line homes. A few
respondents suggested siting mixed-income housing near transit routes.
10. What business clusters exist or should exist in Tigard? What can the City do to
build and strengthen these clusters?
Most interview respondents said that Tigard does not have business clusters other
than some collection of general services and industry. One identified a cluster of
finance and professional services. Several felt that Tigard has a good diversity of
businesses and does not need to build clusters. Others suggested that the City could
encourage clusters by recruiting a large company so that supporting organizations
follow, or by acquiring and consolidating large parcels to sell to a major employer.
One respondent recommended the City find a niche such as specialty medical,
technical or manufacturing that does not compete with existing retail
establishments including Washington Square.
11. What opportunities and challenges are there to expanding the traded sector in
Tigard? What goods and services could be produced locally rather than
imported, and what could be exported?
Most respondents did not have an answer for this question. One suggested that all
services are imported and another suggested polling the manufacturing sector to
identify existing goods and services offered in Tigard. Another interviewee pointed
out that there is a great deal of vacant Class A and B office and industrial space,
which is both a challenge and an opportunity for the City to attract new industry
and business.
12.Are there certain goods or services that you think are missing in the City of Tigard
today?
LOA—Planning Commission Recommended kali 42
Goods and services that interviewees said were missing from Tigard include
downtown grocery and retail, upscale restaurants and neighborhood commercial
services. Others suggested that Tigard needs light rail or bus rapid transit as well as
more parks and trails. One recommended that Tigard develop a unique identity
based on neighborhood and housing design in order to compete with the large
surrounding retail and cited Sierra Madre, CA as a successful example.
13. Is there anything else you'd like to add?
Interview respondents offered the following closing comments:
• One person stated that he is frustrated with the lack of economic development
activity on the part of the City.
• Tigard has the opportunity to be a good example for a small city. Improve
transportation options and get people off the freeways while maintaining
mobility in and between towns.
• The City needs to be efficient to support businesses. Be prepared for the
economic upturn. Keep an eye on the planning department and have a
contingency plan to respond to an increase in business activity (e.g., hire
contractors or new staff).
• Be sure to "over-communicate" this and other City projects. Explore and use a
variety of communication media, including mail and social media.
• It is great that the City is doing this type of outreach and planning.
• Tigard's city council members toured Vancouver, BC a few years ago to look at
urban planning and transportation issues. The trip, hosted by Metro, was very
beneficial in generating ideas on how to meet these challenges.
List of Interviewees
1. Kirsten Alvares, Gerber Legendary Blades
2. Jonae Armstrong, Washington Square
3. Mark Ellsworth, Economic Revitalization Team
4. Donald Fox, Fox Chiropractic Clinic
5. Mike Marr, Tigard Central Business District
6. Debi Mollahan, Tigard Area Chamber of Commerce
7. Bonnie Nakashimada, George Fox University
8. Jonathan Schlueter, Westside Economic Alliance
9. George Specht, Specht Properties
10. Eric Sporre, PACTrust/Oregon Business Park
11. Mike Stevensen, B&B Printing
12. Eric Turner, GVA/Kidder Matthews
801\—Plan10112Commission Recommended Dmil 43
� i I
Appendix J:
/
l Buildable Lands
Washingt n Square and
• ' Regional C n er Redevelopment/
Refill Potential
City g
y Ci and
Oregon
I t
City Limits
Zoning
9 't t ■ TUM Boundary
- ..� Wetland
e+ �
a
Water
_ Stream Corridor
100 yr Floodplain
Buildable Lands
E J - t)�•WntOWn `' in Ix -Commercial
r
x %7IF f .I'9�ard Industria
® ♦ -Mined Use
Residential
Redevelopment Potential
u P
Improve_Land
i
o High
Moderate
... L i . -Low
Government Owned land
Pacific Highway
HCTCorritlor m °�'°�
Is
�r
Exhibit B
Goal 9: Economic Development
Economic activity is the lifeblood of any community,providing jobs,creating wealth, and
generating tax revenue.Tigard's economy is intertwined with the economy of the region,the
nation,and the world.
Goal 9: Economic Development
`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 international 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 provided 38-,624-.41422 full and part time jobs in 200895(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 commutging to Tigard jobs (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-maintained 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
Planning Commission Recommended Page 1
and convenient multi-modal transportation opportunities,and smoothly 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.
Goal 9 also requires cities to complete an Economic Opportunities Analysis as part of State
Periodic Review. The Tigard 2011 Economic Opportunities Analysis (EOA) was adopted in
May 2011. The FOA analysis showed that the land efficient need strategy is appropriate to
supply adequate vacant land to accommodate projected employment and industrial uses over
the next 20 years. This required no rezoning of property at the time.
The land efficient need strategy is based on findings that Tigard has a limited S QplvTf 1tHle
itvmieble vacant industrial and employment
develepmew. Thelands: the City is currentl�9everelg limited in its ability to expand its
boundaries to increase its industrial/employment land base:;the City has a good supply of
properties that meet the definition of"high redevelopment potential":the City's strategy is
to redevelop Downtown Tigard. the Tigard Triangle. th�ngton Square Regional
Center, and the Pacific Highway Corridor: and the City has an opportunity to jump-start
redevelopment with the arrival of high capacity transit.
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 wide range of economic activity.
• 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 about 31% of the total assessed
property value.
• The major commercial and mixed-use areas of the City are Washington Square,
Tigard Triangle,Downtown Tigard,and the Hwy 99W corridor. Industrially zoned
properties are generally located along the freight rail line,in between Fanno Creek
and I-5.
Planning Commission Recommended Page 2
in 2006,T4g*rd publie and private seetarg provided 99,628 &9 and paft time jobs.
in 1905, 3,124 businesses paid the 44gitrd busineos ewE. About hFdf ef the,.+e
• In Tigard,there are more jobs than people in the workforce living within the City
boundaries. Seventy percent of residents commute outside the City; therefore,Tigard
is a net attractor of commuters.
• 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.
—The Tigard 2011 EOA identified existing and emereine business clusters that
above average wages and could be accommodated by current conditions. Einaeeial
• Metro has designated approximately 1,100 acres of Industrial and Commercially
zoned properties in Tigard as Title 4 Industrial and Employment Areas. Tigardwig
1 P eafte pf I �
• There has been no large-scale encroachment of retail/office uses in industrial areas
in Tigard.
in 4997 Metre a9signedTig"d a eapaeity of 17,991 new jobs by the year 2017.
Between 1997 and-2004,4;igftrd added apprwdmately 3,890 jobs.
2-024 job demand in this "eft. it ftppeftrs that thei-e is itrt itdequate supp!
of eammereiftl land.
Tigard has little vacant industrial land available to attract new large scale industrial
development.
• The Tigard 2011 EOA found the supply of vacant industrial/employment lands
could accommodate the 20-year needs of the efficient land growth scenario.
• 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 desirable economic development opportunities,provided that required
infrastructure is made available.
Planning Commission Recommended Page 3
4. The City shall address the public facility needs of business and economic
development through identifying and programming needed public facilities and
services within the Public Facility and Capital Improvement
Plans.
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 its
Metro-designated Employment and Industrial Areas.
7. The City shall limit the development of retail and service land uses in Metro-
designated industrial areas,espeda4 on lots of 10 or more acres.to preserve the
potential of these lands for industrial jobs.
8. The City shall participate and represent Tigard's interests in economic development
activities and organizations at the regional,state and federal levels.
9. The City shall strongly represent its interests at the regional, state and federal levels
to acquire transportation funding,including truck and rail freight movement needed
to support existing business activity,attract new business, and improve general
transportation mobility throughout the community.
10. 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.
11. The City shall develop economic clusters by encouraging the retention,expansion
and recruitment of industries that already have a presence in Tigard.
The City shall assure economic development promotes other community qualities,
such as livability and environmental quality that are necessary for a sustainable
economic future.
4213 The City shall monitor and update its buildable lands inventory to ensure
adequate short and long-term supplies of buildable employment land.
Recommended Action Measures
i. Develop a formal City of Tigard economic development program and strategy to
implement the 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 other employment and economic development studies to
determine the status of Tigard's economy including strengths,deficiencies,and
Planning Commission Recommended Page 4
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 with
the potential for growth.
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 additional lands for these 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 city limits by
surrounding jurisdictions,develop strategies to increase employment growth
through more intense and efficient use of existing lands.
ix. Maintain updated land use inventories and associated characteristics of
commercial,industrial,and other employment related land 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 employment 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.
xv. Assist property owners with the Oregon Industrial Site Certification process to
help preserve and market the City's inventory of industrial lands
xvi Work with state and regional partners to develop alternative mobility standards
that will benefit the community and its economic development efforts.
xi,�-xvii Explore an economic development marketing and incentives program
Planning Commission Recommended Page 5
tar�ting strategic business clusters.
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.
2. The City shall periodically review and update its policies, land use regulations, and
other efforts to ensure the City's land use program is responsive to changes in the
economic structure,and is adaptable to businesses changing development needs.
__4.–The City shall engage with state and regional economic development organizations
and agencies to sustain and expand its current economic activities and be prepared
for future economic trends.
34.The City shall encourage businesses that are environmentally and economically
sustainable.
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.
H. Investigate ways to support local innovative businesses and economic_activides,
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.
3i.—Encourage programs that promote sustainable business practices (e.g., recycling,
green building or other sustainable design features, the use of green or alternative
energy,commute trip reduction programs).
v4-vii. Monitor local and regional economic development initiatives to assess their
effectiveness related to cost and outcome.
Planning Commission Recommended Page 6
Goal
9.3 Make Tigard a prosperous and desirable place to live and do business.
Policies
1. The City shall focus a significant portion of future employment growth and high-
density housing development in its Metro-designated Town Center EOowftcewt};
Regional Center (Washington Square); and High Capacity Transit Corridor (Hwy
99W);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.
L_-The City shall allow opportunities for home based businesses that are compatible
with existing and planned residential living environments.
43.The City shall encourage neighborhood commercial uses that support economic
opportunities, multi-modal transportation options, neighborhood vitality, and the
goals of efficient land use patterns.
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.
ii. Increase Tigard's supply of open space and recreational opportunities 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 environmental 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 Hwy 99W and other
transportation corridors.
vi. Develop high quality work force housing to increase the opportunity for
employees who work in Tigard to also live in the community.
Planning Commission Recommended Page 7
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 the Tigard Downtown Improvement Plan
and make public investments in infrastructure 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.
*iii,xii. 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.
itiv:xiii.Consider joining an international"Sister Cities" program to develop reciprocal
cultural,educational,municipal,business,professional,and technical exchanges
and projects with foreign cities.
�xiv. Monitor emerging wireless and high-speed internet technologies to ensure
competitively priced access for Tigard residents and businesses.
xvixv. Recognize and promote community events as having potential for positive
economic impacts and as important for community identity.
Planning Commission Recommended Page 8
Tigard Comprehensive Plan Glossary
Metro-designated Employment Area—a Metro design-type,whose boundary is defined
on the Metro Title 4. Industrial and Other Employment Areas Map. that mixes various tvoes
of employment and some residential development,with limited retail commercial uses
primarily to serve the needs of people working or fiving in the immediate area.
Metro-designated Corridor or High Capacity Transit Corridor—a Metro design-type_
whose boundary is defined on the Metro Title 6. Centers, Corridors.Station Communities
and Main Street Map that are located along major transportation routes and feature
increased densities, a high-quality pedestrian environment,and convenient access to transit.
Metro-designated Industrial Area—a Metro design-type whose boundary is defined on
the Metro Title 4. Industrial and Other Employment Areas Map. that is set aside primarily
for industrial activities with lim ted supporting uses.
Metro-designated Reegdonal Center or Washington Square Regional Center—a Metro
design-type,whose boundary is defined on the Metro Title 6. Centers, Corridors,Station
Communities and Main Street Map. that focuses on compact development, redevelopment
and high-o_�ality transit service.multimodal street networks. and act as major nodes along
regional through-routes.
Metro-designated Town Center or Tigard Town Center—a Metro design-type-whose
boundary is defined on the Metro Title 6 Centers Corridors,Station Communities and Main
Street Map_that provides local shopping. employment, and services with compact
development and transit service.
Tigard Triangle—area of Tigard bounded by Pacific Highway.Interstate 5.and Highway
217.
Downtown Urban Renewal District—an area encompassing Downtown Tigard and
defined in the City Center Urban Renewal Plan.
Planning Commission Recommended Page 9
Exhibit C
City of Tigard
Memorandum
To: Mayor Dirksen and City Council
From: Darren Wyss, Senior Planner
Re: Supplemental Staff Report - CPA2011-00002
Date: May 11, 2011
On May 10, 2011, City Council held a public hearing regarding the Tigard 2011 Economic Opportunities
Analysis (CPA2011-00002). Council took public testimony, closed the public hearing, and directed staff to
return with alternative definitions based on the letters submitted by the Oregon Department of
Transportation (ODO'1) and Metro.
As part of CPA2011-00002, the city proposed to adopt an expancled'Tigard Town Center boundary through
a definition in the Tigard Comprehensive Plan that referenced the Metro Title 6 map. Council passed
Resolution 10-24 in May 2010 supporting a boundary change proposal to Metro. In December 2010, Metro
changed the Tigard Town Center boundary on its Title 6 map as proposed in Resolution 10-24. the Final
step was city adoption of the expanded boundary.
Initial indication from Metro was that the approach of using a definition would be sufficient to comply with
Title 6. ODOT submitted a letter(see Exhibit C) to the Planning Commission disputing the sufficiency of
the definition approach. Planning Commission made its decision, but suggested staff secure a letter from
Metro stating its position. Metro sent a letter (see Exhibit C) in advance of the Council public hearing stating
the definition approach is not sufficient. The city will need to bring forward a separate amendment adopting
a map. As a result of the letters, the reference to Title 6 maps is not needed and it is proposed to be
removed from the Planning Commission recommended definitions as follows:
Metro-designated Corridor or High Capacity Transit Corridor—a Metro design-typ
beentittry iq defined im the M,-frf,T-41P 6- Genterg- Corridors-Stat on Goffiffianities and Mftin -Street Nift".
th*tare located along major transportation routes and feature increased densities. a high-quality
pedestrian environment. and convenient access to transit.
Metro-designated Regional Center or Washington Square Regional Center—a Metro design-type:
tre� that focuses on compact development.redevelopment and high-quality transit semce,
multimodal street networks. and act as major nodes along reEnonal through-routes.
Metro-designated Town Center or Tigard Town Center—a Metro design-type.
defined on the Met that
provides local shopping—employment and services with compact development and transit service.
600 NE Grand Ave. www.oregonmetro.gov I'
Portland,OR 97232-2736
i
Metro Making a great place
April 15,2011
i
i
Darren Wyss I
Senior Planner
Community Development I
City of Tigard
13125 SW Hall Boulevard j
Tigard,OR 97223
L'
Re: Metro staff comments on proposed amendments to Tigard's Comprehensive Plan(CPA 2011-00002)
Dear Mr.Wyss:
Thankyou for theppportunity to review and comment on the proposed amendments to Tigard's Comprehensive Plan i
and the city's draft 2011 Economic Opportunities Analysis(EOA).The EOA is an important source of information for
informing the City's update of its comprehensive plan.Metra staff finds the draft BOA to be a thoughtful analysis of
Tigard's future employment growth and believes that its underlying assumptions are sound and reflect regional
coordination.Staff finds the Comprehensive Plan amendments supportive of regional policies,though we have a I
concern about the approach to the town center boundary as proposed. More specific comments follow.
Center boundaries
The proposed amendments to the Tigard Comprehensive Plan include adoption of the Tigard Town Center and other
boundaries in the glossary with reference to Metro's maps of centers and corridors and employment and industrial
areas.In December 2010,Metro Council amended the titles in the Urban Growth Management Functional Plan
(UGMFP)that specify the process for local jurisdictions to adopt a boundary designating a center or corridor.Prior to
December,local jurisdictions were required to adopt center and corridor boundaries,as specified in Title 1 of the
UGMFP.The December Metro ordinance changed that requirement to one in which a city is required to adopt
boundaries and take other actions in order to be eligible for regional investments such as high capacity transit as well
as to be eligible for ODOT's lower mobility standards and standards in the transportation planning rule.The adoption
of the boundaries is an important part of a package of actions that signal that a community is taking the steps to focus
investments and adopt policies to support more compact development consistent with regional policies for centers.
Staff finds the proposed approach of including the definition of the boundary in a glossary does not meet the intent of
Title 6 and may be unclear to citizens interested in understanding the location of the centers in Tigard.In May 2010,
Tigard City Council adopted Resolution 10-24,which"...expressed support for the preparation and submission of a
Tigard Town Center boundary change..."to the Metro Council.In December,the Metro Council amended the 2040
Growth Concept Map and the map of center boundaries to reflect the intent expressed in Tigard's resolution.We
encourage the city to proceed with other proposed amendments to the Comprehensive Plan(including adoption of the
EOA),and,in order to be eligible for regional investments and other incentives,make center boundary designations in
a separate ordinance,which clearly depicts the boundary on a map and follows the notice requirements in section
3.07.620 B4 of Metro's UGMFP.
Employment forecast
Tigard's EOA is informed by the region's most recently adopted forecast allocation(2005 to 2030).The use of this
forecast helps to ensure regional coordination.The EOA includes appropriate adjustments to reflect the impacts of the
recent recession.The EOA's use of a range forecast is also a useful approach given the significant economic
uncertainty created by the recession.Finally,the EOA's assessment of the clusters that may grow in Tigard balances a
realistic analysis with city aspirations.
printed nn.,,y,&d.co.. ,,,pope,.
i
Employment capacity
We appreciate the use of buildable land inventory data that are consistent with data used in the 2009 urban growth
report(UGR).As with the EOA's use of the most recent regional forecast allocation,the use of the regional buildable
land inventory data helps to ensure coordination. j
The draft EGA recognizes the important role that redevelopment will play in providing future employment capacity.
The refill assumptions used in the EOA are,in fact,more ambitious than those modeled for the 2009 UGR(for the j
Inner Westside market subarea),but are justifiable given the city's intention to focus growth within its existing urban i
service area.
i
Space usage assumptions and land need
We find the EGA's assumptions about employment space usage to be reasonable and consistent with those used in the
2009 UGR.These assumptions include square footage per employee and floor area ratios for different building types.
Metro staff supports the EOA's recommendation to pursue an efficient land need scenario,focusing a significant
amount of growth in downtown Tigard,Washington Square Regional Center,the Tigard Triangle,and along the
Southwest High-Capacity Transit corridor.
Policy and implementation action recommendations
Metro staff is supportive of the policy and implementation action recommendations found in the EOA,including the
protection of large lots for industrial uses,the promotion of employment in centers and corridors,and the stated
intention to work with ODOT and Metro to develop alternative mobility standards that complement the city's
aspiration to promote growth in its centers and corridors.
Sincerely,
...,0
2=
ed Reid
Associate Regional Planner
cc: Robin McArthur,Planning and Development Director
Chris Deffebach,Long Range Planning Manager !
Gerry Uba, Principal Regional Planner
I
I
it
I
I.
O Department of Transportation
Region I Headquarters
regan 123 NW Flanders Street
Portland,Oregon 97209
JoIwA.Kibludw,1111),Gmmxr (503)731.8200
FAX(503)731.8531
April 4, 2011
City of Tigard Planning Commission
City of Tigard
13125 SW Hall Blvd
Tigard, OR 97223
SUBJECT: CPA 2011-00002
The Oregon Department of Transportation (ODOT) has reviewed the proposed language
adopting the Tigard 2011 Economic Opportunities Analysis and amending the Comprehensive
Plan Glossary. We understand that it is the City's intent to amend the Tigard Town Center
boundary to include the Tigard Triangle area(defined in the CP Glossary as the area of Tigard
bounded by Pacific Hwy OR 99W, 1-5, and OR 217), but this is not Gear from the package
provided to the Planning Commission for its April 4, 2011 meeting. No map has been provided
showing revised Town Center boundaries and there is no description of a proposed action
adopting or amending the Town Center boundary or other 2040 design type boundaries.
Issue 1:The proposed Glossary definitions reference incorrect map boundaries
The proposed Glossary definitions reference boundaries"defined on the Metro 2040 Growth
Concept Plan". However,the Metro 2040 Growth Concept Plan Map only depicts general
locations of 2040 Centers. The Planning Commission and City Council should be aware that
Metro does not adopt or designate specific 2040 Growth Concept Center boundaries, but depicts
locally adopted boundaries on the Urban Growth Management Functional Pian (UGMFP)Title 6
Centers, Corridors, Station Communities, and Main Streets Map, as well as in its State of the
Centers Report and other publications.
Issue 2:The City of Tigard did not follow requirements set forth in UGMFP Title 6,section
3.07.620.8.4, and did not provide notice to ODOT of a proposed boundary action
While the City's intended Town Center boundary is currently shown on the Centers, Corridors,
Station Communities, and Main Streets Map, that boundary is not based on adoption by City
Council following notice to ODOT, and therefore is not valid in our opinion.
The UGMFP Title 6, section 3.07.620.B.4 specifically requires that"Center boundaries be
adopted and may be revised by the City Council... following notice of the proposed boundary
action to the Oregon Department of Transportation and Metro in the manner set forth in
subsection A of section 3.07.820 of this chapter". The City's request to Metro in December of
2010 to show the Tigard Triangle area as part of the Town Center did not follow this process as
there was no City Council adoption and no notice was provided to ODOT.The proposed adoption
at this time of amendments to the Comprehensive Plan Glossary-referencing a different Metro
map-does not constitute adoption by City Council of a proposed boundary action.
Issue 3: The proposal lacks a Plan of Actions and Investments and land use regulations
for the Town Center area, per Section 3.07
It is not clear what the City's intent is in revising its Town Center boundaries to include the Tigard
Triangle. If the City wishes to be eligible for regional investments, lower mobility standards, and
lower trip generation rates, as set forth in the UGMFP Title 6, the Planning Commission and City
Council should be made aware that adoption of Town Center boundaries is not sufficient to gain
such eligibility. In addition to adoption of a Center boundary, Section 3.07.620 requires
performance of an Assessment and adoption of a Plan of Actions and Investments to enhance
the Center in order to be eligible for regional investments.
In addition to adoption of a boundary, Section 3.07.630.A requires adoption of land use
regulations to allow the mix and intensity of uses specified in subsection B of section 3.07.620 of
the UGMFP in order to be eligible to apply the V/C standards applicable to Town Centers in Table
7 of the Oregon Highway Plan (OHP). Table 7 designates Pacific Highway 99W in Tigard (from I-
5 to Tualatin Road)as an Area of Special Concern with a V/C standard of.95, so the Town
Center V/C standards of 1.1 and .99 do not apply to OR 99W. It is the intent of ODOT, Metro, and
the City of Tigard to develop alternative mobility standards along OR 99W as part of the
Southwest Corridor Transportation Refinement Plan, which would replace both the Area of
Special Concern and the Town Center V/C standards. Alternative mobility standards will be
designed to allow adoption of higher densities and intensities of land uses supportive of High
Capacity Transit in the corridor. ODOT is supporting this effort through its TGM grants for the
Tigard HCT Land Use Plan and the SW Corridor Refinement Plan, as well as with significant
additional resources.
Issue 4: The proposal lacks transportation actions to support the reduced trip generation
rate assumptions for a Town Center.
Finally, section 3.07.630 B applies to eligibility for trip reduction credits as part of Plan
Amendments subject to the Transportation Planning rule(TPR)section -0060. In addition to
adopting boundaries and land use regulations to allow the appropriate mix and intensity of land
uses, the City must adopt a number of transportation actions that support the reduced trip
generation rate assumptions, including local and arterial street design and connectivity, bicycle
and pedestrian improvements,TSM and TDM, and a parking management program.
Summary
In summary, the proposed Comprehensive Plan Amendment does not constitute adoption of
Center boundaries. More importantly, the City will need to adopt land use and transportation
provisions in addition to Center boundaries in order to be eligible for regional investments, lower
mobility standards, and lower trip generation rates. ODOT is supportive of the City's vision for its
future and looks forward to continuing to work with the City on these critical additional steps.
Lidwien Rahman
Principal Planner
Oregon Department of Transportation
Agenda Item:
Hearing Date: Apri14.2011 Time: 7:00 PM
STAFF REPORT TO THE
4
PLANNING COMMISSION o
FOR THE CITY OF TIGARD, OREGON
120 DAYS = N/A
SECTION I. APPLICATION SUMMARY
FILE NAME: TIGARD 2011 ECONOMIC OPPORTUNITIES ANALYSIS
ADOPTION
FILE NO.: Comprehensive Plan Amendment (CPA) CPA2011-00002
PROPOSAL: To adopt the Tigard 2011 Economic Opportunities Analysis as a component
of Tigard Comprehensive Plan Goal 9: Economic Development; to amend
the current Tigard Comprehensive Plan Goal 9: Economic Development
goals, policies, and recommended action measures; and to amend Tigard
Comprehensive Plan Glossary.
APPLICANT: City of Tigard OWNER: N/A
13125 SW Hall Boulevard
Tigard,OR 97223
LOCATION: Citywide
ZONING
DESIGNATION: All City zoning districts
COMP PLAN: All City comprehensive plan designations
APPLICABLE REVIEW CRITERIA:
Community Development Code Chapters 18.380 and 18.390; Comprehensive
Plan Goals 1, 2_5, G, 7, 8, 9, 10, 11, 12, 13, 14, and Special Planning Area:
Downtown; Dletro Urban Growth Nlanagement Functional Plan Title 4;Oregon
Administrative Rule 660, Division 9;and Statewide Planning Goals 1, 2,5, G,7, 8,
9,10, 11, 12, 13,and 14.
SECTION H. STAFF RECOMMENDATION
Staff recommends the Planning Commission finds this request to rttect the necessary approval
criteria and RECOMMENDS the Tigard City Council amends the Tigard Comprehensive Plan as
determined through the public hearing process.
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CPA 2011-00002 FoA 1'AG[i 1 OF 17
SECTION III. BACKGROUND INFORMATION
Project History
The City of Tigard is in State Periodic Review. One of the required Periodic Review work tasks is
to conduct an economic opportunities analysis. The City received grant funds from the Oregon
Department of Land Conservation and Development for technical consultant assistance to
complete this task.
The Tigard 2011 Eeouonde OpportvritiPtAnalyris (1'rgard 201/ FOA)was developed in compliance
with OAR 660 Division 9 (Statewide Planning Goal 9: Economic Development) and is a technical
study that compares projected demand for land for industrial and other employment uses to the
existing supply of such land. The purpose of the Tigard 2011 EOA is to improve opportunities for
Tigard to attract and maintain the type and quality of employment desired by its citizens,grow its
economy, and maintain its quality of life. Goal 9 emphasizes the preservation and protection of
vacant land for industrial and employment uses. This will happen by adopting policies that ensure
an adequate supply of industrial and other employment lands within the City of Tigard.
The Tigard Planning Commission acted as the advisory committee for the project, reviewing each
task during the process to complete the Tigard 2011 Eh 1. The six tasks reviewed by the Planning
Cotmnission included:
1. Economic Development Vision and Goals
2. Economic Trends- Analysis
3. Site Suitabflity Analysis (Land Demand)
d. Inventory of Suitable Sites (Land Supply)
5. Assessment of Potential (Reconciliation of Demand and Supply)
6. Implementation Policies and Action Measures
The tasks included examining key demographic and employment opportunities and trends to assess
Tigard's economic development potential, projecting employment growth, and determining short-
and long tern demand for employment land. This demand is compared to an inventory of suitable
commercial and industrial properties (supply) to assess the sufficiency of immediate and longer-
term (20-year) supply of commercial and industrial employment land in the City's Urban Planning
Area (UPA).
The document meets the state requirements for an economic opportunities analysis and acts as a
resource for staff, decision makers, and the public. It identifies the preferred land need scenario
that will accolmnodate the type of econoric development activity projected and wanted by the
community. One important task in the development of the Tigmd 2011 EOA was to consider land
use planning efforts already completed and the City's expectations for redevelopment of its centers
and corridors. This allowed the process to build upon previously adopted plans to ensure
consistency and continuity.
The Tigard 2011 EOA seri=es as a component of the Tigard Comprelienswe New Goal 9. It identifies
the amount of needed employment and industrial land for the nest 20 years and recommends goals
and policies to preserve this land. These goals and policies will help to guide future decisions so it
was important to ensure the goals and policies were coordinated with the entire Comp Plan. As
part of the process, existing Goal 9 language, which was revised and adopted in March 2008,
Proved to be very comprehensive and only minor changes were recommended. In general, all goals
STAFF REPW I'7'01 M PLANNING COMMISSION
CPA 2.011-0000^--Bila PAGP'01F 17
and policies- contained within the 'QSard Comprebennne Plan arc intended to be supportive of one
another.
Proposal Description
The primary intent of the amendment is to ensure the City's Comprehensive Plan remains a
viable tool for decision-makers. By adopting the amendment, the City will ensure it is in
compliance with applicable laws, rules, regulations, plans, and programs. As importantly, the
update will also ensure that Goal 9 of the Comprehensive Plan reflects current community
conditions and values.
SECTION IV. SUMMARY OF REPORT
Applicable erileria, Conmrnsion linrlingr and nurclusions
• 'Tigard Community Development Code
o Chapter 18.380
o Chapter 18.390
•Applicable. Comprehensive Plan Policies
o Chapter "1: Citizen Involvement
o Chapter 2: Land Use Planning
o Chapter 5: Natural Resources and Historic Areas
o Chapter 6: Environmental Quality
o Chapter 7: Hazards
o Chapter 8: Parks, Recreation, "Trails, and Open Space
o Chapter 9: Economic Development
o Chapter 10: Housing
o Chapter 11: Public Facilities and Scn ices
o Chapter 1_: Transportation
o Chapter 13: Energy Conservation
o Chapter 14: Urbanization
o Special Planning Area: Downtown
• Metro Urban Growth Management Functional Plan Title 4
• Oregon Administrative Rule 660,Division 9
• Statewide Planning Goals
o Goals I,2, 5, 6,7, 8,9, 10, 11, 12, 13, and 14.
Glp De parlmew and oulside(`{eng rornnienis
SECTION V. APPLICABLE CRITERIA AND COMMISSION FINDINGS
CITY OF TIGARD COMMUNITY DEVELOPMENT CODE (TITLE 18)
Chapter 18.380: Zoning Map and Text Amendments
Chapter 18.380.020 Legislative Amendments to the Title and Map
A. Legislative amendments. Legislative zoning map and text amendments shall be
undertaken by means of a Type IV procedure, as governed by Section 18.309.060G
Findings: The amendment to the 'Tigard Comprehensive Plan establishes policies to be applied
generally throughout the City of Tigard; and therefore, the application is being processed as a
Type IV procedure, Legislative Amendment, as governed by Section 18.390.0606.
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Chapter 18.390: Decision-Making Procedures
Chapter 18.390.020. Description of Decision-Making Procedures
B.4. Type IV Procedure. Type IV procedures apply to legislative matters. Legislative
matters involve the creation, revision, or large-scale implementation of public policy.
Type IV matters are considered initially by the Planning Commission with final decisions
made by the City Council.
Findings: The amendment to the Tigard Comprehensive Plan establishes policies to be applied
generally throughout the Cit, of Tigard. Therefore was reviewed under the Type I\1 procedure as
detailed in Section 18.390.060.G. In accordance with this section, the amendment was initially
considered by the Planning Commission with City Council making the final decision.
Chapter 18.390.060.G. Decision-making considerations. The recommendation by the
Commission and the decision by the Council shall be based on consideration of the
following factors:
1. The Statewide Planning Goals and Guidelines adopted under Oregon Revised
Statutes Chapter 197;
2. Any federal or state statutes or regulations found applicable;
3. Any applicable Metro regulations;
4. Any applicable comprehensive plan policies; and
5. Any applicable provisions of the City's implementing ordinances.
Findings: The Commission reviewed applicable Statewide Planning Goals, Metro Urban Growth
Management Functional Plan, Oregon Adnnnistrative Rule 660, Division 9, the Tigard
Community Development Code, and the Tigard Comprehensive Plan. As indicated pursuant to
the Connnission's findings and conclusions found within this staff report the amendment is
consistent with this criterion.
CONCLUSION: Based on the analysis above, the Commission finds that the proposed
amendment satisfies the applicable review criteria within the Tigard Community Development
Code.
CITY OF TIGARD COMPREHENSIVE PLAN POLICIES:
General Findings
Findin : The City's Comprehensive Plan was adopted by the Tigard City Council in 1983, and
acknowledged as being in conformance with the Statewide Planning Goals by the Land
Conservation and Development Department (LCDC) on October 11, 1984. LCDC re-
acknowledged the plan's compliance with the statewide planning goals through the Periodic Review
process.
Finding: The Commission finds that the following Comprehensive Plan goals and policies apply
to the amendment and the amendment satisfies the applicable goals and policies for the reasons
stated below. During the course of public hearings, the Community Development Department and
the Planning Commission provided all interested parties opportunities to identify, either orally or in
writing, any other Comprehensive Plan goals or policies that might apply- to the amendment. No
additional provisions were identified.
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Chapter 1: Citizen Involvement
Goal 1.1 Provide citizens, affected agencies, and other jurisdictions the opportunity to
participate in all phases of the planning process.
Policy 2. The City shall define and publicize an appropriate role for citizens in each phase
of the land use planning process.
Findings: The proposal has complied with all notification requirements pursuant to Chapter
18.390.060 of the Tigard Community Development Code. This staff report was also available
seven days in advance of the hearing pursuant to Chapter 18.390.070.Fb of the Tigard Community
Development Code.
Information was distributed throughout the process via Cityscape articles and public meetings with
the Tigard Planning Commission acting as the advisory committee. Involvement opportunities
included a series of seven public meetings held by the advisory committee and submitting written
or oral comments at the meetings. Outreach methods also included updates to City boards and
cotmnissions.
As part of the Comprehensive Plan Amendment process, public notice of the Planning
Commission and City Council public hearings was sent to the interested party list and published in
the March 17, 2011 issue of The Times. The notice invited public input and included the phone
number of a contact person to answer questions. The notice also included the address of the City's
webpage where the entire draft of the proposed amendment could be viewed.
Policy 3. The City shall establish special citizen advisory boards and committees to provide
input to the City Council, Planning Commission, and City staff.
Findings: The Tigard Planning Commission acted as the advisory cotnnvttec for the Tigard 2011
Economic Opportunities Analysis. The advisory committee helped guide the completion of the
project by reviewing work products and providing advice and feedback to ensure the con- nunity's
needs and aspirations were being captured in the update. The committee met seven times in public
settings from July 2010 to March 2011.
Policy 5. The opportunities for citizen involvement provided by the City shall be
appropriate to the scale of the planning effort and shall involve a broad cross-section of the
community.
Findings: As outlined above, the community was given multiple vcnucs to get information and get
involved. This included a number of articles in the Cityscape newsletter that is delivered to every
household in Tigard. Staff also made a good faith effort to ensure a diversity of representation on
the advisory committee and the opportunity for citizen input at the advisory committee meetings.
Goal 1.2 Ensure all citizens have access to:
A. opportunities to communicate directly to the City; and
B. information on issues in an understandable form.
Policy 1. The City shall ensure pertinent information is readily accessible to the community
and presented in such a manner that even technical information is easy to understand.
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CTIA 2011-40007.FOA PAGE 5 OF 17
Findings: Information regarding the topics included in this Comprehensive Plan Amendment was
available in multiple locations in an understandable format for the duiation of the process. This
included paper and electronic copies that were available in the permit center and also on the
website.
Policy 2. The City shall utilize such communication methods as mailings,posters,
newsletters, the internet, and any other available media to promote citizen involvement and
continue to evaluate the effectiveness of methods used.
Findings: Information was distributed throughout the process via the City's website, Cityscape
articles, and a series of seven public meetings held by the advisory committee. Outreach methods
also included updates to City boards and commissions.
Policy 5. The City shall seek citizen participation and input through collaboration with
community organizations, interest groups, and individuals in addition to City sponsored
boards and committees.
Findings: Outreach methods included updates to City boards and commissions and a survey of
community organizations, interest groups, and individuals with economic development
backgrounds. The survey results can be found in Appendix I of the EOA.
Chapter 2: Land Use Planning
Goal 2.1 Maintain an up-to-date Comprehensive Plan, implementing regulations and action
plans as the legislative basis of Tigard's land use planning program.
Policy 1:The City's land use program shall establish a clear policy direction, comply with
state and regional requirements, and serve its citizens' own interests.
Findings: The amendment refines the general policy direction related to Tigard Comprehensive
Plan Goal 9: Economic Development for the commuiuty. The policy statements are clear and
serve the interests of the citizens. The development of the Tigard 2011 Economic Opportunities
Analysis was required as a component of State Periodic Review and complies with Oregon
Administrative Rule 660,Division 9,which governs the development of these studies in the state.
Policy 2: The City's land use regulations, related plans, and implementing actions shall be
consistent with and implement its Comprehensive Plan.
Findings The amendment refines the general policy direction related to Tigard Comprehensive
Plan Goal 9: Economic Development for the community. The Tigard 2011 Economic
Opportunities Analysis compares projected demand to current supply of vacant employment and
industrial lands to ensure the City's policies and implementing actions are sufficient to preserve
the needed 20-year supply of these vacant lands. The development of the 'Tigard 2011 EOA used
current Tigard Comprehensive Plan policies and land use designations as part of the analysis of
future vacant land needs as required by state law. The amendment is consistent with this policy.
Policy 3. The City shall coordinate the adoption, amendment, and implementation of its
land use program with other potentially affected jurisdictions and agencies.
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F'indin s: The City sent out request for comments on the proposed amendment to all potentially
affected jurisdictions and agencies. All were given 14 days to respond. Any comments that were
received are addressed in Section VII: Outside Agency Comments of this Staff Report.
Additionally, Metro and the Department of Land Conservation and Development staff provided
input throughout the development of the Tigard 2011 FOX
Policy 5. The City shall promote intense urban level development in Metro-designated
Centers and Corridors, and employment and industrial areas.
Findings:The Tigard 2011 EOA identified and acknowledged the City's desire for, and the
potential for redevelopment of these areas. Assumptions made about redevelopment and refill
potential were based on City policy and Metro guidance to determine the amount of vacant
employment and industrial lands needed for the next 20-years. The amendment is consistent with
the policy.
Policy 20. The City shall periodically review and if necessary update its Comprehensive
Plan and regulatory maps and implementing measures to ensure they are current and
responsive to community needs, provide reliable information, and conform to applicable
state law, administrative rules, and regional requirements.
Findings: The amendment is an update to Goal 9 of the Tigard Comprehensive Plan as required
by State Periodic Review. The amendment adopts the Tigard 2011 EOA, which used the most
reliable, up-to-date information to determine the 20-year vacant employment and industrial land
needs. The Tigard 2011 EOA ensures compliance with Oregon Administrative Rule 660-009,
which governs economic development planning in the state and requires this analysis. Findings of
conformance to applicable state and regional requirements can be found in Section V of this Staff
Report.
Chapter 5: Natural Resources and Historic Areas
Goal 5.1 Protect natural resources and the environmental and ecological functions they
provide and, to the extent feasible, restore natural resources to create naturally functioning
systems and high levels of biodiversity.
Findings: As discussed in the findings made for Statewide Planning Goal 5, the amendment does
not alter the City's acknowledged Goal 5 inventories or land use programs. No changes will occur
to current Natural Resource protections as the result of adopting the Tigard 2011 FOA. The
amendment does not conflict with goals and policies of rias chapter of the Tigard Comprehensive
Plan.
Chapter 6: Environmental Quality
Goal 6.1 Reduce air pollution and improve air quality in the community and region.
Policy 3: The City shall promote land use patterns, which reduce dependency on the
automobile, are compatible with existing neighborhoods, and increase opportunities for
walking, biking, and /or public transit.
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Findings: The amendment is consistent with this policy as the Tigard 2011 LOA identifies the
redevelopment of centers and corridors as an important economic development activity to ensure
a 20-year supply of vacant employment and industrial lands. This redevelopment will result in
more intense urban land uses that reduce the dependency on the automobile and increase
opportunities for walking, biking, and public transit. The Tigard 2011 LOA analysis shows no
rezoning of property is needed under the land efficient need scenario, thus avoiding potential
conflict with existing neighborhoods.
Chapter 7: Hazards
Goal 7.2 Protect people and property from flood, landslide, earthquake,wildfire, and severe
weather hazards.
Findings: The adoption of the Tigard 2011 EOA has no impact on City policies or programs
related to hazards. The development of the Tigard 2011 LOA used the City's buildable lands
inventory to identify vacant employment and industrial lands. The buildable lands inventory
excludes sensitive lands, including the 100-year floodplain. The amendment is consistent with the
policy.
Chapter 8: Parks, Recreation Trails. and Open Space
Findings: The adoption of the Tigard 2011 LOA has no impact on City- policies or programs
related to parks, recreation, trails, or open space. However, Goal 9 acknowledges the benefits of
these community amenities in attracting economic development. The amendment is consistent
Nvith this policy.
Chapter 9: Economic Development
Goal 9.1 Develop and maintain a strong, diversified, and sustainable local economy.
Findings: The City is under State Periodic Review and required to complete an economic
opportunities analysis. The development of the Tigard 2011 ECA complies with OAR 660,
Division 9. It also used existing Tigard Comprehensive Plan policies, which were revised and
adopted on March 6, 2008, as guidance during the process to complete the EOA. The
amendment adopts the Tigard 2011 EGA, which compared the 20-year projected demand for
employment and industrial land to the existing supply. The EOA found that the land efficient
need scenario would provide the necessary 20-year supply of vacant employment and industrial
lands. An adequate supply of land will support the development of the local economy. The EOA
also recommended the addition of a policy to update the buildable land supply to monitor short
and long-term supply as required by Statewide Planning Goal 9.
Goal 9.2 Make Tigard a center and incubator for innovative businesses, including those
that focus on environmental sustainability.
Findings: The amendment adopts the Tigard 2011 EGA, which compared the 20-year projected
demand for employment and industrial land to the existing supply. The ECA found that the land
efficient need scenario would provide the. necessary 20-year supply of vacant employment and
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industrial lands. An adequate supply of land supports this goal. The EOA also recommended the
addition of a policy to encourage businesses that are economically and environmentally
sustainable, which supports this goal.
Goal 9.3 Make Tigard a prosperous and desirable place to live and do business.
Findings: The amendment adopts the Tigard 2011 EOA, which compared the 20-year projected
demand for employment and industrial land to the existing supply. The EOA found that the land
efficient need scenario would provide the necessary 20-pear supply of vacant employment and
industrial lands. An adequate supply of land supports this goal. The EOA also recommended the
addition of a policy to encourage neighborhood commercial uses for economic opportunity,
efficient land use patterns, multi-modal transportation and neighborhood vitality, which supports
this goal.
Chapter 10: Housing
Goal 10.1 Provide opportunities for a variety of housing types to meet the diverse housing
needs of current and future City residents.
Policy 2: The City's land use program shall be consistent with applicable state and federal
laws.
Findings The amendment establishes the general policy direction related to Tigard
Comprehensive Plan Goal 9: Economic Development for the community. The development of
the Tigard 2011 Economic Opportunities Analysis was completed as a requirement of State
Periodic Review and complies with Oregon Administrative Rule 660, Division 9, which governs
the development of these studies in the state.
Policy 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 for planned for
in the future.
Findings: The amendment is consistent with this policy as the Tigard 2011 FOA identifies the
redevelopment of centers and corridors, for housing and employment, as an important economic
development activity to ensure a 20-year supply of vacant employment and industrial lands. This
redevelopment will result in more intense urban land uses that reduce the dependency on the
automobile and increase opportunities for walking, biking, and public transit. The Tigard 2011
EOA analysis shows no rezoning of property is needed to accomplish this policy.
Chapter 11: Public Facilities and Services
Goal 11.2 Secure a reliable, high quality,water supply to meet the existing and future needs
of the community.
Findings: The amendment adopts the Tigard 2011 ECA, which compared the 20-year projected
demand for employment and industrial land to the existing supply. The ECA found that the land
efficient need scenario would provide the necessary 20-year supply of vacant employment and
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CPA 2011-00002 EOA PAGP.9 UI7 17
industrial lands. The EOA also analyzed the capacity of the water supply and determined it was
sufficient to accommodate short-term land needs and 20-year projected employment growth as
required by Statewide Planning Goal 9.
Goal 11.3 Develop and maintain a wastewater collection system that meets the existing and
future needs of the community.
Findings: The amendment adopts the Tigard 2011 EOA, which compared the 20-year projected
demand for employment and industrial land to the existing supply. The FOA found that the land
efficient need scenario would provide the necessary 20-year supply of vacant employment and
industrial lands. The EOA also analyzed the capacity of the wastewater system and determined it
was sufficient to accommodate short-term land needs and 20-year projected employment growth
as required by Statewide Planning Goal 9.
Chapter 12: Transportation
Goal 12.1 Develop mutually supportive land use and transportation plans to enhance the
livability of the community.
Goal 12.2 Develop and maintain a transportation system for the efficient movement of
people and goods.
Goal 12.3 Provide and accessible, multi-modal transportation system that meets the
mobility needs of the community.
Findings: The amendment is consistent with these goals as the Tigard 2011 EOA identifies the
redevelopment of centers and corridors, for housing and employment, as an important economic
development activity to ensure a 20-year supply of vacant employment and industrial lands. This
redevelopment will result in more intense urban land uses that reduce the dependency on the
automobile and increase opportunities for walking, biking,and public transit.
Chapter 13: Energy Conservation
Goal 13.1 Reduce energy consumption.
Policy 1: The City shall promote the reduction of energy consumption associated with
vehicle miles traveled through:
A. land use patterns that reduce dependency on the automobile;
S. public transit that is reliable, connected, and efficient; and
C. bicycle and pedestrian infrastructure that is safe and well connected.
Findings: The amendment is consistent with this policy as the Tigard 2011 EOA identifies the
redevelopment of centers and corridors, for housing and employment, as an important economic
development activity to ensure a 20-year supply of vacant employment and industrial lands. This
redevelopment will result in more intense urban land uses that reduce the dependency on the
automobile and increase opportunities for walking, biking,and public transit.
Chapter 14: Urbanization
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Goal 14.1 Provide and/or coordinate the full range of urban level services to lands and
citizens within the Tigard City Limits.
Policy 6: The City shall, as needed, coordinate and/or participate in planning activities or
development decisions within the Tigard Urban Services Area.
Findings: The amendment adopts the Tigard 2011 ECA, which compared the 20-year projected
demand for employment and industrial land to the existing supply. The ECA found that the land
efficient need scenario would provide the necessary 20-ycar supply of vacant employment and
industrial lands within the Tigard Urban Planning Area, which is coincident with the Tigard
Urban Services Area.
Goal 14.2 Promote Tigard citizens' interests in urban growth boundary expansion and other
regional and state growth management decisions.
Policy 6: The City shall maintain the low-density residential character of its existing single
family residential neighborhoods and accommodate more intense urban land uses in its
regional and town centers and within major transportation corridors to be consistent with
Statewide Planning Goals and the Metro Framework Plan.
Findings: The amendment is consistent with this policy as the Tigard 2011 EOA identifies the
redevelopment of centers and corridors, for housing and employment, as an important economic
development activity to ensure a 20-year supply of vacant employment and industrial lands
without the need for any rezoning at this time. This redevelopment will help maintain the low-
density residential character of single family neighborhoods.
Special Planning Area: Downtown
Goal 15.1 The City will promote the creation of a vibrant and active urban village at the
heart of the community that is pedestrian oriented, accessible by many modes of
transportation, recognizes natural resources as an asset, and features a combination of uses
that enables people to live,work, play, and shop in an environment that is uniquely Tigard.
Findings: The amendment is consistent with this goal as the Tigard 2011 EOA identifies the
redevelopment of centers (including Downtown) and corridors, for housing and employment, as
an important economic development activity to ensure a 20-year supply of vacant employment
and industrial lands. This redevelopment will result in more intense urban land uses that reduce
the dependency on the automobile and increase opportunities for walking, biking, and public
transit.
CONCLUSION: Based on the analysis above, the Commission finds that the proposed
amendment satisfies the applicable goals and policies contained in the City of Tigard
Comprehensive Plan.
METRO URBAN GROWTH MANAGEMENT FUNCTIONAL PLAN TITLE 4
Findings: The Regional Framework Plan calls for a strong regional economy. To improve the
economy, Title 4 seeks to provide and protect a supply of sites for employment by ligating the
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types and scale of non-industrial uses in Regionally Significant Industrial Areas (RSIAs),
Industrial and Employment ureas. Title 4 also seeks to provide the benefits of "clustering" to
those industries that operate more productively and efficiently in proximity to one another than
in dispersed locations. Title 4 further seeks to protect the capacity and efficiency of the region's
transportation system for the movement of goods and services and to encourage the location of
other types of employment in Centers, Corridors, Main Streets and Station Communities.
Metro staff has confirmed that the City of Tigard is in compliance with Title 4. The development
of the Tigard 2011 Economic Opportunitcs Analvsis involved discussions with Metro staff and
Oregon Department of Land Conservation and Development staff. They were provided the
opportunity to review and cothnnent on all work leading up to the document proposed for
adoption. The purpose of the collaboration was to ensure consistency and compliance with state
and regional requirements.
This amendment (CPA2011-00002) adopts the Tigard 2011 Economic Opportunities Analvsis,
which was completed follo-ving the rules outlined in OAR 660, Division 9. 'I he amendment sets
Policy, related to a 20-year supply of land and does not affect compliance with Title 4. The
amendment is consistent Title 4.
CONCLUSION: Based on the analysis above, the Commission finds that tlhe proposed
amendment is consistent with the Metro Urban Growth Management Functional Plan Title 4.
OREGON ADMINISTRATIVE RULE 660, DIVISION 9
Findines: The Land Conservation and Development Commission adopted Oregon
Administrative Rule 660, Division 9 to implement Statewide Planning.Goal 9 and "to provide an
adequate land supply for economic development and employment growth in Oregon." The City
of Tigard is currendv in State Periodic Review, and Section 10 requires the review and
amendment of comprehensive plans and land use regulations during periodic review. The City
-vas required to complete an economic opportunities analysis as part of its periodic review work
program to ensure compliance-with this rule.
The development of the Tigard 2011 Economic Opportunities Analysis complied with the rules
outlined in Section 30, which requires multi-jurisdiction coordination. This was accomplished
through collaboration with the Oregon Department of Land Conservation and Development and
Metro, to ensure consistency with policies and regulations associated with Division 9 and the
Metro Urban Growth Management Functional Plan Title 4. Both organizations were given the
opportunity to review work products throughout the process. They were also afforded the
opportunity for a final review with other affected jurisdictions organizations.
In addition, the Tigard 2011 EOA followed the rules set forth in Sections 15, 20, and 25. Section
15 outlines the necessary elements of an economic opportunities analysis. The Tigard 2011 EOA
contains all necessary elements. Section 20 outlines the required and recommended policies to
address in the comprehensive plan. The Tigard Comprehensive Plan, the Tigard 2011 EOA and
associated amendments comply with Section 20. Section 25 requires measures adequate to
implement policies. The Tigard 2011 FOA addressed all necessary elements of Section 25 and is
in compliance with Division 9.
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CONCLUSION: Based on the analysis above, the Commission finds that the proposed
amendment satisfies the requirements of Oregon Administrative Rule 660, Division 9.
THE STATEWIDE PLANNING GOALS AND GUIDELINES ADOPTED UNDER
OREGON REVISED STATUTES CHAPTER 197
Statewide Planning Goal —Citizen Involvement.-
This
nvolvement.This goal outlines the citizen involvement requirement for adoption of Comprehensive
Plans and changes to the Comprehensive Plan and implementing documents.
Findings: This goal was met through an extensive public involvement process. Information was
distributed throughout the process via the City's website, Citvscape articles, and a series of seven
public meetings with the Tigard Planning Commission, who acted as the advisory committee.
Outreach methods also included updates to City boards and commissions.
As part of the Comprehensive Plan Amendment process, public notice of the Planning
Commission and City Council public hearings was sent to the interested parties list and published
in the March 17, 2011 issue of The Times (in accordance with Tigard Development Code Chapter
18390). The notice invited public input and included the phone number of a contact person to
answer questions. The notice also included the address of the City's webpage where the entire draft
of the teat changes could be viewed.
Statewide Planning Goal2—Land Use Planning.-
This goal outlines the land use planning process and policy framework. The
Comprehensive Plan was acknowledged by DLCD as being consistent with the statewide
planning goals.
Findings: The amendment to the Tigard Comprehensive Plan is being undertaken to update the
Citv's acknowledged Comprehensive Plan in a manner consistent with current conditions and
citizen values. The amendment to the Tigard Comprehensive Plan is being processed as a '1'ypc
IV procedure, which requires any applicable statewide planning goals, federal or state statutes or
regulations, Metro regulations, comprehensive plan policies, and Citv's implementing ordinances,
be addressed as part of the decision-making process. The amendment is included as a periodic
review work program task. The City of Tigard was notified of commencement of periodic review
in Mav 2008 and had its work program approved in April 2010. Alt noticing requirements have
been met. All applicable review criteria have been addressed within this staff report; therefore,
the requirements of Goal 2 have been met.
Statewide Planning Goals—Natural Resources
This goal requires the inventory and protection of natural resources, open spaces, historic
areas and sites.
Findings: The City is currently in compliance with the State's Goal 5 program and Metro's Tide
13: Nature in Neighborhoods program, which implements Goal 5. The amendment does not
alter the City's acknowledged Goal 5 inventories or land use program_ No changes will occur to
current natural resource protections. As a result, the amendment to the Tigard Comprehensive
Plan is in compliance with Goal 5 process requirements.
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Statewide Planning Goal 6.Air, Water, and Land Resources Quality
To maintain and improve the quality of the air,water, and land resources of the state.
Findings: The City is currently in compliance with Metro's Title 3: Water Quality and Flood
Management program, which implements Goal 6. 'lhe amendment does not alter the City's
acknowledged land use programs regarding water quality and flood management protections. As
a result, the amendment to the Tigard Comprehensive Plan is in compliance with Goal 6.
Statewide Planning Goal 7—Areas Subject to Natural Hazards
To protect people and property from natural hazards.
Findings: The City is currently in compliance with Metro's Title 3: Pater Quality and Flood
Management program, which implements Goal 7. The amendment does not alter the City's
acknowledged land use programs regarding water quality and flood management protections. The
City is currently a participant in the National Flood and
Program administered by the
Federal Emergency Management Agency. The amendment does not alter the City's participation.
As a result, (lie amendment to the Tigard Comprehensive Plan is in compliance with Goal 7.
Statewide Planning Goal —Recreational Needs
This goal requires the satisfaction of the recreational needs of the citizens of the state and
visitors and, where appropriate, to provide for the siting of necessary recreational facilities
including destination resorts.
Findings: The City is currently in compliance with Statewide Planning Goal 8. The amendment
does not alter the City's acknowledged Goal 8 policies or land use programs. As a result, the
amendment to the Tigard Comprehensive Plan is in compliance with Goal S.
Statewide Planning Goal 9:Economic Development
To provide adequate opportunities throughout the state for a variety of economic
activities vital to the health, welfare, and prosperity of Oregon's citizens.
Findings: The City is currently in compliance with Goal 9 and Metro's Title 4: Industrial and
Other Emplovmcnt Areas through its acknowledged Comprehensive Plan. This amendment is
required as part of State Periodic Review and OAR 660, Division 9. The amendment adopts the
Tigard 2011 EOA, which was completed following the rules outlined in Division 9 and compares
projected demand to current supply of vacant employment and industrial lands- to ensure the
City's policies and implementing actions are sufficient to preserve the needed 20-year supply of
these vacant lands. The Department of Land Conservation and Development, who administers
Division 9, was consulted throughout the process and were requested to submit comments. Any
comments can be found in the Outside Agency Comments section. The adoption of the Tigard
2011 EOA and the amendment to the Tigard Comprehensive Plan maintains the City's
compliance with Goal 9.
Statewide Planning Goal 10:Housing
To provide adequate housing for the needs of the community, region and state.
Findings: The City* is currently in compliance with Goal 10 and the Metropolitan I lousing Rule
(OAR 660-007/Division 7), and Metro's Title '1: Requirements for Housing and Employment
Accommodation, and Title 7: Affordable Housing. The adoption of the Tigard 2011 EOA docs
not alter the City's compliance with Goal lo. The amendment compares projected demand to
current supply of vacant employment and industrial lands to ensure the City's policies and
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implementing actions are sufficient to preserve the needed 20-year supply of these vacant lands.
The amendment to the Comprehensive Plan is in compliance with Goal '10.
Statewide Planning Goal 11:Public Facilities and Services
To plan and develop a timely, orderly and efficient arrangement of public facilities and
services to serve as a framework for urban and rural development.
Findings: The City is currently in compliance with Goal 11 through its acicnowtedgcd
Comprehensive plan. This includes an adopted Public Facilin, Plan as required by Oregon
Revised Statute 197.712 and Oregon Administrative Rule 660-011. The amendment does not
alter the City's acknowledged Goal 11 policies or plans. As a result, the amendment to the Tigard
Comprehensive Plan is in compliance with Goal 11.
Statewide Planning Goal 12: Transportation
To provide and encourage a safe, convenient, and economic transportation system.
Findings: The City is currently in compliance with Goal 12 and Metro's Regional Transportation
Plan through its acknowledged Comprehensive Plan and Transportation System Plan as required
by Oregon Administrative Rule 660-012 (Transportation Planning Rule). 'I tic amendment adopts
the Tigard 2011 EOA and does not alter Goal 12 plans or policies. As a result, the amendment
to the Tigard Comprehensive Plan is in compliance with Goal 12.
Statewide Planning Goal 13.Energy Conservation
Land and uses developed on the land shall be managed and controlled so as to maximize
the conservation of all forms of energy, based on sound economic principles.
Findings: The City is currently in compliance with Goal 13 through its acknowledged
Comprehensive Plan. The adoption of the Tigard 2011 EOA does not alter the City's compliance
w th Goal 13. As a result, the amendment to the Tigard Comprehensive Plan is in compliance
with Goal 13.
Statewide Planning Goal 14: Urbanization
To provide for an orderly and efficient transition form rural to urban land use, to
accommodate urban population and urban employment inside urban growth boundaries,
to ensure efficient use of land, and to provide for livable communities.
Findings: The Cin- is currently in compliance with Goal 14 and Metro's Title 11: Planning for
New Urban Areas through its acknowledged Comprehensive Plan and land use regulations. The
City also has a signed Urban Planning Area Agreement and Urban Services Agreement as
required by ORS L95.065 and ORS 197. This amendment is required as part of State Periodic
Review and OAR 660, Division 9. The amendment adopts the Tigard 2011 EOA, which was
completed following the rules outlined in Division 9 and compares projected demand to current
supply of vacant employment and industrial lands to ensure the City's policies and implemenring
actions are sufficient to preserve the needed 20-year supply of these vacant lands. The adoption
of the Tigard 2011 HOA does not alter the City's compliance with Goal 14. 1lie amendment is
consistent with this goal.
CONCLUSION: Based on the analysis above, the Commission finds that the proposed
amendment is consistent with the applicable Statewide Planning Goals.
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SECTION VI. ADDITIONAL CITY STAFF COMMENTS
The City of Tigard's Current Planning Division, Administrative Department, Puhlic
Works Department, and Police Department has had an opportunity to review this proposal
and have no objections.
CONCLUSION: Based on no comment from City staff, staff finds the proposed amendment
does not interfere with the best interests of the City.
SECTION VII. OUTSIDE AGENCY COMMENTS
The following agencies/jurisdictions had an opportunity to review this proposal and did not
respond:
City of Beaverton
City of Durham
City of King City
City of Lake Oswego
City of Portland
City of Tualatin
Clean Water Services
Metro Land Use and Planning
Oregon Department of Land Conservation and Development
Oregon Department of Transportation, Region 1
Oregon Department of Transportation, Region 1, District 2A
Tualatin Hill Parks and Recreation District
Tualatin Valley Fire & Rescue
Washington County, Department of Land Use and Transportation
Tualatin Valley Water District had an opportunity to review this proposal and has no objections.
CONCLUSION: Based on responses from outside agencies listed above, the Commission finds
the proposed amendunent meets all requirements of these agencies and is consistent with the best
interests of the City.
SECTION VIII. CONCLUSION
The proposed changes comply with the applicable Statewide Plam ing Goals, applicable regional,
state and federal regulations, the Tigard Comprehensive plan, and applicable provisions of the
City's implementing ordinances.
T'hcrefore, Staff recotmnends that the Planning Commission reconnnend approval of the
Comprehensive Plan Amendment to the Tigard City Council as determined through the public
hearing process.
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ATTACHMENT:
j EXHIBIT A: PROPOSED AMENDMENT TO THE TIGARD COMPREHENSIVE
PLAN.
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PREPARED BY: Darren Wyss/ DATE
Senior Planner
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APPROVED BBunch DATE
Conunuluty Development Director
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