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Agenda Item No. ~3 I
For Agenda of August 9. 2005
COUNCIL MINUTES
TIGARD CITY COUNCIL MEETING
JULY 19, 2005
Mayor Dirksen called the meeting to order at 6:31 p.m.
Council Present: Mayor Dirksen; Councilors Harding, Sherwood, Wilson, and
Woodruff.
• EXECUTIVE SESSION: The Tigard City Council went into Executive Session
at 6:31 p.m. to consider the employment of a public,officer, employee, staff
member or individual agent and pending litigation under ORS
192.660(2)(a)(h). All discussions are confidential, and those present may
disclose nothing from the Session. Representatives- of the news media are
allowed to attend Executive Sessions, as provided by ORS 192.660(4), but
must not disclose any information discussed. No Executive Session may be
held for the purpose of taking any final action or making any.final decision.
Executive Sessions are closed to the public.
Executive Session concluded at 7:01 p.m.
1. WORKSHOP MEETING
1.1 Mayor Dirksen called the City Council & Local Contract Review
Board meeting to order at 7:05 p.m. '
1.2 Council Present: Mayor Dirksen; Councilors Harding, Sherwood,
Wilson, and Woodruff.
1.3 Pledge of Allegiance
1.4 Council Communications & Liaison Reports: None
1.5 Call to Council and Staff for Non-Agenda Items: None
2. INSURANCE PLACEMENT UPDATE
The staff report was presented by Risk Manager Mills. The City Council was
briefed about insurance renewal for 2005-6. Highlights were:
..0 Property and casualty premiums for 2005/06 have gone up 1.1
percent over last year; well under the 10 percent anticipated during
the budget process.
z Workers' Compensation Insurance has been with SAIF for the last
nine years. This year, however, CCIS provided the City with an
excellent quote, which is more than $21,000 less than the SAIF
quote.
COUNCIL MINUTES -JULY 19, 2005 page 1
Two resolutions will be presented to the City Council on the July 26, 2005
City Council meeting Consent Agenda for its consideration to complete the
insurance renewal process.
3. DISCUSSION OF URBAN RENEWAL FINANCING
Community Development Director Hendryx introduced this agenda item.
Also present were Pat Clancy, the City's Financial Advisory from Western
Financial Group and Jeff Tashman; the City's Urban Renewal Consultant.
A PowerPoint presentation was reviewed by Mr. Tashman regarding the
elements of an urban renewal plan. A copy of this presentation is on file in
the City Recorder's office. Mr. Tashman advised that he expects the
Oregon Legislature to enact legislation on 'condemnation' of property for
economic development in reaction to a recent Supreme Court ruling.
Interim City Manager Prosser introduced Mr. Pat Clancy, noting that Mr.
Clancy's firm has advised state. and local governments on financial matters
for the last 20 years.
Mr. Clancy reviewed urban renewal financing. Highlights of his talk are
outlined in a PowerPoint presentation, which is on file in the City Recorder's
office.
He noted the purpose of an urban renewal program is to stimulate economic
growth in an identified area. He explained that growth will likely not be
realized immediately' in fact, the area. may experience a decline at first as
efforts are made to assemble land.for eventual redevelopment. Information
reviewed included:
0 A review of financing options:
o Tax increment financing-
o Assessment bonds (Local improvement district, subject to a
percentage of property owner approval)
o. Development trades
o Loans from the City
Mr. Clancy advised that development follows its own course; therefore, it
is unpredictable when an increase in value will occur.
Interim Finance Director Imdieke said that as the Downtown Plan is
refined (i.e., projects identified), more creative financing methods can be
explored. Interim City Manager Prosser noted that assessment bonds
were used in the Tigard Triangle.
COUNCIL MINUTES - JULY 19, 2005 page 2
In response to a question from Councilor Woodruff, Mr. Clancy could not
recall any time where an urban renewal plan defaulted; however, there
have been instances where it's taken a long time'-before an area "took
off." In addition, Mr. Clancy said he thought some jurisdictions provided
financial assistance to' keep the urban renewal. effort viable. Mr.
Tashman added that;. to his knowledge, there -has never been a default
on urban renewal debt in Oregon. The lending community is
conservative when it comes to urban renewal financing.
Discussion, followed on the initial stages of urban renewal. Agencies
usually start in 'a small area where they know property owners are
interested. Another initial.project might be a public/private venture for a
parking lot.
There was discussion on fee waivers and enterprise zones where
property taxes are waived for a period of time; i.e., three to five years.
Community Development Director Hendryx noted that as the Plan
evolves, appropriate.financing options will,make more sense.
Councilor Wilson said he would be interested in exploring a local
improvement district (LID) to spur development. An LID must be used to
finance public improvement capital projects. He noted that a proposed
economic improvement district (EID) in the downtown was voted down.
During discussion it was noted that there had been support for the EID in
areas of the downtown.
Interim Finance. Director lmdieke advised developers have indicated that
parking in the downtown is an issue and there is a,need for an anchor
development close to 99W.
4. JOINT MEETING WITH THE PLANNING COMMISSION TO REVIEW
LAND USE RECOMMENDATIONS FOR THE TIGARD DOWNTOWN
IMPROVEMENT PLAN
Planning Commission and/or Downtown Task . Force Members Present:
Barkley, Buehner,' Caffall, Duling, Haack, Henderson, Inman, Marr, and
Munro
Community Development Director Hendryx reviewed the proposed schedule
for the Downtown Plan. So far; 1300, people have been contacted directly
by members of the Task Force and staff. Community. Development Director
Hendryx said the efforts to date have provided the foundation for the
upcoming work to be done.
COUNCIL MINUTES -JULY 19, 2005 page 3
Community Development Director Hendryryx reviewed .the preferred design
alternatives. He advised that a . telephone survey started on July 18, 2005!
Of those surveyed, so far, 90 percent said they have heard about the
Downtown' Plan.. People are curious about the projects. Community.
Development Director Hendryx said the Downtown Task Force is beginning
to refine the.,proposed catalyst projects. The consultant is working with the
Task Force to design a poster to depict concept images' to convey . what
might be possible for the Downtown. This.poster will be ready in August and.
placed at,key locations.
'Community Development Director Hendryx reviewed display-boards: -
• Downtown: Implementing the. Vision; The First Five Years
O Implementation - Timing
The consultant, without input, reviewed the catalyst projects and made ,a
priority list for implementation. Community Development Director
Hendryx advised that the consultant's list did not recognize some those
projects that are already in process;. i.e., capital improvement'program . `
projects:
0 From Vision to Action - Downtown Projects 2005-06
0 Looking Ahead - Making the Plan Happen
0 Land Use Implementation - Balance
The consultants have,reViewed the Development Code and have made
some -preliminary suggestions on' land use" changes; the Land Use
Subcommittee of the Downtown Task Force will review the suggestions.
There was discussion about the failed LID attempt and whether this might
have been linked to the fact'that a' number of downtown properties are
owned by people from out of the area. The Downtown- Task Force has
expended a lot of. effort to. get everyone involved. The Task force will
continue to work on getting more involvement. Downtown Task Force Chair
Marr suggested the EID would - have been approved, if the district did not
include Tigard Avenue, which. is more of an, industrial area (rather than .
retail).
Planning Commission/Task Force Member Munro noted the need to make
some decisions,early on to set the stage for a certain type of development.
Councilor Wilson suggested. a• review of civic uses is advisable. For
example, should a public works, yard -and fleet storage be located in the
downtown area? He also noted' the post office requires area for small and
large trucks. Planning Manager Shields. agreed; that these types of uses
need to be reviewed and balanced. She noted a lot of people come to the .
COUNCIL MINUTES - JULY 19, 2005 page 4
post office. Downtown Task Force Chair Marr said the whole plan is
conceptual and issues will need to be worked through.
Mayor Dirksen said adding housing units will be a must and it might be a
good idea to move the post office. Downtown Task Force Chair Marr noted-
that one of the concepts is to have eight-story condominiums located on Hall
Boulevard - this needs to be reviewed carefully. There was discussion,
about providing both upscale and affordable housing.
Planning Commission President Padgett commented about market-driven
aspects concerning housing. He said the post office serves as a' magnet to
bring people downtown and then they would continue to do errands while in
the area.
Councilor Sherwood spoke of Nashville,. Tennessee's success with offering
tax incentives to developers who provide affordable housing.
There was discussion about continuing to keep' the ,Planning Commission
informed about' the' Downtown Plan as it evolves so land use
regulations/zoning can be 'developed to assist the. Plan implementation. In
addition, there has been discussion by the Planning Commission to review
zoning changes as recommendations come out of the 99W Corridor Study.
There is interest in finding ways'to-access parts of Tigard without crossing
99W. Community Development . Director Hendryx.- confirmed that the
.'Planning Commission would be actively involved in the land use regulation
process after the community input has been received, with regard to what it
wants.
Planning Commission. President Padgett noted the review of the downtown -
area should include traffic flow -entrances and connectivity.
Community Development Director. Hendryx noted that 'a determination will
be needed whether land use regulations should be incentive-based or
regulatory-based.
There was discussion about looking at land-use zoning. "on the other side of
the highway" at the.same time, to tie in the results of the'99W Corridor Study.
Mayor Dirksen suggested some area along Hall Boulevard might also be
rezoned.
Downtown Task Force_ Chair Marr concurred that more work is needed for
the "bigger picture"; however, he cautioned-that they not lose sight of the
main goal, which includes an election in May 2006 on tax increment
financing.
COUNCIL MINUTES-JULY. 19, 2005 page 5,
> In an unrelated matter, Planning Commission President Padgett suggested
the concession stand at Cook Park be used by organizations for fund raising
when it is not being used by the Little League.. It was noted that the
equipment in the stand is owned by the League. Mayor Dirksen said Mr.
Padgett's suggestion might be possible with proper coordination.
Meeting recessed at 9:12 p.m.
Meeting reconvened at 9:19 p.m.
5. DISCUSSION OF BRANDING/GRAPHIC IDENTITY
Assistant to the City Manager Newton introduced this agenda item.
Consultant. Marcusen and the City Council discussed identity themes ,that
could be translated into a graphic identity. The City Council reviewed some
initial concepts, proposed by Mr. Marcusen and further refined preferences.
Below are highlights of the discussion:
0 Themes - continue to pursue family friendly; tributaries, trees and. trails;
and place to call home. Do not pursue sense of community or urban
village.
9 Continue to explore a tag line, such as "A Place to Call Home." The tag
line won't necessarily be used in all instances and the tag line might not
be used as part of the logo.
0 Council members selected several logo conceptual drawings they would
like to see developed further.
Z Council agreed it would be* all right for'Mr. Marcusen to present concepts
.he might think of as he continues to.work develop ideas generated from
this discussion.
D The best forms are often very simple.
0 Type faces were discussed; Council members agreed they preferred a
serif type face. Mr. Marcusen will explore using upper case and title
case.
Z• Once a decision has been made on the logo, guidelines should be
developed with -regard to its use. , For example, how can the logo be
altered (colors, font, etc.)
Mr. Marcusen will return with sketches for City Council review on
September 20, 2005.
6. COUNCIL LIAISON REPORTS: None
7. NON AGENDA ITEMS: None:
COUNCIL MINUTES -JULY 19, 2005 page 6
> Administrative Items
Office of Consolidated Emergency Management: The Intergovernmental.
Agreement is on the July 26, 2005, City Council Consent Agenda. City
Council consensus was that this item could remain on the Consent Agenda.
Council Calendar:
July
26 Tuesday Council Business Meeting - 6:30 pm, town Hall
August
9 Tuesday Council Business Meeting - 6:30 pm, Town Hall
16 Tuesday Council Workshop Meeting - 6:30 pm, Town Hall
23 Tuesday Council Business Meeting = 6:30 pm, Town Hall
30 Tuesday 5th Tuesday Council Meeting - 7-9 p.m., Change in
location to the Tigard Water Building Auditorium
8. EXECUTIVE SESSION: Not held
9. ADJOURNMENT
Motion by Councilor Wilson, seconded by Councilor Harding, to adjourn the
meeting at 10:13. p.m.
The motion was approved by a unanimous vote of Council present:
Mayor Dirksen: Yes
Councilor Harding: Yes
Councilor Sherwood: Yes
Councilor Wilson: Yes
Councilor Woodruff: Yes.
Catherine Wheatley, City ecorder
Attest:
Mayo , Ci y of Tigard .
Date: aU411
I:tadm%catttylccm12005t050719.doc
COUNCIL MINUTES -JULY 19, 2005 page 7
F ARD CITY COUNCIL
MEETING
19, 2005 6:30 p.m. CITY OF TIGARD
OREGON
IGARD CITY HALL
125 SW HALL BLVD
IGARD, OR 97223
PUBLIC NOTICE:
Anyone wishing to speak on an agenda item should sign on the appropriate sign-up sheet(s).
If no sheet is available, ask to'be recognized by the Mayor at the beginning.of that agenda
item. Citizen Communication items are asked to be two minutes or less. Longer matters can
be set for. a future Agenda by contacting either the Mayor or the City Manager.
Times noted are estimated; it is recommended that persons interested in testifying be present.
.by 7:15. p.m.,to sign in on the testimony sign-in sheet. Business agenda items can be heard in
any order after 7:30 p.m.
Assistive' Listening Devices are available for persons with impaired hearing and should be
scheduled for Council meetings by noon on the Monday prior to the Council meeting. Please
call 503-639-4171, ext., 2410 (voice) or '503-684-2772 (TDD - Telecommunications
Devices for the Deaf).
Upon request, the City will also endeavor to arrange for the following services:
• Qualified sign language interpreters for persons with speech or hearing impairments;
and
• Qualified bilingual interpreters.
Since these services must be scheduled with outside service providers, it is important to allow
as much lead time as possible. Please notify the City of your need by 5:00 p.m. on the
Thursday, preceding the meeting by calling: 503-639-4171,, .,ext. 2410 (voice) or 503-
684-2772 (TDD - Telecommunications Devices for the Deaf).
SEE ATTACHED AGENDA
COUNCIL AGENDA - JULY J 9, 2005 page 1
AG END`A
TIGARD CITY COUNCIL, MEETING
JULY 191.2005
6:30 PM
• EXECUTIVE SESSION: The Tigard City Council will go into Executive Session, to
consider the employment of a public officer, employee, staff member. or.individual
agent and pending litigation under ORS 192.660(2)(a)(h). All discussions are
confidential and those present may disclose nothing from the Session. Representatives
-of 'the news media are allowed to attend Executive Sessions, as provided by ORS
192.660(4), but must not disclose any information discussed. No Executive Session
may be held for the purpose of taking any final action or making any final decision.
Executive Sessions are closed to the public.
7 PM
1. WORKSHOP MEETING
1.1 Call to Order - City Council'& Local Contract Review Board
1.2 Roll Call
1.3 Pledge of Allegiance
1.4 Council. Communications K Liaison Reports
1.5 Call to Council and Staff for Non-Agenda Items
7:05 PM
2. INSURANCE PLACEMENT UPDATE
a. Staff Report: Administration Staff
b. Council Discussion
7:20 PM
3. DISCUSSION OF URBAN RENEWAL FINANCING
a.. Staff Report: Community Development' Staff
b. Council Discussion
8:05 PM
4. JOINT MEETING WITH THE PLANNING COMMISSION TO REVIEW LAND
USE RECOMMENDATIONS FOR THE TIGARD, DOWNTOWN IMPROVEMENT
PLAN
a. Staff Report: Community Development Staff:
b. Council Discussion
COUNCIL•AGENDA - JULY 19, 2005 page 2
8:55 PM
5. DISCUSSION OF BRANDING/GRAPHIC IDENTITY
a. Staff Report: Administration Staff 1
b. Council' Discussion
9:55 PM
6. COUNCIL LIAISON REPORTS
7. NON AGENDA ITEMS
> Administrative Items
Office of Consolidated Emergency Management:' The Intergovernmental Agreement
is on the July 26, 2005, City Council Consent Agenda. Check with the City Council
to determine if anyone would like this. item removed from the Consent Agenda to be .
discussed and considered, separately.
Council Calendar:
July
26 Tuesday Council Business Meeting - 6:30 prn' Town Hall.
August
9 Tuesday Council Business Meeting'- 6:30 pm, Town Hall
16 Tuesday Council Workshop Meeting - 6:30 pm,,Town Hall
23 Tuesday Council Business Meeting - 6:30 pm, Town Hall
30 Tuesday 5th Tuesday Council Meeting - 7-9 p.m., Change-in location to the
Tigard Water Building Auditorium
8. EXECUTIVE SESSION: The Tigard City Council may go into Executive -Session. If
an Executive Session is,called to order, the appropriate ORS citation will be
announced identifying the applicable statute. All discussions are confidential and
those present may disclose nothing from the Session. Representatives of the news
media are allowed to attend Executive' Sessions, 'as provided by ORS 192.660(4),
but must not disclose any information discussed. No Executive Session may be held
for the purpose of taking, any final' action or making. any final decision. Executive
Sessions are closed to.the public.
I O PM .
9. ADJOURNMENT
COUNCIL AGENDA - JULY- 19, 2005 page 3
AGENDA ITEM #
FOR AGENDA OF 7/19/05
CITY OF TIGARD, OREGON
COUNCIL AGENDA ITEM SUMMARY
ISSUE/AGENDA TITLE Insurance Placement Update
PREPARED BY: Loreen Mills DEPT HEAD OK_ CITY MGR OK
ISSUE BEFORE THE.COUNCIL
■ Council will receive briefing about insurance renewal for 2005-06.
■ Council will be advised that two resolutions need to be approved on the consent agenda at the 7/26/05
Council meeting to complete the insurance renewal process.
STAFF RECOMMENDATION
No action required at the 7/19/05 Council meeting.
INFORMATION SUMMARY
Each year the City obtains quotes for insurance premiums from local markets for property/casualty and workers
compensation. The City has a contract with JBL&K to act as our Agent of Record and provide insurance
marketing services for us. Council will receive a briefing about this year's insurance renewal process. Following
are highlights:
Property and casualty premiums for 2005/06 have gone up 1.1% over last year; well under the 10%
anticipated during the budget process.
Workers' Compensation Insurance has been with SAIF for the last nine years. This year, however, CCIS
provided the City with an excellent quote which is over $21,000 less than the SAIF quote.
There is no action required from Council for the property/casualty policies; however, in order to make a change
from SAIF to CCIS for Workers' Compensation coverage, the City Council will need to pass two resolutions at the
meeting of 7/26/05. These will be on the Consent Agenda.
More information will be provided during the briefing by.staff.
OTHER'ALTERNATIVES CONSIDERED
None
VISION TASK FORCE GOAL AND ACTION COMMITTEE STRATEGY
N/A
ATTACHMENT LIST
None
FISCAL NOTES
Funds are budgeted for both the property/casualty and workers comp premiums.
AGENDA ITEM #
FOR AGENDA OF July 19, 2005
CITY OF TIGARD, OREGON
COUNCIL AGENDA ITEM SUMMARY
ISSUE/AGENDA TITLE Urban Renewal Financing
PREPARED BY: Jim Hendryx DEPT HEAD OK Y MGR OK
ISSUE BEFORE THE COUNCIL
Receive an overview on the available financing tools the city can use to start an Urban Renewal District.
STAFF RECOMMENDATION
No action necessary.
INFORMATION SUMMARY
The City Council established a goal in 2005 for completing and implementing the Downtown Plan. A key
component for carrying out the Downtown Plan is the establishment of an urban renewal district. Council has
taken several steps towards carrying out this goal. State Statutes lay out the procedures that must be followed to
adopt and use urban renewal. The City Charter also includes establishment of the City Center Development
Agency (Urban Renewal Agency) and the 7 - 12 member City Center Advisory Commission. Council has
appointed themselves as the Urban Renewal Agency and appointed the Advisory Commission. Additionally, the
city has hired consultants to assist. in preparing an urban renewal plan and completion of an effective public
outreach program leading to an election in May of 2006 on the use of tax increment financing.
As the City proceeds with developing an urban renewal plan and establishing an urban renewal district, it is
anticipated that in the years immediately following adoption of the urban renewal plan and resulting district, the
level of development activity will be limited. This is typical of most urban renewal districts in the state. It can take
several years for tax increment-financing to generate the necessary funds to make needed public investments. What
are available financial tools that can be used during the interim period between the formation of an.urban renewal
district and the use of tax increment financing? Other urban renewal agencies face similar problems and use "non-
traditional" tools to bridge the financing needs of the agency.
The City's Financial Advisor, Pat Clancy, Western Financial Group, will provide an overview on available
financial tools to help start anurban renewal district. Mr. Clancy works throughout the state as a Financial
Advisor to Governments, Non-Profits & Public Private Ventures.
OTHER ALTERNATIVES CONSIDERED
N/A
VISION TASK FORCE GOAL AND ACTION COMMITTEE STRATEGY
Community Character and Quality of Life/Central Business District Goal #1, Provide.opportunities to work .
proactively with Tigard Central Business District Association (TCBDA) businesses and property owners and '
citizens of Tigard to set the course for the future of the central-business district.
ATTACHMENT LIST
Attachment 1: Western Financial Group; PowerPoint presentation
FISCAL NOTES
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-
- Provides for relocation plan
Tashman Johnson LLC
AGENDA ITEM
FOR AGENDA OF 7/19/05
CITY OF TIGARD, OREGON
COUNCIL AGENDA ITEM SUMMARY
ISSUE/AGENDA TITLE Joint Meeting with Planning Commission: Review Land Use Recommendations
for the Downtown. Improvement Plan
PREPARED BY: Jim Hendryx DEPT HEAD OK l Y MGR OK
ISSUE BEFORE THE COUNCIL
The Council and Planning Commission will receive an overview of the key considerations in the development of
the Downtown Improvement Plan's land use implementation program. The Council's and Commission's comments.
will help shape this work program, which will begin this fall.
STAFF RECOMMENDATION
Not applicable.
INFORMATION SUMMARY,
For FY 2004-2005, the City received a Transportation and Growth Management Grant (TGM) from the Oregon
Department of Transportation. (ODOT) to create the Tigard Downtown Improvement Plan. Under federal
guidelines, the grant needs to be finished by September. The Downtown Task Force has worked with the Tigard
community and project consultants to develop the Plan, which focuses on the green "heart" of Tigard (Fanno
Creek), natural and public spaces, and' creating a vibrant urban village.
The Plan will provide a short- and long-term strategy for Downtown' improvements. It will also include possible
approaches for land use implementation. The consultants have prepared a preliminary land use analysis, which was
presented to the Downtown Task Force on July 7 (Attachment 1).
The July 19 meeting will provide an overview of the issues that must be considered when developing the land use
program: 1) Balancing incentives with, regulation: what will best achieve the Plan's vision?; 2) Coordinating
communication and outreach efforts with the Plan area's 107 property owners (representing 144 properties) to
identify concerns and issues regarding interim uses. and future regulations; 3) Addressing the transition of uses
(including property values, nonconforming uses, and-Measure 37) over time, balancing flexibility and the Plan's
vision.
The Land Use Advisory Group.(LUAG), a subcommittee of the Downtown Task Force, will develop the proposed
amendments to the Comprehensive Plan and the Community Development Code to implement the Plan and address
transitional uses. This fall, the LUAG will begin with'the, consultants' recommendations as a starting point and will
need to achieve consensus through balancing the community's vision and the property owners' interests. The
Council and Commission's comments this evening will help shape the work program.
OTHER ALTERNATIVES CONSIDERED
N/A
VISION TASK FORCE GOAL AND ACTION COMMITTEE STRATEGY
Community. Character and Quality of Life/Central Business District Goal #1, Provide opportunities to work
proactively with Tigard Central Business District Association (TCBDA) businesses and property owners and
citizens of Tigard to set the course for the future of the central business district.
ATTACHMENT LIST
Attachment 1: Draft Tigard Downtown Improvement Plan Land Use Technical Memorandum
FISCAL NOTES
N/A
I:\LRPLN\Council Materials\7 t9 05 Land Use AIS.doc
Attachment I
***DRAFT***
***DRAFT*** .Tigard Downtown
Improvement Plan
Land Use Technical Memorandum
Prepared for
City of Tigard
City of Tigard
13125 SW Hall Blvd.
Tigard, OR 97223
Prepared by
'Parametrix
700 NE Multnomah, Suite 1000
Portland, OR 97232-41 10
503'-233-2400
www.parametrix.com :
June 2005 273-2395-041
CITATION
Parametrix. 2005. ***DRAFT*** Tigard
Downtown Improvement Plan
Land Use Technical Memorandum. Prepared by .
Parametrix, Portland, Oregon. June 2005.
"""DRAFT*** Tigard Downtown Improvement Plan
Land Use Technical Memorandum
City of Tigard
TABLE OF CONTENTS
.1. INTRODUCTION :......1-5
2.. TIGARD DOWNTOWN IMPROVEMENT PLAN CHARACTERISTICS ...........i2-5
3. EXISTING LAND USE AND REGULATIONS 3-6
3.1 OVERVIEW OF CURRENT LAND USES 3-6
3.2 TIGARD COMPREHENSIVE PLAN 3-7.
3.3 TIGARD COMMUNITY DEVELOPMENT CODE 3-8 "
.
3.3.1 Base Zone.... . .3-8
3.3.2 Specific Development Standards 3-10
3.4 DESIGN STANDARDS 3-11
3.5 REGIONAL GOVERNMENTREQUIREMENTS AND GUIDANCE .................3-13
3.5.1 Metro's 2040 Growth Concept and Framework Plan 3-13
3.5.2 Town Centers 3-14
4. RECOMMENDATIONS
4.1 COMMUNITY DEVELOPMENT CODE 4-15
4.2 COMPREHENSIVE PLAN .............................:.............:........................:................4-18
4.3 DESIGN GUIDELINES
Streets
4.3.2 Gateways 4-20
4-20
4.4 PREFERRED TIMING
5. SUMMARY 5-20
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Land Use Technical Memorandum
City of Tigard
ACRONYMS
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***DRAFT*** Tigard Downtown Improvement Plan
Land Use Technical Memorandum
City of Tigard
INTRODUCTION
Before'the'City of Tigard's Downtown can grow into the. vision created by the. Tigard
DowntownImprovement- Plan ("Improvement Plan"), the City must ensure that .the
appropriate Comprehensive Plan policies and,.zoning ordinances (Tigard's Community
Development Code) are in place to help carry out the community's public policy objectives. .
This technical memorandum will provide guidance to the City of Tigard by identifying
existing regulatory barriers to implementing the Downtown Improvement Plan, and
suggesting concept level additions or changes that would facilitate the desired development .
types. In addition, a proposed sequence of implementation for the recommended changes is
provided based on the preferred sequence of development for the Downtown Improvement
Plan Catalyst Projects.
2. TIGARD DOWNTOWN IMPROVEMENT PLAN' CHARACTERISTICS
The preferred design alternative for the Improvement Plan is in keeping with the Downtown
Task Force's and the community's vision of an urban village (see Figure XX). The historic
service and retail mix present on Main Street will be preserved and activity here will be
augmented by: '
increased emphasis on streetscape design,
compact lot sizes,
- business front orientation to Main Street,
a second•story'presence allowing for office and residential uses, and
shared parking areas to allow for auto access with a focus on pedestrian or bicycle.
modes of transport within the district.
A major shopping opportunity for residents of the region will be provided by a regional retail
marketplace with prominent visibility at the intersection.of OR Highway 99W and Hall Blvd.
Emphasi"s,here will be on larger scale, "medium-box" retailers centered around a community
plaza, which also serves as the northern extent, or `headwaters,' of a new and unique urban
creek feature. The creek will represent key values of Tigard's citizens and will lead
pedestrians, from the regional retail center down to the. `Heart' of Downtown, at Fanno Creek.'
Pedestrians will pass through medium' density, compact, mixed-use residential areas with'
cafes and shops along the park; link with e'mployment/office districts along the commuter
rail; connect with the commuter rail, Tri-Met bus system transit center and'adjacent linear
park;, and have a direct connection with, a future community performance and recreation'
center. As yet undesigned, the conceptual terminus of -the urban.creek is at the planned
Fanno Creek open space that links with a future open plaza and the southern end of the Main
Street district.
A medium to high-density residential area will be located along Hall Blvd between the new
regional retail center and Commercial Street. This area is envisioned to provide up to eight-
story residential towers with underground or structured parking and ample open, green space.
A more moderate density housing area, focused on condominiums is planned to the southeast
of the•current southern terminus of Ash Avenue between the Fanno Creek floodplain and the
civic and employment center of Downtown. Civic uses will continue to be centralized along
Burnham Street, east of Ash Avenue and south along Hall Blvd.
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In addition to the recommendations on the layout of Downtown uses and functions, the Task
Force and the Tigard community-at-large also incorporated two other key requirements for
the Improvement Plan: Streetscape design and 'improvements; and an overarching
environmental responsibility, or greening of Downtown drawing upon the natural and
ecological characteristics of Fanno Creek for inspiration. '
The organization and unique elements of the Improvement Plan will promote transit use,
shared parking, successful commerce, and community enjoyment, all vital to a vibrant urban
village.
[Brief discussion of Gateways into Downtown is under development].
Eight• catalyst projects have been defined in the Improvement Plan to help create the desired
Downtown character. These projects are more thoroughly described in the Downtown
Improvement Plan document.
.1. Streetscape Enhancement Program
2. Green Corridor/Urban Creek
3. Hall Blvd. Regional Retail
4. Downtown Housing Development
5. Ash Area Downtown Improvement.
6. Performing Arts Center
7. Fanno Creek Public Area .
8. Relocating Post Office
The Preferred! Design .Alternative is predicted at full build-out (assumed to be at least 15
Years in the future) to. provide for approximately 2,230 households and approximately 4,080
employees with assumed densities of 250 square feet per employee for office, 500 square foot
per employee for the performing arts and recreation center and 470'"square feet per employee
for retail. The residential density assumption was 1,000 gross square feet per residential unit.
[These land, use assumptions will, be confirmed prior to the Task Force meeting on July 7th]
3. EXISTING LAND USE AND REGULATIONS
3.1 Overview of current land uses
The existing .uses in the Downtown 'include retail, office, residential, auto-dependent
businesses, and large-lot light industrial businesses as well as public park and civic service,
and transit uses (see Figure XX Land Use). Industrial uses are prominent to the southeast of
the Plan Area. Retail commercial uses are. concentrated to the northwest along OR 99W, and
residential districts- surround. the' Downtown core. Based, on a'September 2003 Downtown.
land use and building inventory survey conducted by the City of Tigard, approximately 38
percent of land in the Plan Area is occupied by commercial uses, including office and retail.
Industrial,uses comprise approximately 14 percent of the land area, and government uses,
including City services, transit services, and the US Post Office occupy approximately 18
percent of the land the Plan Area. The next largest use by land area is public parks, which
occupy 16 percent of the land., Multi-family land use occupies approximately eight percent of
the land area, and less than two percent each is classified as vacant land, single family, single
family attached, or institutional.
Lot sizes within the Plan Area vary widely. The average lot• size is just under one acre, while
the maximum lot size is approximately 15 acres. The more compact lots are found along
Main Street and on the south side of the Southern Pacific and Burlington Northern rail lines.
Larger lots.are concentrated along Fanno Creek and the southern half of Hall Boulevard.
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3.2 Tigard Comprehensive Plan
Currently, 'there are three policies in • the Comprehensive Plan that directly pertain to the
Downtown, which is designated as Central Business District (CBD). 'In the plan, the policy
statements provide directives to the City for making decisions and preparing plans. The
implementation strategies are recommendations and propose implementation methods. The
applicable policies provide general guidance that the CBD should be developed into`a focal
point for the city and should move toward the- high-density residential and mixed uses
envisioned for Town Centers. The.policy text is included below. To see the applicable
implementation strategies, please ,refer to the Existing Conditions and Opportunities and
Constraints report that is attached as an appendix to the Tigard Downtown Improvement
Plan.
ECONOMY SECTION - VOL. II, POLICY 5-1
5.3 The city shall improve and enhance the portions of the central business
district as the focal point for commercial, high density residential,
business, civic and`professional activity creating a diversified and .
economically viable core area.
5.4 City shall prohibit residential development in commercial and industrial. '
zoning districts except: complimentary residential development shall be
permitted above the first floor in the central business district, and above
the second floor in commercial professional districts. (the density of
residential development shall be-determined in accordance with the r-40
districts.)
SPECIAL AREAS OF CONCERN - VOL. 11, POLICY 11-1
11.1 Neighborhood Planning Organization #1
A. Central Business District
11. The redevelopment of downtown Tigard shall be accomplished in
order to make it complementary to newer shopping areas. Convenience,
appearance and the needs of the shopping public should be primary
considerations.
Policy'5.3 in the Economy Section currently provides direction to move toward a diversified
and economically, sound Downtown. It includes the major elements of the Preferred Design
Alternative, with the exceptions of supporting multi-modal transportation and retaining the
character of Main Street:
Policy 5.4 in the Economy Section currently directs the City of Tigard to restrict residential
development, in commercial zones (CBD included), allowing residential uses only above
street level. The Preferred Design Alternative calls for live=work units and condominium
development as well as. some garden style apartments that would place residential uses at
street level. In the Preferred Design Alternative, these areas would, be designated with a
Town Center residential zoning district to be described later in this memorandum.
Policy 1 1.1.1 in the Special Areas of Concern section is currently' missing the multi-
functional goals that the Preferred Design Alternative embodies. Instead, this policy focuses
on retail and shopping and does not promote the "18-hour" day activity that the Improvement
Plan calls for, This policy also places the primary focus on the'shopping public rather than
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on the desires of the community of Tigard. Specifically, the primary considerations should
mirror those developed by the Task Force in their vision for Downtown:
"Our vision of Downtown Tigard is a vibrant and active urban village at the heart of
our community that is pedestrian oriented, accessible by many modes of
transportation, recognizes and uses natural resources as an asset, and features a
combination of uses 'that enable people to live, work, play and shop. in an
environment that is uniquely Tigard. "
The Special Areas of Concern section may benefit from including that the design of
redevelopment along Main Street . should work to maintain the historic character and
appearance. that creates a small town feel either as a policy or as an implementation strategy.
New policies or implementation strategies in the Economy section should recognize that
change in the Downtown will occur gradually and that when possible, flexibility can be
employed to foster the development of'the catalyst projects. The_ Economy section should
also change its statements regarding a general economic development program to recognize
the consultant. and Task Force: recommendation that new funding mechanisms, including
urban renewal, be used to help carry out the Improvement Plan.
3.3 Tigard Community Development Code
3.3.1 Base Zone
All of Downtown Tigard is currently zoned Central Business District (CBD) in Title
18 of the Tigard Municipal Code. Chapter 18.520 Commercial Zoning Districts '
defines allowed uses and development standards within the CBD zone and provides
the following purpose statement:
"The CBD zoning district is designed to provide a concentrated central'
business district, centered on the City's historic downtown, including a
mix of..civic,.retail and office uses. Single-family attached housing; at a
maximum density of 12 units/net acre, equivalent of the R712 zoning
district, and multi-family housing at a minimum density of 32 units/acre,
equivalent to the R-40 zoning district, are permitted outright. A wide
range of uses, including but not limited to adult entertainment, utilities,
facilities' with drive-up windows, medical centers, major event
entertainment and gasoline stations, are permitted conditionally."
This purpose statement and the allowed uses and basic development standards of the
CBD zone (shown in the following table) are generally appropriate for the several
`districts' proposed in the-Improvement Plan, but do not provide enough specificity
to direct development in.those districts into the types of uses and building forms
called for in the Preferred Design Alternative. Where the Improvement Plan calls for
regional retail, the current CBD zone may allow for residential, office or civic uses.
Similarly, where the Improvement Plan recommends residential condos, the CBD
zone may allow for development of lower density single-family residential or office
space. Further, mixed-use developments could be allowed within'the current CBD
base zone; however, there are no specific-regulations that guide this type of
development to occur within any specific areas, of the CBD. New base zones with
more specific purpose statements should be developed for the Downtown.
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Additionally, each district, as envisioned during the planning process, requires a
slightly different set of development standards (lot sizes, building heights and sizes,
etc.) to bring the desired character of each district into realization. Recommendations
for creating a zoning scheme are provided later in this memorandum.
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Summa o Allowed Residential Uses or CBD (from Table 18.520.1
Household. Living Single-family attached and multi-family residential units
developed at R-40 standards, except the CBD area bounded
by Fanno Creek, HalI Boulevard, O'Mara, Ash Avenue and
Hill Street. This area is designated R-12 PD and shall be
developed as planned developments in conformance with R-
_ 12 district standards.
Group Living Permitted Use
Transitional Housin • Conditional Use
Home Occupation • Restricted Use. Permitted subject to requirements
Chapter 18.742
Summa o Commercial Develo ment Standards or CBD (from Table 18.520.2
_Minimum lot size • None
Minimum lot width None
Minimum Setbacks None; except a 30-foot setback is required where a
commercial use abuts a residential zoning district.
Minimum buildin height _ ■ None
Maximum building height ' 80 feet, except where the building is within 100 ft of any
residential zoning district, maximum building height is 40
feet.
3.3.2 Specific Development Standards
The Specific Development Standards chapters in the Community Development Code
(I 8.700s) were reviewed and analyzed with the guidelines provided by the City of Tigard, the
Task:Force, and the consultant design team on the desired characteristics and development in
Downtown in mind. Requirements were found, within several chapters that may act as .
barriers to, c,reating'the kind- of Downtown 'envisioned in the Improvement Plan. Other,
chapters were silent where the Improvement Plan may need regulatory or incentive based
direction in the code. The treatment 'of nonconforming situations, an issue brought up early
in, the planning process for Downtown, is addressed separately below, while the remaining
issues are compiled in a table in the following section.
Nonconforming Situations
Several types of uses presently found within the Downtown area are identified as prohibited
in Table 18.520.1, including light and general 'industrial, warehouse freight movement, and
industrial.. Auto service uses, except for auto cleaning are also a prohibited use. By law these-
nonconforming uses are allowed to continue until they are torn. down, destroyed or
abandoned; expansion or redevelopment of..non-conforming uses is prohibited. In either of
these situations, new development would be required to'meet the current code.
Section I $.520.060.13:2 allows existing nonconforming industrial structures at the following
locations to continue as I-P Industrial Uses (allows a change in -ownership and I-P). This
code- section applies to the following tax -lots: . 2S 12AA04700, 2S 12A000100,
2SI2A000202, 2S12AD01203; 2S12131300100, and 2S12DA00300. Section 18'.760.13 also
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exempts single-family residences in the CBD zone from the nonconforming. situation
requirements.
Although the Task Force is working diligently to change the character and improve the
economic vitality of Downtown and understands that industrial and single-family housing
uses are not generally conducive to a thriving downtown, it also recognizes that change needs
to and will occur slowly. Historically successful uses, even if they are nonconforming and
will continue to be nonconforming under new zoning for the Downtown, should be given a
higher degree of acceptability than is generally provided under standard nonconforming use
regulations. i
In simple terms, citywide'a nonconforming use cannot be expanded but it may remain as long
L as the use is not changed or abandoned for more than,6 months (a use can't be "destroyed",
but the structure that holds the use can). A nonconforming structure can remain; in general it
can be remodeled for cosmetic and safety purposes provided the square footage is not
increased.
To retain sensitivity to business owners currently operating legally. established .
nonconforming uses Downtown, it is advisable to consider,developing a threshold of allowed
expansion or redevelopnient'based on a percentage of square footage. Rather than providing
a complete exemption, as is the current practice, this approach will allow business owners to
improve their property within certain limits. while operating a nonconforming use. During the .
implementation phase, the Land Use Advisory Group will work with land and business
owners to develop code language to address Downtown nonconforming, situations that will
assist in' the transition period. This will help ensure continued viability of existing uses in
areas of Downtown that may not be ready to change or redevelop their property to reflect the.
1 new uses planned in the Preferred Design Alternative.
Other Specific Design Standards
The following table provides a planning level analysis. of existing Special Development
Standards and consistency with the Improvement Plan. This analysis focuses on identifying
existing barriers to creating the.= desired character . in Downtown and areas where the
Community Development Code.is silent, on certain Preferred Design Alternative elements.
Code Section SpeciTc Lankuage ! . Consistency with. Improvement Plan
18.705.030:F.4 Pedestrian walkways shall Need to'ensure that pervious pavers (i.e.-
be paved with hardsurface grass'crete) are allowed by including these
materials, such as concrete,' treatments in this list. Further research is
asphalt, stone, brick, etc. i required to determine feasibility within
emergency vehicle and structural and safety
requirements.
~
18.745.030 Landscaping and Screening. Within the Downtown, it would be
General comment: vegetatedI beneficial to allow vegetated stormwater
stormwater treatment I facilities to be used to meet landscaping
`requirements. Providing design examples
of these facilities within the Buffer
I Combinations in Table 18.745.2 would be,
.._he lpfu l
18.765 General comment: Metro The City of Tigard is currently in
standards conformance with Metro parking _ _
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{ requirements.
_.........._.._..__..__..____._..__....._.__..._._____._.....__..._._..._.__v.___.----._.._---_..._._
18.765.030.C Joint Parking. Owners of Within the Downtown, the City may want
two or more uses, to consider allowing joint parking for users
structures, or parcels of whose peak hours coincide with a
f land may agree to utilize requirement for a larger minimum number
i jointly the same parking and 'of spaces and a more permanent legal .
loading spaces when the agreement instrument. The benefit would
peak hours of operation do be that fewer parking lots would be taking
not overlay, subject to the up Downtown space and pedestrian access
llowin within Downtown would be encourage
18.765.040.B.5 Access drives shall be _ Again, this requirement needs to ensure that
improved with an'asphalt or pervious pavers (i.e. grass-crete) are
concrete surface; allowed by including these treatments in
this list. Further research is required to
determine feasibility within emergency
vehicle and structural and safety
requirements.
18.775 i Sensitive Lands. General The Preferred Design Alternative of the
Comment: Agreement and ;Improvement Plan includes
support recommendations for limited development
along Fanno Creek within or near areas
protected by Chapter 18.775. The
Improvement Plan is in full support of the
environmental protections and review
process established by Chapter 18.775. No
special exemptions or provisions are .
recommended.
18.780.130.C ! Signs in the C-G and CBD Further analysis of allowed signs in
j zones. General Comment:. conjunction with the development of
Allowed signs Downtown design standards is
recommended.
18.795.030 Visual Clearance This exception is likely applicable to the
Requirements. Except in the Main Street area and potentially other areas
CBD zoning district a visual j of Downtown. However, the City should
clearance area shall be revisit this•provision to determine its
maintained on the corners applicability and the benefits of providing
of all property adjacent.to the exception only in certain districts of
the intersection of two i. Downtown (e.g. Main Street, residential
streets, a street and a areas near the regional retail and the office
:railroad, or a driveway district along the commuter rail) and not in
providing access to a public ; others (e.g. the regional retail 'center, the
or private street. i "Heart" and the civic district where
emergency service vehicles are stationed.
3.4 Design Standards
The City currently defines design guidelines for Downtown within the Interim requirements
in the CBD zone in Section 18.520.060.B. All of the objectives presented here are consistent
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with the goals of the Preferred 'Design Alternative including guidance for building
orientation,. provision of pedestrian facilities,. limiting automobile support services and
avoiding the creation of small scattered parking areas for development within 1/4 mile of a
public transit line or stop. Facilitation of pedestrian and bicycle circulation is provided for
sites. along streets designated with bike 'paths'or that are adjacent to a designated greenway,
open space, or park area. Considerations include lighting, windows at street level,. bicycle
parking, protection from auto/truck circulation areas.. Currently these guidelines only apply
to a limited number of sites. It may be beneficial to apply some of these guidelines, or
similar, guidelines, to all properties within Downtown to increase pedestrian and, bicycle
access and improve the experience of using these transportation modes Downtown. '
Other guidelines in this section address the need for coordination of development within
Downtown and require that consideration be given to continuity and/or compatibility of
development while they also encourage flexibility to share access and landscaping where this
approach would be beneficial. The prohibition of allowing light to shine from one'property
onto another may conflict with providing adequate lighting for pedestrian and bicycle paths,
and should be evaluated further.
Siting and orientation of land uses is also considered under coordination of development, and
currently this section requires the, development consider the `adopted plan'. If this regulation
were to remain in the new design guidelines for Downtown further direction as to land use
orientation may need to be developed to accompany the Preferred Design Alternative.
Currently orientation is suggested by the organizing principles of the Green Corridor/Urban
.Creek, the Heart at Fanno Creek and Main Street. This section in the current code also .
requires screening of industrial and commercial areas from the view of residential uses. With
the Preferred Design Alternative many areas are intended to provide mixed uses to include
both residential and commercial. Some screening is appropriate and beneficial between
residential uses and commercial uses, however further consideration should be given to the
extent of screening required in the design guidelines and differentiation between requirements
for residential uses within the newly proposed zones should be developed.
[The interim regulations do not address guidelines for building materials or finish.]
3.5 Regional Government Requirements and Guidance
The Tigard community has focused on the growth and development of Downtown Tigard for
years. However, as a designated Town Center in Metro's 2040 Growth Concept Plan, Tigard
is obligated to create, a land use.and transportation plan consistent with Metro guidelines for
Town Centers. The following sections address Tigard's regional policy compliance.
3.5.1 Metro's 2040 Growth. Concept and Framework Plan
The Metro 2040 Growth Concept defines regional growth and development in thePortland
metropolitan region. The growth concept was adopted in the Region 2040 planning and
public involvement process in December 1995. Metro's.2040 Growth Concept Plan provides
guidance with respect to how Town Centers should function. The 2040 Growth Concept
identifies centers as compact, mixed-use neighborhoods of high-density housing, employment
and retail that are pedestrian-oriented and well served by public transportation and roads.
Metro's projected density for Downtown Town Centers in the 2040 Growth Concept is 40
average persons per acre. Town Centers are described as the central focus of community life
and- should serve residents living within two or three miles. Some key objectives for
developing Metro designated 2040 Centers include:
■ Promoting more intensive mixed-use development.
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■ Providing infrastructure to support more intensive development.
■ ' Creating effective local and regional transportation connections to and within
the center for all travel modes.
■ Providing public spaces and distinct center identification.
■ Recognizing.the natural, environment as a desired amenity.
Specific guidance provided in the 2040 Growth Concept for land use within Centers includes:
• Permitting multiple uses on one property.
■ Discouraging and limiting parking within the Center.
• Limiting the number of auto'dependent uses.
■ Prohibiting storage as a primary use.
■ Providing bicycle parking at major, destinations.
■ . Minimizing impervious paved areas for new streets and parking areas.
Metro has determined-that Tigard is in compliance with Functional Plan requirements. The
Improvement Plan represents a continued commitment by Tigard toward achieving Town
Center''.objectives.
3.5.2 Town Centers
Metro's Urban Growth Management Functional Plan (Functional Plan), which is included in
Metro's Code as Chapter 3.07, implements Metro's 2040 Growth Concept Plan. Title 6 of
the Functional Plan affects areas designated as Central City,'Regional Centers, Town Centers
and Station Communities, and is intended to enhance these centers by encouraging
development that will improve the critical roles centers play throughout the region and
discouraging development. that will•detract from the function 'of the centers.
Town Centers are smaller than regional centers (e.g., Washington Square),' and are
characterized by local shopping and employment opportunities, within a local.market area.
They are connected to regional centers byroads and transit. Each city with a Center needs to
have an enhancement strategy, by Dec. 31, 2007,, per Title 6/3.07.610 of the Functional Plan.
The following elements are required for a strategy to be accepted:
1. An analysis. of physical and regulatory barriers to development and a
program of actions to eliminate or reduce them.
2. An accelerated review process for preferred types of development. .
K. An analysis of incentives to encourage development and a program to
adopt incentives that are available.and appropriate for each Center.
4. A schedule ,for implementation -of Title 4 of the Urban Growth
• Management Functional Plan..
5. An analysis of the needto identify one or more Neighborhood Centers,
within or in close proximity to Inner and Outer Neighborhoods to serve as *a
convenient location- of neighborhood commercial, services, as.authorized by
Title 12, Section 3.07.1230 of the Urban Growth Management Functional. .
Plan.
6. A work plan, including a schedule, to carry out the strategy.
Title 6 allows cities that have adopted a strategy, in compliance with Section 3.07.620 for a
Town Center or other, type of center to be eligible, for. designation of state highways within
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that center as a Special Transportation Area under Policy I B of the 1999 Oregon Highway
Plan.
Title '6 further provides that cities should strive to locate 'government offices within a
designated center and to the extent possible, should prevent the location of government
offices outside of the center. The Ciy of Tigard's City Hall and other administrative offices
are presently located within the Downtown Tigard area, near the intersection of the Fanno
Creek and Hall Boulevard. The public-library is just outside the plan area and is very close to
City Hall: The Tigard Downtown Improvement Plan will fulfill the Title 6 requirement for
the Tigard Town Center with improvement strategies and a specific implementation program.
..The Improvement Plan represents the work plan and schedule for carrying out the
requirements of Title 6.
4. RECOMMENDATIONS
4.1 Community Development Code
Given the desired characteristics for an improved Downtown Tigard described above and the
analysis of the current CBD zoning in the. Community Development Code, it is recommended
that four new Town Center base zones and two new Town Center overlay zones be created
for Downtown. The recommended zones designed to guide uses as arranged on the Preferred
Design'Alternative, are shown on Figure X.
The City of Tigard already has several mixed=use zones that are specifically tailored to meet
the needs of other areas of the city. While built upon these existing mixed-use zones, area-
specific purpose statements and alterations to the development standards are provided for the
recommended zones.
o TC-CBD., Town Center - Central Business District
■ Model Zone: current CBD zoning
■ Purpose Statement: The TC-CBD zoning district is designed to provide a
concentrated central business district, ' centered on the City's historic
downtown Main Street and providing a mix of uses including -retail, office,
service, and civic. Utilities and transit-related park-and-ride lots are allowed.
A wide range of uses,, including but not limited to, utilities, facilities with
drive-up windows, medical centers, and major event entertainment are
permitted conditionally. Multi-family residential housing should be allowed
above frst'floor commercial uses and should comply with the R-40 zoning
district standards and density requirements.
• Uses: In contrast to the existing CBD zone, the TC-CBD zone would prohibit
single-family residential and adult entertainment uses, and would allow
medium to high density residential, office, civic/public, indoor entertainment,
etc. as fits the desired character of Main Street. .
■ Development Standards: Existing development standards in Table 18.520.2
as applied to the CBD zone are recommended for the TC-CBD zone.
o TC-MUC: Town Center - Mixed Use Commercial District
Model Zone: MUC - Mixed Use Commercial
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■ Purpose Statement: The TC-MUC zoning district is designed to, promote
medium to large retail'establishments to anchor the economy of Downtown
and create a. regional draw . to the Downtown.. In general, retail. uses
supporting- sales, eating establishments and some personal services will be
the focus:
■ Uses: Allowed uses will include, sales=oriented,' personal services retail, and
eating and drinking establishments: 'Conditional 'uses will include. repair-,
oriented retail, bulk sales, office uses, and other commercial-uses. Multi-`
family, residential housing-should' be allowed as. a conditional use above first
'floor commercial uses and should comply with the R-40 zoning, district,
standards and density requirements:'
Development Standards:'Existing' development standards in Table 18.520.2 .
as applied to the MUC zone.are_ recommended for the TC-MUC`zone.
o TC-MUE: Town'Center-Mixed Use.Employinent
• Model Zone: MUE-2
■ Purpose Statement:- The. TC-MUE zoning' district is intended to provide an
employment base comprised of civic and office, uses, while also providing
medium to high density multi-family housing appropriate to the character of
the 'area and"meeiing the density requirements of the R25 zoning district.
Commercial and retail support uses are allowed but are limited. Residential
uses should be focused.away from the commuter rail line.
Uses: Tlii's zoning" district allows a wide range of., uses 'including
business/professional offices, civic uses, multi-family housing; and retail
good 'andservices.' Light industrial is a conditional use as are community
recreation, facilities, religious institutions and utilities.
■ Development Standards: Existing development standards in Table 18:520.2
as applied to the MUE-2 zone are recommended for the, TC-MUE zone.'
o TC-MUR: Town Center - Mixed Use Residential
■ .-Model Zone: MUR districts ;
■ Purpose Statement: The TC-MUR zoning.district has two levels of intensity,
TC-MUR-1 and TC-MUR-2 that are both intended 'to' provide predominately
residential areas where compatible -mixed-uses are allowed:
Uses: TC-MUR-1 allows for high density, medium-rise residential with a .
minimum residential density of,50 units per acre. Supporting service retail is
an allowed use.. TC-MUR-2 allows for medium, density apartment, town
home .and,; condominium uses .,,with a maximum of 50 units` per acre.
Supporting service' retail is an allowed use.
Development, Sta`ndards: 'Existing development standards in Table 18•.520.2
as applied to the.MUR-l'and MUR-2 zones are recommended for the TC
MUR-1 and TC-MUR-2.zones, respectively. -
o Green .Corridor/Urban Creek Overlay
■ Model Zone: None
. 1
■ Purpose Statement:.The Green Corridor/Urban Creek Overlay Zone provides
a mechanism ,to guide development such that the future'development of the
4-16 June 2 005; 273-2395-041 }
***DRAFT*** Tigard Downtown Improvement Plan
Land Use Technical Memorandum
City of Tigard
Green Corridor/Urban Creek is not precluded. The overlay zone designates
the area of Downtown within which proposed development plans must be
reviewed especially to determine whether proposals meet the intent of the
Improvement Plan to'provide a Green Corridor/Urban Creek. .
■ 'Guidelines: The recommended regulatory mechanism is to require that all
proposed development be reviewed through the conditional use permit
process to include significant collaboration between city staff and the
development applicant. The purpose of the collaboration is to jointly reach,
J the best site design that accommodates,both the future use of the corridor and
the needs of the applicant. Because dimensions and other necessary
characteristics of the corridor are yet to be developed, specific approval
criteria to be applied to proposed development in this overlay zone will be
developed after, or as part of, the Green Corridor/Urban Creek feasibility
study. These will create a secondary, more specific mechanism to ensure
development is appropriate for the intended use of the area.
Uses: The overlay zone,does not affect allowed uses established in .the base
zone.
■ Development Standards: Because the location, dimensions, and details of
the Green Corridor/Urban Creek are yet to be determined, the overlay zone
does not -affect development standards established in the base zone.
However, it may be beneficial to offer some extent of flexibility with
development standards if doing- so would make it possible for a proposed
development to both comply- with.:- development standards and provide the
best site design to accommodate the future corridor.
o Fanno Creek Open Space Overlay
• Model Zone: None
Purpose Statement: The Fanno Creek Open Space Overlay Zone provides a
designation of the area within Downtown .on the north bank of Fanno Creek
that is envisioned •in the Improvement Plan to be developed into a passive
recreation open space area. This overlay zone establishes the intended `type
and intensity of use for sites within the overlay zone area. The overlay zone .
does not amend the -development -restrictions found in Chapter 18.775
Sensitive Lands that would apply to much of the land within the overlay. •
■ Uses: The overlay zone amends,the allowed, uses. of the base zone to only
include passive : recreation and • entertainment/public gatherings: such as
wildlife observation, walking and. biking (on designated pathways), and
picnicking, and smaller special entertainment events and public gatherings.
• Development. Standards: Within the overlay zone, development standards
are amended to include performance-based standards to protect water quality, .
native vegetation and diversity of vegetation, and habitat for fish and
wildlife, and to provide sensitive construction practices.
• Development Standards - [To be expanded from the table in Section 3.3.2 of this
memorandum to include
o make performance standards and or incentives 'for using innovative (visible and '
educational) stormwater treatment
June 2005] 273-2395-041 4-17
'"'DRAFT'" Tigard Downtown Improvement Plan
Land Use Technical Memorandum
City of Tigard
o Green storm water retention / drainage ! treatment - allow shared facilities
o Pervious pavers -parking and loading, access and egress, street standards]
4.2 Comprehensive Plan
To be consistent with the vision of the Improvement Plan, the City of Tigard needs to make
some relatively small adjustments to policy statements and implementation strategies within
the Comprehensive Plan. The table below summarizes the recommended changes:. '
Section Policy I Recommendations
Economy5.3 No change required.
Economy 5.4 Should declare that residential development within the TC zones is
1. j encouraged. Multiple housing types are to be provided within the
{ Downtown Town Center zones that will accommodate the needs of
I several different housing markets. More housing and a variety of
1 housing types Downtown will help create a vibrant and
economicallisound city-core,
_ - _ _ = --I----= _ _
Economy New New policies or implementation strategies in the Economy section
should recognize that change in the Downtown will occur
gradually and that when possible, flexibility'can be employed to
j foster the development of the catalyst projects.
Economy f New ; Should change statements regarding a general economic '
i development program to recognize the consultant and Task Force
; recommendation that urban renewal be used as a funding
i ' mechanism.
Special Areas 11.1.1 ! Should be rewritten to include the multi-functional goals of
Downtown; retail shopping, housing, recreation, civic services,
employment, and transit are all important to the success of
i Downtown. Primary focus should be on the vision statement and
f guiding principles developed by the Task Force in the
Improvement Plan planning process.
Special Areas New I Although the vision and guiding principles include-historical
preservation as a goal, it may be beneficial to include a specific
policy stating the preference for retaining the character historically
i
present on Main Street. '
-
It is also recommended that.the Comprehensive Plan be amended to include the Tigard
Downtown Improvement Plan as an element of the Comprehensive Plan.
4.3 Design Guidelines
As discussed in Section 3.4 above, the existing Interim requirements in the CBD. zone
currently in the Tigard Community Development Code contain guidelines and objectives that
should be retained for Downtown when the zoning code is amended. The following table
4_18 June 2005 273-2395-041.
***DPAFT*** Tigard Downtown Improvement Plan
Land Use Technical Memorandum
City of Tigard
highlights those things that may not be appropriate for Downtown and that should be further
evaluated:
Code Section Subject Recommendations
18.520.060.B. La(] & 2). Transit oriented site Currently these guidelines, only apply to a
design and limited number of sites. It may be beneficial
pedestrian to apply some of these guidelines, or similar
circulation guidelines, to all properties within Downtown
to increase pedestrian and bicycle access and
improve the experience of using these
transportation modes Downtown.
18.520.060.B:1.a(3)(a) Lighting . Though a relatively small concern,. the
prohibition of allowing light to shine from
one property onto another may conflict with
providing adequate lighting for pedestrian
and bicycle paths, and should be evaluated
further.
18.520.060.B. La(3)(b) Siting and building If this'regulation were to remain in the new
orientation design guidelines for Downtown further
direction as to land use orientation will need
to be developed to accompany the Preferred
Design Alternative. Currently orientation is
suggested by'the organizing principles of the
Green Corridor/Urban Creek, the Heart at
Fanno Creek and Main Street.
18.520.060.B.1.a(3) Use screening _ 'With the Preferred Design. Alternative many
areas are intended to provide mixed uses "to
include both residential and commercial.
Some screening is appropriate and beneficial
between residential uses and commercial
uses, however further consideration should be
given to the extent of screening required in
the design guidelines and differentiation
between .requirements for residential uses
within the newly proposed zones should be
developed.
Tigard has developed -design 'siandards for the Tigard Triangle and Washington Square,
Regional Center. [Further discussion and recommendations to be developed]
4.3.1' Streets
To be developed [Description of streets, their current & future designation and include _
options for streetscape elements. To be drawn from the Future Transportation Memo.1
June 2005 273-2395-041 4-19
"'DRAFT"' Tigard"Downtown Improvement Plan'
Land Use Technical Memorandum
City of Tigard '
4.3.2 Gateways
To be developed. [General recommendations- for use of edge treatments, landscape buffers,
pylons, " lighting, transitions in pavers, street width, etc. (drawn from Metro Guidance
documents-and input heard throughout the project from Task Force and the public)]
4.4 Preferred Timing .
To be developed. 'Timing matrix for activities
- Yr 1 amend code%omp plan
Yr 2 develop design review process
. 4.5 Measure 37
The recent passage of Measure 37, requirement waivers. of regulations or compensation to
property owners if regulations have the effect of reducing a property's value, presents a
challenge to every Oregon jurisdiction, as communities are still determining how to address
it. Accordingly, the potential "Measure 37 impacts" of the Improvement Plan" have yet to be
addressed. It is recommended that this.issue be addressed by the City in consultation with the
state, Metro, and other local jurisdictions.
J. SUMMARY
To be developed
5-20 June 2005u l 273-2395-041
117
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`T"°° ZONING
AGENDA ITEM ' J
FOR AGENDA OF July 19, 2005
CITY OF TIGARD, OREGON
COUNCIL AGENDA ITEM SUMMARY
ISSUE/AGENDA TITLE BRANDING/GRAP C IDENTITY DISCUSSION
PREPARED BY: Elizabeth A. Newtonj'~WZEPT HEAD OK CITY MGR OK
ISSUE BEFORE THE COUNCIL
A follow-up discussion about themes and concepts for a graphic identity for the City of Tigard.
STAFF RECOMMENDATION
ProvideTurther input to the graphic design consultant on identity concepts:
INFORMATION SUMMARY
At the July •12, 2005 Council Business meeting Glen Marcusen; the graphic design consultant, briefly reviewed the
audit of the City's existing print materials and signage. He also presented examples of the identities of adjacent
communities and other Oregon and West Coast cities. In. addition, Council provided input on graphic identity
concepts.
The focus of this meeting is to provide further input on identity themes that can be translated into a graphic identity.
The next step will be for Mr. Marcusen to. bring back design-concepts, for. Council review.
OTHER ALTERNATIVES'CONSIDERED
N/A
VISION TASK FORCE GOAL AND ACTION COMMITTEE STRATEGY
N/A
ATTACHMENT LIST
None
FISCAL NOTES.
The contract with Marcusen Design is not to exceed $10,500.
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