Ordinance No. 15-06 CITY OF TIGARD, OREGON
TIGARD CITY COUNCIL
ORDINANCE NO. 15-06
AN ORDINANCE ADOPTING A COMPREHENSIVE PLAN AMENDMENT CPA 2015-00001
TO AMEND THE TIGARD 2011 ECONOMIC OPPORTUNITIES ANALYSIS
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 1)
acknowledging that slope was not applied as a development constraint factor in the Inventory of
Suitable Sites (Land Supply); 2) applying slope as a suitable constraint for properties currently zoned
industrial (I-P, I-L, and I-H), and 3) qualifying the Assessment of Potential with respect to slope
constraints; and
WHEREAS, the Tigard Planning Commission held a public hearing, which was noticed in accordance
with city standards, on March 2, 2015 and recommended approval of the proposed CPA 2015-00001
by motion and with unanimous vote in support; and
WHEREAS, on March 24, 2015, the Tigard City Council held a public hearing, which was noticed in
accordance with city standards, to consider the Commission's recommendation on CPA 2015-00001,
hear public testimony, and apply applicable decision-making criteria; and
WHEREAS, on March 24, 2015 the Tigard City Council adopted CPA 2015-00001 pursuant to the
public hearing and its deliberations; and
WHEREAS, Council's decision to adopt CPA 2015-00001was based on the findings and
conclusions found in Exhibits "A" and `B" and the associated land use record which is
incorporated herein by reference and is contained in land use file CPA 2015-00001.
NOW,THEREFORE,THE CITY OF TIGARD ORDAINS AS FOLLOWS:
SECTION 1: Tigard Comprehensive Plan is amended to include new text as shown in Exhibit A.
SECTION 2: Tigard City Council adopts the findings and conclusions contained in Exhibit B in
support of the Council's action and to be the legislative basis for this ordinance.
SECTION 3: Tigard City Council amends the Tigard 2011 Economic Opportunities Analysis
Exhibit C as a component of Tigard Comprehensive Plan Goal 9: Economic
Development.
ORDINANCE No. 15-06
Page 1
SECTION 4: This ordinance shall be effective 30 days after its passage by the Council, signature
by the /Mayor, and posting by the Deputy City Recorder.
PASSED: By '1�1e,5 /l fibs t/phi vote of all Council members present after being
read by number and tide only, this 24th day of March, 2015.
dr"naz �?�A)
-
Norma I. Alley, Deputy Recorder
APPROVED: By Tigard City Council this 20, day of March, 2015.
John ook, Mayor
Approved as to form:
lk
City Attorney
Date
ORDINANCE No. 15-06
Page 2
Exhibit A Page I of 3
AMENDMENT TO THE CITY OF TIGARD'S 2011 ECONOMIC OPPORTUNITIES
ANALYSIS
(CPA2015-00001)
January 8,2015
This proposed Post Acknowledgment Plan Amendment to the City of Tigard's 2011 Economic
Opportunities Analysis (EOA), 1) acknowledges that slope was not applied as a development
constraint factor in the Inventory of Suitable Sites (Land Supply), 2) applies slope as a suitability
constraint for properties currently zoned industrial(I-P, I-L,and I-H),and 3) qualifies the Assessment
of Potential with respect to slope constraints.
1) The INVENTORY OF SUITABLE SITES (LAND SUPPLY) on page 17 of the 2011 EOA
includes the following analysis:
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 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 estimates for land area
that is constrained by the following. Metro Tide 3 designation (waterways, wetlands,
riparian buffers and the 100 year floodplain).
ANALYSIS:
Because the City's Buildable Lands Inventory (BLI) did not apply slope as an environmental
constraint, slopes were also not included as a development constraint in the EOA suitability analysis,
which was based on the BLI.
FINDING:
Therefore, staff finds and acknowledges that slope was not considered in the EOA's site suitability
analysis that determines land supply.
2) Pursuant to Division 9, 660-009-0015(3)(a), the 2011 EOA includes an inventory of vacant and
developed lands within the planning area designated for industrial or other employment use,including
site characteristics and development constraints that affect the buildable area of sites in the inventory
(Appendix G: Buildable Land Inventory).
ANALYSIS:
As an inventory refinement, this amendment applies slope as a potential development constraint. In
Exhibit A,Slope Analysis on Buildable Industrial Lands, the city applied a 10% slope threshold to the
buildable lands inventory of industrial zoned land to determine where slope is a potential constraint
for lots within those zones (Metro 2009 Urban Growth Report uses slopes > 10% as a suitability
threshold for industrial uses). Exhibit A shows that slopes greater than 10% exist on portions of 17
lots. However, when field verified, only four (4) of those lots include slopes attributable to general
1
Exhibit A Page 2 of 3
grades across the property instead of slope variations attributable to minor cuts or fills or
embankments within the property and otherwise characterized as generally level ground.
FINDING:
As shown in Exhibit A (Area 2), the suitability of the upland portions of the two largest contiguous
vacant lots in the buildable lands inventory zoned I-P, 10.3 acres of 24.16 acres on TL2S101CA00100
and 6.74 acres of 13.25 acres on TL 25101001100, may be constrained for some industrial uses that
would require large-footprint buildings. In addition, all 1.2 acres of TL 2SIOlDC04100 and .21 acres
of contiguous TL 2S101DD00700 zoned I-L(Area 3)would be similarly constrained.
3) The ASSESSMENT OF POTENTIAL (RECONCILIATION OF DEMAND AND SUPPLY)
on page 20 of the 2011 EOA includes the following analysis:
Short-Term Land Need Determination
Commercial and industrial properties appear to clearly meet the statutory requirements
for short-term land supply, as all of the long-term land supply can be classified as
short-term 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 14, 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 recommends 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.
ANALYSIS:
With the city's limited industrial land supply, the city's industrial land need and parcel requirements
were characterized by the land efficient need scenario. The slope analysis indicates that the land
efficient need scenario still applies but is now potentially in deficit for industrial zoned vacant land.
2
Exhibit A Page 3 of 3
When slope is considered as a suitability factor, it is apparent that larger industrial/employment use
buildings may be constrained on land with slopes greater than 10%. However,other permitted uses in
the I-P zone, such as office, would remain feasible. To the extent that some industrial land use
building types are constrained,other industrial and employment uses need not be.
The EOA identified target industries for Tigard to include 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 and identified emerging clusters, including health care and advanced technology
(i.e.,green energy) manufacturing and research operations.
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.
Table 12, which shows the distribution of vacant land by lot size and general land use zone
classification,remains valid.However,the slope analysis indicates that the only two lots greater than 10
acres may now be considered constrained for large footprint building types. For that type of industrial
development,the two lots would practically fall into the five to ten-acre range.
Appendix G, Buildable Land Inventory, remains valid, although the slope constrained portions of
lots may not be suitable for some industrial use types.
FINDING:
The 2011 EOA and the applicable Goal Nine policies and action measures adopted for Tigard's
Efficient Need Scenario focus on the promotion of well-designed and efficient development of vacant
industrial lands and on actions that result in greater, more efficient, utilization of Metro-designated
Employment and Industrial Areas. The site suitability analysis, including slope as a constraint, may
limit some industrial uses that require large-footprint buildings and reduces the number of
unconstrained tax lots greater than 10 acres from two to zero. Tigard's targeted business clusters may
be only marginally affected as the majority of sites needed fall within the five to ten-acre range. The
slope constraint reduces the suitability of a few sites for some industrial uses, but need not limit the
potential for employment use of slope-constrained sites. However, a slope constraint on a third of the
vacant industrial zoned land highlights the need to consider job density in employment land
development and redevelopment.
3
Exhibit B: Pages 1 - 9
Agenda Item: 6
Hearing Date:March 2,2015 Time: 7:OOPM
STAFF REPORT TO THE
PLANNING COMMISSION ~
FOR THE CITY OF TIGARD, OREGON
120 DAYS = N/A
SECTION I. APPLICATION SUMMARY
FILE NAME: AMENDMENT TO THE CITY OF TIGARD'S 2011 ECONOMIC
OPPORTUNITIES ANALYSIS
FILE NO.: Comprehensive Plan Amendment(CPA) CPA2015-00001
PROPOSAL: The City proposes to amend the adopted Tigard 2011 Economic
Opportunities Analysis, a component of Tigard Comprehensive Plan Goal 9:
Economic Development. The proposed amendments: 1) acknowledge that slope was
not applied as a development constraint factor in the Inventory of Suitable Sites
(Land Supply), 2) apply slope as a suitability constraint for properties currently zoned
industrial J-P, I-L, and I-H), and 3) qualify the Assessment of Potential with respect
to slope constraints.
APPLICANT: Cit},of Tigard OWNER: N/A
13125 SW Hall Boulevard
"Tigard,OR 97223
LOCATION: City-nde
ZONING
DESIGNATIONS: I-P, I-L, I-H.
COMP PLAN: Industrial Park, Light Industrial, and Ileave Industrial comprehensive plan
designations
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.380 and 18.390; Comprehensive Plan
Goals 1, 2, 9; Metro Urban Growth Management Functional Plan Title 4; Oregon
Administrative Rule 660, Division 9;and Statewide Planning Goals 1,2, and 9.
SECTION II. STAFF RECOMMENDATION
Staff recommends the Planning Commission find this request meets the necessary approval criteria and
RECOM-MENDS the Tigard City Council amend the "Tigard Comprehensive Plan as determined through the
public hearing process.
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CPA 2014 00001 EDA PAGE 1011,9
SECTION III. BACKGROUND INFORMATION
Project History
Trammell Crow and the Fields Estate are moving forward with development plans for a portion of the 42
acres of property along Wall Street in Tigard's Hunziker Industrial Core. The portion of the Fields Industrial
Property fronting Wall Street includes approximately 17 acres suitable for development consistent with the
City's I-P zoning.
The remaining approximately 25 acres are encumbered by a slope ranging from 6 to 10%. Regionally,
development professionals consider property with this much slope unsuitable for large footprint industrial
development. A study of the Fields Industrial Property has given the City of Tigard an opportunity to
review the 2011 Economic Opportunity Analysis (EOA).The 2011 HOA did not take into account slope as
an environmental constraint when documenting land supply suitable for industrial and manufacturing uses
as part of Tigard's buildable lands inventory (BLI).
According to the Department of Land Conservation and Development, the city can complete a Post
Acknowledgement Plan Amendment (PAPA) of the 2011 EOA to acknowledge that slope should be a
factor in consideration of land use and zoning.The completion of a PAPA and the findings recognizing that
slope should be a factor in accounting for Tigard's supply of property suitable for industrial and
manufacturing would apply to similarly affected property throughout the City of Tigard.
According to our 2011 BOA,the City of Tigard is currently in a"land efficient"scenario,where demand for
employment land is expected to outpace supply. The proposed amendment identifies approximately 18.4
acres of vacant land on four parcels in the Buildable Lands Inventory (BLI),or one third of the supply, that
is constrained by slope. This land supply deficiency further highlights the importance of efficient use of
industrial-zoned lands for employment use and the need to consider job density in employment land
development and redevelopment.
The proposed amendment (Attachment 1) would amend the Tigard 2011 Economic Opportunities Analysis
(Tigard 2011 EOA)which was developed in compliance with OAR. 660 Division 9 (Statewide Planning Goal
9: Economic Development as one of the required Periodic Review work tasks. The 2011 EOA was adopted
by Tigard City Council on May 24,2011.The EOA 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. Policies were adopted to
ensure an adequate supply of industrial and other employment lands within the City of'T'igard.
During the 2011 effort, the Tigard Planning Commission acted as the advisory committee for the project,
reviewing each task during the process to complete the Tigard 2011 EOA. The six tasks reviewed by the
Planning Commission included:
1 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)
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CPA 2014-00001 LOA PAGE 2 OF 9
6. Implementation Policies and Action Measures
The proposed amendment addresses tasks 3, 4, and 5 and provides amended findings. As amended, the
Tigard 2011 EOA will continue to meet the state requirements for an economic opportunities analysis and
serve as a component of the Tigard Comprehensive Plant Goal 9. It will continue to act as a resource for staff,
decision makers, and the public.
Proposal Description
The City proposes to amend the City of Tigard's 2011 Economic Opportunities Analysis to:
1) Acknowledge that slope was not applied as a development constraint factor in the Inventory of Suitable
Sites (Land Supply),
2) Apply slope as a suitability constraint for properties currently zoned industrial (I-P,I-L,and I-H),and
3) Qualify the Assessment of Potential with respect to slope constraints.
The proposed amendment will ensure that the EOA better represents the available land supply so that the
City's Comprehensive Plan remains a viable tool for decision-makers. By adopting the amendment, the
City will ensure it remains in compliance with applicable laws,rules,regulations,plans,and programs.
SECTION IV. SUMMARY OF REPORT
Applicable criteria, Commission findings and conelmsims
• 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 9:Economic Development
•. Metro Urban Growth Management Functional Plan Title 4
• Oregon.Administrative Rule 660,Division 9
• Statewide Planning Goals
o Goals 1,2,and 9
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C11A 201400001 RC).1 P.ME 3 OF 9
SECTION V APPLICABLE CRITERIA AND COMMISSION FINDINGS
CITY OF TIGARD COMMUNITY DEVELOPMENT CODE (TITLE 18)
Chanter 18.380i 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 proposal is an amendment to the Tigard Comprehensive Plan, which provides analysis to
support policies to be applied generally throughout the City of Tigard; therefore, the application is being
processed as a Type IV procedure,Legislative Amendment,as governed by Section 18.390.060G.
Chapter 18.390: Decision-Making Procedures
Chapter 18.390.020. Description of Decision-Making Procedures
5.4. 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 proposal is an amendment to the Tigard Comprehensive Plan, which establishes policies to
be applied generally throughout the City of Tigard. Therefore, it is being reviewed under the Type IV
procedure as detailed in Section 18.390.060.G. In accordance with this section, the amendment will be
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 Administrative Rule 660, Division 9, the Tigard Community
Development Code, and the Tigard Comprehensive Plan. As indicated, pursuant to the Commission's
findings and conclusions found within this staff report, the amendment is consistent with the applicable
factors.
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 Findjpgs
Funding: 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. The 2011 EOA was adopted May
24,2011 as Task 3 of Periodic Review.
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CPA 2014-00001 LOA PAGE 4 OP 9
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.
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. 'Phis staff report was also available seven days in advance of the
hearing pursuant to Chapter 18.390.070.E.b of the Tigard Community Development Code.
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 February 12, 2015
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.
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 proposed amendment refines the findings of the EOA in support of the general policy
direction related to Tigard Comprehensive Plan Goal 9: Economic Development for the community. 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.
bindings: The proposed amendment refines the fundings of the EOA in support of 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
PLANNING COMMISSION
CM 201400001 I.OA P.1GE 5 OP 9
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.
Findings: 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, Department of
Land Conservation and Development staff provided input throughout the development of the proposed
amendment.
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 site suitability analysis, including slope as a constraint, may limit some
industrial uses that require large-footprint buildings and reduces the number of unconstrained tax lots
greater than ten acres from two to zero. Tigard's targeted business clusters may be only marginally affected
as the majority of sites needed fall within the five to ten-acre range. The slope constraint reduces the
suitability of a few sites for some industrial uses, but need not limit the potential for employment use of
slope-constrained sites. However, a slope constraint on a third of the vacant industrial zoned land highlights
the need to consider job density in employment land development and redevelopment. The proposed
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 proposed amendment refines the findings of the Tigard 2011 EOA to take into account
slope as a linuting site suitability factor for some industrial uses. The amendment ensures the Tigard 2011
EOA is reliable with up-to-date information regarding slope analyses 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 9: Economic Development
Goal 9.1 Develop and maintain a strong, diversified, and sustainable local economy.
Findings: The proposed amendment refines the findings of 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
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CTA 2014-00001 13();1 PAGE 6 01`9
land efficient need scenario would provide the necessary 20-year supply of vacant employment and
industrial lands. The 2011 EOA and the applicable Goal 9 policies and action measures adopted for Tigard's
Efficient Need Scenario focus on the promotion of well-designed and efficient development of vacant
industrial lands and on actions that result in greater, more efficient, utilization of Metro-designated
Employment and Industrial Areas. The site suitability analysis,including slope as a constraint, may limit some
industrial uses that require large-footprint buildings and reduces the number of unconstrained tax lots greater
than ten acres from two to zero. Tigard's targeted business clusters may be only marginally affected as the
majority of sites needed fall within the five to ten-acre range. The slope constraint reduces the suitability of a
few sites for some industrial uses, but need not limit the potential for employment use of slope-constrained
sites. However,a slope constraint on a third of the vacant industrial zoned land highlights the need to consider
job density in employment land development and redevelopment.
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 Pian.
METRO URBAN GROWTH MANAGEMENT FUNCTIONAL PLAN TITLE 4
Findin : 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 limiting the types and scale of
non-industrial uses in Regionally Significant Industrial Areas (RSIAs), Industrial and Employment Areas.
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 Opportunities Analysis involved discussions with Metro staff and Oregon
Department of Land Conservation and Development staff. They were provided the opportunity to review
and comment 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 (CPA2015-00001) applies slope as a suitability factor for industrial uses in Tigard's
industrial zones but does not otherwise affect compliance with Title 4.
CONCLUSION: Based on the analysis above, the Commission finds that the proposed amendment is
consistent with the Metro Urban Growth Management Functional Plan Title 4.
OREGON ADMINISTRATIVE RULE 66Q DIVISION 9
Findin : 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 development of the Tigard 2011
Economic Opportunities Analysis and this proposed amendment 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
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Functional Plan Title 4. Both organizations were given the opportunity to review and comment on the
proposed amendment.
In addition,the proposed amendment to the Tigard 2011 EOA followed the rules set forth in Sections 15.
Section 15 outlines the necessary elements of an economic opportunities analysis, including the inventory
of industrial and other employment lands. The proposed amendment applies slope as a development
constraint within the City's industrial zones.The proposed amendment is in compliance with Division 9.
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 1 - Citizen Involvement.
This goal outlines the citizen involvement requirement for adoption of Comprehensive Plans and
changes to the Comprehensive Plan and implementing documents.
Fines: 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
February 12, 2015 issue of The Times (in accordance with Tigard Development Code Chapter 18.390). 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 text changes could be
viewed.
Statewide Planning Goal 2-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 proposed amendment to the Tigard Comprehensive Plan is being undertaken to update the
City's acknowledged Comprehensive Plan in a manner consistent with current conditions. The
amendment to the Tigard Comprehensive Plan is being processed as a Type IV procedure,which requires
any applicable statewide planning goals, federal or state statutes or regulations, Metro regulations,
comprehensive plan policies, and City's implementing ordinances, be addressed as part of the decision-
making process. All applicable review criteria have been addressed within this staff report; therefore, the
requirements of Goal 2 have been met.
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.
Finding: The City is currently in compliance with Goal 9 and Metro's Title 4: Industrial and Other
Employment Areas through its acknowledged Comprehensive Plan. The proposed amendment updates
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 through the development process and were requested to submit comments.The adoption of the
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CPA 2014-00001 1;0A PAGE,8 OF 9
proposed amendment to the Tigard 2011 EOA as a part of Tigard's Comprehensive Plan maintains the
City's compliance with Goal 9.
CONCLUSION: Based on the analysis above, the Commission finds that the proposed amendment is
consistent with the applicable Statewide Planning Goals.
SECTION VI. ADDITIONAL CITY STAFF COMMENTS
The City of Tigard's Current Planning Division, Administrative Department, Public Works
Department, and Police Department have 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:
Metro Land Use and Planning,Washington County Department of Land Use and Transportation
Oregon Department of Land Conservation and Development reviewed the proposal and provided
verbal comment that they had no objections.
CONCLUSION: Based on responses from outside agencies listed above, the Commission finds the
proposed amendment meets all requirements of these agencies and is consistent with the best interests of
the City.
SECTION VIII. CONCLUSION
The proposed amendment complies with the applicable Statewide Plamung Goals, applicable regional,
state and federal regulations, the "Tigard Comprehensive Plan, and applicable provisions of the City's
implementing ordinances.
Therefore, Staff recommends that the Planning Commission recommend approval of the Comprehensive
Plan Amendment to the Tigard City Council,as determined through the public hearing process.
ATTACHMENT:
EXHIBIT A: PROPOSED AMENDMENT TO THE CITY OF TIGARD'S 2011 ECONCOMIC
ORTUN lEe ANALYIS
February 23,2015
PREPARED Y: G4 Pagenstecher DATE
Associate Planner
az� --
February 23 2015
APP 'F., BY: Kenny Asher DATE
Communit},Development Director
Sl';U7 Itl{1'O)2'1"I'O'I'1ll{
PLANNING COMMISSION
CPA 2014-00001 1,0A PAGE.9 01`9
Exhibit C Page 1 of 52
City of Tigard
2011 Economic Opportunities Analysis
Adopted by Tigard City Council on May 24, 2011
Prepared By
Cogan Owens Cogan, LLC
FCS GROUP
This report was funded by an Oregon Department of Land Conservation and Development
Department Periodic Review Grant.
Exhibit C Page 2 of 52
ACKNOWLEDGEMENTS
Tigard City Council
Craig Dirksen,Mayor
Gretchen Buehner, Council President
Marland Henderson
Nick Wilson
Mark Woodard
Tigard Planning Commission/Advisory Committee
David Walsh,President
Tom Anderson,Vice President
Margaret Doherty
Stuart Hasman
Matthew Muldoon
Karen Ryan
Jason Rogers
Donald Schmidt
Richard Shavey
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 Economist
City of Tigard Staff
Ron Bunch,Community Development Director
Susan Hartnett,AICP,Assistant Community Development Director
Craig Prosser, City Manager
Darren Wyss, Senior Planner and Project Manager
Sean Farrelly,Redevelopment Project Manager
Exhibit C Page 3 of 52
TABLE OF CONTENTS
Executive Summary— i
Introduction— 1
Economic Development Vision and Goals—1
Economic Trends Analysis—2
Business Clusters Analysis—9
Targeted Business Clusters— 12
Site Suitability Analysis (Land Demand)—13
Inventory of Suitable Sites (Land Supply)— 16
Short-Term Land Supp#Determination— 18
Assessment of Potential(Reconciliation of Demand and Supply) —19
Short-Term Land Need Determination— 19
Long-Term Land Need Determination— 19
Planning,Market, Cost and Risk Factors-21
Implementation Policies and Action Measures—22
Policies—22
Recommended Action Measures—23
Appendices
A. Office Leasing Activity Summary,Mid-Year Report—26
B. Industrial Leasing Activity,Mid-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
F.Typical Site Requirements for Development Types—37
G. Buildable Land Inventory—38
H. Redevelopment Land Inventory—39
I. Summary of Stakeholder Interviews—40
J.Map of Buildable Lands and Redevelopment/Refill Potential—44
Exhibit C Page 4 of 52
'Executive Summary
The City of Tigard has conducted an Economic Opportunities Analysis (EOA) as required by its
Periodic Review work program to update its Comprehensive Plan. The Cityreceived grant funds from
the Department of Land Conservation and Development(DLCD) for technical consultant assistance to
complete this task.The EOA was developed in compliance with OAR 660 Division 9 (Statewide
Planning Goal 9: Economic Development).The EOA 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 Match 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 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 Mall,the"Tigard Triangle"employment area near the confluence of 1-5/Hwy. 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 commercial and industrial real estate brokers see Tigard as
a well-defined submarket within the suburban Metro 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)
i ig:�rri
201[E -.i!n c•Cippi�rt.ttnities R�alysis i
Exhibit C Page 5 of 52
• 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 High Land
Moderate land
Land Demand and Supply Need Need
Need Scenario
Scenario Scenario
Demand for Vacant Industrial 48 64 80
Land
Supply of Vacant Industrial 50 50 50
Land
Land Surplus or (Deficit) 2 (, 1 4) (: !
Existing Forecast of
Preliminary Parcel Distribution, Unconstrained Parcel Size Surplus
Efficient land Need ForecastSupply (tax Demand (tax lots)
lots) (tax lots) 1�
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
inpA 2011 Econoirir,CippoTtunidcs Malysis ii
Exhibit C Page 6 of 52
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), Tigard USB
Efficient Land Medium High Land
Land Demand and Supply Need 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 4:5'
4
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 Metro-designated Town Center (Downtown);Regional Center(Washington Square);
High Capacity Transit Corridor (Hwy 99W); 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.
Tigard 200 i Ecommnir.Oppc}unities Aiialysis iu
Exhibit C Page 7 of 52
INTRODUCTION
The City of Tigard has conducted an Economic Opportunities Analysis (EOA) as required by its
Periodic Review work program. The City received grant funds from the Department of Land
Conservation and Development (DLCD) for technical consultant assistance to complete this task.The
EOA 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 Commission acted as the advisory committee 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 measures 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:
1. 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 Policies 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-
term 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).
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:
igaa:i 201; Uortumic E]ppoxtuniaics Aiialysis j
Exhibit C Page 8 of 52
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 recruitment 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.
• Limit 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.
Tigorti 1-011 Economic Cipp3rtunides Analysis
Exhibit C Page 9 of 52
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 June 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 economies are now poised for a slow economic recovery. The July 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
migration 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 .30
Washington County 449,250 527,140 1 .80
Oregon 3,421,399 3,823,465 1 .20
USA 1 282,171,957 1 307,006,550 1 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. The most recently adopted Metro growth
forecasts are referred to as the Metroscope 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 time.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-year period.The extrapolated 2035 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 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 I-5/Hwy. 217,and pockets of industrial uses along the Hwy. 217 corridor.
Tigaxd 201 i i concmic Oppor wtides Aaalq;:is
Exhibit C Page 10 of 52
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 (70)
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
Region 619,266 887,732 955,578 336,312 1.5%
Employment* Projected. Avg. Annual
2005 2030 2035 Change Change (%)
2005-2035
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
Region 908.912 1,407.977 1,538,098 629'186 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 3 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 2035 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 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.
Washington Square Niall 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.
_,f..On 201 i i_�c?:7s]'?:.tc C_,,i7iiilm cy A.,ol.':�.s cp
Exhibit C Page 11 of 52
Table 3. Large Employers in Tigard with More Than 250 Employees, 2008
Firm Name Specialty EmploymentRange
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 first 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 July 1, 2010 Tigard had total Class A vacancy rates of 151,900 sf and
another 66,000 sf in vacant Class B 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 Bridgewell Resources (32,088 gsf); 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.
'i 1
igax:i 01{ �con,snia Oppontinitic Analysis 5
Exhibit C Page 12 of 52
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 Transportation (ODOT) 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 Fanno 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.
Tigazd 2011 Uconcr!nic.OppitA-unities Analysis 6
Exhibit C Page 13 of 52
Fisc ure 1 Non-Farm Employment, Tri-Conn Metro Region, 2008-2018 Forecast 7
Local government ! R H,(j40
State government 1.890
Federal government (270)
Other services 2,2 10
Leisure and hospitality
AFs
� u 0 1G 590
Educational and health services '� ' ' y a 2 t} " 23,910
f l4SS.fH«lYFt£fmVlE.4Y 5fr�.'IIIA[�F�if'...'A�lt�lkc,�Y����"YY¢c�.'��f�f�tE ! t
t
Professional and business services ��;•���.��' ti..��� ��,� � 1`3,734
Financial activities 2,730
Information Soo !
Transportation,warehousing,and utilities 1,520
Retail trade Vi 6,67C
Wholesale trade " 4, 60
Manufacturing (2,270)
j I
Construction 1,090
Natural resources and mining � 1,190 j
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
Tigard 201 i Economic OppiyrtunAies Analysis 7
Exhibit C Page 14 of 52
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 Buildin Space 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 1 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.
Tigard 201.i Econ+:unit.f.�ppc)rtunilies Anflysis g
Exhibit C Page 15 of 52
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 1 2,504,0001 3,339,000 1 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 validate 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%. Hence,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.
Tigard 2011.Economic l:YppoTimities Analysis 9
Exhibit C Page 16 of 52
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(OED) for the Tigard Urban Service Boundary (USB),Washington
County,Multnomah County and Clackamas County (tri-county region) for the year 2008.
2. Conducting a location-quotient(LQ) 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:
I. 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.
II. EMERGING: Businesses with small LQ and high average growth rate (possible pent up
demand or competitive market disadvantage relative to other locations).
III.MATURE: Businesses with large LQ but lower than average growth rate.
N. 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
OED ES202 wage and salary employment statistics for the year ending in 2008.
i pAi 201; c.conom:c-()pporiunj ies Analysis
10
Exhibit C Page 17 of 52
Figure 2
Existing Business Clusters in Tigard USB, 2008
------------
27%
27% Emerging -
(High Growth/
_ Stars
n% Small Cluster)
(High Growth/
Large Cluster)
19% -- - ---- ------ --- - t ` i
f i
i >Sisedcvs !
' Wa mt
15X a14ts,Eufe4ainment Food 8 Drinkin` +
&Rec. Plac9s i I
1�7G r YYh 4 Trade + !
9%1�. ..__._
j ICryemme ----, Mise. vrvka 1 -- — ---- ---------( Average 10-year !
I mi I vtsilTndv jJob Growth10%�
I +
Enlaenargon l i
sx -todin '�
--
e a I
Warohou n
I I Computer Wo
— Nondurable
! 3!L oods Mrg. i
— Metals Mfg. –
- –- - –
-9x
1 ! 1
1 transport Equip.
, , _114
hallenged: — -— —1 Mature
(low Growth' ! i (I_ow Groww
,7%1__.Sr-Il Cluster) ! Lar e�CAUSWi _J
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 clusters analysis classifies the existing business sectors in the Tigard USB into four general
categories:
Industry Sectors with Large LQ/High Growth Potential ("Stars")
• Educational Services (private or non-profit)
• Professional and Technical Services
• Professional Administration and Waste Management Services
• Wholesale Trade
riga.rri 201 i Lleonomr c..0pptrrtiojities Amlvsis 11
Exhibit C Page 18 of 52
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/Low 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
• Miscellaneous 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 regional
growth in business sectors and emerging clusters.According to the Oregon Employment Department,
the job sectors with the highest potential for new growth in the greater Portland metropolitan region
include:
• Business administration and waste management
• Finance and insurance
• Health care
• Hotel/motel accommodations and food services
• Professional
• Retail trade
• Scientific and technical service (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 are growing faster than others.The manufacturing sectors
with 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
a I, 2008.
rigai-I 2101..f Economia t:ypparl-mines Analysis 12
Exhibit C Page 19 of 52
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 Jose.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 LEED-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 Vestas 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 Economic 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.
'�zgari 2C11 i icon.�,:nic C7ppc�t1.ureities�1r�lysis i
Exhibit C Page 20 of 52
Table 8. Summary of Existing Businesses in Ti and USB, 2008
Number Average AverageAnnual
of Entities Employment 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 1 1 ,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 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
F;gard 201 1 i;gamic t:pporl:mides Analysis ins
Exhibit C Page 21 of 52
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, Ti and USB, 2008
Total Large Small/Medium
Sector Establishments Establishments Establishments
Number Jobs Number Jobs Number Jobs
Natural resources and mining 6 21 -- -- 6 21
Construction 272 3,329 4 571 268 2,758
Manufacturing 1 17 2,743 10 1 ,300 107 1 ,443
Durable goods 53 1,- 14 10 1 ,300 43 514
Nondurable goods 64 929 - -- 64 929
Trade, transport., utilities & 704 11,3/5 20 3,997 684 7,378
communications
Wholesale trade 333 2,987 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 1 1,757
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
assistance
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 2,914 41,032 41 7,769 2,873 33,263
Notes:green shading indicates targeted business cluster.
Souvre:Oregon Employment Department,2008. Note:large establishments are those with at least 70 employees.
I Tarr 201 i ccorwmiw Opportunities Analysis
Exhibit C Page 22 of 52
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 2 763 11,759 17 3,616 746 8,143
Offices 1,381 1 19,426 1 6 1 ,802 1 ,375 17,624
Total 1 2,914 1 41 ,032 1 41 7,769 2,873 1 33,263
Notes: I Reflects natural resources, construction, manufacturing, wholesale trade, transportation,
warehousing, utilities, and communications sectors.
2 Reflects retail trades, lodging, accommodations, and misc. service sectors.
3 Reflects information, financial, professional and technical service, health care and educational
service sectors.
4 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 accommodate 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.
T14ord 2011,Economic()pp<>rtt;nides,Analyais 16
Exhibit C Page 23 of 52
Table 11. Typical Site Size Re uirements for Tar 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 b to 20 acres per
• Advanced Technology Building tenants or 4 to 6 acres per user user
Manufacturing infill
redevelopment Prefers industrial or
. Metals/Machinery Prefers industrial or
Manufacturing sites in established business park business park
. Wholesale Trade industrial locations settings campus 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 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 (BL1) for the
Tigard EOA 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 for 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 mixed 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
I"i
vad 201 1. cono!nic.{.pporf.twides Analysis 1.7
Exhibit C Page 24 of 52
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, Tigard 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 clusters will need sites
ranging from one to twenty-five 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 clusters. 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 identifies 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.
.1;
gari 201 i. Uckin.o!riv t:,pponwiities A.;iedysis is
Exhibit C Page 25 of 52
Table 13. Analysis of Redevelopment Tax Lots by General Land Use Zone
Classification, Tigard USB
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
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 1 180 166.6 577 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-term land supply,OAR 660-009-0005 also requires the identification of a short-
term supply of land meaning"suitable land that is ready for construction within one year of an
application of a building permit or request for a 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
i oxj 201 1 Econo!r c.t:pp<>rturities Analysis
19
Exhibit C Page 26 of 52
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 EOA.
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-term
land supply, as all of the long-term land supply can be classified as short-term 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 ROA 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 recommends 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.
Tigard.2011 Economic()ppotntmities Asialvsis 20
Exhibit C Page 27 of 52
Table 14. 20-Year Industrial Demand Forecast and Vacant Land Supply, Tigard USB
High Land
Land Demand and Supply Efficient Land Moderate Land Need
Need Scenario Need Scenario
Scenario
Demand for Vacant Industrial 48 64 80
Land
Supply of Vacant Industrial Land 50 50 50
Land Surplus or (Deficit) 2
Existing Forecast of
Preliminary Parcel Distribution, Unconstrained Parcel Size Surplus
Efficient Land Need ForecastSupply (tax Demand (tax lots)
lots) (tax lots) 1%
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: ' 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.
'i3. pre 2Rl r.i con:,:nia lip�ur[uni.�ies�a?aly;:is 3j
Exhibit C Page 28 of 52
Table 15. Reconciliation of Long-term Land Demand and Supply Commercial and
Mixed Use 20-Year Land Use Forecast (gross buildable acres , Tigard 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
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 EOA 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. While the current short-term
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
Tigard 201.1 Econosnir.Cjng<ul.unities Analysis 22
Exhibit C Page 29 of 52
development objectives should be formulated 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-year 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 Area 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 accommodate 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 ability to
provide a streamlined and predictable permitting process can be a challenge as the City relies 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 Tigard'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 CEDOs).
The majority of these objectives are already embedded in existing policies. Two new policies are
recommended:
`The City shall encourage neighborhood commercial uses that support economic opportunities,multi-modal transportation
options, neighborhood vitality, and the goals of efcient land use patterns."
Tigard 2107 t Econo.,nic(:ppi>mwiiiies Analysis 73
Exhibit C Page 30 of 52
"The City shall encourage businesses that are environmentally and economically 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 the
Comprehensive Plan. One new policy is recommended to describe the commitment to provide
adequate sites and a short-term land supply:
"The City shall monitor and update its Buildable Lands Inventory to ensure adequate short and long-term supplies of
buildable employment 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 recommended the policy be revised as follows:
"The City shall limit the development of retail and service land uses in Metro-designated industrial
areas, and especialyon lots 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 99W);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:
`Assistpropery owners with the Oregon Industrial Site Certification Process to help preserve and market the City's
inventory of industrial lands."
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:
"explore an economic development marketing and incentives program targeting strategic business clusters."
Work with ODOT 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-area 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:
"[YJork with state and regional partners to develop alternative mobility standards that will benefit the community and its
economic development efforts"
:Mari 201; F;cownnic.Opportunitie Analysis 24
Exhibit C Page 31 of 52
Monitor Local and Regional Economic Development Initiatives
This request from the Planning Commission led to a suggested new recommended action measure:
`Monitor local and regional economic development initiatives to assess their effectiveness 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 recommends
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.
1K,)Xd 2011 Economia OppoTftwitics Malysis 25
Exhibit C Page 32 of 52
APPENDIX A - OFFICE LEASING ACTIVITY SUMMARY, MID-YEAR REPORT
OFFICE Leasing Activity,Mid-Year 2010(as of June 30,2010)
Class A Market Statistic i Mid-Year 2010
Existing ventorV 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) 368,808, 62,200_ $_24._42
Suburban 141 17,234,745 2,22S,626 12.9% (130,126) $2.3.74
__. _..._�__.__,... .__._...__.._
Tigard 6 509,087 151,931 29.8% (13097 �_$3.
-
•-- _ _ _ ) .._...._w__ 10.00-. 23.93
217 Corridor/Beaverton 12 1,142,430 303,750 26.6% (15,550) - - $21.77
0100--•--1110._. 0110.--0100.__ .__._______,_.
Kruse Way _ 0011 19 ,1,961,855 495,615 -- _25.3% - (26,228) - - $2_6.05
BarburBlVd/Capitol Hwy $0.00
.._._.._ . 1101._-....._.. ...._._.._....__ _....._._._..._ .__...__._.....___...__.._ __.._...._.__..... .__.___.._._.._ ..__..__..___.
Tulalatin 4 361,270 154,503 42.8% 5,604 - - $24.31
.. .-_............-.,...._..........._...... ........_...m.,____ 42.._. ._ ..M.._..._ -
Wilsonville 4 325,501 55,071 16.9% - $24.77
Total 182 28,624,180 3,637,692 r 12.7% 265,716) 368,800 62,200 $24.01
i c
Class B Market Statistics I Mid-Year2010
Existing inventory Vacancy YTD Net YTD UnderConst Quoted
Mdrket #Builds Total RBA TotaISF Vac% Absorbtion Deliveries SF Rates
Central Business District 130 9,423,902 927,523 9.8% 61,787 - $20.18
0110__...._._.._.0010 0101....___._...,_. .._.._�._.._....._. _....._.__....... ._.._....�...___...
uburban_r _- ___1,155 30,095,314 4,345,461 14.4% y�(62,639} .Y 14,000 w 268,854 $17_82
.__...._.,_._ _.. ...,�._-. _.__.1101_ .�. _-_ _._ _ _,_--.._.... ._ ._. ... _. 0011_ ,. ___....,. .
83 1,979,955 277,469 _ 14.0% 12806 - $20.88
217 Corridor/Beaverton' NY 72 1,719L571 Y 31,&7759 183% V 5,148 $16Y40
W.. _ _ 0011 m_ - w 1 6: 40_..
KruseWay 26 728,262 93,241 12.8% 14,059) _ - - $20.76
_ _ ... _
BarburBlvd/Capitol Hwy._ 42 890672 121,398 _ M_13,6% 2,337 - - $16.79
-----1111 0111 0111 _ 1111,.._ _._1000.. ..._____......
Tulalatin 30 704,815 105 798 15.0% !7,289) $19.36
_..._.... _ _..�...._.__.. __. _.._ _ 1011.___._ ._ _._�. _....._. .__.
Wilsonville 17 622,051 30,169 4.8% (10,369) $16.71
Total 1,295 r 39,519,216 5,272,984 r 13.3% (852 14,000 268,854 $18.38
i ? , ,
1111._....._.....,.._.. ,._____.. ..._i__........_.._....._1__. i i
_.-1111. 1110._. .....____.�...__..... ,....__...._ 1111 .._...___. .....`__....._.........
Class C Market Statistics i Mid-Year2010
Existing Inventory 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
1000_ .._ _, �........ ........_..__. __.____....._. __.
Suburban 2,815 18,283,763 129081 0.7% 68,665 - $14.36
�. _..._._..,.__...._� 1001_.. ... .__._a•..._-_._ 1110. 0111 . ._...___...._.._ ._._...._.........
Tigard�--1110. 97 66Z I82 _._.._.._66,493 10.0% (3,199) - $15.60
__. ..---._--_.---
217Corridor/Beaverton 82 609,431 70,635 11.6% 1,202 $14.50
_�.......__. _ u 431 �....._
Kruse Way__. ._____ 19 133,044 2,452 18% :._._ _.$18.00
__
BarburBlvd/Capitol Hwy-r� 320 846,865 99 822 118% T_�5,090) - $15.60
_ _ ._-._._ r_. a __.
Tulalatin ^20 119,561 29,278 - 245% $14.73
_..._
Wilsonville 21 103,496 2,681 2.6% 5,609 $17.21
Total 2,992 22,377,676 1 618,5671 2.8%1 79,866 - $14.93
_�........_.�._.._..�._._._-_._.�....._._.._.1110.' L.._....__..._._. 'ii .. .. ,-._.._.....�._.._..s.._.._.._......_._..._t_._._.-_..-..._._..�.._..._......._.__-._
ass B and C Market Statistics ! Mid-Year 2010
Existing Inventory Vacancy YTD Net YTD Under Const Quoted
Market #Builds Total RBA Total SF Vac% Absorbtion Deliveries SF Rates
Central Business District 30713,517,815 1,417,009 10.5% 72,988 - $19.37
. _..-.-..._..._.-1110 _...___.._ ._.___....._..__._._. .,____....__._.
Suburban 3,970 48,379,077 4,474,542 9.2% 6,026 14,000 268,854 $16.51
__._..,_._. ,110,•0._ .._. - •- _
T�ard,._..,..__._..._.__._....__.._...•_ 2,642,137 343962 130% 9607 $1956
_...._.._.. .._...._. __._.._.-,._........_..... ............_..... _.._.,._..._.._.. .._..__....._.._..._...
217Corridor/Beaverton. 0101._._..__154 2,329,002 „385,394 16.5% 6,350 ,_,......_.._....,__ .._._...._.._._:__.__ $15.90
Kruse Way. 45 8605,693 111% (14059)
_._.. 136 9
.. . 0011.,._„_........... $2033.,1110.. � ......._. .... ....___.....
BarburBIvd/Capitol Hwy 162 1,737,537 221,220 12.7% (2 753) _ - - $16.21
Tulalatin _.^ - so__,_, 887)
824.376 ,135 16 % $18.69
_ .._ __. 235,076 01 4%_ !12 _
Wilsonville 38 725,547 32,850 4.5% 4,760 - %78
Total 4,277 61,896,892 5,891,551 9.5% 79,014 14,000 268,854 $17.14
Quoted Rates for Class B and C table are weighted average of individual Band C markets according to the total RBA inventory
0011.0110 1001.._----1110... ..__.,_....... _.0110_._....___.._.
Source:Co5tar0 ice Re ort Mid-Year 2010•Co aci Commercial Grou .
Tigari 20111 l conoruic Opportunities Ai gly^sis ?tj
Exhibit C Page 33 of 52
APPENDIX B: INDUSTRIAL LEASING ACTIVITY, MID-YEAR 2010 REPORT
Flex Building Market Statistics Mid-Year 2010
Existing Inventor Vacancy YTD Net YTD Under Const Quoted
Market #Builds Total RBA Total SF Vac% Absorbtion Deliveries SF Rates
Central Business District 3 45,000 10,000 22.2% - $16.50
Suburban 741 18,956,577 2,268,793 12.0% (336,814) 70,020 $10.23
Tigard, - 50 1,277,751 170,555 13.4% (12,7991 - $1230
217 Corridor/Beaverton 87 2204,502 419,258 19.0% (69,237) - $1177
Kruse Way _ 2 88,928 „ 0.0% - - $0.00
Barbur Blvd/Capitol Hwy 7 53,681 6,771 12.6% 5,100 - $10.35
Tulalatin 14 430,840 23,229 5.4% (2,5311 - - $7.54
Wilsonville 29 1,661,734 201,334 12.1% 18,31 7,020 $9.31
Total 744 19,001,577 1 2,278,793 r 12.0% 336,814) 70,020 $10.24
arehouse Buildin MartcetStatistics Mid Year 2010
Existing Inventory Vacancy YTD Net YTD Under Const Quoted
Market #Builds Total RBA Total SF Vac% Absorbtion Deliveries SF Rates
Central Business District 41 1,616,833 141,090 8.7% (1,843) - - $5.78
uburban 4,694 167,214,476 13,..813643 8.3% 91,337 119,723 415,000 $5.55
Tigard 119 4,394,617 339,683 7.7% 57,333 - - $638
217 Corndor(Beaverton 75 3,332,391 471,805 14.2% 31 770 $6.30
Kruse Way 33 M 301,069 _^3,378 a ~1. i 10,240 � $7.20
Barbur Blvd/Capitol Hwy 17 209,963 5,000 2.4% 8,000 $6.16
Tulalatin 221 8,453,141 675,494 8.0% (39,805) -
Wilsonville 83 6155,906 1,268,475 20.6% 47,351 $5.95
Total 4,735 168,831,309 13,954,733 8.3% 89,494 119,7231 415,0001 $5.55
( ;
Total Industrial Market Statistics Mid-Year 2010
E&x i s ti ng nventor Vacancy YTD Net YTD Under Const Quoted
Market #Builds Total RBA Total SF Vac% Absorbtion Deliveries SF Rates
Central Business District 44 1,661,833 151,090 9.1% (1,843) - $7.16
Suburban 5,435 186171,053 16,082 436 8 6% (245,477 _ 189,743 415,000 $6.19
1. . _.-....,. ._. _.._... --
Tigard 169 5,672,368 510,538 9.0% 44,534 - $7.68
217 Corridor/Beaverton 162 5,536,893 891`063 161% 37,467) - $9.07T
Krose 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
-_. - __. __...__.-.-
TulalaGn - 235 8883,981 698,723 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 $6.20
I
g .
Source:CoStar Office Report Mid-Year 2010•Ca acity Commercial 6rou .
Tigotd 2011 E-conoinic OppcmuniCes Analysis ?�
Exhibit C Page 34 of 52
APPENDIX C: ANALYSIS OF EMPLOYMENT AND SPACE NEEDS
Projected Tigard Emplo 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* 1 12,049 1 13,637 1,588 13%
Government* 8,033 9,092 1 1,059 13%
Total 41,308 60,637 1 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* 1 529 1 706 1 882
Total 9,665 12,886 16,108
I'irtri� t;l{ E.ctit:�iric is ii1:a.1,;Sis28
Exhibit C Page 35 of 52
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 1 8% 0% 50% 40% 2% 0% 100%
Government 1 430/6 37% 5% 0% 0% 15% 100%
Source:Metro Draft 2009-2030 Urban GroWh Report;modified to reflect local observations.
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
Govemment' 228 1 196 1 26 79 1 529
Total 4,765 1 279 1 863 378 1 351 1 3,028 1 9,665
Proj. 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
Services 5,813 81 404 81 81 1,615 8,073
Industrial/Other" 85 - 529 424 21 - 1,059
Govemment' 304 261 35 106 706
Total 6,353 372 1,151 1 504 468 4,037 12,886
Proj.Tigard Net New 20-Year Employment Forecast by Building Type,High
Flex/Bus. Gen.
Office Institutional Park Industrial Warehouse Retail Total
Retail Trades 191 38 229 - 457 2,896 3,810
Services 7,266 101 505 101 101 2,018 10,092
Industrial/Other' 106 - 662 529 26 - 1,324
Government' 379 326 44 132 882
Total 7,942 465 1,439 630 1 585 1 5,046 16,108
Source:FCS GROUP based on Metro Draft 2009-2030 Urban GroKth Report;modified to reflect local observations.
i i:t ad 201 1 Ecinoimc 1ppd!5'Riilit ni tV.a1vsIS
,�
Exhibit C Page 36 of 52
APPENDIX C: ANALYSIS OF EMPLOYMENT AND SPACE NEEDS
(CONTINUED)
Building Type to Land Needs Assumptions`
Flex/Bus. Gen.
Office Institutional Park Industrial Warehouse Retail
Refill/Redevelopment Rate t 67% 67% 45% 45% 45% 60%
Jobs Needing Vacant Land Rate z 33% 33% 55% 55% 55% 40%
Building SF Per Job 2 370 630 550 700 1,100 510
Floor-Area-Ratio z1 0.50 0.50 0.31 0.30 0.30 0.30
Public Facility Net:Gross Adjustment' 1 1.10 1 1.051 1.10 1 1.051 1.05 1.10
Horne Work at Hoe Adjustment° 0.15 0.03 0.05 0.03 0.03 0.03
assumptions are intended to reflect a long-term average over 20 years, some"ramp up"is expected to attain these density levels.
i/Adjusts for building refill&vacancy alloKences.
2/Building density derived fmm Metro DGR assumptions.
3/Allo%ances take into account land dedicated to public/utility easements.
4/Allowancebased on national statistics by US Dept.of Labor,Bureau of of Labor Statistics, Technical information:"Work at Home i
Source:assumptions are generally consistent Kith the Metro Draft 2009-2030 Urban GroWh Report;modified to reflect local observatio
Proj.Tigard Net New 20-Year Redevelopment Building Space 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 1,339,000 152,000 271,000 154,000 225,000 1,198,000 3,339,000
High 1,673,000 191,000 338,000 193,000 281,000 1,498,000 4,174,000
Proj.Tigard Net New 20-Year Building 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
Proj.Tigard 20-Year Vacant Lands(gross buildable acres)
Flex/Bus. Gen.
Office Institutional Park Industrial Warehouse Retail Total
Low 25 3 20 11 17 50 126
Medium 33 4 27 15 22 67 168
High 42 5 34 19 28 84 210
Exhibit C Page 37 of 52
APPENDIX C: ANALYSIS OF EMPLOYMENT AND SPACE NEEDS
(CONTINUED)
Land Use Assignment Assumptions
Flex/Bus. Gen.
Local Zoning Classification Office Institutional Park Industrial Warehouse Retail j
Commercial 50% 60% 20% 10% 10%
Mixed Use 40% 20% 5% 5% 0% 30%
Industrial 10% 20% 75% 85% 90% 10% ....i
Total 100% 100% 100% 100% 100% 100% _~
Assumptions by FCS GROUP and Tigard based on local observations.
s
:Proj.Tigard 20-Year Vacant Land Needs Forecast by Zoning Classification,Low i {
Flex/Bus. Gen.
Land Use Classification Office Institutional Park Industrial Warehouse Retail Total
Commercial 13 2 4 1 2 30 51
Mixed Use 10 1 1 1 15 27
Industrial 3 1 15 10 15 5 48
Total 25 3 20 11 17 50 126
Prot.Tigard 20-Year Vacant Land Needs 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 Use 13 1 1 1 20 36
Industrial 3 1 20 13 20 7 64
Total 33 4 27 15 22 67 168
Proj.Tigard 20-Year Vacant Land Needs Forecast by Zoning Classification,High
Flex/Bus. Gen.
Land Use Classification Office Institutional Park Industrial Warehouse Retail Total
Commercial 21 3 7 2 3 50 85
Mixed Use 17 1 2 1 25 45
Industrial 4 1 25 16 25 8 80
Total 42 5 34 19 28 84 210
i
Summary of 20-Year Vacant Land Demand Forecast by Zoning Classification,Tigard USB(with current zoning regulations),
.. ;
Land Use Classification Low Medium High j
Commercial 51 68 85
__._..t....__............._.........._...._._........_._.�_......._..__........__
Mixed Use 27 36 45 t
Industrial48 64 80 _._._...._. .(....__.._..._..,.__ ..._.,,.._..........-.s.__.._......_._..._j
Total 126 168 210
Assumptions by FCS GROUP based on Dec. 2009 Metro 2009-2035 Urban Growth Report assumptions and local observations. 1
3 igarl i3t 1 Econotmc )ggnrtunities ALnalysis 31
Exhibit C Page 38 of 52
APPENDIX D: ANALYSIS OF RETAIL INFLOW/OUTFLOW
Analysis of Retail Development Potential i
...._.. ............ _..._ . _........ ....... .... ....__....,__..�_..,_..... ..,......._......,...,..
Tigard Mei
_......, .._...,, _......,,_ __........ 2010 to 203e
i
Est.2010 Population in City 1 48,100
Prof 2030 Ft)pulatbn in Oty 62,278
'Ai yii sof Ef/ective Buying Income(EBI)
Est 2010 Fer Caplta hco re 1/ $33OOt)
F1 ti}2030 lir'Capita 111cox a 11 $36,482
Est 2010 Aggregate EBI(000) '$1,587 300
Ft0}2030 Aggregate ljiI(000) $2,270,749
Change in Aggregate�I(000) $683,449
Future 2030 Supportable Retail Development
Analysis of Existing&Future Retail Sales Potential
2010 2030
Retail Retail
Distributi Buying Buying Total
on of # Power Power i Change Sales Sales =Support Supportable
Local from from In Rota If 'Attributed Attibuted able Sq-Ft.of New
Income by Local i Local Buying ,: to Local to Retail Retail Retail
Store Residents;Residents' Power Residents In ft ow, - Sales Development
Store Group Group 2/ (000) r. (000)21 .` (000) (000) (000)41 (000) 51
Food Stores 8.3% $131,746; $188,472: $56,7261 551,054 $12,7531 $63,817; 236,000
Fat' &Drinki 5.0"k $79,365; $113,537; 534172 S3C,755, $13,181( $43,938] 162,000
Gen Wterchandse 5.5% $87,302; $124,891; 537,580• $33,831 }27,8801 561,510± 227,000
Furniture Futures&Appliances 22% $34,921; 549,956; $15,036, $13,532 571,072, $24,M4! 91,000
_. _..._..'---_-------v— -
AutomotrveServices 96% $152,381; $217,9921 $65,611' S52,4e9 542,945 $96,4341 352,000
Ctherllvisc. 11.3% $179,365. $256,595' $77,230; $54,061 $23,169, $77,230: 285,000
Total 41.9% 5665,079 $951,444 $286,365• S235,722 S130,810 S366,532! 1,353,000
.............. -.-_.-_-
k
t 1/Derived from US Census estimates;as n*S.05%annual teat Income growth.
21 Store group sales allocations from U.S.Bureau of Economic Analyses,Consumer Expendure Survey,Western Lhited Stales.
3f Based goon employment esdmebs assumes 500 sq ft per Job,5%vacancy allowance,and avg.sales of S27fitsq R
4/Future retail Inflow assumed to account for 30%to 45%of total retail sales.
S Building area assurnes$2&VMr sq R annual sales,and 5%vacancy allowance.
_,_.__..._..._,__..__..._....__.....__....__,.,,._......._..,.,,. ...._..._._...._.................. _..,.. ...,__,.. _..... ,..__._. ..___._,. ,_ _..... _... ..,
Source:analysis by FCS GROUP.
4'igard '01 1 Ei'motmc Op}ormn1tfezi ratta.lv%ls 32
Exhibit C Page 39 of 52
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.
1 igord Gij l 1 comoinic 1prVvawti_d i:fi-lysis
Exhibit C Page 40 of 52
• 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 mixedOuse
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 (1-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 (14)
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.
FIRml M! conolnic'Opgc oa ties i+mfl sOl
Exhibit C Page 41 of 52
Heavy Industria! District (1-11)
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.
hard 11:1 1 �.i:0tlolll;c C_1Fli•L`.Tf;:IIaf:i:i f•,:i�Yjt>
Exhibit C Page 42 of 52
COMMERCIAL DEVELOPMENT STANDARDS
MUE
R-25
STANDARD CA C-CF, C C-P MU- C-G MF DU' MUC-1 MUC MUE 1 MUE 2 MUR 1 MUR 2
CRD„ h71[n) 1111,81 p7lp el 0711.a1 [I7I[lsl
Minimum Lot Size 5,000 sq 5.000 sq R None 6.000 sq R None None - None None None None None None
-Detached unit ft - - - - - 1,480 sq ft
-Boarding,lodging, - - - - - 6,100 sq ft
roominghousc
Minimum Lot Width 50ft 50 111 50ft 5oft None 50 It None None None None None None None
Minimum Setbacks
Front yard 20ft 0/20ftIlel oftI°] 0ftI'1] ❑ oft(11) 20ft p 0ftil+l 0ft1"I 0ftl"1 0ftlz,l loft[")
-Side facing street on 20 ft - - ❑ - 20 ft V 0 QI1°] 0 QI'll 0 ft[a'I 5 ,p'] 10 ft[")
coma&through lots li I
Side yard 0/20 ft In 0!20 ft Ir) 0/20 ft[a1 0!20 R 1al ❑ 0120 ft loft p 0 0 ftl'o) 0 ftlro) 0 ft110) 0 ftlm)
•Side or rear yard abutting - - - - 191 30 ft p ft[IOlrol
more restrictive ion ing '
district
-Rear yard 0/20 tl 1a1 0/20 It[e) 0/20 R 1al 0120 fill, ❑ 20 ft p 0 ftP1) 0 ft[r4 0 0
-Distance between front - - - - 0120 ft 20 ft p 0 N/A N/A ftIm1122) ftl20)[Ul
of garage&property lel ftbrll") N/A N/A
Ii nc abutting a public or - N/A
private street.
Minimum Building Height N/A N/A WA N/A ❑ N/A N/A N/A 2 stories 2 stories None 2 stories None
Maximum Building Height 35 It 35 ft 45 ft 45 ft ❑ 45 ft 45 ft 70 ft 200 ft 200 ft 60 ft 75 ft 45 ft
Maximum Site Coverage l') 85% 80% 85% 85% ❑ 85% 80%1111 90% 85% 85% 85% 8041. 8017
Minimum Landscape 15% 20% 15% 15% ❑ 15% 20% looA 15% 15% 15% 20% 20%
Requirement
Minimum FAR N/A N/A N/A N/A ❑ N/A NIA NIA 1.25 1.25 0.6 0.6 0.3
Minimum Residential N/A N/A N/A N/A ❑ N/A NJA NA 50 50 25 5o 25
Density.e1[Alal uni/aac unit/acre unit/am- uniUarrc uniVaae
Maximum Residential NIA NIA N/A N/A 0 N/A NIA NIA None None 50 None 50
tarsi '11'11111'1 uniVaae uniVaae
• Multiple-family dwelling unit.
—See Table 18.610.1 and Map 19.610.A for development standards.
V=Sec 18.640.0503.
❑=Sec Table 18.610.1 and Map 18610.A for develupmatt standards.
[11 The provisions of Chapter 18.795(Vision Clearance)must be satisfied.
[21 Includes all buildings and impervious surfaces.
[31 Applies to all nonresidential building development and mixed use development which includes a residential component.In mixed use development,residential floor area is included in the
calculations of Floor arca ratio to determine conformance with minimum FAR.
[41 Notwithstanding the requirements of Section 18.7)5.020,minimum and maximum density shall be determined for residential only projects using the number of residential units per acre shown in
etre above table.The provisions for density transfer dcsaibcd in Section I8.715.030.B apply,using the minimum and maximum density shown in the above lablc.Any mixed-use x conunacial
only development does not have a minimum densityrequiemen l.
[5] For purposes of deterninng Bow arca ratio and residential densities,the net development arm shall be uses to establish the lot arca,dncmncd per Section I8.715.020A.
[6) Adjustments to minimum density in the Washington Square Regional center arca subject to the standards sct forth in Section 18.630.020.E.
171 The maximum density requirements for developments that include or abut designated Water Resources Overlay district Riparian setbacks per Chapter 18.797 are described in Section
18.630.020.D.
18] No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district.
[91 Sec Section 18.520.050,B foo site and building design standards.
1101 No&out yard setback shall be required.except a 20-foot front yard setback shall apply within 50 feet of a residential district
[I I] There shall be no minimum front yard setback requirement;however,conditions in Chapters 18.745 and 18.795 must be met.
[121 There arc no setback requirements,except 30 fed where a commercial use within a district abuts a residential zoning district.
[131 The maximum height of any building in the CBD zone within 100 feet of any residential zoning district shall not exceed 40 fen.
[14) Where the side or rear yard of attached or multiple-family dwellings abut amore rmtrittive zoning district,such setbacks shall ma be Iti than33 fere.
[151 Landscaped areas on existing developed property in the CBD shall be retained.Buffering and screening requirements set forth in Chapter 18.745 shah be met for misting and new development.
[16] Let coverage includes all buildings and inpervious surfaces.
[171 Modifications to dimensional and minimum density requirements for developments that include w abut designated Water Resources Overlay District Riparian setbacks per Chapter 18.797 are
described in Section 18 630.040.F.
[I8] The requirements contained in the Buffer Matrices in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvement s to be installed between
proposed uses in the MUC,MUE and MUR zona within the Washington Square Regional Center(WSRC)and abutting zoning districts not included within the WSRC,w zoning districts within
the WSRC which are not mixed-use.For MUC and MUE zones,the requiremeris for Cannncrcial Zones apply.For MUR zones,the requirom cots for the Neighborhood Commercial Zone apply.
[19] For Commercial and Mixed-use developments,the maximum front and street side yard setback is 10 feet.For Residential only developments,the maximum front and street side yard setback is 20
feet.
[2D] Side and rear yard setbacks shall be 20 fen when the zone abuts residential districts shown in Section 18.510.020 except R-25 and R40.
[21] The maximum setback is 20 feet.
[22] The maximum setback is 10 feet.
C-N-Neighborhood Cwnmerdsl Distrid MUC I-Mixed Use Commercial
C-C-Community Commercial District MUC-Mixed Use Commercial
C-G.General Commercial District MUE l-Mixed Use EmploymenVlligh Density
C•P •Professional/Admnistrativc Office Commercial MUE 2-Mixed Use EmploymcnMedium Density
MU-CRD-Mined Use Central Ru$lness District MUR I-Mixed Use Reside tial!]-ligh Density
MUR 2-Mixed Use Residential/Mcdium Density
.
1.i ilii fC!,`f:!i :iGait?ltl?:i:
Exhibit C Page 43 of 52
MU-CBD Development Standards Matrix
STANDARD SUB-AREAS
Main Street 99W/Hall Corridor Scof im/Commercial Fanno/Bumham
(MS) (99H) (SC) (FB)
Front setback
0/5 ft.
Minimum 0 ft. (5 ft for frontage on 0 ft. 0 ft
99W)
Maximum 10 ft. 25 ft. 20 R 20 ft.
Side facing street on comer and through lots
Minimum 0 ft. O ft 0 ft. 0 ft.
Maximum 10 ft. N/A N/A N/A
Sideyard
Minimum/maximum N/A N/A N/A N/A
Rear setback
Minimum 0 ft. 5 ft 5 ft. 5 ft.
Maximum N/A NIA N/A N/A
Building height
Minimuan 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.)'
Ground floor height minimum 15 ft. 15 ft. None None
Site coverage maximum 100% 90% 90% 80%
Minimum landscaping° 0%z l0% 10% 20%
Minimum building frontage 50% 50% 50% 50%
Residential density(units per acre)
Minimum? 25 25 25 15
Maximum 50 50 506 506
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.
2 For standards for development surrounding the future public plaza see Section 18.610.040,Special Requirements for
Development Bordering Urban Plaza.
3 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.
5 Landsca
pang/screerring requirements for parking lots must be met.
6 Station Area Overlay pennits a maximum of 80 units per acre(see Map 18.610A).
7 3 stories/45 feet within 200 feet of Fanno Creek Park boundary(see Map 610.A)or within 50 feet of low or medium density
residential district.
e Minimum density applies to residential-only development(not mixed use).
Tigard_t111 Ecoror ne Opf—cra ruitl.a ioalys* 37
Exhibit C Page 44 of 52
DEVELOPMENT STANDARDS IN INDUSTRIAL ZONES
STANDARD I-P I-L I-H
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 K
though lots[1] 20 ft. 20 ft. 20 ft.
-Side yard 0/50 ft[3] 0/50 ft.[3] 0150 ft.[3]
-Rear yard 0/50 ft.[3][4] 0/50 ft.[3] 0/50 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%
[1]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]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
igard'2011 Econoinic ppottunit7"S ArLdy-s s 38
Exhibit C Page 45 of 52
APPENDIX F: TYPICAL SITE REQUIREMENTS FOR DEVELOPMENT TYPES
Typical Criteria For Specific Development Sites
c Campus
E m Industrial/
oHT Heavy Hi-Tech Electronic and Call Center/ Commercial
> Industrial/ General Food Manufacturing Computer Warehouse/ Business Office Shopping
Manufacturing Manufacturing Processing & Processing Assembly Distribution Services (Class A) Center Hotel
a
5to25 5to10 5to10 10 to 25 5to25 10 to 25 3to5 1to5 5to10 3to5
� Lnz
m
C Interstate,
d Interstate,state Interstate Interstate state Interstate,state Interstate or Alongarterial Arterial Arterial or
state highway
w highway or state highway highway or highway or limited access Along or streets or street interstate
` principle or principle or principle
aprinciple 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
c1-10 miles 1-20 miles wltmliles 30 1-15 miles 1-10 miles 1-15 miles transitareas transit areas centers
J
•Water flow>_ •Water flow •Water flow> •Water flow •Water flow
m 65,300 GPD •Water flow Z 24,600 GPD 3,500 GPD Z 4,000 GPD 2 10,000 GPD
•Water flow>_ •Water flow> •Water flow> •Water flow 2
Z; - - •Sewer flow 2 74,300 GPD •Sewer flow •Sewer flow 2 •Sewer flow •Sewer flow
36,100 GPD 17,000 GPD 24,900 GPD 11,700 GPD
58,800 GPD •Sewer flow>_ 24,600 GPD 3,500 GPD 24,000 GPD 210,000 GPD
•Sewer flow;-> •Sewer flow 2 •Sewer flow •2.0 MW 74,300 GPD 'Sewer flow 2 .0.5 MW •0.5 MW •0.5 MW •0.5 MW
c 32,500 GPD 15,300 GPD 22,400 GPD 11,700 GPD
Electricity •0.5 MW Electricity Electricity Electricity Electricity
`j •1.0 MW •0.5 MW •1.0 MW .Fiber-telecom Electricity •0.5 MW •Broadband •Broadband •Broadband •Broadband
T Electricity Electricity Electricity Electricity
and route •Fiber-telecom 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.
Dgard'1011 (:conoajic 0r;iwstr_blies A1.t:cily+;i,
Exhibit C Page 46 of 52
APPENDIX G: BUILDABLE LAND INVENTORY
City of Tigard Buildable Lands Inventory (as of January 1, 2010)
Vacant and Part-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
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
M UC 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
I-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-P 1 5 2.0 3 6.7 1 0 0.0 1 2 34.7 1 10 43.4
Total 1 101 38.9 19 40.4 1 3 22.1 1 2 34.7 1 125 136.2
Summary of Vacant Land by General Land Use Zoning Classification
Vacant and Part-Vacant Property
< 1 acre 1 to 5 acres 5 to 10 acres > 10 acresTotal
Lots Acres Lots Acres I 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.
Tigard 201,E:oaomic C pporniritics:analysis i t
Exhibit C Page 47 of 52
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
1-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 1 180 166.6 577 1,082.0
Summary of Redevelopable Potential
City of Tigard Redevelopable 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 1 146 437.9
Total 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.
Exhibit C Page 48 of 52
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 define(s) Tigard's competitive market
region for commercial office, retail and industrial development?
1?0Td-,A! Zualysis4 01
Exhibit C Page 49 of 52
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/Greenburg 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.
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Exhibit C Page 50 of 52
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?
FfgarCJ 01 f _nal.size 42
Exhibit C Page 51 of 52
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
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