CCDA Packet - 10/06/2015 CCDA
CITY OF TIGARD
CITY CENTER DEVELOPMENT AGENCY MEETING
OCTOBER 6, 2015
13125 SW Hall Blvd., Tigard, OR 97223
NOTICE OF TIGARD
CITY CENTER DEVELOPMENT AGENCY (CCDA) MEETING
CCDA BUSINESS MEETING
Town Hall • 6:30 pm • Public Welcome
Forwarded to:
❑ Dana Tims,The Oregonian (dtims e,oregonian.com)
❑ Editor,The Regal Courier (Editor theregalcourier.com)
❑ Geoff Pursinger,Tigard Times (gpursingergcommnewspapers.com)
The CCDA was reactivated by Resolution 05-32 on May 10,2005,and will meet occasionally to address issues related to urban
renewal.The CCDA,functioning as the city's urban renewal agency,will work on an urban renewal plan designed to facilitate the
development and redevelopment of downtown Tigard and possibly other areas within the city. For further information,please
contact Deputy City Recorder Norma Alley by calling(503) 718-2410 or by email at norma e ti"ard-or.gov.
Norma I.Alley
Deputy City Recorder
September 29,2015
Post: Tigard City Hall
Tigard Permit Center
Tigard Public Library
City of Tigard
CODA City Center Development Agency Board - Agenda
TIGARD CITY CENTER DEVELOPMENT AGENCY BOARD
MEETING DATE AND TIME: October 6, 2015 - 6:30 p.m.
MEETING LOCATION: City of Tigard-Town Hall
13125 SW Hall Blvd.,Tigard, OR 97223
PUBLIC NOTICE:
Times noted are estimated.
Assistive Listening Devices are available for persons with impaired hearing and should be scheduled for City
Center Development Agency Board meetings by noon on the Monday prior to the City Center Development
Agency Board meeting. Please call 503-639-4171, ext. 2410 (voice) or 503-684-2772 (TDD -
Telecommunications Devices for the Deaf).
Upon request, the City will also endeavor to arrange for the following services:
• Qualified sign language interpreters for persons with speech or hearing impairments; and
• Qualified bilingual interpreters.
Since these services must be scheduled with outside service providers,it is important to allow as much lead
time as possible. Please notify the City of your need by 5:00 p.m. on the Thursday preceding the meeting by
calling: 503-639-4171, ext. 2410 (voice) or 503-684-2772 (TDD -Telecommunications Devices for the Deaf).
SEE ATTACHED AGENDA
City of Tigard
CODA City Center Development Agency Board - Agenda
TIGARD CITY CENTER DEVELOPMENT AGENCY BOARD
MEETING DATE AND TIME: October 6, 2015 - 6:30 p.m.
MEETING LOCATION: City of Tigard-Town Hall- 13125 SW Hall Blvd.,Tigard, OR 97223
6:30 PM
1. CITY CENTER DEVELOPMENT AGENCY BOARD MEETING
A. Call to Order
B. Roll Call
C. Pledge of Allegiance
D. Call to Board and Staff for Non-Agenda Items
2. APPROVE CITY CENTER DEVELOPMENT AGENCY MINUTES
3. JOINT MEETING WITH THE CITY CENTER ADVISORY COMMISSION - 6:35 p.m.
estimated time
4. JOINT MEETING WITH THE TIGARD DOWNTOWN ALLIANCE BOARD OF
DIRECTORS - 7:05 p.m. estimated time
5. PRESENTATION ON THE FANNO CREEK RE-MEANDER PROJECT - 7:45 p.m.
estimated time
6. UPDATE ON THE STROLLING STREET PROGRAM - 7:55 p.m. estimated time
7. NON AGENDA ITEMS - 8:05 p.m. estimated time
8. EXECUTIVE SESSION: The Tigard City Center Development Agency Board may go into
Executive Session. If an Executive Session is called to order, the appropriate ORS citation will be
announced identifying the applicable statute. All discussions are confidential and those present may
disclose nothing from the Session. Representatives of the news media are allowed to attend
Executive Sessions, as provided by ORS 192.660(4),but must not disclose any information
discussed. No Executive Session may be held for the purpose of taking any final action or making
any final decision. Executive Sessions are closed to the public.
9. ADJOURNMENT - 8:15 p.m. estimated time
AIS-2385 2.
CCDA Agenda
Meeting Date: 10/06/2015
Length (in minutes): 0 Minutes
Agenda Title: APPROVE CITY CENTER DEVELOPMENT AGENCY
MINUTES
Submitted By: Norma Alley, Central Services
Item Type: Motion Requested Meeting Type: City Center
Development
Agency
Public Hearing: No Publication Date:
Information
ISSUE
N/A
STAFF RECOMMENDATION / ACTION REQUEST
Approve City Center Development Agency Minutes for September 1, 2015.
KEY FACTS AND INFORMATION SUMMARY
N/A
OTHER ALTERNATIVES
N/A
COUNCIL GOALS, POLICIES, APPROVED MASTER PLANS
N/A
DATES OF PREVIOUS COUNCIL CONSIDERATION
N/A
Attachments
September 1 2015 CCDA Draft Minutes
City of Tigard
City Center Development Agency
CCDA Meeting Minutes
September 1, 2015
6:30 p.m.
1. CITY CENTER DEVELOPMENT AGENCY BOARD
A. Chair Cook called the meeting to order at 6:37 p.m.
B. Deputy City Recorder Alley called the roll:
Name Present Absent
Chair Cook ✓
Director Goodhouse ✓
Director Henderson ✓
Director Snider ✓
Director Woodard ✓
C. Call to CCDA and Staff for Non Agenda Items—None stated.
2. APPROVE CITY CENTER DEVELOPMENT AGENCY MINUTES
Director Woodard motioned to approve the June 2,2015 CCDA Minutes. Director Goodhouse seconded the
motion.Motion passed by unanimous vote of the board.
Name Yes No
Chair Cook ✓
Chair Goodhouse ✓
Chair Henderson ✓
Chair President Snider ✓
Chair Woodard ✓
3. BRIEFING ON THE SOUTHWEST CORRIDOR/DOWNTOWN ZOOM-IN
Community Development Director Asher and Metro Representatives Brian Harper summarized the staff
report accompanied by a PowerPoint presentation which was entered into the record.Mr.Asher reported the
most dramatic change has been around stations.Tigard is fortunate to have the project swing through the
Triangle and go to downtown;this is where the city wants the most change. It is not pre-proposed that there
will be High Capacity Transit (HTC)in Tigard.The SW Corridor has a long way to go before it becomes a
reality.The SW Corridor is about transportation,land use,walkability and livability.
Mr. Harper introduced Metro Representative Matt Bihn and TriMet Director of Project Development David
Unsworth.Mr. Harper stated the SW Corridor is about providing opportunities for Tigard's downtown and
The Triangle.There has not been much change since the last briefing. There will be oversight committee
meetings in October and November with dates to be announced soon.Mr.Harper reviewed the alignment
options still being considered.He highlighted examples from around the area that have livability with HCT
and are transit oriented development(TOD).He noted the importance of partnerships,especially at the city
TIGARD CITY CENTER DEVELOPMENT AGENCY
MEETING MINUTES—SEPTEMBER 1,2015
City of Tigard 1 13125 SW Hall Blvd.,Tigard,OR 97223 1 www.tigard-or.gov I Page 1 of 3
level,to make these types of projects successful.These TOD projects are unique because they are being built
from the ground up using transit dollars.
Director Henderson asked how much of the $500 million in private investment was TOD funded. Mr.
Harper answered he estimates $1-1.5 million each budget year.
Mayor Cook stated he wished for the line on Ash Avenue to be completed.Mr.Asher commented to get that
done the city will need to work with TriMet which is aware of the city's desires. If the city goes in with other
jurisdictions that line will have a better shot at being completed.Mr. Unsworth said TriMet was working with
Portland Western Railroad,but it is going to take a long time.
Chair Cook shared his concern that the map in the packet only shows an overpass on 217 carrying HCT and
not other transit options like autos. It was confusing not having all intended use options on the map. Mr.
Asher said the reason the map attached was chosen is because it is the staff s recommended option.The auto
conversation is confusing because it likely will not be funded by the FDA. As it is decided where the HCT
alignment can go it is going to get confusing where some of the bridges can or cannot carry cars. Mr.
Unsworth said without the FDA, funding sources are more competitive and would rely more on shared
investment. H
Chair Cook asked what the future goal was for transit connections. Mr. Unsworth replied it is for light rail to
extend to downtown Portland all the way to Bridgeport,but conversation is still needed about the bus transit
to Tualatin and Sherwood.
Chair Cook thanked staff,Metro and TriMet for the presentation.
4. UPDATE ON THE BURNHAM AND ASH REDEVELOPMENT
Community Development Director Asher,SERA Architects Developer Sackett and SERA Architects
Principal Shultz presented the staff report accompanied by a PowerPoint presentation which was entered into
the record.
Mr.Asher said staff has been working on this urban mixed use project for years and all are excited to see the
project underway.The city had not yet conveyed the property to the partner but it is well on its way.Mr.
Sackett said the project had been through the land use review by staff and was approved and is most of the
way through plan check.There were title issues on the property outlined in the development agreement with
all issues being removed successfully,demolition is done,the roadway easement will be insurable,all
signatures have been collected to transfer the property and the filing fee is the only remaining task to be done.
There is strong interest with six lenders with a short list of three with a final decision by the end of this week.
The project is about six weeks away from closing at which time the construction can start.All things are
lining up to begin right away.
Director Woodard asked if there had been any barriers to change the financing.Mr. Sackett replied there were
changes to the design making the four story building a three and a half story building due to the calculations
being about the floor area instead of the number of stories.Also the calculations get rounded down affecting
the loan/debt financing.We are going to get less tax exemption than expected affecting operating expenses.
Mr. Shultz stated the city of Tigard and Capstone have been great partners and is looking forward to breaking
ground in October if all continues to go well.
Chair Cook thanked staff and SERA staff for their presentation and shared his appreciation for the
accommodations made to meet the desires of the community.
TIGARD CITY CENTER DEVELOPMENT AGENCY
MEETING MINUTES—SEPTEMBER 1,2015
City of Tigard 1 13125 SW Hall Blvd.,Tigard,OR 97223 1 www.tigard-or.gov I Page 2 of 3
5. NON AGENDA ITEMS—None
6. EXECUTIVE SESSION—None
7. ADJOURNMENT
At 7:41 p.m. Director Goodhouse motioned to adjourn the meeting.Director Snider seconded the motion
and all voted in favor.
Name Yes No
Chair Cook ✓
Director Goodhouse ✓
Director Henderson ✓
Director Snider ✓
Director Woodard ✓
Norma I.Alley,Deputy City Recorder
Attest:
Chair,City Center Development Agency
Date:
TIGARD CITY CENTER DEVELOPMENT AGENCY
MEETING MINUTES—SEPTEMBER 1,2015
City of Tigard 1 13125 SW Hall Blvd.,Tigard,OR 97223 1 www.tigard-or.gov I Page 3 of 3
AIS-2129 3.
CCDA Agenda
Meeting Date: 10/06/2015
Length (in minutes): 30 Minutes
Agenda Title: Joint Meeting with the City Center Advisory Commission
Submitted By: Sean Farrelly, Community
Development
Item Type: Joint Meeting-Board or Other Juris. Meeting Type: City Center
Development
Agency
Public Hearing: No Publication Date:
Information
ISSUE
Joint meeting with the City Center Advisory Commission
STAFF RECOMMENDATION / ACTION REQUEST
Review and discuss with the City Center Advisory Commission's 2015 goals update.
KEY FACTS AND INFORMATION SUMMARY
The City Center Advisory Commission (CCAC) makes recommendations to the Board of the
City Center Development Agency (CCDA) on urban renewal policy, budget and
implementation measures to improve Tigard's Downtown area.
The CCAC last met with the Board of the CCDA on February 3, 2015 to discuss their 2014
Annual Report and their proposed 2015 goals. During the discussion portion of the meeting,
the Board of the CCDA suggested the CCAC return in a few months with an update on their
2015 goals and also look into suggestions for ways to improve the view of Main Street
businesses from Highway 99W.
One of the CCAC's 2015 goals is to "Review City Center Urban Renewal Plan and prioritize
future projects." Over three meetings, the CCAC reviewed the plan and made
recommendations. Of the projects listed in the City Center Urban Renewal Plan that have not
been started (or substantially started) the following four were ranked the highest:
C.2 Fill-in gaps of Hall Blvd sidewalks
E.2 Development of Plazas
C.4 and C.8: Tigard Street Trail & Tigard Street on-street bicycle lane
F.5. Public restrooms
Members of the CCAC worked on a document that will be distributed at the meeting: 2015
Urban Renewal Plan Review and Recommendations.
The CCAC also researched and discussed ways to improve the view of Main Street businesses
from Highway 99W. Possible improvements included foliage, facade treatments, screening,
and creative artistic elements. There was no consensus on whether a formal urban renewal
program should be started to address the issue. New buildings that are constructed are
required by the Tigard Development Code to screen mechanical equipment.
OTHER ALTERNATIVES
No alternative for consideration at this time.
COUNCIL GOALS, POLICIES, APPROVED MASTER PLANS
Tigard City Council 2015-17 Goals and Milestones: Goal #2. Make Downtown Tigard a
Place Where People Want to Be
Tigard Comprehensive Plan Special Planning Areas- Downtown: Goal 15.2 Facilitate
the development of an urban village.
Tigard Strategic Plan Goal 3: Engage the community through dynamic communication.
DATES OF PREVIOUS COUNCIL CONSIDERATION
February 3, 2015: CCAC joint meeting
Attachments
CCAC Goals- 3rd Quarter Update
CCAC Report"Ten Years On"
AGENDA ITEM #7
CCAC 2015 Goals 3rd Quarter Update
September 2015
Goal Update
1. Support implementation of current City Center Urban Renewal projects and
programs
Projects: -Ash/Burnham received land use
•Ash/Burnham redevelopment approval and building permit review is
• Public space (Tigard St. Trail,Fanno Creek underway
Park improvements, etc.) •Tigard St. Heritage Trail concept
• Gateway art presented to Council. City closed on
Saxony property and study is
underway.
-Gateway construction underway.
Artwork installed. South gateway on
track to be completed by Street Fair
and project completed by end of Sept.
Attract additional development: Ash/Burnham development
• Development incentives agreement includes incentives from
matrix. New city transportation SDC's
include special downtown Transit
Oriented Development rate
2.Support planning for Medium/Long Term rojects
Main St / Green St Phase 2 Phase 2 is in Streets CIP for FY 17-18.
Estimated cost is $2.4 million. Grant
will fund half, source of other half
needs to be identified.
3. Urban Renewal Plan review
Review City Center Urban Renewal Plan and CCAC review of UR Plan to be
prioritize future projects. presented to CCDA in October.
4. Communications
Continue to liaise with other city boards and PRAB and TTAC liaisons attending
committees, as well as other groups (i.e. Tigard meetings and/or monitoring agendas
Downtown Alliance, SW Corridor Plan, etc.), on
issues related to Downtown.
Develop a communications plan to proactively City Communications Strategist to
engage with the community on Downtown attend September meeting to assist
issues. CCAC with ideas to implement goal
� 6
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AFkome to — — - — ---
Downtown Tigard
TEN YEARS ON: TIGARD URBAN RENEWAL DISTRICT
2015 CITY CENTER URBAN RENEWAL PLAN REVIEW & RECOMMENDATIONS
A CITY OF TIGARD CITY CENTER ADVISORY COMMISSION REPORT TO THE CITY
CENTER DEVELOPMENT AGENCY ON THE PROGRESS AND POTENTIAL OF THE
TIGARD CITY CENTER URBAN RENEWAL DISTRICT IN 2015
2015 CITY CENTER ADVISORY COMMISSIONERS
CARINE ARENDES, CHAIR
LINLI PAO, VICE CHAIR
DEANIE BUSH
JOYCE CASEY
SHERRIE DEVANEY
LAURA FISHER
PAUL MILLER
LYNN SCROGGIN
RICHARD SHAVEY
RAVI NAGARAJ
CITY CENTER DEVELOPMENT AGENCY BOARD
CHAIR JOHN COOK
DIRECTOR GOODHOUSE
DIRECTOR HENDERSON
DIRECTOR SNIDER
DIRECTOR WOODARD
GRATITUDE AND RESPECT IS EXTENDED TO THE MANY DOWNTOWN BUSINESS OWNERS AND
MERCHANTS WHO, REGARDLESS OF OTHER OBLIGATIONS, CONTINUE TO INVEST IN AND PARTICIPATE
AS PARTNERS WORKING TO IMPROVE TIGARD'S CITY CENTER
THE CURRENT CCAC ALSO ACKNOWLEDGES THE WORK AND PASSION OF THE PRIVATE CITIZENS,
PREVIOUS TIGARD DOWNTOWN TASK FORCE MEMBERS AND CITY CENTER ADVISORY
COMMISSIONERS, CITY OF TIGARD STAFF, AND CITY CENTER DEVELOPMENT AGENCY BOARD
MEMBERS WHO ARTICULATE AND PROMOTE THE VISION OF A THRIVING DOWNTOWN TIGARD
This report was prepared by the City Center Advisory Commission and as such is not an official statement
of policy by the City of Tigard. The CCAC has made every attempt to ensure the accuracy and reliability
of the information included in this report, however, the information is provided "as is"without guarantee of
any kind.
TEN YEARS ON: TIGARD URBAN RENEWAL DISTRICT-
2015 CITY CENTER URBAN RENEWAL PLAN REVIEW & RECOMMENDATIONS
EXECUTIVE SUMMARY 6
BACKGROUND 7
PROGRESS IN THE URBAN RENEWAL DISTRICT
CITY CENTER URBAN RENEWAL PLAN PROJECTS 9
URBAN RENEWAL DISTRICT ACCOMPLISHMENTS 10
POTENTIAL IN THE URBAN RENEWAL DISTRICT
CITY CENTER URBAN RENEWAL PLAN PROJECTS 12
NEW INITIATIVES IN THE URBAN RENEWAL DISTRICT 12
FUNDING AND FINANCING 13
CONCLUSION 17
RECOMMENDATIONS 18
APPENDICES
APPENDIX A- GLOSSARY OF ACRONYMS AND USEFUL DEFINITIONS 22
APPENDIX B- URBAN RENEWAL DISTRICT MAP 23
APPENDIX C- DEVELOPMENT INCENTIVES BACKGROUND RESEARCH 24
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EXECUTIVE SUMMARY
The City Center Advisory Commission (CCAC) is an advisory citizen committee charged with
advising the Board of the City Center Development Agency (CCDA), composed of the members
of City Council, on policy matters related to the Urban Renewal District (URD) and implementing
the City Center Urban Renewal Plan (URP). At the January 2015 CCAC meeting, the
commission resolved to review the City Center Urban Renewal Plan. This report is the outcome
of the CCAC's review of the City Center Urban Renewal Plan that occurred over multiple
monthly meetings in 2015.
This review was considered timely due to a number of factors. One, the amount of time that has
elapsed since the URP was adopted; two, the significant improvement in the real estate market
subsequent to the recession of 2008; and the amount of recent activity occurring in the
Downtown area. The intent of this report is to review identified projects in the URP, take note of
the implementation to-date, consider the potential of completing plan projects, prioritize projects
not yet started, and make recommendations regarding future implementation of projects
identified in the City Center Urban Renewal Plan (URP). This report is not intended to be either
an assessment of policy outcomes or a fiscal review of the URD budget.
A number of City Center Urban Renewal Plan (URP) projects are identified in the city's 2015-
2021 Capital Improvement Plan (CIP), including the Fanno Creek Remeander project, Main
Street\Green Street Phase II and the Tigard Street Trail (also referred to as the Tigard Heritage
Trail and the Rail to Trail project in various city documents). The CCAC supports the
implementation of these URP projects.
In addition to the projects currently planned and funded for near-to-mid-term implementation
though the CIP mentioned above, the following URP identified projects are also considered
priorities for implantation:
a) fill-in gaps of Hall Blvd sidewalks,
b) plaza(s) development,
c) the Tigard Street Trail & Tigard Street on-street bicycle lane, and
d) public restrooms.
The report presents background information first, then notes progress to date in the URD,
followed by the potential to complete remaining projects identified in the URP. Additional
supplemental material can be found in the appendices. The report concludes with
recommendations for future consideration by the CCDA.
Recommendations include developing a citywide development policy incorporating incentives,
identify funding for projects identified in this review, incorporate URP identified projects into
other projects, considering an Expedited Permitting fee and installation payments for System
Development Charges, and amending the City Center Urban Renewal Plan (URP).
City Center Advisory Commission 6
BACKGROUND
THE VISION: A THRIVING DOWNTOWN
The City of Tigard developed a vision for a thriving downtown through a public process in the
Tigard Downtown Improvement Plan. Property owners and developers play a crucial role in
shaping development in the city center; however the public sector also has a role to play. At the
end of 2005, the City Center City Center Urban Renewal Plan (URP) was completed and in
2006, a voter supported Urban Renewal District was adopted to help implement the vision. The
creation of the Urban Renewal District (URD) allows the city to leverage property tax revenue
through Tax Increment Funds (TIF) to provide infrastructure and other physical improvements
within the URA. The URP serves as a blueprint for these activities and identifies projects Tax
Increment Fund revenue generated in the URD can be spent on.
THE CITY CENTER ADVISORY COMMISSION
The purpose of the City Center Advisory Commission (CCAC) is to assist Tigard's urban
renewal commission, the City Center Development Agency (CCDA) in developing and carrying
out the City Center Urban Renewal Plan. The (CCAC is an advisory citizen committee charged
with advising the City Center Development Agency CCDA), composed of the members of City
Council, on policy matters related to the Urban Renewal District and implementing the City
Center Urban Renewal Plan. At the January 2015 CCAC meeting, the commission set goals
and objectives for the Commission to accomplish in 2015. One primary task was to review the
City Center Urban Renewal Plan. This report is the outcome of the CCAC's review of the City
Center Urban Renewal Plan that occurred over multiple monthly meetings in 2015.
TIGARD'S URBAN RENEWAL DISTRICT
The creation of an URD is governed by specific statutory rules and authorizes the CCDA to
utilize a number of powers to implement a project identified in an approved City Center Urban
Renewal Plan, including acquisition and disposition of real property, borrow and receive monies
for the undertaking of projects and fund activities through the annual increments (ORS
457.170). As previously mentioned, the tax increment financing provides a mechanism to
leverage increases in property tax revenue (increment) to provide infrastructure and other
physical improvements within the URD.
TIGARD URD FAST FACTS
Purpose: Developed to provide a funding stream to implement the
Tigard Downtown Improvement Plan (TDIP).
The tools provided by urban renewal, including tax
increment financing, are intended to attract private
investment and facilitate the area's redevelopment.
Extent: The City Center URD covers 193 acres in the downtown
area (see Attachment C for a map of the area)
Maximum indebtedness: $22 million
Duration: 20 years: 2005-2025
City Center Advisory Commission 7
Investment: Transportation and infrastructure improvements
Project and Programs: TDIP catalyst projects and public facility projects, as well
as technical assistance programs such as a facade
improvement program, rehabilitation/redevelopment
grants, and loan programs
CITY CENTER URBAN RENEWAL PLAN
The City Center Urban Renewal Plan (URP) not only satisfies statutory requirements in ORS
Chapter 457, the URP itself and the identified projects were vetted through a series of
processes requiring public input, including the adoption of the City Center Urban Renewal Plan
(URP) by the Tigard City Council in 2005 and approval by the voters of Tigard in 2006. It should
be noted that the URP may be amended by the CCDA, includes provisions to amend the plan.
ORGANIZATION
The URP is structured around a series of goals that represent the basic purpose of the Plan.
Objectives for each goal guide how the goals will be accomplished. Policies that the URP is
intended to support are identified, including goals and policy directives contained in the Natural
Features and Open Space, Economy, Housing, Transportation and Special Areas of Concern
sections of the Comprehensive Plan, the Transportation System Plan, the Downtown
Improvement Plan and the Community Development Code. Urban renewal projects are
identified that implement the objectives of the URP.
GOALS AND OBJECTIVES
The following goals and objectives are excerpts from the City Center Urban Renewal Plan:
ONE
Goal: Revitalization of the Downtown should recognize the value of natural resources as
amenities and as contributing to the special sense of place.
Objectives:
A: Integrate open space and landscaping elements into the design and development of
public improvement projects identified in the Plan to create a livable environment and
provide opportunities for multimodal recreational use.
8: Minimize the impact of public improvements and facilities projects on the natural
environment through the integration of appropriate protective measures and mitigation
strategies.
TWO
Goal. Capitalize on Commuter Rail and Fanno Creek as catalysts for future investment and
development.
Objectives:
A: Support the development of transit-oriented residential, commercial, employment and
recreational uses in the Central Business District that will benefit from and support
commuter rail.
City Center Advisory Commission 8
B: Implement pedestrian and bicycle system improvements that will enhance connectivity
between downtown and surrounding residential and commercial areas.
THREE
Goal: Downtown's transportation system should be multi-modal, connecting people, places and
activities safely and conveniently.
Objectives:
A: Design and construct street improvements as consistent with the Tigard Downtown
Improvement Plan and the Tigard Transportation System Plan.
B: Concurrent with proposed street improvements, and in conformance with the Tigard
Transportation System Plan (TSP), provide bike lanes, sidewalks, pedestrian crossings
and other pedestrian and bicycle facilities that promote multimodal usage, access and
safety.
FOUR
Goal: Downtown's streetscape and public spaces should be pedestrian-friendly and not visually
dominated by the automobile.
Objectives:
A: Promote pedestrian-oriented, human-scale development in the Central Business District.
B: Develop urban spaces that will provide active and passive recreational opportunities for
pedestrians and attract residents and visitors to downtown.
C: Provide pedestrian-oriented streetscape improvements, including street trees, street
furniture, planters and other landscape enhancements, that will create a safe and
visually appealing destination for pedestrians.
FIVE
Goal: Promote high quality development of retail, office and residential uses that support and
are supported by public streetscape, transportation, recreation and open space investments.
A: Provide development incentives and technical assistance programs that encourage
business and property owners to develop projects that are consistent with the Tigard
Downtown Improvement Plan vision and the Tigard Comprehensive Plan.
B: Support the transition of existing nonconforming businesses from downtown to more
suitable locations within the City of Tigard.
PROJECTS
Identified projects in the Plan are divided into six categories: Street Improvements, Streetscape
Improvements, Bicycle/Pedestrian Facilities Improvements, Parks, Public Spaces and Public
Facilities, and Planning and Development Assistance Programs. Transportation projects are
intended make downtown Tigard a safe and accessible destination and increase multimodal
connectivity within the city center and to other parts of the city. Projects with public elements are
proposed to improve neighborhood livability and provide opportunities for a wide range of
community and recreational activities. Assistance Programs are designed to facilitate new
development, redevelopment and rehabilitation of private property in the URD through support
of investments by individual business and property owners in projects that contribute to the
economic vitality of downtown Tigard.
City Center Advisory Commission 9
PROGRESS IN THE URBAN RENEWAL DISTRICT
CITY CENTER URBAN RENEWAL PLAN (URP) PROJECTS
The CCAC began its review of the URP projects considering the projects completed so far.
These include the Jim Griffith Memorial Skatepark, major road improvements, streetscape
improvements and a variety of commercial improvements along Main Street.
STREETIMPROVEMENTS
Hall Blvd/Highway 99W Intersection Improvements
Greenburg Road/Highway 99W Intersection Improvement
Burnham Street Improvements (Reconstruction and widening)
STREETSCAPE IMPROVEMENTS
Burnham Streetscape Improvements (Addition of landscaping features, street trees, street
furniture, stormwater catchment and detainment systems)
Main Street Phase I Streetscape Improvements (Addition of landscaping features, street trees,
stormwater catchment and detainment systems)
BICYCLE AND PEDESTRIAN IMPROVEMENTS
Commuter Rail Access (Pedestrian access to Commuter Rail station)
PARKS, PUBLIC SPACES, AND PUBLIC FACILITIES
Jim Griffith Memorial Skatepark
Public Parking Facilities (Design and construction of new 20 space surface lot)
PROPERTY ACQUISITION (FROM WILLING SELLERS)AND PROPERTY DISPOSITION
Miller\Ferguson and Saxony property purchases
The Public Works Yard property disposition for the new Ash\Burham housing development
PLANNING AND ASSISTANT PROGRAMS
Fagade Improvement Projects
Cafe Allegro Pacific Paint
CarQuest Rojas Market
Diamond Building\Pacific Community Design Sherrie's Jewelry Box
Fish-Field Symposium Coffee House
JK Interiors Tigard Liquor Store
Jeffrey Allen Home Interiors Tigard Main Street Cleaners
Max's Fanno Creek Brew Pub Under Water Works
Main Street Stamp and Stationery We Li Acupuncture
Tenant Improvement Projects
Jeffrey Allen Home Interiors Symposium Coffee House
City Center Advisory Commission 10
URBAN RENEWAL DISTRICT ACCOMPLISHMENTS
The many completed City Center Urban Renewal Plan (URP) projects make Downtown Tigard a
more attractive place to visit and to shop, work, and live in. New development infuses energy in
downtown Tigard, and attracts other development and new uses. Additionally, new commercial
uses in the area contribute to and increase the property tax increment, which can then be used
to help fund other projects in the future. A number of businesses have recently established or
relocated into the city center: Symposium Coffee House, Jeffery Allen, and Fish-Field are recent
arrivals to Main Street, and more businesses are planning to open soon.
Progress is also being made on a number of other URP projects that are not yet completed.
Two new strolling street projects are in the design and construction phase, study concepts have
been presented for the Tigard Street Trail, and plans to restore the Fanno Creek to its original
course (the Fanno Creek Remeander Project) and add an "overlook" will complement recent
Fanno Creek Trail improvements, such as the new lighted HWY 99W underpass. Other projects
not identified specifically in the URP support the city center district too, including the
Ash\Burham housing project, completion and installation of Gateway Artwork, park and pathway
"way-finding" signage, pre-development work to study the Saxony site and the recently secured
$400,000 Environmental Protection Agency Brownfield grant.
In addition to city supported projects, there are other downtown developments worthy of note. In
particular, the Tigard Downtown Alliance (TDA) formed to support and market businesses within
the city center. The TDA has worked with the Tigard Chamber of Commerce to create and
leverage social networks through the launch of a new downtown website and Facebook page.
The TDA has secured over $50,000 in grants from the Washington County Visitor's Association
and Metro to implement projects downtown. A significant number of events, including the Art
Walk and the Tigard Street Fair, and new streetscape additions such as benches, bicycle racks
and fix-it station, and distinctive hanging glass baskets are TDA projects. The TDA is an
important and valuable partner in the revitalization of the city center.
City Center Advisory Commission 11
POTENTIAL IN THE URBAN RENEWAL DISTRICT
CITY CENTER URBAN RENEWAL PLAN PROJECTS
A number of City Center Urban Renewal Plan (URP) projects are identified in the city's 2015-
2021 Capital Improvement Plan (CIP), including the Fanno Creek Remeander project, Main
Street\Green Street Phase II and the Tigard Street Trail (also referred to as the Tigard Heritage
Trail and the Rail to Trail project in various city documents). The CCAC supports the continued
presence of these URP identified projects on the CIP.
On May 13, 2015 the CCAC engaged in an exercise to prioritize partially completed and not-yet-
started projects in the City Center Urban Renewal Plan (URP). Projects currently planned and
funded for near-to-mid-term implementation though the CIP mentioned above, were outside the
scope of the prioritization exercise. Among the projects considered, the following URP identified
projects received the highest support:
e) fill-in gaps of Hall Blvd sidewalks,
f) plaza(s) development,
g) the Tigard Street Trail & Tigard Street on-street bicycle lane, and
h) public restrooms.
It should be noted that this list is both time and context sensitive. The CCAC supports an
opportunistic approach to the city's role in redevelopment of the Urban Renewal District.
Projects not yet ripe for development garnered few "votes," however the identification of new
resources or opportunities could lead to the reconsideration of projects not currently deemed a
priority by the CCAC.
NEW INITIATIVES IN THE URBAN RENEWAL DISTRICT
The CCAC is aware that acquiring land and funding construction of public amenities identified in
the plan such as a Plaza, a Performing Arts Center, or structured Public Parking may continue
to be a challenge moving forward. In response, the CCAC considered smaller scale projects
that may also have a positive impact on the District and will increase activity in the area.
Ideas include:
Increased and varied food options ( Kiosks or Carts and Ice cream\frozen yogurt)
Pursuit of scattered small park sites
Provision of privately owned public spaces (also known as POPS)
Encouraging seating alongside buildings
Activating the Electric Street Right-of-way
Focusing on the north end of Main Street
Activating the Tigard Street Trail as-is
The Downtown has also been identified by some proponents as a preferred site for a potential
new recreational center. As proposed, this would be a city-owned facility and would therefore
City Center Advisory Commission 12
not be subject to property taxes. It should be noted that such a facility could be an attractive
amenity for new residential uses foreseen in the URP, although potential impacts on the
property tax increment, transportation facilities, and businesses downtown have yet to be fully
explored.
FUNDING AND FINANCING
Public-Private Partnerships
As previously mentioned, property owners and developers play a crucial role in shaping
development in the city center. Developers take risks by making investments in time and money
in the development process; therefore they develop projects with an expectation of return on
their investment. In some case, a project that is desired by the community may not make sense
financially for a developer or property owner. Incentives may close the gap and facilitate
development that otherwise may not occur.
The 2007 Tigard Redevelopment Strategy (the "Leland Report") interviewed developers and
suggested the following "carrots" to encourage desired development: land assembly, expedited
permitting process , storefront improvement program, fee waivers, tenant subsidy in the form of
a loan that converts to a grant if family wage jobs are created, development opportunities study
(DOS) program, and seed money for formation of a property trust or similar legal entity as a
means to assemble properties, through which downtown property owners can contribute their
properties to the trust under agreement with a master developer and share in profits. CCAC
reviewed incentives considered by staff to be considered most likely to be utilized by private
developers at this time.' These included: 1) code revisions, 2) streamlined permitting, 3)fee
subsidies, 4) Land Assembly, 5) Property Tax Abatement (specifically the VHDZ), 6) Public
Private Partnerships; and 7) Subsidized Land\Subsidized Loans. A brief explanation of the
incentives, as discussed for possible application in the Urban Renewal District by the CCAC is
provided below.
1) Code Revisions: changes to the Development Code that reduce barriers to desired
development, such as removing story standards from height maximums
2) Streamlining permitting: may refer to either improving overall review times or offering a fee
supported expedited review service
3) Waiving or Reducing Development Fees: Fees for Land Use review and Building permits,
as well as System Development Charges (SDC) are reimbursed through the use of URA
funds.
4) Land Assembly: acquiring two or more adjoining properties and piecing them together to
create a redevelopment site for residential or commercial land usage
5) Property Tax Abatement:Tigard has implemented a Vertical Housing Development Zone to
provide property tax abatement for a limited duration for multi-unit housing projects
' See Appendix B for additional detailed information on incentives
City Center Advisory Commission 13
6) Private- Public Partnerships: Development agreements for publically owned land and the
provision of public amenities or coordinating the provision of public Improvements with
development
7) Subsidized Land: The sale of publicly-owned land below market value as part of a developer
agreement to facilitate desired development; provides enhanced public control over the
development process; may include the retention of public ownership, wholly or in part, to
provide a revenue stream to offset costs
Subsidized Loans: CCDA budget unlikely to have capacity to provide, however the city may
be able to secure loans from the state or other sources at preferential terms compared to
the private sector
The CCAC notes that Tigard has been working on streamlining their development process
through the Community Development Efficiencies Initiative. Other incentives (including property
tax abatements, private-public partnerships, and land assembly) have been utilized on an ad-
hoc basis to further desirable housing projects (The Knoll and Ash\Burnham St). A table
showing the benefits and drawbacks of utilizing incentives can be seen in Figure 1.
System Development Charge reductions are frequently identified by the development
community as desirable. Given the need for infrastructure construction, maintenance, and
improvements in the city at this time, waiving fees may not be a practical option. However it
should be noted that transit-oriented projects in the city center may qualify for a partial discount
from the proposed new Transportation SDC recently adopted by the city. This will facilitate
desirable redevelopment and infill in the city center when the development reduces its
transportation impacts.
Funding Sources for Public Projects
Public projects by their nature can be very expensive. While incentives may help fund private
projects, funding sources for public projects is often very competitive. Projects need to meet
specific criteria and support acknowledged policy objectives. Given the competitive nature of
grant funding, staff resources are needed to develop programmatic materials supporting grant
applications and successfully secure grants.
A number of funding sources for transportation related projects have been identified by staff
including Metro, Washington County's Major Streets Transportation Improvement Program, and
the Oregon Department of Transportation (Connect Oregon). A review of the Sherwood
Cannery project identified a source for public infrastructure improvements, the Business Oregon
Infrastructure Finance Authority, which authorized a 20-year, $8.5 million loan for the Sherwood
Cannery project. Staff has pursued Metro CET Planning Grants successfully to pursue pre-
development work. HWY 99W appears to be a Catalyze and Connect identified target area for
the Metro TOD Programa.
Z Construction Excise Tax levied on new construction within the Urban Growth Boundary
3 Transit Oriented Development
City Center Advisory Commission 14
Figure 1. Table of Benefits and Drawbacks of Incentives
Code reviidons Laid Amembly OA Subsidized Land
open to it appy;for it '' depends on ,-;nom sellers 4 poten L—do moi:.
weak to moderate effect strong effect E) high co st
responsive to market E) less money to budtet for ether
Ei logy cost `'`
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- :S:month rimelLste for all of D-T. ownership + control
redevelopmeut of premously public
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aheadv can apply online(most -4 us ' D-Z 00sts are higb
permits i (D moderate to strong effect pos 5ihle to establish.3 fund that ki_n
save time;time is money important to consider length of lend&-use income to lend mole
4 were already plucked the lawest time for which tai abatament T�%-M nsk7
hake fit_Farther efficiencies be honored complicated regu]ations
mar be more difficult. E) short-teem mcretuen# "
highimpact on staff
Fee for expeditiig permit;: ED Lang value + increment fle:abie: could be used for a limited
Unofficial prioritisation of D.T_ ED flexible- apply abatement to time(itoppr
E) costs include additional ly sf improvements only vs.whole crit?ria saki shape usage
permits increase plopgLz'
ED •irn rnedL3te.1v shows up as cheaper
de•:elooment
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target de-gable derelopm;ent E) long bm ine acquisition
_ simple, straigh#for ed 'i Found.3&m fry rede*-elopment; Could be used w epzimtei
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existing cELteria
.'.early iedaaes cost to developer
Fe tions for resideEful
especially with streetsI applications are complex, stri nye::"
E -onsrruction h a po_ c:-e;inertia
City Center Advisory Commission 15
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City Center Advisory Commission 16
CONCLUSIONS
Many communities today are vying to be the more walkable places and Tigard is in competition
with its many Metro neighbors to attract development that supports a thriving, walkable
Downtown. To be truly competitive, Tigard must be Re-Development Ready. The Urban Land
Institute partnered with the state of Minnesota to research Best Practices for Successful Re-
Development4 and developed the following list:
1. Establish a vision and clearly articulate development expectations. Embrace
collaborative approaches to solve problems, identify and pursue partnerships, manage
development risks, improve decision-making skills, and develop clear expectations.
2. Foster collaborative and integrated strategies.
3. Analyze and modify land use regulations to allow a compact mix of uses and increased
flexibility reflecting changing market demands and national trends.
4. Shift project review and approvals from reactive to proactive.
5. Provide transparency that clearly defines the development process.
6. Provide existing due diligence information to developers upfront to increase efficiency
and reduce development time and cost.
7. Work as a team to coordinate approval process across all agencies and departments
(planning, public works, parks, etc.), elected offices, and investment partners
(Metropolitan Council, county, state, watershed districts, schools).
8. Determine how redevelopment of opportunity areas or sites supports job growth,
increases tax revenues, enhances local services, creates key amenities, supports a full
range of housing options, and contributes to the creation of markets not currently
available.
The vision of a thriving Downtown articulated more than a decade ago still resonates today. The
city's Strategic Plan vision for a walkable community for all ages and abilities is most likely to be
implemented in the city center where there are a variety of destinations to visit, where transit
options are available and accessible, and where the street design is interconnected and
interesting for pedestrians. There are many things the city is doing, and doing well, to promote
the goals and objectives of the City Center Urban Renewal Plan (URP). City leadership and
staff have responded to opportunities as they rise. They have also been proactive in seeking
partners for development projects in both the private and public sector.
Much has been accomplished in the first ten years of the Urban Renewal District. There are
some specific steps that can be taken now to further implementation of the Renewal Plan in the
second decade to build on today's accomplishments. The following recommendations are
presented for the consideration of the City Center Development Agency.
4 View online at: http://minnesota.uli.org/wp-content/uploads/sites/31/2012/04/Reinvesting-in-the-Region-Re-
Development-Ready-Guide-June-2013.pdf
City Center Advisory Commission 17
RECOMMENDATIONS
Develop a City Wide Infill Development Policy
Adopted plans for both the existing Urban Renewal District and the Tigard Triangle area call for
intense redevelopment. Developing a city-wide policy on infill and redevelopment would
establish a vision, clearly articulate development expectations, and improve decision-making
skills. Identifying available incentive programs in policy would also provide transparency and
increase the attractiveness of redevelopment in Tigard. The first step would be to identify the
incentives that will be most beneficial to meet redevelopment goals and adopt qualifying
standards for incentives.
Identify Funding Sources and Apply for Grants
The priority projects identified fulfill a number of acknowledged policy objectives incorporated in
the Comprehensive Plan, the Tigard Downtown Improvement Plan, the City Center Urban
Renewal Plan and the Strategic Plan. Direct staff to consider funding sources identified in this
report (Metro TOD and Oregon Infrastructure Finance Authority) and others to fund the following
CCAC prioritized projects:
a) fill-in gaps of Hall Blvd sidewalks,
b) plaza(s) development,
c) the Tigard Street Trail & Tigard Street on-street bicycle lane, and
d) public restrooms.
Incorporate URP Identified Projects into Other Projects
Consider how to incorporate URP identified projects into existing or proposed projects in the
downtown. Examples could include providing public restrooms in the Tigard Street trail or other
park facility or improvements downtown, or if a city-owned recreation facility is sited downtown,
public restrooms and structured public parking could be integrated into the design.
Introduce a fee for Expedited Permitting
Downtown projects are often high-profile and pressure to complete the permitting process as
quickly as possible can be applied by various parties. If downtown projects are expected to be
expedited through the review process, introducing a fee for expedited permitting to recoup costs
associated with staff expediting permitting specific types of projects would assign a monetary
value to that process and provide a pathway for those who desire a quicker process and are
willing to pay for it.
Bancroft Loans or Installation Payments
As mentioned in the public-private subsection of the funding and financing section of this report,
finding ways to make System Development Charges more manageable is always desirable from
the private sector's view, while the public sector struggles to maintain and improve existing
facilities in addition to ensuring the adequacy of new facilities. Waiving or reducing fees outright
is not always feasible; however for some infrastructure systems, such as sewer installation,
financing by the property owner, which allows for installation payments, is quite common (see
Appendix C for further details on Bancroft Loans). Washington County also uses the Bancroft
City Center Advisory Commission 18
Bonding Act (pursuant to ORS 223.205 through 223.785) to authorize installment payments of
the Transportation Development Tax. It may be possible for some of the fees and SDCs
collected by the city of Tigard to qualify for similar installation payments. Evaluating the benefits
and drawbacks of offering such financing would provide informative data to consider whether
offering installation payment programs in the future has potential.
Amend the City Center Urban Renewal Plan (URP) to increase the time period and addlmodify
projects
Given the impact of the 2008 recession on property values (and therefore the increment), and
the city's bonding capacity, the remaining ten years for the URD may not be enough time to
complete all of the projects identified in the URP. In addition, some projects may need to be
modified to respond to changing conditions and opportunities. For example, a variety of small
parks and plazas connected thematically and though way-finding signage may end up being
more feasible to provide than a large scale plaza envisioned in the URP and the Fanno Creek
Park Plan. In addition, while some type of community public facility in the Downtown remains
desirable, it is unclear whether separate Public Performing Arts Center and Public Market or a
more general art or community center that offers a variety of amenities might better meet
current needs. Reassessing the need for URP public facilities should be included in the
upcoming Facilities Planning for the city.
City Center Advisory Commission 19
REFERENCES
Metro. (2007). Development Toolkit for Financial Incentives: Community Investment Toolkit
Volume 1. Retrieved September 28, 2015, from Metro:
http://www.oregonmetro.gov/sites/default/files/financial_incentives_toolkit_fina1.pdf
Metro. (Strategic Plan 2011). Tranist Oriented Development Program Executive Summary.
Retrieved 28 2015, September , from Metro:
http://www.oregonmetro.gov/sites/defau It/files/tod_strat_plan_execsum.pdf
Oregon State Legislature. (2013 Edition). ORS Chapter 457: Urban Renewal. Retrieved
September 28, 2015, from Oregon State Legislature:
https://www.oregonlegislature.gov/bills_laws/lawsstatutes/2013ors457.html
Parametrix. (2007). Downtown Improvement Plan. Retrieved September 28, 2015, from
http://www.tigard-or.gov/document_center/CommunityDevelopment/tdip.pdf
Tashman Johnson, LLC; Casacade Economic Planning; SERA Planning; Urban Land
Economics; Jeanette Launer, Attorney. (2005). City Center Urban Renewal Plan.
Retrieved from City of Tigard: http://www.tigard-
or.gov/document_center/CommunityDevelopment/urban_renewal_plan.pdf
City Center Advisory Commission 20
APPENDICES
APPENDIX A- GLOSSARY OF ACRONYMS AND USEFUL DEFINITIONS
APPENDIX B- URBAN RENEWAL DISTRICT MAP
APPENDIX C- DEVELOPMENT INCENTIVES BACKGROUND RESEARCH
City Center Advisory Commission 21
APPENDIX A- GLOSSARY OF ACRONYMS AND USEFUL DEFINITIONS
CCAC: City Center Advisory Commission. The CCAC is an advisory citizen committee
charged with advising the Board of the City Center Development Agency on
policy related to the Urban Renewal District and implementing the City Center
Urban Renewal Plan.
CCDA: City Center Development Agency. The CCDA fulfills the statutory requirement to
have an urban renewal commission governing an Urban Renewal District.
Currently the CCDA Board is comprised of the Mayor and City Councilors.
CIP: Capital Improvement Plan. The CIP is produced every fiscal year and projects
capital needs (defined as projects costing more than $50,000 and\or public
facilities, including streets) for 5 years of projects.
SDC: System Development Charge. SDCs are collected to finance expansions of
existing infrastructure, such as roads, schools and sewer for development.
TIF: Tax Increment Funds or Tax Increment Financing: revenue generated from
property taxes that is in excess of the property tax collected at the time an Urban
Renewal District is initiated (the base). Also referred to as "the increment" since it
is the revenue that is collected above and beyond the base property tax value.
TDIP: Tigard Downtown Improvement Plan.
URP: City Center Urban Renewal Plan, adopted plan that identifies goals and
objectives for the Urban Renewal District (URD) and investments within the URD.
URA: Urban Renewal Area, see URD below.
URD: Urban Renewal District. The identified Urban Renewal District located in the city
center. See map, Appendix C.
City Center Advisory Commission 22
APPENDIX B- URBAN RENEWAL DISTRICT MAP
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City Center Advisory Commission 23
APPENDIX C- DEVELOPMENT INCENTIVES BACKGROUND RESEARCH
This appendix is a synthesis of the materials prepared for CCAC discussions regarding
Development Incentives. The implementation of four incentives was identified for further
research: Fee Subsidies, Property Tax Abatement, Subsidized Land, and Public-Private
Partnerships. The first part of this document provides general information regarding the
development process, and possible criteria for evaluating development incentives; the second
part of this document provides more specific information regarding implementation each of the
incentives, as well as Case Studies from other jurisdictions. Note that while Case Studies to
illustrate how similar policies have been implemented have been included, development
projects and costs vary considerably by site. Metro's Development Toolkit for Financial
Incentives5 was a resource for preparing this summary regarding the development process and
how specific policy options might affect the Urban Renewal District and budget.
I. Introduction
General Information about the Development Process
Developers make investments in time and money in the process (a risk) and develop projects
with an expectation of return on their investment. Construction (hard) costs typically account for
approximately two-thirds of a project cost6. The remaining one-third is "soft costs" such as
consultant fees for design and technical tasks and permitting costs. When public improvements
are required costs for both soft and hard costs are increased.
The development process typically requires more time on the front end preparing detailed plans
of how a project will develop than the construction takes. It is not unusual for two-thirds or three-
quarters of the development process to happen before a project breaks ground. Land use
review to evaluate the appropriateness of the use occurs first. Next, the site is prepared and
streets and utilities are constructed and prepared. Then structures are built.
In some case, a project that is desired by the community may not make sense financially.
Incentives may close the gap and facilitate development that may otherwise not occur.
Information was gathered on regarding four possible Development Incentives: Fee Subsidies,
Property Tax Abatement, Subsidized Land, and Public-Private Partnerships.
Criteria
A list of Possible Criteria was generated for discussion regarding: a) how specific policy options
might affect the Urban Renewal District; and b) how projects applying for incentives may be
evaluated. At the time of discussion it is expected that additional criteria not already identified
may be discussed.
Possible Criteria for Reviewing Incentive Policy
How do costs of policy compare to amount of leveraged private investment?
5 In electronic versions of this report underlined text contain embedded hyper-links to original references
6 Personal communication with Portland Parks and Recreation project manager,Sandra Burtzos
City Center Advisory Commission 24
APPENDIX C- DEVELOPMENT INCENTIVES BACKGROUND RESEARCH
Will policy lead to increased Tax Increment revenue in the long term?
Can costs of policy be controlled?
Does policy target specific desired types of development for the URA?
Is control of quality of design/outcome enhanced through use of policy?
Possible Criteria for Application of Incentive to Specific Protects
Will project meet URA Plan goals and objectives?
Will project meet Strategic Plan goals?
Is proposed development for new use or improvement (i.e. not simply needed maintenance)?
Is development expected to have catalyst impact on URA/potential to enhance Downtown as a
whole?
II. Incentive Policies and Impact Tables
Waiving or Reducing Fees
Fees associated with development include those for Land Use review and Building permits,
System Development Charges, and taxes. Fee amounts are project specific. The specific policy
under consideration is to reimburse developers for fees paid through the use of URA funds
Regulating, Reviewing and Permitting Development
Development can have both positive and negative impacts. Development is regulated at the
local level to comply with state and federal requirements, to mitigate and control negative
impacts of development on nearby existing uses and public infrastructure, ensure safe
construction of structures and roadways, and to promote desirable development.
Based on the assumption that "development should pay for itself," most permitting jurisdictions
regulating development fund costs associated with permitting and reviewing development
through fees collected for services, rather than general budget funds. These fees are set
through the public budget process and adopted by local authorities. Typically, permitting and
review fees are based on the cost of administering permits and providing services for review
and inspection, and are therefore calculated based on project-specific features, such as the
value of the project, the number of units, amount of square-footage, number of electrical or
plumbing devices, etc. Tigard has been working on streamlining their development process
through the Community Development Efficiencies Initiative, future sample protects include:
Planning Department Cost of Service Study, Electronic Building Division Document Review, and
Standardizing Procedures for multiple residential review submittals.
System Development Charges and Utility Connection Fees
System Development Charges (or SDCs) are fees assessed to new development to access and
use existing public systems such as roadways, schools and parks. Oregon Statute (ORS
223.297 to 223.314) guides how SDCs are calculated, administered and amended. Utility
systems such as public water, sewer and the electric grid charge "hook-up" fees to connect to
existing systems
City Center Advisory Commission 25
APPENDIX C- DEVELOPMENT INCENTIVES BACKGROUND RESEARCH
In addition to the fees for Land Use review and Building permits and SDCs for parks, schools,
and transportation; Tigard also collects Clean Water Service and water service fees, and the
Metro Construction Excise Tax.
Waiving or Reducing Development Fees
A 2013 League of Oregon Cities survey found that 39% of respondents reported some type of
adjustment of SDCs to encourage development. The most common was a reduction, followed
by phased or delayed payments. The survey comments indicated that jurisdictions target
reductions for specific types of development (for example affordable housing or commercial
uses that provide a guaranteed amount of jobs) and may consist of partial reductions.
Phased payments are also a common strategy. When a connection charge imposed by a local
government is greater than the amount necessary to reimburse the local government for its
costs of inspection and installing connections with system mains, installment payments are
required to be available. The Bancroft Bonding Act (pursuant to ORS 223.205 through 223.785)
is also used to authorize installment payments of the Transportation Development Tax in
Washington County. When SDC or utility hook-up fees are waived or reduced below the cost of
providing service, entities may respond by increasing user fees to off-set costs and maintain
service levels.
Brookings offers a program that pays the difference in sewer System Development Charges
(SDC) between a general commercial use and a restaurant use for existing properties in the
Urban Renewal District for new start-ups, paid for by the redevelopment agency. Tigard could
explore a targeted reimbursement program to facilitate desired development. Reimbursements
can be limited to a set amount and/or cover differences between use types. Reimbursing
developers for a portion of assessed SDCs or fees will have immediate costs and will need a
funding mechanism. Reimbursements could be limited to specific function under conditions, for
example reimbursing a portion of the Parks SDC when development is located within % mile of
existing park. When reimbursement facilitates development that would otherwise not occur, the
future generated TIF revenue can be a source of repayment.
Benefits Drawbacks
Reduces upfront developer costs Funding mechanism needed
Target Desirable Development Immediate Impact on URA budget
Various Options regarding Implementation
Costs can be limited to set amount
If in form of grant or loan- authorized by URA
Plan
Property Tax Abatement
Most tax abatement programs target specific types or classifications of property for partial
abatement for a specific time period. A number of abatement programs currently operate within
Tigard and any qualifying projects may request abatement. A clear and compelling public
City Center Advisory Commission 26
APPENDIX C- DEVELOPMENT INCENTIVES BACKGROUND RESEARCH
benefit for property tax abatement for a specific project outside existing programs may deserve
consider by decision makers as long as the fiduciary impacts are well understood.
Ad Valorem Real Property Taxes
A property tax (or millage tax) is a levy on real property that the owner is required to pay. Real
rp operty (also called real estate or realty) means the combination of land and improvements to
land (immovable man-made objects, such as buildings). Real property is taxed based on its
classification. Classification is the grouping of properties based on similar use. Properties in
different classes are taxed at different rates. Examples of different classes of property are
residential, commercial, industrial and vacant real property.
Tigard's permanent property tax rate of$2.5131 per thousand (as of 2012) is applied to the
assessed value (AV) of property in the city each year. This permanent tax rate produces
revenues to support General Fund operating costs such as Police, Library and Parks, and made
up 13% of Tigard's budgeted 2014-15 revenue. Bonds and levys collected through the
assessment of property taxes are dedicated to specific activities (i.g. the city's Parks Bond,
Tigard-Tualatin School District Levy, and the Tualatin Valley Fire and Rescue levy). For many
existing property tax abatement programs, enabling legislation is adopted by the state
Legislature and then cities/counties adopt by ordinance.
Existing Programs for Property Tax Abatement
For Commercial Uses
Strategic Investment Program (SIP) Property Tax Abatement
Oregon's Strategic Investment Program exempts a portion of very large capital investments (in
excess of$25- $100 million in urban areas) from property taxes for 15 years. The program is
available statewide.
Enterprise Zones
Projects locating in the designated Enterprise Zones are eligible to receive a three year, 100%
property tax abatement that create jobs with salaries at or above 150% of the average county
wage. Requires sponsoring jurisdiction. Tigard has recently adopted an Enterprise Zone,
however only a very small portion of the URD is located within the Enterprise Zone.
See also City of Beaverton enterprise zone
For Historic Properties
Federal Tax Credit and Special Assessment
The Oregon State Historic Preservation Office currently has two tax incentive programs to
encourage the appropriate rehabilitation and maintenance of historic properties, limited to
properties that are listed in the National Register of Historic Places. The Federal Tax Credit
program is for income-producing buildings only (commercial and residential rental). It saves the
property owner 20 percent of the cost of rehabilitation through a federal income tax credit.
Oregon's Special Assessment of Historic Properties program offers a 10-year "freeze" of a
property's assessed value for buildings that will be significantly but appropriately rehabilitated
and maintained. Applications are accepted year-round.
For Housing
Vertical Housing Development Zone
City Center Advisory Commission 27
APPENDIX C- DEVELOPMENT INCENTIVES BACKGROUND RESEARCH
The state enabled partial property tax exemption (of 20%) applies to new construction on the
first four floors of residential development built above a non-residential ground floor for in a
"zone" designated by local authority. The maximum tax exemption on the new construction is
80% per year over the first ten years of the project. The Oregon Housing and Community
Services Division has prepared an Excel workbook for calculating site specific benefits. A key
component of the program is the commercial uses on the ground floor, projects with limited non-
residential ground floor use will receive little benefit. Tigard adopted this zone in 2014.One
project in the Tigard Triangle has applied for the exemption and the Burnham and Ash project
will also apply.
The North Main multi-family housing in downtown Milwaukie
Property Tax Exemption for Affordable Housing
The Oregon legislature has authorized cities and counties to create tax exemption programs,
Multi Unit Housing Tax Exemption (formerly the Transit Orientated Tax Exemption),
cities/counties adopt by ordinance.
Portland Limited Tax Exemption Programs
Crossings at Gresham Station
Beaverton adopted ordinance implement for two year"test' period
Washington County Multiunit Rental Housing Special Assessment available depending
on financing
Implementing Property Tax Abatement for Multiple Unit Housing
Oregon cities typically utilize a state sanctioned property tax abatement program. Tigard has
implemented the VHDZ, while other tax abatement programs for housing typically target
affordable housing projects and are available to all qualifying applicants. A clear and compelling
public benefit for property tax abatement outside existing programs for a specific project may
deserve consider by decision makers as long as the fiduciary impacts are well understood.
Benefits Drawbacks
Targets Desirable Development Decrease in TIF revenue in short term
(depends on length of abatement
Long term increase in increment Aside from VHDZ no existing programs for
Market Rate Multi-Unit programs exist
Existing programs for VHDZ VHDZ limited to development with ground floor
non-residential use
Reduces development overall costs
Land Assembly and Subsidized Land
Larger properties are typically more attractive to developers. More area allows for a greater
range of uses and increases project financing. In addition, larger parcels facilitate the
construction of new streets by allowing more options for the street connections to be integrated
into the site plan. The sale of publicly-owned land below market value (or"subsidized land")
City Center Advisory Commission 28
APPENDIX C- DEVELOPMENT INCENTIVES BACKGROUND RESEARCH
may occur as part of a developer agreement to facilitate desired development and provides
enhanced public control over the development process. Examples below include the partial
retention of public ownership, which may provide a revenue stream.
Land Subsidies
The sale of publicly-owned land below market value (or"subsidized land") may occur as part of
a developer agreement to facilitate desired development and may enhance control over
development outcomes. Publically owned land is exempt from property tax assessment and
does not generate TIF revenue. Sales of publically owned land in the URA generates revenue,
and when sold for redevelopment, will generate TIF revenue.
Publically Owned Land and Land Assembly
Local governments own and purchase land for a number of reasons. Land may support current
or future public uses or may be held for the purposes of land assembly. Acquiring two or more
adjoining properties and piecing them together in some fashion to create a development can be
done for residential or commercial land usage, depending on the purpose. Land assemblage is
a common activity by Urban Renewal entities. The process might take place over a period of
months or years and as a result, can be quite costly and is an investment over the long term.
Eugene Broadway Place
Broadway Place
Summary: The Eugene Urban Renewal Agency (URA) assembled the two half-blocks that were
used to develop the Broadway Place mixed-use project. URA funds in the amount of$2.6
million were contributed to the parking structure construction costs. The City sold development
rights for housing to be constructed on top of the parking structures.
Outcome: The Broadway Place mixed-use project includes 170 apartment units, ground floor
commercial space, and 740 structured parking spaces. It has become a major anchor for the
west end of downtown and a popular residential destination with very low vacancy rates. The
Broadway Place development received the 1999 Governor's Livability Award.
Lake View Village
100K sq ft mixed retail and office w/i six commercial buildings.
366 parking spaces on four levels (two are public)
City retained ownership of parking lot
LORA: $4.6 M for the garage ($.3 M funded w/ bonds)
Gramor and Tenants: Approximately $27-28 M
Properties assemble 1989 to 1996
RFP in 1996— Development agreement in 2001
Constructed in 2002
This block is bounded by State Street, "A" Avenue, First Street and Union Pacific railroad tracks.
The project was initiated by the Lake Oswego Renewal Agency (LORA) through a process that
included land acquisition, partial resale to a private developer, a binding development
agreement, and public assistance to construct the parking structure. The parking structure
remains in public ownership. The development agreement defines areas of private and public
parking, and it requires the project developer to maintain the public parking structure.
City Center Advisory Commission 29
APPENDIX C- DEVELOPMENT INCENTIVES BACKGROUND RESEARCH
Construction was completed in November of 2003. The commercial buildings are privately
owned. The ground floors are exclusively retail or restaurant uses, and the upper floors are
predominantly offices. The retail spaces are accessed from the sidewalks, unlike a mall with
interior access. This creates active sidewalks and public spaces, promoting an enjoyable
pedestrian experience.
Benefits Drawbacks
Retain public control of development Land costs
Development likely to increase TIF revenue
Possible increased street circulation
Supports URA Plan Goal 5
Public-Private Partnerships
The specific policy under consideration is the public provision of facility improvements with
development. Facility improvements typically required for new development include streets,
sanitary sewer and storm drainage and water utilities. Projects identified in the Tigard
Conceptual Connectivity Plan and Transportation System Plan could be providing through the
expenditure of both public and private resources directly through the construction process or
indirectly through a credit system.
Coordinating Public Improvements with Development
Required improvements include streets, sanitary sewer and storm drainage and water utilities
Land Use Review identifies required street improvements/construction when redevelopment
occurs. Local street construction and utility improvements can be quite costly. Incentives to a
developer could offset the costs of the dedication of ROW and constructing street
improvements. Urban renewal funded low-interest loans or direct subsidy of developments that
include the desired street improvements. The use of public-private partnerships(P3s) in the
development of transportation improvements have increased but are not standard practice.
Considerations include setting precedent for future development and proportionality'.
Tigard Street Connectivity Plan
The Downtown Tigard Conceptual Connectivity Plan identifies desired connections to be
implemented with new development over the next 50 years. It establishes desired basic system
characteristics of circulation, connectivity, and capacity. The Downtown Conceptual Connectivity
Plan Implementation Map classifies roads as various types and identifies proposed new streets.
Tigard Transportation Plan
Tigard 2035 Transportation System Plan
In December 2010, the Tigard City Council adopted the 2035 Transportation System Plan (TSP)
that links expected growth with transportation needs. The 2035 TSP sets the policy framework
for the city's transportation system. It includes a list of strategies and projects that will guide
future investments. Transportation funds are limited and highly competitive for large expensive
Proportionality references to the practices of exactions,when a condition for development is imposed on a parcel
of land that requires the developer to mitigate anticipated negative impacts of the development.The exaction
should be proportional to the impact.Street improvements,such as requiring construction of a new street may or
may not be proportional to the impact of the development on the transportation system.
City Center Advisory Commission 30
APPENDIX C- DEVELOPMENT INCENTIVES BACKGROUND RESEARCH
projects. For this reason, a major theme of the 2035 TSP update is the need to make the most
out of the existing transportation system.
See LORA examples for street improvements
http://www.ci.oswego.or.us/lora/avenue
http://www.ci.oswego.or.us/lora/first-street-phase-i
http://www.ci.oswego.or.us/lora/2nd-street-and-b-avenue-0
City of San Antonio adopted Public-Private Partnership (P3) Guidelines in accordance with the
Texas Legislature enacting the Public and Private Facilities and Infrastructure Act of 2011 under
Chapter 2267 of the Texas Government Code. The P3 Guidelines are an additional tool for
developing qualified capital improvement projects, using the Design-Build contract method.
Under said guidelines, the City and a private entity (comprised of a single operator or a team)
enter into a contractual agreement where the skills and assets of each sector (public and
private) are shared in delivering a service or facility.
Benefits Drawbacks
Can be included in developer agreement and Cost
reduce upfront developer costs
Can serve to catalyze additional development Setting precedent
Possible increased street circulation May take time to develop mechanism and/or
improvement eligibility criteria
Meets URA Plan Goals 3 & 4
Street Improvements may be identified in URA
Plan
May address concerns/perceptions regarding
proportionality
City Center Advisory Commission 31
'SUPPLEMENTAL MATERIAL
FOR October 6, 2015
Item #3 - CCAC Report
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Night or day, the new
rain or shine,
downtown Tigard
is quickly becoming
a destination spot own
in the heart of our
city. Read on to
learn about the
exciting changes Transformation
taking shape here.
Take a walk down Tigard's Main Street and it private and public resources to revitalize
may be difficult to remember how it looked downtown, creating a mixed-use destination
just a few years ago. Today, wide sidewalks are spot that is very walkable. The walkable
flanked with bike racks and benches where element is no accident. Across the country,
one can sit and relax between excursions. people are embracing the benefits of living in
New landscaping, LED streetlights and unique a walkable community. Tigard has met this
public artwork are just a few of the modern challenge with a vision to become the most
amenities that invite people downtown to walkable city in the Pacific Northwest.
shop, dine, walk the dog, take care of
business or meet up with family and friends. While the transformation of Tigard's downtown
remains a work in progress, we want to share
The transformation didn't happen overnight and what's been accomplished to date,what's coming
it didn't happen on its own. The City of Tigard next and invite you to rediscover downtown.
has an urban renewal agency—the City Center
Development Agency(CCDA)—which is Take a virtual walk with us through the next
governed by the Board of the CCDA (City few pages that include programs available,
CCDACouncil) and advised by the City Center places to go and things to do downtown.
Advisory Commission.The CCDA partnered
with the Tigard Downtown Alliance (TDA), +"
the Tigard Area Chamber of Commerce (TACC)
and other agencies to revitalize this 193-acre
area located just east of Pacific Highway Y ►. - _
� between Hall Boulevard and Main Street.
o City of Tigard This group of business owners, property owners
www.tigard-or.gov and other stakeholders worked to leverage ._
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Tigard Street trail being paved.
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What's new? City Center Advisory Commission (CCAC) to
signal passing motorists that a unique Main
MAIN AND BURNHAM STREETS Street is waiting just around the corner.
Tigard's Main Street Green Street project The TDA is bringing more art to the street.
rebuilt the southern half of Main Street, from One sculpture — Mobius — created by
Pacific Highway/99W to the railroad crossing sculptor Ben Dye, is currently on display at the
near Commercial Street. Main Street entrance to the Tigard Street Trail.
Funded in part with a $2.54 million Metro A second piece of art — Perch — will be
grant, the project provided safer pedestrian installed by the end of summer. And there will
crossings, green streetscape planters that be more—the TDA will continue raising funds
help remove pollutants from stormwater, for more public art in downtown Tigard.
ii new sidewalks, streetlights, benches and
Exciting changes bike racks. Things to do
are taking shape A complete rebuild of adjoining Burnham DOWNTOWN ART WALK
in downtown Street was completed in 2011.
Tigard and there's p Held in the spring on Main Street
something for BANNERS, BIKE RACKS, BENCHES AND MORE Commerce and culture converge in downtown
everyone!" Tigard during this annual event. Produced by
In 2015, the TDA also installed streetscape the TDA, the art walk invites artists working in
Tigard Mayor features along Main Street to enhance the a range of styles and mediums into downtown
John L. Cook visitor experience: Tigard to showcase their talents.
20 Hanging glass baskets made by a Creatives from around the region join with
downtown entrepreneur local art students and display their work
10 Decorative bike racks inside participating downtown businesses.
Community members are invited to view and
9 Benches cast a vote for their favorites.
2 Bike tuneup stations including air pumps
and repair tools During the May 2015 event the TDA introduced
a pop up art gallery in an empty storefront.The
20 Banners promoting downtown event kicked off with five artists creating ten
community events and attractions oversized panels during an urban art exhibit.
PUBLIC ART DOWNTOWN TIGARD STREET FAIR
During summer of 2015, two 16-foot steel Held in September on Main Street
flowers designed by artist Brian Borrello were
installed at either end of Main Street where it Downtown merchants, sponsors, vendors,
intersects with Pacific Highway. residents and visitors come together for an
end of summer celebration that includes
These eye-catching sculptures were selected musical performances, fresh food, arts and
by the public art subcommittee of Tigard's crafts, activities for all ages and much more.
_ SU PP AL MATERIAL
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Item #3 - C,,
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In 2015, the fair also welcomed the Tigard partnerships and programs
Tour de Parks program as part of the
celebration. Participants embarked on a MAIN STREET STROLLING STREET
12-mile bike ride—visiting six Tigard parks— Tigard's Main Street Strolling Street Program
that began and finished in downtown. Check is improving Main Street's curb appeal. This
out www.Explore DowntownTigard.com for Urban Renewal Agency program offers
the latest on other seasonal events. landscape architecture design assistance and
matching funds to improve privately owned
TIGARD AREA FARMERS MARKET landscaped areas between the sidewalk and
Sundays,9 a.m.-2 p.m. building facades. The first two projects
Mother's Day through October approved for grant funding should be
corner of Burnham Street and Hall Boulevard completed in fall 2015. fid
With about seven farms and more than 40
FAt ADE IMPROVEMENT PROGRAM My customers
vendors, the Tigard Area Farmers Market
brings fresh local products to the Tigard The urban renewal agency's Fagade regularly comment
community. You'll enjoy entertainment, Improvement Program (currently on hold) about how much
provided matching rants for 17 projects to they like the new
delicious food, children activities and more. p g g p � Main Street
Visit www.tigardfarmersmarket.org for a improve downtown storefronts.The program
improvements.
vendor list and to see what's in season at leveraged four dollars in private investment for They also love the
the market. every dollar of matching urban renewal funds.
upgrades to my
FANNO CREEK TRAIL These projects have helped Main Street storefront, which
become a more vibrant and walkable 1 did with the help
This regional trail extends 15 miles from of Tigard's urban
commercial district.
Tualatin to Portland. Passing through Tigard, renewal agency."
Beaverton and Washington County,the trail is a
TARGETED IMPROVEMENT PROGRAM
paved, multi-use pathway for walkers, runners,
Owner of Sherrie's
bicyclists and nature enthusiasts of all ages. Tigard's Targeted Improvement Program Jewelry Box
Clean Water Services, in partnership with the (currently on hold) helps entrepreneurs and Sherrie Devaney
City of Tigard, is planning to restore the property owners who are ready to reinvest in
stream just south of downtown. This will their downtown buildings. In 2014, urban
improve water quality and slow erosion and renewal funding provided matching grants for
incision on the creek bed. The project will tenant improvements to help attract two
also replace the Ash Avenue Pedestrian catalytic businesses into Downtown Tigard—
Bridge and improve a segment of the trail. Symposium Coffee and Jeffery Allen Gallery.
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development.Mixed-use housing
Coming soon
BURNHAM/ASH MIXED-USE DEVELOPMENT FANNO CREEK TRAIL
On April 14, 2015, Tigard's urban renewal Enter this scenic trail from one of several
agency signed a development agreement downtown trailheads and follow the
with Capstone Greenlight LLC and DIG Tigard convenient wayfinding signs—you'll be on
LLC for the construction of 165 market-rate your way to the library, a dog park, and a
apartments and 2,000 square feet of lot more.
commercial space.
TIGARD STREET TRAIL
The $26 million apartment project is
expected to break ground in fall 2015. Formerly a rail line, this three-quarter-mile
It will provide the amenities of urban living trail connects downtown Tigard to Tiedeman
For more
information, adjacent to the Fanno Creek Trail, and is Avenue. The city recently paved a temporary
please contact: within a 10-minute walk to Main Street trail for biking, walking and rolling. A concept
shopping, the Tigard Public Library, the for the permanent Tigard Street Heritage Trail
Sean Farrelly Westside Express Service (WES) commuter is in the works. It will place lighting, art,
Redevelopment rail system and the bus service that can be plazas and other amenities along the trail.
Project Manager boarded at the Tigard Transit Center.
503.718.2420
MORE ON MAIN STREET The investment
Further improvements to the northern end of PROJECT APPROX. INVESTMENT
Lloyd Purdy Main Street are planned in order to bring Main Street Green Street 2014 $2,500,000
Economic new street lighting, sidewalks and bio swales
Development Gateway art and foundation 500,000
Manager the full length of Main Street.
503.718.2442 Fa4ade program 1,000,000
Getting around downtown Strolling Street program 100,000
TIGARD TRANSIT CENTER Tenant Improvement Program 300,000
8960 SW Commerical St. Burnham/Ash development 26,000,000
The transit center connects downtown Tigard
CCDA
to the region with seven TriMet bus lines, Baskets, bike racks, benches 50,000
Westside Express Service (WES) commuter rail Burnham Street Green Street 7,000,000
and Yamhill County Transit Area bus service.
The adjacent Park & Ride lot has 100 car Pacific Highway/Hall Boulevard/
v spaces as well as bike lockers and racks. WES is Main Street intersections 12,000,000
a commuter rail line serving Beaverton,Tigard, Fanno Creek Trail (2017-18) 1,000,000
Tualatin and Wilsonville. WES runs every 30
minutes, Monday through Friday, during the Tigard Street Trail (2017-18) 1,500,000
City of Tigard morning and afternoon commute.
www.tigard-or.gov
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AIS-2130 4.
CCDA Agenda
Meeting Date: 10/06/2015
Length (in minutes): 40 Minutes
Agenda Title: Meet with TDA Board of Directors and Report on Downtown Events
Submitted By: Sean Farrelly, Community
Development
Item Type: Update, Discussion, Direct Staff Meeting Type: City Center
Development
Agency
Public Hearing: No Publication Date:
Information
ISSUE
Meet with the Tigard Downtown Alliance (TDA) Board of Directors
STAFF RECOMMENDATION / ACTION REQUEST
Discuss downtown vision, goals, projects and performance measures with TDA.
KEY FACTS AND INFORMATION SUMMARY
The TDA organizes property owners, business owners and other downtown stakeholders into
volunteer teams that work to help revitalize downtown Tigard. Tigard's economic
development team has been working to build the capacity of the TDA so that TDA projects
and volunteers are partners in the city's downtown focused economic development efforts.
The city recognizes that downtown should continue to mature as a gathering place for Tigard
residents and actively encourages continued improvement of downtown events and programs.
By partnering with the TDA, the city is investing with a local partner to ensure downtown
programs and events enrich our community.
The TDA has been following the National Trust for Historic Preservation's 4-Point approach
to downtown revitalization. This approach acts as a "business model" that helps guide
volunteer efforts with private sector partners.
Over the last two years, the TDA has grown into an effective partner in downtown
revitalization. The evolution of this organization includes increasingly complex projects and
the inclusion of more partners to help connect Tigard residents to downtown Tigard.
This year, the TDA has taken responsibility for production of downtown projects, marketing
and promotions previously managed by the Chamber of Commerce over the preceding three
years. The TDA is in charge of producing the annual downtown Art Walk, Street Fair, Trick
or Treat, and Holiday Tree Lighting events. The 2015 Tigard Street Fair on September 12h
exceeded expectations with more than 88 vendors, increased attendance from previous years
(more than 3,000), and a partnership with the Tigard Tour de Parks event.
The TDA's Downtown Art Walk in May 2015 exemplifies the organization's ability to
successfully produce special events downtown. The first art walk in 2014 occurred during the
Main Street/Green Street construction project -- proving that a community led special event
could be produced in the middle of construction chaos. The second 2015 Downtown Art
Walk exceeded expectations with an urban art exhibit, a temporary pop-up art gallery, 22 tour
stops inside downtown businesses, and a public art "test drive" of Mobius located at 12345
Main Street and 10 urban art panels located along the Tigard Street Trail as a temporary art
exhibit.
In the next year, the TDA will operate under the Main Street 4-Point Approach, as endorsed
by the State of Oregon's Main Street program, and actively manage projects in four service
areas:
1. Organization & Capacity Building
•Downtown Dialogue
•Bus Tour
2. Marketing & Promotion
•Art Walk
•Street Festival
•Trick or Treat Downtown
•Tree Lighting
3. Design & Beautification
•Public Art
•Activating Tigard Street Trail Plaza
4. Economic Restructuring
•Vacant Property Open House
•Meetings with Property Owners
The TDA will also submit a work plan to the city. This work plan will include an annual
budget for programs and operations, a measure of volunteer effort and time, an explanation
for how TDA-led projects connect to the city's strategic vision, and a list of stakeholders the
TDA has partnered with to grow their ability to improve downtown.
The TDA leadership team will provide an overview of these existing, planned and future
events and projects during a presentation to the CCDA.
OTHER ALTERNATIVES
No alternative for consideration at this time.
COUNCIL GOALS, POLICIES, APPROVED MASTER PLANS
Tigard City Council 2015-17 Goals and Milestones
Goal #2. Make Downtown Tigard a Place Where People Want to Be
Tigard Comprehensive Plan
Special Planning Areas- Downtown
Goal 15.2 Facilitate the development of an urban village.
Tigard Strate ig c Plan
Goal 3: Engage the community through dynamic communication.
DATES OF PREVIOUS COUNCIL CONSIDERATION
June 2, 2015 met with TDA Board of Directors
Attachments
No file(s) attached.
Tigard Downtown Alliance (TDA) SUPPLEMENTAL PACKET
TDA 12345 SW Main Street
Tigard, OR 97223 FOR a-V�-� kj "�!�
(DATE OF MEETING)
Ck4n t- q - -7-DA Repo,&
Mayor Cook, Members of the CCDA and city staff,
It is with great honor and pleasure the Tigard Downtown Alliance gifts to the city the following items:
10 custom powder coated bike racks
2 bike fix stations
A combination of 7 backless and backed benches
20 designed single message event and activity banners
20 custom created hanging metal spheres with hand blown glass floats
As you know these items were all procured through a generous grant from the Washington County
Visitors Association with grants money from hotel motel taxes generated by visitors to Washington
County.
These items have all been installed in downtown to enhance our district.This shows our commitment to
act as a private sector partner to enhance downtown for the community at large.
Our best,
The board of directors of the Tigard Downtown Alliance
l
AIS-2124 5.
CCDA Agenda
Meeting Date: 10/06/2015
Length (in minutes): 10 Minutes
Agenda Title: Fanno Creek Re-meander Presentation
Submitted By: Sean Farrelly, Community
Development
Item Type: Update, Discussion, Direct Staff Meeting Type: City Center
Development
Agency
Public Hearing: No Publication Date:
Information
ISSUE
Fanno Creek Re-meander Presentation
STAFF RECOMMENDATION / ACTION REQUEST
The CCDA Board will receive an update on the Fanno Creek Re-meander project and is
requested to share ideas and opinions.
KEY FACTS AND INFORMATION SUMMARY
The Fanno Creek Re-meander is a joint project between the city and Clean Water Services
(CWS). The project includes the "re-meandering" of a previously straightened portion of
Fanno Creek, creation and improvement of wildlife habitat and wetlands, placement of
boulders and large wood for improved channel function and habitat complexity, repair of the
eroded banks to protect bridge and sanitary sewer infrastructure, and the establishment of
native plant communities.
The project will require the removal and replacement of the Ash Avenue pedestrian bridge
because the current bridge deck is below the 2-year flood elevation which obstructs the creek
flow and collects debris during these events. The new bridge will have the deck above the
2-year flood elevation. This will also result in reconstructing a segment of Fanno Creek Trail.
The project is in the city's FY 2016-20 Capital Improvement Plan and is expected to
commence construction in summer 2017.
Clean Water Services' project responsibilities include pre-construction items such as survey, a
wetland delineation, a natural resource assessment, a biological assessment, and geotechnical
analysis; obtaining necessary permits from regulatory agencies; completing construction
documents for their portion of the project; administering the bid process and the contract for
both CWS and the city's portions of the project; and constructing the project.
The city's project responsibilities include developing plans and construction documents for
the trail and bridge; provide public involvement for the project; securing additional lands or
easements adjoining the Park as required for implementation of the project; designing and
purchasing the replacement bridge; and reimbursing CWS for the costs of installing the
bridge and most of the trail reconstruction.
The estimated costs for the project are $943,000 for Clean Water Services and $1.2 million for
the city. Of the city's portion approximately $846,000 will be funded by the Parks SDC fund,
and $336,000 from the Park Bond fund.
The project had previously been scheduled to be constructed in 2012, however the city had
not identified a funding source for its portion of the costs, and CWS deferred the project.
An Intergovernmental Agreement JGA) between the city and CWS is currently being
negotiated and will be brought to the City Council for their review and consideration at a later
date.
OTHER ALTERNATIVES
No alternative for consideration at this time.
COUNCIL GOALS, POLICIES, APPROVED MASTER PLANS
Tigard Strategic Plan
In 2014, the City of Tigard adopted a strategic vision focused on making this city the most
walkable community in the Pacific Northwest where people of all ages and abilities enjoy
healthy and interconnected lives. The Fanno Creek Re-meander will improve the quality of
walking along the Fanno Creek Trail.
Tigard City Council Goals and Milestones 2015-17
Goal #2 Make Downtown Tigard a Place Where People Want to Be
Increase walkable access to open space by advancing plans for new downtown open space
including the Tigard Street Trail plaza, the Fanno Creek Overlook, and a Main Street plaza,
including programming.
City Center Urban Renewal Plan
Goal 1: Revitalization of the Downtown should recognize the value of natural resources as
amenities contributing to the special sense of place.
Projects
D. Parks
1. Fanno Creek Park Improvements
Fanno Creek Park and Plaza Master Plan
DATES OF PREVIOUS COUNCIL CONSIDERATION
N/A
Attachments
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4 THE DATA PROVIDED HEREIN.THE CITY OF TIGARD SHALL ASSUME NO
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SUPPLEMENTAL PACKET
FOR October 6, 2015
PowerPoint for Item 5 - Fanno Creek Remeander
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SUPPLEMENTAL PACKET
FOR October 6, 2015
PowerPoint for Item 5 - Fanno Creek Remeander
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CCDA Agenda
Meeting Date: 10/06/2015
Length (in minutes): 10 Minutes
Agenda Title: Strolling Street Program Update
Submitted By: Sean Farrelly, Community
Development
Item Type: Update, Discussion, Direct Staff Meeting Type: City Center
Development
Agency
Public Hearing: No Publication Date:
Information
ISSUE
Strolling Street Program Update
STAFF RECOMMENDATION / ACTION REQUEST
The Board of the CCDA is requested to receive the presentation and provide feedback.
KEY FACTS AND INFORMATION SUMMARY
In March, 2014 the Board of the CCDA approved the creation of the Strolling Street
matching grant program. The goal of the program is to improve privately owned areas
between the sidewalk and building fagade to improve the pedestrian experience of the street.
This program supports the Tigard Strategic Plan and complements the investment in the
Main Street Green Street.
In September 2014, the Urban Renewal Improvement Programs Joint Committee awarded
two Strolling Street grants: 12430-12442 SW Main (Maki Sushi, Tigard Wine Crafters, and
Elvia's Studio) and 12405 SW Main (Tigard Chiropractic). It took 3-4 months to finalize the
plans and another six months interim for grant recipients to get bids and/or commence the
projects.
The 12430-12442 SW Main Street project will be a significant project, with 1,100 square foot
site of new paving, landscaping, a new pergola, a water feature, lighting and a seat wall. The
estimated project cost is $44,244 with the CCDA reimbursing $35,395. This project is nearing
completion, with the flatwork and seat walls poured.
The Tigard Chiropractic project (12405 SW Main) will include new landscaping and an
irrigation system. The estimated project cost is $14,920 with the CCDA reimbursing $10,475.
The property owner has selected a contractor who will complete the work this fall.
The second round of Strolling Street applications will be solicited in spring 2016, for
construction in FY 2016-17.
OTHER ALTERNATIVES
No alternatives for consideration at this time.
COUNCIL GOALS, POLICIES, APPROVED MASTER PLANS
Tigard City Council 2015-17 Goals and Milestones
Goal #2. Make Downtown Tigard a Place Where People Want to Be
- Support walkability by completing two Strolling Street projects.
Tigard Strategic Plan
Goal 2: Ensure development advances the vision
City Center Urban Renewal Plan
Goal 4: Downtown's streetscape and public spaces should be pedestrian-friendly and not
visually dominated by the automobile.
DATES OF PREVIOUS COUNCIL CONSIDERATION
May 5, 2015: Strolling Street Update
Attachments
No file(s) attached.
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FOR October 6, 2015
PowerPoint for Item #6 - Strolling Street
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FOR October • 2015
PowerPoint for Item #6 - Strolling Street
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SUPPLEMENTAL PACKET
FOR October 6, 2015
PowerPoint for Item #6 - Strolling Street
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