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CPA2015-00001 CPA2015 - 00001 OA 120 DAYS = NA im DATE OF FILING: 3/27/2015 DATE MAILED: 4/9/2015 CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER BY THE CITY COUNCIL Case Number: COMPREHENSIVE PLAN AMENDMENT PA 2015-00001 Case Name: AMENDMENT TO TIGARD'S 2011 EOA Applicant's Name/Address: City of T' rd Owner's Name/Address: 13125 SW Hall Blvd Tigard , OR 97223 Address of Property: NA Tax Ma /Lot Nos.: NA A FINAL ORDER INCORPORATING THFFACTS, FINDINGS AND CONCLUSIONS APPROVING A REQUEST TO AMEND THE TIGARD 2011 ECONOMIC OPORTUNITES ANALYSIS. THE TIGARD CITY COUNCIL HAS REVIEWED THE APPLICANT'S NARRATIVE, MATERIALS, COMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISIONS STAFF REPORT AND PLANNING COMMISSION RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE PLANNING COMMISSION HELD A PUBLIC HEARING ON MARCH 2,2015 AND CITY COUNCIL HELD A HEARING ON MARCH 24,2015 TO RECEIVE TESTIMONY REGARDING THIS APPLICATION THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN THE FINAL ORDER. Request: ➢ The Cityproposes to amend the adopted Tigard 2011 Economic Opportunities Analysis, a component of T�'gard Comprehensive Plan Goal 9: Economic Development. The proposed amendments: 1) acknowledge that slope was not applied as a development constraint factor in the Inventory of Suitable Sites (Land Supply), 2) app lyy slope as a suitability constraint for properties currently zoned industrial (I- P, I-L, and I-H),and 3) qualify the Assessment of Potential with respect to slope constraints. Zones: I-P, I-L,and I-H Applicable Review Criteria: Community Development Code Chapters 18.380 and 18.390;Comprehensive Man Goals 1, 2, 9; Metro Urban Growth Management Functional Plan Title 4; Oregon Administrative Rule 660,Division 9;and Statewide Planning Goals 1, 2,and 9. Action: ➢ X Approval as Requested Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper and mailed to: x❑ Owners of Record within the Required Distance IK .Affected Government Agencies IN Interested Parties Z The Applicants and Owners Final Decision: THIS DECISION IS FINAL ON MARCH 24, 2015 AND BECOMES EFFECTIVE ON MAY12 2015 UNLESS AN APPEAL IS FILED. The adopted findings of fact,decision and statement of conditions can be obtained from the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon. Appeal: A review of this decision may be obtained by filing a notice of intent to appeal with the Oregon Land Use Board of Appeals (LUBA) according to their procedures within 21 days from DLCD Notice of Adoption (April 9,2015),by April 30, 2015 Questions: If you have any questions,please call the City of Tigard Planning Division at (503) 718-2434. CITY OF TIGARD, OREGON TIGARD CITY COUNCIL ORDINANCE NO. 15-06 AN ORDINANCE ADOPTING A COMPREHENSIVE PLAN AMENDMENT CPA 2015-00001 TO AMEND THE TIGARD 2011 ECONOMIC OPPORTUNITIES ANALYSIS WHEREAS, the Tigard 2011 Economic Opportunities Analysis is consistent with Oregon Administrative Rule 660 Division 9;and WHEREAS, the city has proposed an amendment to the Tigard Comprehensive Plan by 1) acknowledging that slope was not applied as a development constraint factor in the Inventory of Suitable Sites (Land Supply); 2) applying slope as a suitable constraint for properties currently zoned industrial (I-P, I-L, and I-H), and 3) qualifying the Assessment of Potential with respect to slope constraints; and WHEREAS, the Tigard Planning Commission held a public hearing,which was noticed in accordance with city standards, on March 2, 2015 and recommended approval of the proposed CPA 2015-00001 by motion and with unanimous vote in support;and WHEREAS, on March 24, 2015, the Tigard City Council held a public hearing, which was noticed in accordance with city standards, to consider the Commission's recommendation on CPA 2015-00001, hear public testimony, and apply applicable decision-making criteria;and WHEREAS, on March 24,2015 the Tigard City Council adopted CPA 2015-00001 pursuant to the public hearing and its deliberations; and WHEREAS, Council's decision to adopt CPA 2015-00001was based on the findings and conclusions found in Exhibits "A" and `B" and the associated land use record which is incorporated herein by reference and is contained in land use file CPA 2015-00001. NOW,THEREFORE,THE CITY OF TIGARD ORDAINS AS FOLLOWS: SECTION 1: Tigard Comprehensive Plan is amended to include new text as shown in Exhibit A. SECTION 2: Tigard City Council adopts the findings and conclusions contained in Exhibit B in support of the Council's action and to be the legislative basis for this ordinance. SECTION 3: Tigard City Council amends the Tigard 2011 Economic Opportunities Analysis Exhibit C as a component of Tigard Comprehensive Plan Goal 9: Economic Development. ORDINANCE No. 15-06 Page 1 SECTION 4: This ordinance shall be effective 30 days after its passage by the Council, signature by the /Mayor, and posting by the Deputy City Recorder. PASSED: By 'y1�5 vote of all Council members present after being read by number and title only, this 24th day of March, 2015. Norma I. Alley, DeputyRecorder APPROVED: By Tigard City Council this 24th day of March, 2015. John Yook, Mayor Approved as to form: zl-ot-/14 City Attorney Date ORDINANCE No. 15-06 Page 2 Exhibit A Page 1 of 3 AMENDMENT TO THE CITY OF TIGARD'S 2011 ECONOMIC OPPORTUNITIES ANALYSIS (CPA2015-00001) January 8,2015 This proposed Post Acknowledgment Plan Amendment to the City of Tigard's 2011 Economic Opportunities Analysis (EOA), 1) acknowledges that slope was not applied as a development constraint factor in the Inventory of Suitable Sites (Land Supply), 2) applies slope as a suitability constraint for properties currently zoned industrial (I-P, I-L, and 1-1-1), and 3) qualifies the Assessment of Potential with respect to slope constraints. 1) The INVENTORY OF SUITABLE SITES (LAND SUPPLY) on page 17 of the 2011 EOA includes the following analysis: The City's BLI included an analysis of existing vacant and partially vacant (sub- dividable) tax lots by current zoning classification and deducted all significant environmental constraints to estimate buildable land area within the Tigard USB. The land supply analysis focused on the land use classifications that support employment uses,including commercial,nuxed-use, and industrial zones. The buildable land area for each tax lot was derived by analyzing GIS data pertaining to environmental features that would constrain the amount of potential site development on vacant and partially vacant areas. For purposes of this analysis, the environmental constraints were calculated for each site using estimates for land area that is constrained by the following: Metro Title 3 designation (waterways, wetlands, riparian buffers and the 100 year floodplain). ANALYSIS: Because the City's Buildable Lands Inventory (BLI) did not apply slope as an environmental constraint, slopes were also not included as a development constraint in the EOA suitability analysis, which was based on the BLI. FINDING: Therefore, staff finds and acknowledges that slope was not considered in the EOA's site switabihty analysis that determines land supply. 2) Pursuant to Division 9, 660-009-0015(3)(x), the 2011 EOA includes an inventory of vacant and developed lands within the planning area designated for industrial or other employment use, including site characteristics and development constraints that affect the buildable area of sites in the inventory (Appendix G: Buildable Land Inventory). ANALYSIS: As an inventory refinement, this amendment applies slope as a potential development constraint. In Exhibit A, Slope Analysis on Buildable Industrial Lands, the city applied a 10% slope threshold to the buildable lands inventory of industrial zoned land to determine where slope is a potential constraint for lots «rithin those zones (Metro 2009 Urban Growth Report uses slopes > 10% as a suitability threshold for industrial uses). Exhibit A shows that slopes greater than 10% exist on portions of 17 lots. However, when field verified, only four (4) of those lots include slopes attributable to general 1 Exhibit A Page 2 of 3 grades across the property instead of slope variations attributable to minor cuts or fills or embankments within the property and otherwise characterized as generally level ground. FINDING: As shown in Exhibit A (Area 2), the suitability of the upland portions of the two largest contiguous vacant lots in the buildable lands inventor), zoned I-P, 10.3 acres of 24.16 acres on TL2S101CA00100 and 6.74 acres of 13.25 acres on 'I]- 2S101001100, may be constrained for some industrial uses that would require large-footprint buildings. In addition, all 1.2 acres ofTL 2SIOlDC04100 and .21 acres of contiguous TL 2S101DD00700 zoned I-L (Area 3) would be similarly constrained. 3) The ASSl3SS1V417NT OF POTENTIAL (RECONCILIATI.ON OF DEM1yND AND SUPPUZo on page 20 of the 2011 17-OA includes the following analysis: Short-Term Land Need Deternunation Commercial and industrial properties appear to clearly meet the statutor-, requirements for short-term land supply, as all of the long-term land supply can be classified as short-term as well as long-term supply. Industrial and commercial properties appear to be well served with adequate infrastructure, and there is an abundant supply of vacant industrial, office and retail building floor area being actively marketed in the Tigard USB today. Long-Term Land Need Determination Consistent with EOA documentation requirements, the economic trends analysis of land needs scenarios and the business clusters analysis indicates that the Tigard UPA can add approximately 794 net new industrial jobs without needing to add additional industrial-zoned land over the next 20 years. In light of current downward trends in industrial business activity, the land efficient need scenario appears to be most consistent with regional growth forecasts and anticipated market realities. Industrial Land Need and Parcel Requirements As indicated in Table 14, the land efficient need scenario assumes 48 acres of net new industrial vacant land demand, which is just below the estimated vacant industrial land supply of 50 acres. If the City opts to pursue a more aggressive economic growth strategy that is consistent with the moderate or high land need scenario, the City would need to identify another 14 to 30 acres of vacant industrial land area to meet the level of industrial demand associated with adding another 1,059 to 1,324 industrial jobs. In light of the City's rather limited remaining vacant industrial land supply of tax lots in excess of five acres, the consultant/staff team recommends that the City adopt economic goals and objectives that preserve the remaining large contiguous industrial sites for large industrial employment users. A preliminary expected forecast of demand by parcel size is also provided in Table 14, and assumes that virtually all of the remaining vacant industrial land supply within the Tigard UPA will be absorbed over the next 20 years. ANALYSIS: With the citi,'s limited industrial land supply, the city's industrial land need and parcel requirements were characterized by the land efficient need scenario. The slope analysis indicates that the land efficient need scenario still applies but is now potentially in deficit for industrial zoned vacant land. 2 Exhibit A Page 3 of 3 When slope is considered as a suitability factor, it is apparent that larger industrial/employment use buildings may be constrained on land with slopes greater than 10%. However, other permitted uses in the I-P zone, such as office, would remain feasible. To the extent that some industrial land use building types are constrained,other industrial and employment uses need not be. The EOA identified target industries for Tigard to include existing, established clusters, such as durable goods manufacturing (includes metals and machinery), education (private and non-profits), financial services, information (including software development), professional and technical services, and wholesale trade and identified emerging clusters, including health care and advanced technology (i.e.,green energy) manufacturing and research operations. Based on the site requirements described in Table 11 and Appendix F, the recommended targeted business clusters will need sites ranging from one to twenty-five acres, with a majority of the need falling in the five to ten-acre range. Table 12, which shows the distribution of vacant land by lot size and general land use zone classification,remains valid. Iowever, the slope analysis indicates that the only two lots greater than 10 acres may now be considered constrained for large footprint building types. For that type of industrial development,the two lots would practically fall into the five to ten-acre range. Appendix G, Buildable Land Inventory, remains valid, although the slope constrained portions of lots may not be suitable for some industrial use types. FINDING: The 2011 EOA and the applicable Goal Nine policies and action measures adopted for Tigard's Efficient Need Scenario focus on the promotion of well-designed and efficient development of vacant industrial lands and on actions that result in greater, more efficient, utilization of Metro-designated Employment and Industrial Areas. The site suitability analysis, including slope as a constraint, may limit some industrial uses that require large-footprint buildings and reduces the number of unconstrained tax lots greater than 10 acres from two to zero. Tigard's targeted business clusters may be only marginally affected as the majority of sites needed fall within the five to ten-acre range. The slope constraint reduces the suitability of a few sites for some industrial uses, but need not limit the potential for employment use of slope-constrained sites. However, a slope constraint on a third of the vacant industrial zoned land highlights the need to consider job densis in employment land development and redevelopment. 3 Exhibit B: Pages 1 - 9 Agenda Item: 6 Hearing Date:March 2.2015 Time:7:OOPM STAFF REPORT TO THE PLANNING COMMISSION ~ FOR THE CITY OF TIGARD, OREGON 120 DAYS = N/A SECTION I. APPLICATION SUMMARY FILE NAME: AMENDMENT TO THE CITY OF TIGARD'S 2011 ECONOMIC OPPORTUNITIES ANALYSIS FILE NO.: Comprehensive Plan Amendment (CPA) CPA2015-00001 PROPOSAL: The City proposes to amend the adopted Tigard 2011 Economic Opportunities Analysis, a component of Tigard Comprehensive Plan Goal 9: Economic Development. The proposed amendments: 1) acknowledge that slope was not applied as a development constraint factor in the Inventory of Suitable Sites (Land Supply), 2) apply slope as a suitability constraint for properties currently zoned industrial (I-P, I-L, and I-H), and 3) qualify the Assessment of Potential with respect to slope constraints. APPLICANT: City of Tigard OWNER: N/A 13125 SW Hall Boulevard Tigard, OR 97223 LOCATION: Citywide ZONING DESIGNATIONS: I-P, I-L, I-H. COMP PLAN: Industrial Park, Light Industrial, and Heavy Industrial comprehensive plan designations APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 and 18.390; Comprehensive Plan Goals 1, 2, 9; Metro Urban Growth Management Functional Plan Title 4; Oregon Administrative Rule 660, Division 9;and Statewide Planning Goals 1, 2, and 9. SECTION II. STAFF RECOMMENDATION Staff recommends the 1'laniu119 Commission fund this request meets the necessan approval criteria and RLCOMSIENDS the Tigard City Council amend the Tigard Comprehensive Plan as determined through the public hearing process. SI'.\FF RI:'PORT'1'c)" I H- PLANNING CONIMISSION CPA 2014-00001 ItO.\ F'.\CI•;1 OF 9 SECTION III. BACKGROUND INFORMATION Project History Trammell Crow and the Fields Estate are moving forward with development plans for a portion of the 42 acres of property along Wall Street in Tigard's Hunziker Industrial Core.The portion of the Fields Industrial Property fronting Wall Street includes approximately 17 acres suitable for development consistent with the City's I-P zoning. The remaining approximately 25 acres are encumbered by a slope ranging from 6 to 10%. Regionally, development professionals consider property with this much slope unsuitable for large footprint industrial development. A study of the Fields Industrial Property has given the City of Tigard an opportunity to review the 2011 Economic Opportunity Analysis (EOA). The 2011 EOA did not take into account slope as an environmental constraint when documenting land supply suitable for industrial and manufacturing uses as part of Tigard's buildable lands inventory (BLI). According to the Department of Land Conservation and Development, the city can complete a Post Acknowledgement Plan Amendment (PAPA) of the 2011 EOA to acknowledge that slope should be a factor in consideration of land use and zoning.The completion of a PAPA and the findings recognizing that slope should be a factor in accounting for Tigard's supply of property suitable for industrial and manufacturing would apply to similarly affected property throughout the City of Tigard. According to our 2011 EOA, the City of Tigard is currently in a "land efficient" scenario,where demand for employment land is expected to outpace supply. The proposed amendment identifies approximately 18.4 acres of vacant land on four parcels in the Buildable Lands Inventory (BLI), or one third of the supply, that is constrained by slope. This land supply deficiency further highlights the importance of efficient use of industrial-zoned lands for employment use and the need to consider job density in employment land development and redevelopment. The proposed amendment (Attachment 1) would amend the Tigard 2011 Economic Opportunities Analysis (Ti 2011 .EOA)which was developed in compliance with OAR 660 Division 9 (Statewide Planning Goal 9: Economic Development as one of the required Periodic Review work tasks. The 2011 EOA was adopted by Tigard City Council on May 24, 2011. The EOA is a technical study that compares projected demand for land for industrial and other employment uses to the existing supply of such land. The purpose of the Tigard 2011 EOA is to improve opportunities for Tigard to attract and maintain the type and quality of employment desired by its citizens,grow its economy, and maintain its quality of life. Goal 9 emphasizes the preservation and protection of vacant land for industrial and employment uses. Policies were adopted to ensure an adequate supply of industrial and other employment lands within the City of Tigard. During the 2011 effort, the Tigard Planning Commission acted as the advisory committee for the project, reviewing each task during the process to complete the Tigard 2011 EOA. The six tasks reviewed by the Planning Commission included: 1. Economic Development Vision and Goals 2. Economic Trends Analysis 3. Site Suitability Analysis (Land Demand) 4. Inventory of Suitable Sites (Land Supply) 5. Assessment of Potential (Reconciliation of Demand and Supply) STAFF REPORT f 0 THE.PLANNING COMMISSION CPA 2014-00001 E0A PAGE,2 OF 9 6. Implementation Policies and Action Measures The proposed amendment addresses tasks 3, 4, and 5 and provides amended findings. As amended, the Tigard 2011 EOA will continue to meet the state requirements for an economic opportunities analysis and serve as a component of the Tigard Comprebensive Plan Goal 9. It will continue to act as a resource for staff, decision makers,and the public. Proposal Description The City proposes to amend the City of Tigard's 2011 Economic Opportunities Analysis to: 1) Acknowledge that slope was not applied as a development constraint factor in the Inventory of Suitable Sites (Land Supply), 2) Apply slope as a suitability constraint for properties currently zoned industrial (I-P, I-L,and I-H), and 3) Qualify the Assessment of Potential with respect to slope constraints. The proposed amendment will ensure that the EOA better represents the available land supply so that the City's Comprehensive Plan remains a viable tool for decision-makers. By adopting the amendment, the City will ensure it remains in compliance with applicable laws,rules,regulations, plans, and programs. SECTION IV. SUMMARY OF REPORT Applicable ortetza, Commission findings and conclusions • "Tigard Community Development Code o Chapter 18.380 o Chapter 18.390 • Applicable Comprehensive Plan Policies o Chapter 1: Citizen Involvement o Chapter 2: Land Use Planning o Chapter 9: Economic Development • Metro Urban Growth Management Functional Plan Title 4 • Oregon Administrative Rule 660,Division 9 • Statewide Planning Goals o Goals 1,2,and 9 RI.POR'1"1'O']'111:PLANNING CONIM1SS1ON CPA 2014-00001 F10.1 PAGE 3 OV 9 SECTION V. APPLICABLE CRITERIA AND COMMISSION FINDINGS CITY OF TIGARD COMMUNITY DEVELOPMENT CODE (TITLE 181 Chapter 18.380-' Zoning Map and Text Amendments Chapter 18.380.020 Legislative Amendments to the Title and Map A.Legislative amendments. Legislative zoning map and text amendments shall be undertaken by means of a Type IV procedure, as governed by Section 18.309.060G Findings: The proposal is an amendment to the Tigard Comprehensive Plan, which provides analysis to support policies to be applied generally throughout the City of Tigard; therefore, the application is being processed as a Type IV procedure,Legislative Amendment, as governed by Section 18.390.060G. Chanter 18.390: Decision-Making Procedures Chapter 18.390.020. Description of Decision-Making Procedures B.4. Type IV Procedure. Type IV procedures apply to legislative matters. Legislative matters involve the creation, revision, or large-scale implementation of public policy. Type IV matters are considered initially by the Planning Commission with final decisions made by the City Council. Findings: The proposal,is an amendment to the Tigard Comprehensive Plan, which establishes policies to be applied generally throughout the City of Tigard. Therefore; it is being reviewed under the Type IV procedure as detailed in Section 18.390.060.6. In accordance with this section, the amendment will be initially considered by the Planning Conunission with City Council making the final decision. Chapter 18.390.060.G. Decision-making considerations. The recommendation by the Commission and the decision by the Council shall be based on consideration of the following factors: 1. The Statewide Planning Goals and Guidelines adopted under Oregon Revised Statutes Chapter 197; 2. Any federal or state statutes or regulations found applicable; 3. Any applicable Metro regulations; 4. Any applicable comprehensive plan policies; and 5. Any applicable provisions of the City's implementing ordinances. Findings: The Commission reviewed applicable Statewide Planning Goals, Metro Urban Growth Management Functional Plan, Oregon Administrative Rule 660, Division 9, the Tigard Community Development Code, and the Tigard Comprehensive Plan. As indicated, pursuant to the Commission's findings and conclusions found within this staff report, the amendment is consistent with the applicable factors. CONCLUSION: Based on the analysis above, the Commission finds that the proposed amendment satisfies the applicable review criteria within the Tigard Community Development Code. CITY OF TIGARD COMPREHENSIVE PLAN POLICIES: General Findings Finding: The City's Comprehensive Plan was adopted by the Tigard City Council in 1983, and acknowledged as being in conformance with the Statewide Planning Goals by the Land Conservation and Development Department (LCDC) on October 11, 1984. LCDC re-acknowledged the plan's compliance with the statewide planning goals through the Periodic Review process. The 2011 EOA was adopted May 24, 2011 as Task 3 of Periodic Review. S"1 \1^I RI:PORT'1'O"1'1 fL PLANNING COMMISSION CP:1 2014-00001 1�_OA PAGE 4 OF 9 Finding: The Commission finds that the following Comprehensive Plan goals and policies apply to the amendment and the amendment satisfies the applicable goals and policies for the reasons stated below. During the course of public hearings, the Community Development Department and the Plaiuung Commission provided all interested parties opportunities to identify, either orally or in writing, any other Comprehensive Plan goals or policies that might apply to the amendment. No additional provisions were identified. Chapter 1: Citizen Involvement Goal 1.1 Provide citizens, affected agencies, and other jurisdictions the opportunity to participate in all phases of the planning process. Policy 2. The City shall define and publicize an appropriate role for citizens in each phase of the land use planning process. Findings: The proposal has complied with all notification requirements pursuant to Chapter 18.390.060 of the Tigard Community Development Code. This staff report was also available seven days in advance of the hearing pursuant to Chapter 18.390.070.E.b of the Tigard Community Development Code. As part of the Comprehensive Plan Amendment process, public notice of the Planning Commission and City Council public hearings was sent to the interested party list and published in the February 12, 2015 issue of The Times. The notice invited public input and included the phone number of a contact person to answer questions. The notice also included the address of the City's webpage where the entire draft of the proposed amendment could be viewed. Chapter 2: Land Use Planning Goal 2.1 Maintain an up-to-date Comprehensive Plan, implementing regulations and action plans as the legislative basis of Tigard's land use planning program. Policy 1: The City's land use program shall establish a clear policy direction, comply with state and regional requirements, and serve its citizens' own interests. Fes: The proposed amendment refines the findings of the EOA in support of the general policy direction related to Tigard Comprehensive Plan Goal 9: Economic Development for the community. The policy statements are clear and serve the interests of the citizens. The development of the Tigard 2011 Economic Opportunities Analysis was required as a component of State Periodic Review and complies with Oregon Administrative Rule 660, Division 9, which governs the development of these studies in the state. Policy 2: The City's land use regulations, related plans, and implementing actions shall be consistentwith and implement its Comprehensive Plan. Findings: The proposed amendment refines the findings of the EOA in support of the general policy direction related to Tigard Comprehensive Plan Goal 9: Economic Development for the community. The Tigard 2011 Economic Opportunities Analysis compares projected demand to current supply of vacant employment and industrial lands to ensure the City's policies and implementing actions are sufficient to RI.POii1'TO"1'lllil'1,.1NI��INGCOMMISSION CP.\2014-00001 FOA PAGE 5 OF 9 preserve the needed 20-year supply of these vacant lands. The development of the Tigard 2011 EOA used current Tigard Comprehensive Plan policies and land use designations as part of the analysis of future vacant land needs as required by state law. The amendment is consistent with this policy. Policy 3. The City shall coordinate the adoption, amendment, and implementation of its land use program with other potentially affected jurisdictions and agencies. Findings: The City sent out request for comments on the proposed amendment to all potentially affected jurisdictions and agencies. All were given 14 days to respond. Any comments that were received are addressed in Section VII: Outside Agency Comments of this Staff Report. Additionally, Department of Land Conservation and Development staff provided input throughout the development of the proposed amendment. Policy 5. The City shall promote intense urban level development in Metro-designated Centers and Corridors, and employment and industrial areas. Findings: The Tigard 2011 EOA identified and acknowledged the City's desire for, and the potential for redevelopment of these areas. Assumptions made about redevelopment and refill potential were based on City policy and Metro guidance to determine the amount of vacant employment and industrial lands needed for the next 20-years. The site suitability analysis, including slope as a constraint, may limit some industrial uses that require large-footprint buildings and reduces the number of unconstrained tax lots greater than ten acres from two to zero. Tigard's targeted business clusters may be only marginally affected as the majority of sites needed fall within the five to ten-acre range. The slope constraint reduces the suitability of a few sites for some industrial uses, but need not limit the potential for employment use of slope-constrained sites. However, a slope constraint on a third of the vacant industrial zoned land highlights the need to consider job density in employment land development and redevelopment. The proposed amendment is consistent with the policy. Policy 20. The City shall periodically review and if necessary update its Comprehensive Plan and regulatory maps and implementing measures to ensure they are current and responsive to community needs, provide reliable information, and conform to applicable state law, administrative rules, and regional requirements. Findings: The proposed amendment refines the findings of the Tigard 2011 EOA to take into account slope as a limiting site suitability factor for some industrial uses. The amendment ensures the Tigard 2011 EOA is reliable with up-to-date information regarding slope analyses to determine the 20-year vacant employment and industrial land needs. The Tigard 2011 EOA ensures compliance with Oregon Administrative Rule 660-009,which governs economic development planning in the state and requires this analysis. Findings of conformance to applicable state and regional requirements can be found in Section V of this Staff Report. Chapter 9: Economic Development Goal 9.1 Develop and maintain a strong,diversified, and sustainable local economy. Findings: The proposed amendment refines the findings of the Tigard 2011 EOA, which compared the 20- year projected demand for employment and industrial land to the existing supply. The EOA found that the STAFF RFP0RT TO TIII PLANNING(:UAI'MISSION CPA 2014-00001 U10A PAGR 6 OF 9 land efficient need scenario would provide the necessary 20-year supply of vacant employment and industrial lands. The 2011 EOA and the applicable Goal 9 policies and action measures adopted for Tigard's Efficient Need Scenario focus on the promotion of well-designed and efficient development of vacant industrial lands and on actions that result in greater, more efficient, utilization of Metro-designated Employment and Industrial Areas. The site suitability analysis, including slope as a constraint, may limit some industrial uses that require large-footprint buildings and reduces the number of unconstrained tax lots greater than ten acres from two to zero. Tigard's targeted business clusters may be only marginally affected as the majority of sites needed fall within the five to ten-acre range. The slope constraint reduces the suitability of a few sites for some industrial uses, but need not limit the potential for employment use of slope-constrained sites. However, a slope constraint on a third of the vacant industrial zoned land highlights the need to consider Job density in employment land development and redevelopment. CONCLUSION: Based on the analysis above, the Commission finds that the proposed amendment satisfies the applicable goals and policies contained in the City of Tigard Comprehensive Plan. METRO URBAN GROWTH MANAGEMENT FUNCTIONAL PLAN TITLE 4 Findings: The Regional Framework Plan calls for a strong regional economy. To improve the economy, Title 4 seeks to provide and protect a supply of sites for employment by limiting the types and scale of non-industrial uses in Regionally Significant Industrial Areas (RSIAs), Industrial and Employment Areas. Title 4 also seeks to provide the benefits of"clustering" to those industries that operate more productively and efficiently in proximity to one another than in dispersed locations. Title 4 further seeks to protect the capacity and efficiency of the region's transportation system for the movement of goods and services and to encourage the location of other types of employment in Centers, Corridors, Main Streets and Station Communities. Metro staff has confirmed that the City of Tigard is in compliance with Title 4. The development of the Tigard 2011 Economic Opportunities Analysis involved discussions with Metro staff and Oregon Department of Land Conservation and Development staff. They were provided the opportunity to review and comment on all work leading up to the document proposed for adoption. The purpose of the collaboration was to ensure consistency and compliance with state and regional requirements. This amendment (CPA2015-00001) applies slope as a suitability factor for industrial uses in Tigard's industrial zones but does not otherwise affect compliance Aith Title 4. CONCLUSION: Based on the analysis above, the Commission finds that the proposed amendment is consistent with the Metro Urban Growth Management Functional Plan Title 4. OREGON ADMINISTRATIVE RULE 660, DIVISION 9 Findings: The Land Conservation and Development Commission adopted Oregon Administrative Rule 660, Division 9 to implement Statewide Planning Goal 9 and "to provide an adequate land supply for economic development and employment growth in Oregon." The development of the Tigard 2011 Economic Opportunities Analysis and this proposed amendment complied with the rules outlined in Section 30, which requires multi-jurisdiction coordination. This was accomplished through collaboration with the Oregon Department of Land Conservation and Development and Metro, to ensure consistency with policies and regulations associated with Division 9 and the Metro Urban Growth Management ST.1F 11HIORTTOTIH'PLANNING,CONI ISSION (TA 2014-00001 FOA P.1G1 7 01.7 9 Functional Plan Title 4. Both organizations were given the opportunity to review and comment on the proposed amendment. In addition, the proposed amendment to the Tigard 2011 EOA followed the rules set forth in Sections 15. Section 15 outlines the necessary elements of an economic opportunities analysis, including the inventory of industrial and other employment lands. The proposed amendment applies slope as a development constraint within the City's industrial zones.The proposed amendment is in compliance with Division 9. CONCLUSION: Based on the analysis above, the Commission finds that the proposed amendment satisfies the requirements of Oregon Administrative Rule 660,Division 9. THE STATEWIDE PLANNING GOALS AND GUIDELINES ADOPTED UNDER OREGON REVISED STATUTES CHAPTER 197 Statewide Planning Goal 1 — Citizen Involvement. This goal outlines the citizen involvement requirement for adoption of Comprehensive Plans and changes to the Comprehensive Plan and implementing documents. Fes: As part of the Comprehensive Plan Amendment process, public notice of the Planning Commission and City Council public hearings was sent to the interested parties list and published in the February 12, 2015 issue of The Times (in accordance with Tigard Development Code Chapter 18.390). The notice invited public input and included the phone number of a contact person to answer questions. The notice also included the address of the City's webpage where the entire draft of the text changes could be viewed. Statewide Planning Goal 2 -Land Use Planning.- This lanning.This goal outlines the land use planning process and policy framework. The Comprehensive Plan was acknowledged by DLCD as being consistent with the statewide planning goals. Findin>s: The proposed amendment to the Tigard Comprehensive Plan is being undertaken to update the City's acknowledged Comprehensive Plan in a manner consistent with current conditions. The amendment to the Tigard Comprehensive Plan is being processed as a Type IV procedure,which requires any applicable statewide planning goals, federal or state statutes or regulations, Metro regulations, comprehensiv=e plan policies, and City's implementing ordinances, be addressed as part of the decision- making process. All applicable review criteria have been addressed within this staff report; therefore, the requirements of Goal 2 have been met. Statewide Planning Goal 9.Economic Development To provide adequate opportunities throughout the state for a variety of economic activities vital to the health,welfare, and prosperity of Oregon's citizens. Findings: The City is currently in compliance with Goal 9 and Metro's Title 4: Industrial and Other Employment Areas through its acknowledged Comprehensive Plan. The proposed amendment updates the Tigard 2011 EOA, which was completed following the rules outlined in Division 9 and compares projected demand to current supply of vacant employment and industrial lands to ensure the City's policies and implementing actions are sufficient to preserve the needed 20-pear supply of these vacant lands. The Department of Land Conservation and Development, who administers Division 9, was consulted through the development process and were requested to submit comments.The adoption of the S'1'al�l'RLPOR'1'TO"l'I Ili'.PLANNING CONVOISSION (TA 2014-00001 EXM PAGE 8 0F9 proposed amendment to the Tigard 2011 ECIA as a part of Tigard's Comprehensive Plan maintains the City's compliance with Goal 9. CONCLUSION: Based on the analysis above, the Commission finds that the proposed amendment is consistent with the applicable Statewide Planning Goals. SECTION VI. ADDITIONAL CITY STAFF COMMENTS The City of Tigard's Current Planning Division, Administrative Department, Public Works Department, and Police Department have had an opportunity to review this proposal and have no objections. CONCLUSION_Based on no comment from City staff, staff finds the proposed amendment does not interfere with the best interests of the City. SECTION VII. OUTSIDE AGENCY COMMENTS The following agencies/jurisdictions had an opportunity to review this proposal and did not respond: Metra Land Use and Planning,Washington County Department of Land Use and Transportation Oregon Department of Land Conservation and Development reviewed the proposal and provided verbal comment that they had no objections. CONCLUSION: Based on responses from outside agencies listed above, the Comnussion finds the proposed amendment meets all requirements of these agencies and is consistent with the best interests of the City. SECTION VIII. CONCLUSION The proposed amendment complies with the applicable Statewide Planning Goals, applicable regional, state and federal regulations, the Tigard Comprehensive Plan, and applicable provisions of the City's implementing ordinances. Therefore, Staff recommends that the Planning Commission recommend approval of the Comprehensive Plan Amendment to the Tigard City Council,as determined through the public hearing process. ATTACHMENT: EXHIBIT A: PROPOSED ENDMENT TO THE CITY OF TIGARD'S 2011 ECONCOMIC ORT UN IEANALYI S February 23, 2015 PREPARED Y: Ga Pagenstecher DATE Associate Planner February 23. 2015 APP 'E BY: Kenny Asher DATE Cominunity Development Director IF 1)1..ANNIN(;COMMISSION ( I).\2014-00001 H)1 1).\(,I{9 O 9 Slope Analysis on Buildable Industrial Lands ' Locator Ma - .__L£AVERTONIb"17-111 y - -- i RT NO rrr,n Hn InKE ISWEGO \ PIHAS CT �_---- PIH k AS ST b I.AIATIN NACIRA LN � 23.7% i ALYNE VA I p ° � I -- -- -- KATHERINE ST Areas of 10% or Greater Slope on Parcels from the Buildable Lands Inventory located on Industrial Zoned Areas Buildable Lands in Industrial Zones SSlopes 10%and Greater Industrial Zoned Land Tigard City Boundary #% Percent of Buildable Land Polygon / with 10%or Greater Slopes - 13125 SW Hall Blvd T�GAR Ap� Ti9a503 63941223 171 t•I ■ -- _ W.W.tigard-or.gov Map Created 5/1/2014 Slope Analysis on Buildable Industrial Lands Area 2 \ _ Locator Map ELMHURST ST i _ SEAVENTO IORTLAND OLL _ ''2.* 0 HER 1I _ - 1'4.3% r—I 4 LAR CIS E60 FRANKLIN ST - TOALATIN . �� - ----BEV LA J �_ , 71 GA 8T i 111 Ld > J f CRESTVIEW ST i m z J _ -VARNS ST < Areas of 10% or Greater Slope on Parcels from the Buildable Lands Inventory located °o I Co on Industrial Zoned Areas Buildable Lands in Industrial Zones F Slopes 10%and Greater �v I •50�9p� o U — Industrial Zoned Land � ii,� Tigard City Boundary Percent of Buildable Land Polygon with 10%or Greater Slopes I REGINA"CN °-�f� 4/ I 72 D 13125 SW Hall Blvd u) e �I�'ARM PS Tigard. OR 97223 • ® m!� EDGEWOOD - - -. `I-- v� 503 639-41 71 - www.tigard-or.gov i \ Map Created:5I112014 � Slope Analysis on Buildable Industrial Lands ' Locator Map ��--, TECH CENT[R DR *- 8 —_BEAVERTONPORTLAND I n KE OSWEGD '� cHE — 28% ��z,Q � I �9 I 0 LANDMARK LN � p TUALATIN r �J 11.2% RFs 0 , - FANjy �'�' �'� - - �-p _ i G KDR � KokQ y -- O CREE m 6.4% W `I Z U, --- BONITA RD - — 1 0 — --- U - -Z MAR P,C"' I -� :,_ - - '-} 1 --- --. i- — ---- ---- 0 83RD !J--j fes.- w > / i LEISERLN W -- ----- CAROLECT a - a z _ ALYSSA SER - Areas of 10% or Greater Slope on Parcels VIOLA ST HANS NLN_-, from the Buildable Lands Inventory located <� '< on Industrial Zoned Areas MATTH , I I I ^ _.__-___--_ Buildable Lands in Industrial Zones PARK ST -� Slopes 10%and Greater L I�I CAR Industrial Zoned Land EL f I I Tigard City Boundary #% Percent of Buildable Land Polygon __� �► with 10%or Greater Slopes ROSSST 39% SW Hall Blvd GENTt,, TIVL{"'DA�r� 13T gard. R99 223 ' O 'YI '') NORFOLKLN i — -- ��.2p/0 - www.tigard-or.gov , O I Map Created 5/1/2014 { � REDWOOD LN MEETING RECORDS _ City of Tigard Planning Commission Agenda MEETING DATE: March 2, 2015; 7:00 p.m. MEETING LOCATION: City of Tigard—Town Hall 13125 SW Hall Blvd.,Tigard, OR 97223 1. CALL TO ORDER 7.00 p.m. 2. ROLL CALL 7.00 p.m. 3. COMMUNICATIONS 7:02 p.m. 4. CONSIDER MINUTES 7.05 p.m. 5. PUBLIC HEARING 7:06 p.m. ASH AVENUE DOG PARK ZONE CHANGE—(ZON) 2015-00003 REQUEST: The applicant is requesting approval of a quasi-judicial zoning map amendment for two parcels approximately 0.35 acres in size located on the southwest corner of S\X'Ash Avenue and SW Burnham Street. The zoning designation would be changed from"PR Park and Recreation" to "MU-CBD: Mixed Use Central Business District," while the existing comprehensive plan designation of "MU-CBD: Mixed Use Central Business District"would remain unchanged.APPLICANT:City of Tigard PROPOSED ZONE: MU-CBD: Mixed Use-Central Business District.The MU-CBD zoning district is designed to provide a pedestrian friendly urban village in downtown Tigard. A wide variety of commercial, civic, employment, mixed-use, multifamily and attached single-family residences are permitted. New development and redevelopment is required to conform to the standards of Chapter 18.610. LOCATION: 12780 SW Ash Avenue,WCTM 2S102AD,Tax Lots 02800 and 02900 APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380, 18.390, 18.520, and 18.540; Comprehensive Plan Policies 1.2, 2.12, 2.1.3, 2.1.7, 2.1.15, 9.1.3, 9.1.5, 10.1.5 and 15.2.6;Transportation Planning Rule. 6. PUBLIC HEARING 8:06 p.m. POST ACKNOWLEDGEMENT PLAN AMENDMENT TO THE ECONOMIC OPPORTUNITY ANALYSIS-COMPREHENSIVE PLAN AMENDMENT (CPA) 2015-00001 REQUEST:To amend the City of Tigard's 2011 Economic Opportunities Analysis to: 1) acknowledge that slope was not applied as a development constraint factor in the Inventory of Suitable Sites (Land Supply),2) apply slope as a suitability constraint for properties currently zoned industrial (I-P, I-L,and I- H),and 3) qualify the Assessment of Potential with respect to slope constraints. LOCATION: City-wide ZONE/COMP PLAN DESIGNATION: I-P: industrial park district; I-L: light industrial district; I-H: heavy industrial district.APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.380.020 Legislative Amendments; 18.390.060 Decision Making Procedures;Comprehensive Plan Goals 1,2,and 9;Oregon Administrative Rule 660,Division 9; Statewide planning goals 1, 2, and 9. PLANNING COMMISSION AGENDA-MARCH 2, 2015 City of Tigard 1 13125 SW Hall Blvd.,Tigard,OR 97223 1 503-639-4171 1 www.tigard-or.gov I Page I of 2 7. O I HER BUSINESS 8:30 p.m. 8. ADJOURNMENT 8:35 p.m. PLANNING COMMISSION AGENDA-MARCH 2, 2015 Cite of Tigard 1 13125 SW Hall Blvd.,Tigard, OR 97223 1 503-639-4171 1 xvww.tigard-or.gov I Page 2 of 2 REQUEST FOR COMMENTS •" CITY OF TIGARD REQUEST FOR COMMENTS DATE: Januaj-, 15, 2015 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher,Associate Planner Phone: (503) 718-2434 Fax: (503) 718-2788 E-Mail:-Garyp@tigard-or.gov COMPREHENSIVE PLAN AMENDMENT (CPA) 2015-00001 - AMENDMENT THE TIGARD 2011 ECONOMIC OPPORTUNITIES ANALYSIS - REQUEST: To amend the City of Tigard's 2011 Economic Opportunities Analysis to: 1) acknowledge that slope was not applied as a development constraint factor in the Inventory of Suitable Sites (Land Supply), 2) apply slope as a suitability constraint for properties currently zoned industrial (I-P, I-L, and I-H), and 3) qualify the Assessment of Potential with respect to slope constraints. LOCATION: City-wide; ZONES: I-P: industrial park district; I-L: light industrial district; I- H: heavy industrial district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.380.020 Legislative Amendments; 18.390.060 Decision Making Procedures; Comprehensive Plan Goals 1, 2, and 9; Oregon Administrative Rule 660, Division 9; Statewide planning goals 1, 2, and 9. Attached is the proposed amendment for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation to Council will be prepared on the proposal in the near future and be made available one week prior to the PC hearing on March 2, 2015. If you wish to comment on this proposal, WE NEED YOUR COMMENTS BACK BY: THURSDAY January 29, 2015. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting: CITY OF TIGARD REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS: FILE NAME: Place a checkmark in the block to the left of the name of each person or organization that needs to be notified. CITY OFFICES C.D.Administration/Kenny Asher,CD Director C.D.administration/Tom McGuire,Asst CD Director City administration/Carol Krager,City Recorder Development Services/Planning-Engineering Techs. Development Services/Development Eng.Greg Berry(Copy on all Notices of Decision) Building Division/Mark VanDomelen,Building Official Police Department/Jim Wolf,Crime Prevention Officer(Copy on all Notices of Decision) Public Works/John Goodrich,Interim asst PW Director Public Works/Karleen Aichele,Engineer Tech 1 Hearings Officer(2 sets) Planning Commission(12 sets) City attorney File/Reference 2 sets LOCAL AND STATE JURISDICTIONS City of Beaverton,Planning manager,POB 4755,Beaverton OR 97076* City of Beaverton,Steven Sparks,Dev Svcs Mgr,POB 4755,Beaverton OR 97076* City of Durham City Manager,17160 SW Upper Boones Ferry Rd,Durham OR 97224* City of King City City Manager,15300 SW 116th Ave,King City OR 97224* City of Lake Oswego,Planning Director,POB 369,Lake Oswego OR 97034* City of Portland,Planning Bureau Director,1900 SW 4th Ave,Suite 4100,Portland OR 97201 City of Tualatin Planning Manager,18880 SW Nlartinazzi Ave,Tualatin OR 97062 Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,Joanna Nlensher,Data Resource Center (ZCA-Ado ted Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,Paulette Copperstone,(ZCA-RFC Only)* Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,O.Gerald Uba,PhD, (CPA/DCA/ZON)* ODOT,Rail Division,Dave Lanning,Sr.Crossing Safety Specialist,555 13th Street NE,Suite 3,Salem OR 97301-4179 (Notify if ODOT R/R-Hwy Crossing is only access to land ODOT,Region 1 -Development Review Coordinator Carl Torland,Right-of-Way Section,123 NE Flanders,Portland OR 97209-4037 vacations* ODOT Region 1 Development Review Program, 123 NW Flanders St,Portland OR 97209 OR Dept of Energy,Bonneville Power Administration,Routing TTRC-Attn: Renae Ferrera,POB 3621,Portland OR 97208-3621 owerlines in area OR Dept of Aviation,Tom Highland,Planning,3040 25th Street,SE,Salem OR 97310(monopole towers) OR Dept of Environmental Quality(DEQ),Regional Administrator,2020 SW Fourth Ave,Suite 400,Portland OR 97201- 4987 OR Dept of Fish&Wildlife,Elizabeth Ruther,Habitat Biologist,North Willamette Watershed District, 18330 NW Sauvie Island Road,Portland OR 97231 OR Dept of Geo.&Mineral Ind.,800 NE Oregon Street,Suite 965,Portland OR 97232 OR Dept of LandConservation&Dev., ara Ulloa,635 CapitolStreet NE,Suite 150,Salem 4 (Comp Plan ✓ Amendments&Measure 37) - Per 11/18/13 email from John Floyd-you have the option to send email copies See DLCD website for online submittal procedures OR Division of State Lands,Melinda Wood(WLUN Form Required),775 Summer Street NE,Suite 100,Salem OR 97301 1279 Per 08/07/13 email from Cheryl Caines -docs should be emailed/do not send hard copies I/CURPLN/MASTERS/REO FOR COMMENTS NOTIFICATION LIST(UPDATED 10/14114) Page I of 2 CITY OF TIGARD REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE COMMUNITY DEVELOPMENT APPLICATIONS OR Parks and Rec Dept State Historic Preservation Office,725 Sumner St NE,Suite C,Salem OR 97301 (Notify if property has HD overlay) OR Public Utilities Commission,PO Box 1088,Salem OR 97308-1088 US Army Corps of Engineers,Kathryn Harris,Routing CENWP-OP-G,POB 2946,Portland OR 97208-2946(Maps and CWS letter only) Washington County Consolidated Communications agency(WCCCA)"911",Dave Austin,POB 6375,Beaverton OR 97007-0375(monopole towers Washington County,Dept of Land Use&Trans,Naomi Vogel-Beattie,1400 SW Walnut St NIS 51 Hillsboro OR 97123- 5625 (general apps)-l' Washington County,Dept of Land Use&Trans,Brent Curtis,155 N First Ave,Suite 350,NIS 13,Hillsboro OR 97124 1/ CPA Washington County,Dept of Land Use&Trans,assessment&Taxation,155 N First Ave,Suite 350,NIS 9,Hillsboro OR 97124(ZCA)* Washington County,Dept of Land Use&Trans,Doria Mateja,Cartography,155 N First Ave,Suite 350,RIS 14,Hillsboro OR 97124(ZCA)* UTILITY PROVIDERS,SPECIAL DISTRICTS&AGENCIES Beaverton School District#48,Jennifer Garland,Demographics,16550 SW Nlerlo Rd,Beaverton OR 97006-5152 Century Link,Right-of-Way Department,Qwest Corporation dba Century Link QC,1208 NE 64th St,4th Floor,Seattle WA 98115 Century Link,Attn: John Pfeifer, 1600 7th.Ave,4th Floor,Seattle,WA 98191-0000(proposed and approved annexation notices Century Link,Karen Stewart,Local Government Affairs Director,310 SW Park Ave,Portland OR 97205 (proposed and approved.Annexation notices Clean Water Services,Development Services Department,David Schweitzer/SWM Program,2550 SW Hillsboro Hwy, Hillsboro OR 971231 Comcast Cable Corp.,Gerald Backhaus,14200 SW Brigadoon Court,Beaverton OR 97005(See map for area contact)NO M,AP? ...Joe Patton /Metro Area Communications Commission (ALACC),Fred Christ,15201 NW Greenbrier Parkwav,C-1,Beaverton OR 97006-4886 annexations only NW Natural Gas Company,Scott Palmer,Engineering Coord.,220 SVG'Second Ave,Portland OR 97209-3991 NW Natural Gas Company,_Account Services,ATTN: Annexation Coordinator 220 SVG'Second Ave,Portland OR 97209- 3991 .Annexations only Portland General Electric,Lorraine Katz,2213 SVG'153rd Drive,Beaverton OR 97006 Portland General Electric,Tod L.Shattuck,2213 SVG'153rd Drive,Beaverton OR 97006 Portland Western R/R,Burlington Northem/Sante Fe R/R,Oregon Electric R/R,(Burlington,Northern/Sante Fe R/R predecessor),Bruce Carswell,President and GNI,200 Hawthorne Ave SE,Suite C320,Salem OR 97301-5294 Union Pacific Railroad,Director of Public.Affairs,301 NE 2nd Ave,Portland OR 97232(currently the PA Dir is Brock Nelson,503-249-3079 Tigard/Tualatin School District#23J,Teri Brady,.Administrative Offices,6960 SW Sandburg St,Tigard OR 97223-8039 Tigard Water District,POB 230281,Portland OR 97281-0281 Tualatin Hills Parks and Rec District,Planning Dlgr,15707 SW Walker Rd,Beaverton OR 97006* Tualatin Valley Fire&Rescue,John Wolff,DeputyFire Marshall,11945 SVG 70th Ave,Tigard OR 97223-9196* Tualatin Valley Water District,.Administrative Office,1850 SW 170th.Ave,Beaverton OR 97006* Tri-Viet Transit Development,Ben Baldwin,Project Planner,1800 SW 1st Ave#300,Portland,OR 97201 (If project is within 1/4 mile of a transit route Verizon,John Cousineau,OSP Network,4155 SW Cedar Hills Blvd,Beaverton OR 97005 *Indicates automatic notification in compliance with intergovernmental agreement if within 500'of the subject property for any/all city projects (Project Planner is Responsible for Indicating Parties to Notify) This document is password protected. Please see Joe or Doreen if you need updates to it or the the corresponding mailing labels at I/CURPLN/Request for Comments Notification labels.Thank you. I/CURPLN/MASTERS/REQ FOR COMMENTS NOTIFICATION LIST(UPDATED 10/14/14) Page 2 of 2 Gary Pagenstecher From: Paulette Copperstone <Paulette.Copperstone@oregonmetro.gov> Sent: Wednesday, January 14, 2015 3:38 PM To: Gary Pagenstecher Cc: John Williams; Gerry Uba Subject: FW: Notice of Proposed Amendment Attachments: FORM_1_Notice_of_Proposed_Amendment.doc; CPA2015-00001 Request for Comments.docx; Proposed EOA Amendment CPA2015-00001.pdf; 2015-00001 PC & CC Public Hearing Notice.doc Gary, We have received your application. It has been forwarded to Gerry Uba, Principal Regional Planner,for review. In future, you can send these notices directly to me and I will gladly route to Gerry for you. Don't hesitate to let us know if you need anything else. Thank you. Paulette Copperstone Compliance Coordinator Paulette Copperstone Program Assistant 3 Land Use Planning Metro 600 NE Grand Ave. Portland, OR 97232-2736 Phone 503-797-1562 Fax 503-797-1930 www.oregonmetro.gov Metro I Making a great place Stay in touch with news, stories and things to do. www.oregonmetro.gov/connect From: John Williams Sent: Wednesday, January 14, 2015 3:26 PM To: Paulette Copperstone; Gerry Uba; Chris Myers Subject: FW: Notice of Proposed Amendment Paulette, Can you confirm with Gary? Thanks— JRW 1 From: Gary Pagenstecher [mailto:GarypCa)tigard-or.gov] Sent: Wednesday, January 14, 2015 3:19 PM To: John Williams; plan.amendmentsCa)state.or.us Cc: 'Hossaini, Kelly'; Kenny Asher; Lloyd Purdy; Tom McGuire Subject: Notice of Proposed Amendment DLCD & Metro, Please find the attached proposed code amendment for your review. Please acknowledge receipt of this notice. Thank you, Gary Gary Pagenstecher, AICP Associate Planner Community Development City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Phone: 503-718-2434 Fax: 503-718-2748 Email: garyp@tigard-or.gov DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules "City General Records Retention Schedule." z Gary Pagenstecher From: Houck, Angela <angela.houck@state.or.us> Sent: Wednesday,January 14, 2015 3:55 PM To: Gary Pagenstecher; 'John.Williams@oregonmetro.gov'; DLCD Plan Amendments Cc: 'Hossaini, Kelly'; Kenny Asher; Lloyd Purdy; Tom McGuire Subject: RE: Notice of Proposed Amendment Your submittal has been received. Thank you, Angela Houck I Workgroup Support Specialist Planning Services Division Oregon Dept. of Land Conservation and Development 635 Capitol Street NE, Suite 150 1 Salem, OR 97301-2540 Office: (503) 934-0017 1 Fax: (503) 378-5518 angela.houck(cbstate.or.us I www.oregon.gov/LCD/ From: Gary Pagenstecher [mailto:Garyp(&ti arq d-or.gov] Sent: Wednesday, January 14, 2015 3:19 PM To: 'John.Williams@oregonmetro.gov'; DLCD Plan Amendments Cc: 'Hossaini, Kelly'; Kenny Asher; Lloyd Purdy; Tom McGuire Subject: Notice of Proposed Amendment DLCD & Metro, Please find the attached proposed code amendment for your review. Please acknowledge receipt of this notice. Thank you, Gary Gary Pagenstecher, AICP Associate Planner Community Development City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Phone: 503-718-2434 Fax: 503-718-2748 Email: garvp@tigard-or.gov DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail may be disclosed to another party unless exernpt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules "City General Records Retention Schedule." Gary Pagenstecher From: Gary Pagenstecher Sent: Wednesday, January 14, 2015 3:19 PM To: 'John.Williams@oregonmetro.gov'; plan.amendments@state.or.us Cc: 'Hossaini, Kelly'; Kenny Asher; Lloyd Purdy; Tom McGuire Subject: Notice of Proposed Amendment Attachments: FORM-1-Notice of_Proposed_Amendment.doc; CPA2015-00001 Request for Comments.docx; Proposed EOA Amendment CPA2015-00001.pdf; 2015-00001 PC &CC Public Hearing Notice.doc DLCD& Metro, Please find the attached proposed code amendment for your review. Please acknowledge receipt of this notice. Thank you, Gary Gary Pagenstecher, AICP Associate Planner Community Development City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Phone: 503-718-2434 Fax: 503-718-2748 Email: garyp@tigard-or.gov i DLCD FORM 1 NOTICE OF A PROPOSED CHANGE FOR DLCD USE TO A COMPREHENSIVE PLAN OR File No.: LAND USE REGULATION Received: Local governments are required to send notice of a proposed change to a comprehensive plan or land use regulation at least 35 days before the first evidentiary hearing. (See O:%R l)oo-U 1,�-(wo for a post-acknowledgment plan amendment and (01R ow)-o2 l)t) 'U for a periodic review task). The rules require that the notice include a completed copy of this form. Jurisdiction: Tigard Local file no.: CPA2015-00001 Please check the type of change that best describes the proposal: ❑ Urban growth boundary(UGB) amendment including more than 50 acres, by a city with a population greater than 2,500 within the UGB ❑ UGB amendment over 100 acres by a metropolitan service district ❑ Urban reserve designation, or amendment including over 50 acres, by a city with a population greater than 2,500 within the UGB ❑ Periodic review task—Task no.: ® Any other change to a comp plan or land use regulation (e.g., a post-acknowledgement plan amendment) Local contact person (name and title): Gary Pagenstecher Phone: 503-718-2434 E-mail: garp@tigard-or.gov Street address: 13125 City: Tigard Zip: 97223- Briefly summarize the proposal in plain language. Please identify all chapters of the plan or code proposed for amendment (maximum 500 characters): This proposed Post Acknowledgment Plan Amendment to the City of Tigard's 2011 Economic Opportunities Analysis, 1) acknowledges that slope was not applied as a development constraint factor in the Inventory of Suitable Sites (Land Supply), 2) applies slope as a suitability constraint for properties currently zoned industrial (I-P, 1-L, and I-H), and 3) qualifies the Assessment of Potential with respect to slope constraints. Date of first evidentiary hearing: 03/02/2015 Date of final hearing: 03/24/2015 ❑ This is a revision to a previously submitted notice. Date of previous submittal: Check all that apply: ® Comprehensive Plan text amendment(s) ❑ Comprehensive Plan map amendment(s)— Change from to Change from to ❑ New or amended land use regulation ❑ Zoning map amendment(s) — Change from to Change from to ❑ An exception to a statewide planning goal is proposed—goal(s) subject to exception: ❑ Acres affected by map amendment: Location of property, if applicable (site address and T, R, Sec., TL): List affected state or federal agencies, local governments and special districts: DLCD, Metro http;/[yda,,ro.o� un_gov1U_ _Eggelfoims aspx -1 Form updated November 1, 2013 If you have any questions or would like assistance, please contact your DLCD regional representative or the DLCD Salem office at 503-934-0017 or e-mail I�lan.amendments(u tate.or.us. Notice checklist. Include all that apply: ® Completed Form l ® The text of the amendment (e.g., plan or code text changes, exception findings,justification for change) ® Any staff report on the proposed change or information that describes when the staff report will be available and how a copy may be obtained ❑ A map of the affected area showing existing and proposed plan and zone designations ❑ A copy of the notice or a draft of the notice regarding a quasi-judicial land use hearing, if applicable ❑ Any other information necessary to advise DLCD of the effect of the proposal I 1w /vww.orepo i i.govlLCDJFage s/forrns.aspx -3- Form updated November 1,2013 MAILING / NOTIFICATION RECORDS AFFIDAVIT OF MAILING TIGARD I, Gary Pagenstecher,being first duly sworn/affirm,on oath depose and say that I am an Associate Planner for the City of Tigard,Washington County,Oregon and that I served the following: ;(;heck Appropiate Box(.)Below! ® NOTICE OF Amendment to the Tigard 2011 Economic 01212ortunities Analysis FOR: CPA2015-00001 ❑ AMENDED NOTICE— ❑ City of Tigard Community Development Director's Designee ® Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council A copy of the said notice being hereto attached, marked Exhibit "A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", and by reference made a part hereof,February 10,2015,and deposited in the United States Mail on February 10,2015 ,postage prepaid. Gary P genstecher STATE OF OREGON ) County of Washington ) ss. City of Tigard ) Subscribed and sworn/affirmed before me on the _day of P_ u D�►'7� ,2015. OFFICIAL STAMP BETSY GALICIA �(X� NOTARY PUBLIC-OREGON ON NO.925741 MY'COMMISSION D(PI ECOMPAISSIS MARCH 09,2018 NOTARY PUBIJC OF OREGON My Commission Expires: l I:\CD:\D\1\tir.\dtninistratic tiperialist\.\ffidacits\21115\:\flidaai[of\Iailing-Noticc of Am(.ndmcnt_(T.\21)15-INNNII_(',an,02 10 15.docx by sz=ro-6- NOTICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU R]:CEIVE THIS NOTICE, IT SHALL.BE PROMPTLY FORWARDED TO THE PURCHASER. PUBLIC HEARING NO'T'ICE NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BEFORE THE TIGARD PLANNING COMMISSION ON MONDAY, MARCH 2, 2015, AT 7:00 PM, AND BEFORE THE TIGARD CITY COUNCIL ON TUESDAY, MARCH 24, 2015, AT 7:30 PM. THE PUBLIC HEARINGS WILL BE CONDUCTED IN THE TOWNT HALL OF THE TIGARD CIVIC CENTER AT 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. THESE HEARINGS ARE FOR THE PURPOSE OF RECEIVING TESTIMONY FROM THE PUBLIC. FILE NOS.: COMPREHENSIVE PLAN AMENDMENT (CPA) 2015-00001, FILE TITLE: AMENDMENT TO THE TIGARD 2011 ECONOMIC OPPORTUNITIES ANALYSIS (EOA) APPLICANT: City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 REQUEST: To amend the City of Tigard's 2011 Economic Opportunities Analysis to: 1) acknowledge that slope was not applied as a development constraint factor in the Inventory of Suitable Sites (Land Supply), 2) apply slope as a suitability constraint for properties currently zoned industrial (I-P, I-L, and I-H), and 3) qualify the Assessment of Potential with respect to slope constraints. The complete text of the proposed Code Amendment can be viewed on the City's website at http://xv�vw.tigard-or.gov/code_ amendments. LOCATION: Citywide ZONE: I-P: industrial park district; I-L: light industrial district; I-H: heavy industrial district. APPLICABLE Community Development Code Chapters: 18.380.020 Legislative Amendments; 18.390.060 REVIEW Decision Making Procedures; Comprehensive Plan Goals 1, 2, and 9; Oregon Administrative Rule CRITERIA: 660, Division 9;Statewide planning goals 1, 2, and 9. EXHIBITA THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.390.060.E OF THE COMMUNI"TY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD PLANNING COMMISSION AND CITY COUNCIL AND AVAILABLE AT CI"TY HALL. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL 503-639-4171, E-X-T. 2438 (VOICE) OR 503-684-2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. PUBLIC ORAL OR WRITTEN TESTIMONY IS INVITED. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE PLANNING COMMISSION WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVI"TE BOTH ORAL AND WRITTEN TESTIMONY. THE PLANNING COMMISSION MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDI"TIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. THE PURPOSE OF THE PLANNING COMMISSION'S REVIEW IS TO MAKE A RECOMMENDATION TO THE CI"TY COUNCIL. THE COUNCIL WILL THEN HOLD A PUBLIC HEARING ON THE ITEM AT A LATER DATE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AVAILABLE FOR INSPECTION A:l' NO COST OR COPIES CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25G) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING,A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25G) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER GARY PAGENSTECHER AT 503-718-2432R11-ti IGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223) OR BY EMAIL TO gar pgard-o�. OBJECTID TLID SITEADDR OWNER 1 2S101DD00700 0 PROGRESSIVE CASUALTY INSURANCE CO. 2 2S112AB02000 0 CITY OF TIGARD 3 2S112BA05800 0 BONITA LLC 4 2S112BA05801 0 BONITA LLC 5 2S112BA06000 0 BONITA LLC 6 2S112DB00500 15115 SW 74TH AVE INTERSTATE DEVELOPMENT LLC 7 2S112DB00600 15205 SW 74TH AVE MEYER, DENNIS G & MARY ELIZABETH 8 2S113AB00800 15995 SW 74TH AVE DUNCAN, JOHN ARTHUR &JANICE LEE 9 2S113BA00100 7420 SW DURHAM RD JOHNSON, FAMILY CREDIT SHELTER TRUST 10 2S113BA00400 7632 SW DURHAM RD PORTLAND SW CENTER LLC 11 1S135CC04000 9905 SW TIGARD ST MPI SKIFF LLC 12 2S102BA00390 0 MCCALL PROPERTIES LLC 13 2S101BC00200 8205 SW HUNZIKER ST KNEZ REALTY GROUP LLC 14 2S101BD00104 0 EAST SIDE VAN AND STORAGE INC 15 251010001100 0 FIELDS, FRED W REVOCABLE LIVING TRUST 16 2S101CA00100 0 FIELDS, FRED W REVOCABLE LIVING TRUST 17 2S101CB00100 8100 SW.HUNZIKER ST HUTTIG, INC 18 2S101DC04100 0 PROGRESSIVE CASUALTY INSURANCE CO. 19 2S101DC04500 7555 SW TECH CENTER SUMMIT PROPERTIES INC 19 Parcels EXHIBIT B OWNER ADDRESS OWNER CITY OWNER STATE PO BOX 89429 CLEVELAND OH 13125 SW HALL BLVD TIGARD OR 8320 NE HIGHWAY 99 VANCOUVER WA 8320 NE HIGHWAY 99 VANCOUVER WA 8320 NE HIGHWAY 99 VANCOUVER WA 15065 SW 74TH AVE PORTLAND OR 15205 SW 74TH AVE TIGARD OR 1001 NW LOVEJOY#812 PORTLAND OR 16030 SW QUEEN VICTORIA PL KING CITY OR 520 SW 6TH AVE, STE 610 PORTLAND OR 5480 NW FRONT AVE PORTLAND OR 5480 NW FRONT AVE PORTLAND OR 12301 SE HWY 212 CLACKAMAS OR 4836 SE POWELL PORTLAND OR 111 SW 5TH AVE #3675 PORTLAND OR 111 SW 5TH AVE #3675 PORTLAND OR 555 MARVILLE CENTER DR PO BOX 1041 CHESTERFIELD MO PO BOX 89429 CLEVELAND OH 5550 SW MACADAM BLVD STE 205 PORTLAND OR OWNER POSTAL CODE ZONING ACRES VACANT PlanDes 44101 I-L 0.20572524000 full Industrial 97223 I-L 1.13279136000 full Industrial 98665 I-L 0.35841511000 full Industrial 98665 I-L 0.63597522000 full Industrial 98665 I-L 0.53339882000 full Industrial 97224 I-P 0.27612574000 part Industrial 97224 I-P 0.87886648000 part Industrial 97209 I-P 0.10726992000 part Industrial 97224 I-P 1.30666963000 part Industrial 97204 I-P 1.19627401000 part Industrial 97210 I-P 4.19861236000 full Industrial 97210 I-P 0.29779449000 full Industrial 97015 I-L 0.09389993000 part Industrial 97206 I-L 0.20389352000 full Industrial 97204 I-P 12.36435346000 full Industrial 97204 I-P 24.15731614000 full Industrial 63006 I-L 0.16482223000 part Industrial 44101 I-L 1.19501426000 full Industrial 97201 I-P 0.39903712000 full Industrial Total Acres 49.70625504000 SHAPE-Area steep_slop percent_of_slope Acres of steep slope 8961.39166455000 7400.20523200000 82.58% 0.169885336 49344.39164830000 3163.70465700000 6.41% 0.072628665 15612.56223000000 1745.57196200000 11.18% 0.040072818 27703.08079160000 516.32346300000 1.86% 0.011853156 23234.85244530000 6507.34237399999 28.01% 0.149388025 12028.03716050000 4691.79742900000 39.01% 0.107708848 38283.42386540000 10036.62715200000 26.22% 0.230409255 4672.67785300000 2726.98515500000 58.36% 0.062602965 56918.52896050000 15116.39562500000 26.56% 0.347024693 52109.69606600000 26057.01195700000 50.00% 0.598186684 182891.55429100000 43356.15434900000 23.71% 0.995320348 12971.92805670000 4688.05574400000 36.14% 0.107622951 4090.28108555000 512.45434700000 12.53% 0.011764333 8881.60170760000 1270.67803400000 14.31% 0.029170754 538591.23651000000 274309.38195400000 50.93% 6.297276904 1052292.69116000000 449456.55365200000 42.71% 10.3181027 7179.65634269000 0.00000000000 0.00% 0 52054.82118430000 41840.77125200000 80.38% 0.960531939 17382.05692680000 12509.11478600000 71.97% 0.287169761 Total Acres of slopes 20.79672014 The following labels list interested persons who requested to BARRY ALBERTSON be copied on notices re:development taking place in Tigard. 15445 SW 150TH AVE TIGARD,OR 97224 SUSAN BEIIKE ELLEN BEILSTEIN 11755 SW 114TH PLACE 14630 SW 139TH AVE TIGARD,OR 97223 TIGARD,OR 97224 HEIDI BRENNEMAN GRETCHEN BUEHNER 11680 SW TIGARD DRIVE 13249 SW 136TH PLACE TIGARD,OR 97223 TIGARD,OR 97224 REX CAFFALL CITY OF TIGARD 13205 SW VILLAGE GLENN 13125 SW HALL BLVD TIGARD,OR 97223 TIGARD,OR 97223 DAYLE D.&EVELYN O.BEACH JOHN GOODHOUSE 11530 SW 72ND AVENUE 9345 SW MOUNTAIN VIEW LANE TIGARD,OR 97223 TIGARD,OR 97224 DON&DOROTHY ERDT VANESSA FOSTER 13760 SW 121ST AVENUE 13085 SW HOWARD DR TIGARD,OR 97223 TIGARD,OR 97223 MONA KNAPP BEVERLY FROUDE 9600 SW FREWING STREET 12200 SW BULL MOUNTAIN ROAD TIGARD,OR 97223 TIGARD,OR 97224 NAOMI GALLUCCI VICTOR DEFILIPPIS 11285 SW 78TH AVENUE 13892 SW BRAYDON CT TIGARD,OR 97223 TIGARD,OR 97224 KEVIN HOGAN HAROLD AND RUTH HOWLAND 14357 SW 133RD AVENUE 13145 SW BENISH TIGARD,OR 97224 TIGARD,OR 97223 PATRICIA KEERINS DAVID KIMMEL 12195 SW 121ST AVE 1335 SW 66TH SUITE 201 TIGARD,OR 97223 PORTLAND,OR 97225 ALEXANDER CRAGHEAD GENE MILDREN 12205 SW HALL BOULEVARD MILDREN DESIGN GROUP TIGARD,OR 97223-6210 7650 SW BEVELAND ST,STE 120 TIGARD,OR 97223 NATHAN AND ANN MURDOCK PATTY NEWTH 7415 SW SPRUCE STREET 12180 SW MERESTONE COURT TIGARD,OR 97223 TIGARD,OR 97223 TODD HARDING&BLAKE HERING JR. GLENNA THOMPSON NORRIS BEGGS&SIMPSON 13676 SW HALL BLVD UNIT 2 121 SW MORRISON,SUITE 200 TIGARD,OR 97223 PORTLAND,OR 97204 SUE RORMAN LISA HAMILTON CPO 4B VICE CHAIR 11250 SW 82ND AVE 13565 SW BEEF BEND ROAD TIGARD,OR 97223 TIGARD,OR 97224 JULIE RUSSELL CHAIR CPO 4B CHAIR JULIE RUSSELL,CPO 4B CHAIR 16200 SW PACIFIC HWY SUITE H BOK 242 12662 SW TERRAVIEW DRIVE TIGARD,OR 97224 TIGARD,OR 97224 BRAD SPRING CHARLIE AND LARIE STALZER 7555 SW SPRUCE STREET 14781 SW JULIET TERRACE TIGARD,OR 97223 TIGARD,OR 97224 ROSS SUNDBERG NEAL BROWN.GRI 16382 SW 104TH AVE MEADOWS INC REALTORS TIGARD,OR 97224 12655 SW NORTH DAKOTA STREET TIGARD,OR 97223 DAVID WALSH BRIAN WEGENER 10236 SW STUART COURT 9830 SW KIMBERLY DRIVE TIGARD,OR 97223 TIGARD,OR 97224 CAROL RENAUD-WACO CPO NEWSLETTER COORD. JIM LONG,CHAIR,CPO 4M OSU EXT.SVC-CITIZEN INVOLVEMENT FACULTY 10730 SW 72ND AVE 155 NORTH 1ST AVENUE SUITE 200 MS48 PORTLAND,OR 97223 HILLSBORO,OR 97124 COMMUNITY NEWSPAPER,S 6605 SE Lake Road, Portland, OR 97222 PO Box 22109 Portland OR 97269-2109 Phone: 503-684-0360 Fax: 503-620-3433 E-mail: legals@commnewspapers.com AFFIDAVIT OF PUBLICATION State of Oregon, County of Washington, SS I, Charlotte Allsop, being the first duly sworn, depose and say that I am the Accounting Manager of The Times (serving Tigard, pjjnuc HEARING ITEM Tualatin & Sherwood), a newspaper of The following will be considered by the Tigard Planning, general circulation, published at Tigard, in the Commission on Mondsv March 2.2015 at 7:00 PM the aforesaid county and state, as defined by Tigard City Council on Tuesday March 24,2015 at 7:30 PM ORS 193.010 and 193.020, that at the Tigard Civic Center-Town Hall, 13125 SW Hall Blvd., Tigard,Oregon. City of Tigard Public oral or written testimony is invited. The public hearing Notice of Public Hearing-CPA 2015-00001 on this matter will be held under Title 18 and rules of procedure Amendment to Tigard 2011 Economic adopted by the Council and available at City Hall or the rules Opportunity Analysis of procedure set forth in Section 18.390.060.E. The Planning O PP Y Y Commission's review is for the purpose of making a recommen- TT11890 dation to the City Council on the request. The Council will then hold a public hearing on the request prior to making a decision. A copy of which is hereto annexed, was Further information may be obtained from the City of Tigard published in the entire issue of said Planning Division (Staff contact: Gary Pagenstecher) at 13125 SW Hall Blvd.,Tigard,Oregon 97223 or by calling 503- 719-2437 7 newspaper for 1 p 2437 1 COMPREHENSIVE PLAN AMENDMENT week in the following issue: (CPA)2015-00001 -amendment to THE TIGARD 2011 February 12, 2015 Fconomic opportunities analysis- REQUEST: To amend the City of Tigard's 2011 Economic Opportunities Analysis to: 1) acknowledge that slope was not C � u3i 0-u-i-L applied as a development constraint factor in the Inventory of Suitable Sites (Land Supply), 2) apply slope as a suitabil- Charlotte Allsop (Accounting Manager) ity constraint for properties currently zoned industrial (I-P, I-L, and I-H), and 3) qualify the Assessment of Potential Subscribed and sworn to before me this with respect to slope constraints. LOCATION: Citywide. February 12, 2015 ZONE: I-P: industrial park district; I-L: light industrial dis- trict; I-H: heavy industrial district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.380.020 Legislative Amendments; 18.390.060 Decision JU Making Procedures; Comprehensive Plan Goals 1, 2, and 9; NOTARYJPUBLIC FOR OREGON Oregon Administrative Rule 660, Division 9; Statewide plan- My commission expires �>- /� `yo A5 P plan- ng 02/12/2015.9 TT11990 Acct#10093001 Attn: Gary Pagenstecher City of Tigard OFFICIAL SEAL 13125 SW Hall Blvd JERRIN L SIPE Tigard, OR 97223 NOTARY PUBLIC-OREGON Size: 2 X 6° COMMISSION NO.461515 MY COMMISSION EXPIRES SEPTEMBER 01,2015 Amount Due: 100.20" 'Please remit to address above. oN`4vf`-I f 1,3_04M "FOR COUNCIL NEWSLETTER" (Sent on 1/14/2015) Ed LAND USE PROPOSAL DESCRIPTION 120 DAYS = NA FILE NOS.: COMPREHENSIVE PLAN AMENDMENT (CPA) 2015-00001 FILE TITLE: AMENDMENT TO THE TIGARD 2011 ECONOMIC OPPORTUNITIES ANALYSIS APPLICANT: City of Tigard 13125 SW Hall Boulevard Tigard OR 97223 REQUEST: To amend the City of Tigard's 2011 Economic Opportunities Analysis to: 1) acknowledge that slope was not applied as a development constraint factor in the Inventory of Suitable Sites (Land Supply), 2) apply slope as a suitability constraint for properties currently zoned industrial (I-P, I-L, and I-H), and 3) qualify the Assessment of Potential with respect to slope constraints. LOCATION: City-wide ZONE/ COMP PLAN DESIGNATION: I-P: industrial park district;I-L: light industrial district; I-H: heavy industrial district. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.380.020 Legislative Amendments; 18.390.060 Decision Making Procedures; Comprehensive Plan Goals 1, 2, and 9; Oregon Administrative Rule 660, Division 9; Statewide planning goals 1, 2, and 9. DECISION MAKING BODY BELOW: ❑ TYPE I ❑ TYPE II ❑ TYPE III E TYPE IV COMMENTS WERE SENT: Tanuary 14, 2015 COMMENTS ARE DUE: Tanuary 29, 2015 ❑ HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM ®PLANNING COMMISSION (MON.) DATE OF HEARING: March 2, 2015 TIME: 7:00 PM ® CITY COUNCIL (TUES.) DATE OF HEARING: March 24, 2015 Tentative TIME: 7:30 PM ❑ STAFF DECISION (TENTATIVE) DATE OF DECISION: COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® PROPOSED ® STAFF REPORT ® DLCD NOTICE ORDINANCE/AMENDMENT STAFF CONTACT: Gary Pagenstecher,Associate Planner (503) 718-2434 Gary Pagenstecher From: Houck, Angela <angela.houck@state.or.us> Sent: Thursday, April 09, 2015 8:01 AM To: Gary Pagenstecher Subject: City of Tigard 002-15 DLCD Adoption Notice 4/9/2015 Attachments: Tigard_002-15_ADOPTION.pdf DLCD Notice of Adopted Amendment Date: April 9, 2015 The Department of Land Conservation and Development (DLCD) received the attached notice of adoption for City of Tigard 002-15. If this document will not open for you, please update your Adobe reader to version 9.0, and try it again. Angela Houck I Workgroup Support Specialist Planning Services Division Oregon Dept. of Land Conservation and Development 635 Capitol Street NE, Suite 150 1 Salem, OR 97301-2540 Office: (503) 934-0017 1 Fax: (503) 378-5518 angela.houck(cbstate.or.us I www.oregon.gov/LCD/ APPLICANT MATERIALS City of Tigard COi%11\1UNITY DEVELOPMENT DEPARTMENT Master Land Use Application LAND USE APPLICATION TYPE ❑ Adjustment/Variance (II) ❑ Minor Land Partition (11) XComprehensive Plan Amendment (IV) ❑ Planned Development (III) ❑ Conditional Use (III) ❑ Sensitive Land Review (11 or 111) ❑ Development Code Amendment (IV) ❑ Site Development RevieR- (11) ❑ Downtown Design Review (II, 111) ❑ Subdivision (II or III) ❑ Historic OverlaN. (II or 1II) ❑ Zone Change (III) ❑ Home Occupation (II) ❑ Zone Change Annexation (IV) NOTE: For required submittal elements,please refer to your pre-application conference notes. PROPOSAL SUMMARY (Brief description) ,Zoll F?0)* A. t t Sud PROPERTY INFORMATION Location where proposed activit\- will occur (address if available): G I -es!/,0& Tax maps and tax lot #s: N It Total site size: Zoning classification: -~ 1 -H ,I'l, j•P APPLICANT INFORMATION Case No.: CPR z015—oGmo� Name: D Related Case No.(s): e?W -70//�Gt'�CiOZ '\,f ailing address: /3/Z S ��1�81� \ Cite/state: 1 t G 2S"b , U ' Zip: �.Y1 ? Z.3 Fee: ft/A � Apphc n accepted: Phone: IG27/f3 . Z SIS{2 Primar�, contact person: r a.i BY cop Date: ./ ' — Phone: Application determined complete: Email: : By °L J/ Date: —�S — �— l:\CURPIN\Masten\land Use Applicanons Rev.07/17/2014 Cityof Tigard 13125 S\V Hall Blvd. Tigard,Oregon 97223 • w•wwtigard-or.gov • 303-718-2421 • Page 1 of 2 PROPERTY OWNER/DEED HOLDER INFORMATION (Attach list if more than one) AJA Name: Mailing address: City/state: Zip: Phone: Email: 'When the owner and the applicant are different people,the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization-%t-ith this application. THE APPLICANT(S) SHALL CERTIFY THAT: • If the application is granted,the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All the above statements and the statements in the plot plan, atrachments,and exhibits transmitted herewith,are true;and the applicants so acknowledge that any permit issued, based on this application,map be revoked if it is found that am such statements are false. • The applicant has read the entire contents of the application, including the policies and'criteria,annd'understands the requirements for approving or denyinthe application(s). Applicant's signature Print name Date Applicant/Agent/Representative's signature Print name Date Applicant/Agent/Representative's signature Print name Date SIGNATURES of each onmer of the subject property required Owner's signature. Print name Date. Owner's signature Print name Date Owner's signature Print name Date Owner's signature Print name Date MASTER LAND USE APPLICATION City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • www.tigard-or.gov 503-718-2421 • Page 2 of 2 City of Tigard Memorandum Fr To: Tom McGuire,Assistant Community Development Director From: Kenny Asher, Director of Community Development Re: Post Acknowledgement Plan Amendment for 2011 EOA Date: January 5, 2015 Trammell Crow and the Fields Estate are moving forward with development plans fora portion of the 42 acres of property along Wall Street in Tigard's Hunziker Industrial Core. The portion of the Fields Industrial Property fronting Wall Street includes 17 acres suitable for development consistent with the City's I-P zoning. The remaining 25 acres are encumbered by a slope ranging from 6 to 10%. Development professionals consider property with this much slope unsuitable for large footprint industrial development. A study of the Fields Industrial Property has given the City of Tigard an opportunity to review the 2011 Economic Opportunity Analysis (EOA).The 2011 EOA did not take into account slope as an environmental constraint when documenting land supply suitable for industrial and manufacturing uses as part of Tigard's buildable lands inventory (BLI). According to the Department of Land Conservation and Development, the city can complete a Post Acknowledgement Plan Amendment (PAPA) of the 2011 EDA to acknowledge that slope should be a factor in consideration of land use and zoning. The completion of a PAPA and the findings recognizing that slope should be a factor in accounting for Tigard's supply of property suitable for industrial and manufacturing would apply similarly affected property throughout the City of Tigard. According to our 2011 EOA, the City of Tigard is currently in a "land efficient" scenario. Where demand for employment land is expected to outpace supply. The use of 17 acres and the reclassification of 25 acres would create a deficit of employment lands suitable for industrial and manufacturing uses. At this point employment density becomes another factor for consideration. Tigard's Comprehensive Plan Goal 9 has several policies that support a PAPA for the 2011 EOA. Given the development constraint posed by the slope on this site,we can expect at best minimal use of this land as employment lands given previous and current market demand. Even after development of the 17 acres of property along Wall Street, the city will still be left with property that is unlikely to develop for industrial and manufacturing uses resulting in an overstatement of our employment lands as defined in our Economic Opportunity Analysis. Pursuant to TDC 18.390.080 D,I authorize a Post Acknowledgement Plan Amendment of the City of Tigard's 2011 EOA. Please ask one of our land use planners to begin the process. 1/7/2015 Kenny Asher,Director of Community Development Date 1 of 1 Exhibit C Page 1 of 52 City of Tigard 2011 Economic Opportunities Analysis Adopted by Tigard City Council on May 24, 2011 Prepared By Cogan Owens Cogan, LLC FCS GROUP This report was funded by an Oregon Department of Land Conservation and Development Department Periodic Review Grant. Exhibit C Page 2 of 52 ACKNOWLEDGEMENTS Tigard City Council Craig Dirksen, Mayor Gretchen Buehner, Council President Marland Henderson Nick Wilson Mark Woodard Tigard Planning Commission/Advisory Committee David Walsh, President Tom Anderson,Vice President Margaret Doherty Stuart Hasman Matthew Muldoon Karen Ryan Jason Rogers Donald Schmidt Richard Shavey Cogan Owens Cogan, LLC Kirstin Greene, AICP, Managing Principal Steve Faust,AICP, Senior Planner Ellie Fiore, AICP, Senior Planner FCS Group Todd Chase,AICP, Senior Economist City of Tigard Staff Ron Bunch, Community Development Director Susan Hartnett,AICP,Assistant Community Development Director Craig Prosser, City Manager Darren Wyss, Senior Planner and Project Manager Sean Farrelly,Redevelopment Project Manager Exhibit C Page 3 of 52 TABLE OF CONTENTS Executive Summary—i Introduction— 1 Economic Development Vision and Goals— 1 Economic Trends Analysis—2 Business Clusters Analysis—9 Targeted Business Clusters— 12 Site Suitability Analysis (Land Demand) —13 Inventory of Suitable Sites (Land Supply) — 16 Short-Term Land SopjDetermination— 18 Assessment of Potential (Reconciliation of Demand and Supply) —19 Sbort-Term Land Need Determination— 19 Long-Term Lund Need Determination— 19 Plannin&117arket. Cost and Risk.Factors-21 Implementation Policies and Action Measures —22 Policies—22 Recommended Action Measures—23 Appendices A. Office Leasing Activity Summary,Mid-Year Report—26 B. Industrial Leasing Activity,Mid-Year 2010 Report—27 C. Analysis of Employment and Space Needs—28 D. Analysis of Retail Inflow/Outflow—32 E. Summary of Tigard Employment "Zones and Regulations—33 F.Typical Site Requirements for Development Types—37 G. Buildable Land Inventory—38 H. Redevelopment Land Inventory—39 L Summary of Stakeholder Interviews—40 J. Map of Buildable Lands and Redevelopment/Refill Potential—44 Exhibit C Page 4 of 52 Executive Summary The City of Tigard has conducted an Economic Opportunities Analysis (EOA) as required by its Periodic Review work program to update its Comprehensive Plan. The City received grant funds from the Department of Land Conservation and Development (DLCD) for technical consultant assistance to complete this task. The EOA was developed in compliance with OAR 660 Division 9 (Statewide Planning Goal 9: Economic Development).The EOA is in-part a technically-based study that compares projected demand for land for industrial and other employment uses to the existing supply of such land. At the same time, it provides economic development policies and actions consistent with emerging economic opportunities, market trends, and local vision Vision and Goals In March 2008, as part of a robust public process, the City of Tigard updated the Economic Development chapter of its Comprehensive Plan. The chapter included the City's vision and goals for economic development to read: Vision The City shall have a strong and resilient local economy with a diverse portfolio of economic activity: retail, professional service and industrial jobs. Goals 1. Develop and maintain a strong, diversified and sustainable local economy. 2. Make Tigard a center and incubator for innovative businesses including those that focus on environmental sustainability. 3. Make Tigard a prosperous and desirable place to live and do business. Demographic and Employment Trends Tigard has been increasing in population at a slower rate (1.3%) than Washington County, but above Oregon and national growth rates. Tigard population is estimated to be 47,460 as of 2009, up from 42,260 residents in 2,000. Tigard currently is relatively"jobs rich" with a positive ratio of 2.3 jobs per household, which is well above the tri-county Metro regional average of 1.5 jobs per household.This is understandable given Tigard's concentration of regional employment centers, including Washington Square Mall, the "Tigard Triangle" employment area near the confluence of 1-5/Hwy. 217, and pockets of industrial uses along the Hwy. 217 corridor. Tigard also is home to a number of large retail employers at Washington Square Mall as well as several large high-tech manufacturing, construction contractors,professional,business operations, and state and local government operations. Regional commercial and industrial real estate brokers see Tigard as a well-defined submarket within the suburban Metro region. Tigard's office market is especially competitive within the inner southwest portion of the region. Additionally,various efforts are underway to make the Downtown Tigard area a more viable place to live and work. Target Industries In line with Tigard's vision and goals, and in consultation with the City Planning Commission, the consultant team and City staff recommend that the City focus on retaining and attracting a mix of existing and emerging business clusters that pay above average wages. This includes existing, established clusters such as: • Durable goods manufacturing (includes metals and machinery) • Education (private and non-profits) +,a 2,.1 Exhibit C Page 5 of 52 • Financial services • Information (including software development) • Professional and technical services • Wholesale trade They also recommend that the City focus on emerging clusters, including health care and advanced technology (i.e.,green energy) manufacturing and research operations. Tigard's Land Demand and Supply The consulting team prepared a range of land need forecasts including: efficient, medium, and high land needs scenarios.These scenarios all take into account the Metro employment forecasts,but assume varying levels of industrial development and redevelopment. As summarized in the table below,the land efficient need scenario assumes 48 acres of net new industrial vacant land demand,which is just below the estimated vacant industrial land supply of 50 acres. If the City chooses to pursue a more aggressive economic growth strategy that is consistent with the moderate or high land need scenario, the City would need to identify another 14 to 30 acres of vacant industrial land area to meet the level of industrial demand associated with adding another 1,059 to 1,324 industrial jobs. 20-Year Industrial Demand Forecast and Vacant Land Supply, Tigard USB � .��''yi1 r 4"4`:'h`y.`4,q ,.f tq. t � 4�k - y( '� ; rt 5 .el F 4S F•'�-04 ,{ q � - �Y4 � {'{4�+ 3 J "; Demand for Vacant Industrial 48 64 80 Land Supply of Vacant Industrial 50 50 50 Land Land Surplus or (Deficit) 2 (14) (30) M Ski z "z^^rF s y ,r..� �.. �..xa't`�+~-sr �v-yr ..k- , 'kysw�s , ti�,� z_nN -..��s''s oTM ''driwtrrx '� ! ,y�g c �,+� OYE'CCS Y7'y ,'�� - i� r{ g >1��CiS#�r�# J 1 ry+ , r a rkvN 'ar't -. r� '4":c �y rE:?�;r�'� rf i3�t fl"�K E:dr�R.,f,+�,«'f�is�' 'T�i'7Vn.rC� AI�:..Rf s+^95;'A&,.t 'C'h,r,'4'1- ,�•d,Py. 01 ibc'�.«x:f"`�nhr�',r't.,�•'r�,rw''�Y �b.��;-`F;,p Yt`•�rhy;...f 74, Pet*rrairl<araee# Di3triuton, ncoasa�� 1° ; �or4el�Sze#��,� iSrplt�s �,� J -+ a ,; .y_ «''w _.,:, �^.yt `'�' '?�.'' n'cr> s fl'r J9" t 't°+1 t �w Jar +�. fi z� r .,�•' yjtJ-e l a> «. a te,« a�' ry '� .'� u � �r M"�n• + s+E a �-Y� -�`„�+7 �' biz sw ,°�y l Less than 1 acre 12 10 2 1 to 5 acres 5 5 0 5 to 10 acres 0 0 0 10 to 20 acres 2 2 0 20+ acres 0 0 0 Total 19 17 2 Notes: I Tax lot demand forecast expected to meet or exceed supply in 20 years. Source: Based on findings included in demand and supply analysis. As shown in the table below, the land efficient needs scenario assumes 78 acres of net new commercial and mixed-use vacant land demand,which is just below the estimated vacant land supply of 86 acres. As with the industrial land needs, an economic growth strategy that is consistent with the moderate or �;c;)t'?<<il! i i'•:?:iO:I.:: .%G�tiTtii''i'J ItB t�\:?2•.�Vs. t.F Exhibit C Page 6 of 52 high land needs scenario would require the City to identify an additional 19 to 45 acres of vacant commercial and mixed-use land to meet the demand. Reconciliation of Long-term Land Demand and Supply Commercial and Mixed Use 20-Year Land Use Forecast (gross buildable acres), Tig and USB Demand for Vacant Commercial 78 105 131 Land Commercial Demand 51 68 85 Mixed-Use Demand 27 36 45 Supply of Vacant Commercial 86 86 86 Land Commercial Zoned Supply 46 46 46 Mixed-Use Zoned Supply 40 40 40 Land Surplus or (Deficit) 8 (19) (45) Less Than I acre 89 30 59 1 to 5 acres 14 14 0 5 to 10 acres 3 3 0 10 to 20 acres 0 0 0 20+ acres 0 0 0 Total 106 47 59 Source: FCS GROUP, based on findings included in demand and supply analysis. Recommendations In accordance with the proposed vision and goals, the consulting team and City staff recommends the City pursue the "efficient land need scenario". The implications of this recommendation are that the City will focus a significant portion of future employment growth and high-density housing development in its Metro-designated Town Center (Downtown); Regional Center (Washington Square); High Capacity Transit Corridor (Hw-y 99XXO; and the Tigard Triangle. More detailed information on employment trends and projections, and land needs and supply is found throughout the remainder of the document. Exhibit C Page 7 of 52 INTRODUCTION The City of Tigard has conducted an Economic Opportunities Analysis (EOA) as required by its Periodic Review work program. "1'he City received grant funds from the Department of Land Conservation and Development (DLCD) for technical consultant assistance to complete this task. The EOA was developed in compliance with OAR 660 Division 9 (Statewide Planning Goal 9: Economic Development) and is a technical study that compares projected demand for land for industrial and other employment uses to the existing supply of such land. The purpose of the EOA is to improve opportunities for Tigard to attract and maintain the type and quality of employment desired by its citizens,grow its economy, and maintain its quality of life. Goal 9 emphasizes the preservation and protection of vacant land for industrial and employment uses. This will happen by adopting policies that ensure an adequate supply of industrial and other employment lands within the City of Tigard. The Tigard Planning Commission acted as the advisory committee for the project, reviewing each task during the process to complete the EOA.The anticipated outcomes of the project are: 1. An understanding of the characteristics of Tigard's employment lands and their adequacy to accommodate future economic activity; 2. Updated economic development policies and action measures as a basis to plan for a supply of appropriately zoned land necessary for existing businesses to expand and to accommodate future economic activities. The six tasks reviewed by the Planning Commission included: 1. Economic Development Vision and Goals 2. Economic Trends Analysis 3. Site Suitability Analysis (Land Demand) 4. Inventory of Suitable Sites (Land Supply) 5. Assessment of Potential (Reconciliation of Demand and Supply) 6. Implementation Policies and Action Measures The process and findings of these tasks are outlined in detail throughout the remainder of the EOA. This includes examining key demographic and employment opportunities and trends to assess Tigard's economic development potential, projecting employment growth, and determining short- and long- term demand for employment land.This demand is compared to an inventory of suitable commercial and industrial properties (supply) to assess the sufficiency of immediate and longer term (20-year) supply of commercial and industrial employment land in the City's Urban Planning Area (L'PA). Finally, economic development policies and action measures are recommended for inclusion in the Tigard Comprehensive Plan. ECONOMIC DEVELOPMENT VISION AND GOALS In March 2008, as part of a robust public process,the City of Tigard updated the Economic Development chapter of its Comprehensive Plan. The chapter included the City's vision and goals for economic development: 2(;1. ..Ic;+};iitSL'a•,?.rl',F%GI?iilii�Jl: Exhibit C Page 8 of 52 Vision The City shall have a strong and resilient local economy with a diverse portfolio of economic activity: retail, professional service and industrial jobs. Goals 1. Develop and maintain a strong, diversified and sustainable local economy. 2. Make Tigard a center and incubator for innovative businesses including those that focus on environmental sustainability. 3. Make Tigard a prosperous and desirable place to live and do business. Community Economic Development Objectives Community Economic Development Objectives were developed through interviews with City staff and a review of Tigard's economic development vision,goals and recommended action measures. These objectives were refined based on comments from the Planning Commission and the results of interviews with key stakeholders,including state and regional agencies, the Chamber of Commerce, Tigard Central Business District Association, and local employers and developers. • Encourage businesses that provide family-wage jobs to start-up, expand, or locate in Tigard. • Develop industry clusters, and preserve jobs,through the retention, expansion, and recruitment of industries that already have a presence in Tigard. • Promote well-designed and efficient development and redevelopment of vacant and underutilized industrial and commercial lands. • Ensure the City's land use and other regulatory practices are flexible and adaptive and that adequate public facilities and infrastructure exist to support a diverse and stable economic base. • Focus significant employment growth in Tigard's designated centers and corridors and support the development of efficient regional multi-modal transportation systems. • Limit the development of retail and service uses in Tigard's designated industrial areas to preserve the potential of these lands for industrial jobs. Support neighborhood commercial uses to meet smart growth goals. • Encourage businesses that are environmentally and economically sustainable. ECONOMIC TRENDS ANALYSIS The consultant team conducted an economic overview for the City of Tigard, including a review of national, state, regional, county, and local economic trend data and real estate market analysis of office, commercial retail, industrial, and public government space development for the Tigard Urban Service Boundary. The analysis focuses on the expected level of demand for nein commercial, industrial, and public development and related gross buildable land needs over the next 20 years (2011-2031). Both the U.S. and Oregon economies are currently mired in the aftermath of a national economic recession that began in December 2007. The current economic slowdown is now the longest on record since the Great Depression; however, some economic expansion is beginning to occur. According to the U.S. Bureau of Economic Analysis, real Gross Domestic Product (GDP is the measure of value of all goods and services in the U.S.) increased at an annual rate of 3.7 percent during the first quarter of 2010, and increased by 2.4 percent during the second quarter of 2010. _ifi;lT �',U I i i_GJ1;j 1;Y;lG �,?%iY7t:iP.li1GSA�%11} S Exhibit C Page 9 of 52 Consumers are still very cautious as unemployment rates remain high and high levels of home foreclosures continue. Oregon posted a year-over-year overall job loss of 16,000 jobs between June 2009 and June 2010. At the same time,the state's unemployment rate decreased to 10.5 percent in June 2010, compared to 11.6 percent in June 2009. It should be noted that Oregon's employment levels have declined over the past year in spite of the drop in unemployment rate.This trend likely reflects a decline in the number of people who are actively seeking employment. The U.S. and Oregon economics are now poised for a slow economic recovery. The July 2010 survey of the National Association of Business Economists reported expectations of slow growd-i in GDP during the second half of 2010 in the U.S. as industry demand,profit margins, employment, capital spending and credit conditions improve. Despite job losses, population levels continue to increase in both Oregon and Tigard due to population migration patterns, increases in immigrant population levels and natural population increases. As indicated in Table 1, according to the Portland State University Population Research Center, the population in Tigard increased to 47,460 residents in 2009, up from 42,260 residents in 2000. The average annual growth rate (AAGR) for population in Tigard was 1.3% between 2000 and 2009,which was below the level of population growth recorded for Washington County,but above the Oregon and national growth rates. Table 1. Population Trends, 2000 to 2009 rr -fK.�. a ,kf� s ..moi w.a,,. S �' e+•c.3 s ;Gq, a�in n b�5 t a sv .s 2`s aR}T'` � ��a*x lei�+�`��e� e`�i��^"�`�s �� s��"- '�°3� i��'r �v"��'".,fit 7,+ � 4ra'h".�,s�,l er'�sE 'w ''�µ"� ,�''€` u �• d zc��,�� '?t. i �4 •rh7 er�c��.r, xr�, 5 f� '� � � � a r r7� +it a �'r''1 r �� r�x. Tigard 42,260 47,460 1 .3% Washington County 449,250 527,140 1 .8% Oregon 3,421 ,399 3,823,465 1 .2% USA 282,171 ,957 307,006,550 1 0.9% Source: Portland State University, Population Research Center. Metro (the regional government) has prepared forecasts for households and employment for all local jurisdictions in the Metro Urban Growth Planning Area. The most recently adopted Metro growth forecasts are referred to as the Metroscope Generation 2.3 model, and include a forecast period from 2005 to 2030. FCS GROUP extrapolated the Metro forecasts to year 2035 using Metro's forecasted growth rate from the 2005-2030. While Metro is currently in the process of preparing updated growth forecasts for the region, the Metroscope Generation 2.3 forecasts are being used for this EOA since they are the only set of officially adopted forecasts at this time. As indicated in Table 2, the 2005 to 2035 forecasts anticipate that Tigard will add approximately 3,185 households and 24,167 jobs over the 25-year period.The extrapolated 2035 Metro job forecasts shown in Table 2 are provided for informational purpose only. In light of the recent national economic recession that caused severe declines in Oregon employment (from 2007 through 2010), Metro's 2030 job forecast for Tigard is assumed to be achieved by year 2035 under the "medium forecast" scenario used in the Tigard EOA. As noted in Table 2, the Metro job growth forecasts reflect the fact that Tigard currently is relatively "jobs rich" widl a positive ratio of 2.3 jobs per household,which is well above the tri-county Metro regional average of 1.5 jobs per household.This is no surprise given Tigard's concentration of regional employment centers, including Washington Square Mall, the ""Tigard Triangle" employment area near the confluence of I-5/Hxvy. 217, and pockets of industrial uses along the Hwy. 217 corridor. T1S1; i i�)l.i..i {�;:q!�l: ?.%ppomiJt:6c-A.,i 1�''r;i3 ;i Exhibit C Page 10 of 52 Table 2. Metro Growth Forecasts for Households and Em ployment, 2005 to 2035 Tigard 17,724 20,341 20,909 3,185 0.6% Clackamas County 140,415 241,821 269,594 129,179 2.2% Multnomah County 288,926 372,913 392,439 103,513 1 .0% Washington County 189,925 272,998 293,545 103,620 1 .5% Total 3 County 336,312 Region 619,266 887,732 955,578 1.5% 41 0 .............. ...... Tigard 41,308 60,637 65,475 24,167 1 .5% Clackamas County 145,581 251,286 280,273 134,692 2.2% Multnomah County 493,671 705,721 758,005 264,334 1 .4% Washington County 269,660 450,970 499,820 230,160 2.1% Total 3 County 629,186 Region 908,912 1,407,977 1,538,098 1.8% IRT, - _n 9p Tigard 2.3 3.0 3.1 0.9% 3.8% Clackamas County 1.0 1.0 1.0 N/A N/A Multnomah County 1 .7 1 .9 1.9 N/A N/A Washington County 1 .4 1.7 1.7 N/A N/A Total 3 County Region 1.5 1.6 1.6 N/A 1 N/A Source:Metro adopted housing and employment growth forecasts,2007;Metroscope Gen. 2.3;extrapolated to 2035 by FCS GROUP. *The extrapolated 2035 Metro job forecasts shown in Table 2 are provided for informational purpose only. In light of the recent national economic recession that caused severe declines in Oregon employment(from 2007 through 2010), Metro's 2030job forecast for Tigard is assumed to be achieved by year 2035 under the "medium forecast"scenario used in the Tigard EOA. Washington Square Mall already functions as a regional commercial center that draws shoppers and patrons from over a 30-mile radius.With 1,458,734 square feet (so of retail and entertainment space, the mall has five anchor stores including JC Penny,Macy's,Nordstrom, Sears, and Dick's Sporting Goods and 170 specialty stores. The mall added 28 new stores and restaurants in 2005, along with a new multi-level parking structure. In addition to large retail employers,Tigard is also home to several large high-tech manufacturing, construction contractors, professional,business operations and state and local government operations. Table 3 provides a list of Tigard employers with more than 250 jobs per establishment. 201 A.-.A Exhibit C Page 11 of 52 Table 3 large Employers in Tigard with More Than 250 Employees, 2008 f Y a9h i L 1.5 h"F T T'vY f M J T x7 ' 7j Retail/Gen. Nordstrom Merchandise 500- 999 Tigard-Tualatin School District Local Government 500- 999 AEROTEK, Inc. Temp. Emp. Agency 250- 499 City of Tigard Local Government 250- 499 COSTCO Corp. Retail. Merchandise 250- 499 Health Insurance Health Net Health Plan of Oregon Carrier 250- 499 JC Penny Retail Merchandise 250- 499 MACYS Retail Merchandise 250- 499 Performance Contracting, Inc. Industrial Contractors 250- 499 PERS Headquarters Pension Fund Mgmt. 250- 499 Remedy Intelligent Staffing, Inc. Temp. Emp. Agency 250- 499 Aero. & Tech. Part 250- 499 Rockwell Collins Aerospace Mfg. STARPLEX Corp. Temp. Emp. Agency 250- 499 Bldg. Interior Western Patricians, Inc. Contractors 250- 499 Source:Oregon Employment Department. According to regional commercial and industrial real estate brokers, Tigard is a well-defined submarket within the suburban Metro region. Tigard's office market is especially competitive within the inner southwest portion of the region,with businesses considering locations among several areas including Tigard; 217 Corridor/Beaverton;Kruse Way; Barbur Blvd/Capitol Hwy;Tualatin and Wilsonville. Recent office leasing market statistics indicate that office vacancy rates in the Metro region have been increasing since 2008 as many businesses have shed jobs and scaled back on required space needs. As indicated in Appendix A, negative absorption levels have been occurring during the first six months of the year, particularly in Class A Office space,where Tigard experienced a net loss of 13,097 sf during the first half of this year.As of July 1, 2010 Tigard had total Class A vacancy rates of 151,900 sf and another 66,000 sf in vacant Class B and C space. Tigard's Class B inventory has experienced positive absorption this year, with 12,800 sf of net absorption. Since July 2010,Tigard has recorded several positive lease transactions,which rank among the largest in the region, such as Bridgewell Resources (32,088 gso; Comsys into the Lincoln Center; State Farm Mutual Insurance (23,712 gso into Fanno Creek Place; and CAN Insurance (17,843 gsf) into the Pacific Parkway Center. Industrial leasing activity and vacancy rates were also significantly impacted by the recent economic recession. As indicated in Appendix B,Tigard had approximately 170,000 sf of vacant flex space (13.4%vacancy rate), and 339,000 sf of vacant warehouse space (7.7%vacancy rate) as of July 1, 2010. rax.2 Exhibit C Page 12 of 52 Overall industrial lease rates in the Tigard submarket averaged $7.68 per sf/year, and were among the highest in the Metro suburbs. The City of Tigard and the Oregon Department of Transportation (ODOT) are taking steps to enhance the Downtown Tigard area to make it a more viable place to live and work. At a cost of$12 million,intersection improvements along Pacific Highway at Hall Blvd. and Greenburg Rd. are being paid for by ODOT,Washington County and the City of Tigard. This project is slated for completion by Spring 2011 and will include a third through-lane on the highway, turn lanes on side streets, an extended median,wider sidewalks, new bike lanes,improved pedestrian crossings, and wider corners for truck turning movements. This effort will also enhance access into and from Downtown Tigard. Tigard's recently completed Downtown Plan is setting the regulatory stage and establishing a nein vision for renovating downtown. The vision is intended to be a 5-0-year look at how the downtown could change into a "mixed-use urban village"with a wide range of housing and commercial opportunities that optimize natural features, such as Fanno Creek and Fanno Creek Park, transportation facilities, such as Pacific Hwy. and the Westside Express Commuter Rail system, and even light rail or bus rapid transit set-vice to/from Portland. To estimate future development potential for Tigard employment, FCS GROUP evaluated the 10-year employment growth forecasts prepared by the Oregon Employment Department for the Metro Tri- County region, and Metro growth forecasts for Tigard. As shown in Figure 1, the 10-year job growth forecasts for the Metro Tri-County Region portend a positive trend towards job growth for all industry sectors, except federal government and the manufacturing sector. The sectors that are expected to grow the fastest in the Tri-County Metro Region include: educational and health services; professional and business services; leisure and hospitality;local government;retail; and wholesale trade. _20':1F:?20(. Exhibit C Page 13 of 52 Figure 1 Non-Farm Employment, Tri-County Metro Region, 2008-2018 Forecast Local government 8,040 � l 3 5tategovernment 1,890 i ` g 1 Federal government (270) i Other services 2,210 a i Leisure and hospitality Y Y0,590 s 1 Educational and health services 23,910 V Professional and business services 19,780 f i1 Financial activities 2,730 ! j information gOp ) r G Transportation,warehousing,and utilities 1,520 1 l G Retail tradeMOM6,670 i 6 i r Wholesaie trade 4,960 i Manufacturing (2.270) S j Constnrction 1,090 f 6 Natural resources and mining 1,190 C Source:Oregon Employment Department includes Multnomah, Washington and Clockomas Counties. To estimate future development potential for Tigard, FCS GROUP evaluated the 10-year employment growth forecasts prepared by the Oregon Employment Department as well as the extrapolated employment growth forecasts from Metro. In light of the recent national economic recession that caused severe declines in Oregon employment (from 2007 through 2010), Metro's 2030 job forecast for Tigard is assumed to be achieved by year 2035 under the "medium forecast" scenario. As indicated in Appendix C, the 20-year job growth forecasts for Tigard indicate a more positive trend towards job growth for all industry sectors. According to Metro (and FCS GROUP interpretation of Metro data), the general sectors that are expected to grow the fastest in Tigard over the next 20 years include: services (+10,092 jobs); retail (+3,810 jobs), industrial/other (+1,324 jobs), and government (+882 jobs). The job growth projections indicate that Tigard should expect to experience significant redevelopment opportunities over the next 20-years. A range in employment forecasts is provided to take into account current weak market conditions and national economic expectations that expect lower-rates of job growth over the next several years. As indicated in Table 4, there is a great level of uncertainty Exhibit C Page 14 of 52 regarding potential job growth for Tigard in light of weak regional and national employment growth predictions. Table 4. Forecasted 20-Year Employment Growth and Building Space Needs in Tigard .,gg" 8, Retail Trades 2,286 3,048 3,810 Services 6,055 8,073 10,092 Ind ustrial/Other* 794 1 ,059 1 ,324 Government* 529 706 882 Total 9,665 12,886 16,108 Notes:See supporting analysis in Appendix C. *Metro employment growth forecasts for "Other" were allocated to 60% industrial/other and 40%government by FCS GROUP based on local observations and assumptions. Tigard is expected to add between 9,665 and 16,108 new jobs over the next 20 years.As indicated in Table 5, this amount of employment growth translates into approximately 4.2 to 7.1 mil-lion of new or renovated building square footage (floor area). Table 5. Forecasted 20-Year Total Building Space Needs in Tigard for Employment Office 1 ,499,000 1 ,998,000 2,497,000 Institutional 170,000 227,000 285,000 Flex/Business Park 451 ,000 602,000 752,000 General Industrial 257,000 342,000 428,000 Warehouse 374,000 499,000 624,000 Retail 1 ,498,000 1 ,997,000 1 2,497,000 Total 4,249,000 5,665,000 7,083,000 Notes:See supporting analysis in Appendix C. Source:FCS GROUP. A large portion of this demand will need to be met by redevelopment and utilization of vacant buildings since large vacant undeveloped tracts of land are becoming increasingly scarce. It is estimated that redevelopment and utilization of vacant buildings is expected to accommodate 70% of the retail space demand, 50% of the service/office demand,40%of the industrial demand, and 40% of the government facilities demand. Table 6 shows the expected level of redevelopment and refill in the Tigard USB over the next 20 years. As the existing vacant land supply in Tigard gets developed, the level of redevelopment activity is expected to rise. Prime redevelopment locations in Tigard include Downtown and the Tigard Triangle, and future planned high capacity transit stations along Pacific Hwy. The City's Downtown Plan envisions 2,500 dwelling units and over one million square feet of commercial office and retail space being added over the next few decades. Exhibit C Page 15 of 52 Table 6. Redevelopment and Refill Assumptions 2011 to 2031 Tigard USB h� 4s �e y� s xe x i a' •s �z w h y.,�+u�y�r t j� .. � �Qr ,ll��r�. �{:tir u:�`�x#•7jr��l A�r,{nti..a, �ri��F./��i.„- .��3g..2,.,�11 If,l ir�p;;�Y�,.�3� Office 1,004,000 1 ,339,000 1 ,673,000 Institutional 114,000 152,000 191 ,000 Flex/Business Park 203,000 271 ,000 338,000 General Industrial 116,000 154,000 193,000 Warehouse 168,000 225,000 281 ,000 Retail 1 899,0001 1 ,198,0001 1 ,498,000 Total 1 2,504,0001 3,339,000 1 4,174,000 Source: FCS GROUP;derived from Appendix C, based primarily on Metro 2009-2035 Urban Growth Report(December 2009 draft) and local assumptions. After accounting for the levels of redevelopment activity identified in Table 6, the amount of vacant land demand in Tigard for employment uses over the next 20-years is expected to range from 126 to 210 acres. Preliminary estimates for vacant lands needs in Tigard by general building type are provided in Table 7, and supporting assumptions are reflected in Appendix D and Appendix E. Table 7. Vacant Land Needs by General Land Use Zoning Classification (2011 to 2031) Tigard USB (gross buildable acres sv k3 5 h 5 r ��5 sz' u }).d d7fi3 a Xmg, �tctssi[ffcation; .h E_ Commercial 51 68 85 Mixed Use 27 36 45 Industrial 48 1 64 80 Total 126 1 168 210 Source:FCS GROUP;derived from Appendix C, based primarily on Metro 2009- 2035 Urban Growth Report (December 2009 draft) and local assumptions. To help validate these assumptions, FCS GROUP conducted an additional analysis of retail sales inflow/outflow within Tigard. The retail analysis provided in Appendix D indicates that the amount of local retail trade in Tigard over the next 20 years could support an additional 1.4 million square feet of redevelopment or new development activity, even if current levels of retail sales inflow were cut by 50%. Hence, it appears that the "slow" or"land efficient"vacant land demand scenario is the best match with respect to the retail market potential for the Tigard USB. The actual amount and timing of new development will vary from year to year.The wide range in development forecasts reflects current uncertainty regarding the region's ability to retain and attract major employers, die City's desire to stimulate redevelopment in downtown, and limited ability to accommodate new commercial and industrial development on vacant lands. Exhibit C Page 16 of 52 Business Clusters Analysis It is a widely accepted theory among economic development professionals that"business clusters" are the primary force driving local economic currents and business location decisions. Clusters of business activity go well beyond mere concentrations of industry or employment types.They represent unique competitive market advantages with regard to employment,work force, creativity, entrepreneurship, business costs, and supporting natural resources. The clusters analysis prepared by FCS Group is intended to identify potential employment sectors that are most compatible with local economic policy objectives. The process entailed: 1. Obtaining Employment Security (ES202) wage and salary employment data from the Oregon Employment Department (OED) for the Tigard Urban Service Boundary (USB),Washington County,Multnomah County and Clackamas County (tri-county region) for the year 2008. 2. Conducting a location-quotient (LQ) analysis to evaluate business and industrial clusters in the Tigard UGB relative to the tri-county region. 3. Evaluating business clusters within the Tigard UGB with regard to the LQ, projected growth rates, economic size of each cluster, and average wage rates. 4. Classifying each business cluster with regard to one of four classifications, including: I. STARS: Businesses with large LQ (propensity to locate in the Tigard USB) and higher than average projected growth rate compared to the tri-county region. II. EMERGING: Businesses with small LQ and high average growth rate (possible pent up demand or competitive market disadvantage relative to other locations). III. MATURE: Businesses with large LQ but lower than average growth rate. IV. CHALLENGED: Businesses with small LQ and lower than average growth rate. The business cluster analysis summarized in Figure 2 identifies the business sectors within the Tigard USB by their LQ, size and growth potential. Each sector has been analyzed by their North American Industrial Classification System (NAICS) code. This code is used by the federal government to classify types of businesses for tax accounting and economic research purposes.The data was derived from the OED ES202 wage and salary employment statistics for the year ending in 2008. ri',�, 2(El i_a?r .r,:c{.s,;i,rt.ir.i.iz;s%=�:ri• is it) Exhibit C Page 17 of 52 Figure 2 Existing Business Clusters in Tigard USB, 2008 I Emerging: (High Growth/ Stars alth Care 1 25%'.A Small Civaterj i r. ------ ------------ ----------------�--------------=------------- -- LHigh Growth! &Tech. iI ri" $ _....__.._........ Services ��((yy arge Cluster) �._ 11h i ..I 211% T ' ...-..._._..........__..........__...........—..-__._.__...._.—..._..._.—.._.. I I 16% Services 17% ._...--- $ Wast mt ! f 15% ru &R"c. Pia L I � II 13% •n —j —; I Wh Is Trade i I —-- ---- ---- _.. e%Ivernment------------------ - Average 10-year ! OU Misc.Services atetuTrade j a' Job Growth=10% i _----- I m i I E' nformation .. i L dging rra ort.& I EjActivittes Qii F .__.___—. .-fly+♦ 1 - J. Qi �a ..Computer fg. Nondurable _..___......-._-'-..-.... _.___.. j oods Mfg. I Metels Mfg. ? I 4 9 a% ............... _._...__.._.._........... --.....__..__..._._...__... --.,._.....__........'- i I � I } I 3 i $ i-13% ------------- -------------------- ----------------__. T. ----------. TransportEquip. .._._-------------� !•161c1 G�hallenged:; ;_-.__Mfg,.._._.__...._—. ---.----.--..__.____.. ._._..__.._..._____-----,--.----------- -------'-----_-., Mature: (low GrowtIV ° } i (Low Growths Small d e Cluster Clusters "&_..._..__a Note:X-axis denotes the Location Quotient (LQ) average set at 1. All sectors to right of the yellow line have an LQ greater than 1:all sectors to the left of the yellow line have an LQ less than 1. Source:Oregon Employment Department:data compiled by FCS GROUP. The clusters analysis classifies the existing business sectors in the Tigard USB into four general categories: Industry Sectors with Large LQ/High Growth Potential ("Stars") • Educational Services (private or non-profit) • Professional and Technical Services • Professional Administration and Waste Management Services • Wholesale Trade _ `:7 L..:::P•.,.LI:1:7 $tUj.i➢11i 1C...;A!Ialy: E.I Exhibit C Page 18 of 52 Industry Sectors with Small LQ/High Growth Potential ("Emerging") • Health Care and Social Services • Food Service and Drinking Places • Arts,Entertainment and Recreation Industry Sectors with Large LQ/Low Growth Potential ("Mature") • Retail Trade • Information Services • Financial Activities and Services • Construction • Nondurable Goods Manufacturing Industry Sectors with Small LQ/Low Growth Potential ("Challenged") • Transportation, and Warehousing • Miscellaneous Services Metals Manufacturing • Computer Parts and Equipment Manufacturing • Lodging • Transportation Equipment Manufacturing • Government In addition to evaluating existing local business clusters, the City may also consider the expected regional growth in business sectors and emerging clusters.According to the Oregon Employment Department, the job sectors with the highest potential for new growth in the greater Portland metropolitan region include: • Business administration and waste management • Finance and insurance • Health care • Hotel/motel accommodations and food services • Professional • Retail trade • Scientific and technical service (computer science,engineering) • State and local government • Transportation and utilities (warehousing, distribution and energy research, private utilities) • Wholesale trade' While manufacturing of durable goods does not make the list of the top growth sectors,there are certain subsectors within manufacturing that are growing faster than others. The manufacturing sectors with the greatest net new job growth potential in the greater Portland metropolitan region include: computer-related parts manufacturing,transportation equipment, other miscellaneous durable goods (such as solar panels), and miscellaneous non-durable goods (such as apparel research and design). 3 These emerging business clusters are documented in the Regional Wired Workforce Innovation and Regional Economic Development, Global Development Strategy, prepared by FCS GROUP et al, 2008. :,gX-J.0it ice::+J3i0:'_:!i Dt;CiYl.ii)!i's3 iq l`1�t%lll'"r;,7 r A1. Exhibit C Page 19 of 52 The greater Portland metropolitan region is now considered an epicenter within the United States for sustainable technology.According to Global Insight, the greater Portland metropolitan region employs 6,700 people in"green jobs" which is more than Denver,Austin, Seattle and San Jose.The number of workers in green jobs (such as solar panel manufacturing, wind energy,bio energy research and manufacturing) is expected to increase to 53,000 over the next two decades. Portland General Electric and Pacific Power are ranked in the top three among the nation's top utility companies for Green Energy sales, and the greater Portland region has more LEED-certified buildings than any other U.S. metropolitan arca. With the Portland metropolitan region, recent federal and state tax policies have helped spur major investments in green technology and energy by firms such as: SolarWorld, SunEdison,Vestas and Portland General Electric—creating a major new industrial cluster in clean technology. Additional investments in advanced manufacturing are being made by Intel, Flir Systems (producer of night vision and thermal imaging systems), Precision Castparts (maker of parts used in Vestas wind turbines,Boeing aircraft and other products), Genentech,and other firms. These are examples of manufacturing companies that are finding success within the greater Portland metropolitan region, even in challenging economic times. Focused marketing and business recruitment efforts are being made by the State of Oregon and regional economic development stakeholders to attract certain established and emerging business clusters.The business and industry clusters that are currently being targeted by the Oregon Business Development Department,Portland Business Alliance and the Portland Development Commission include advanced manufacturing,clean technology (with sustainability sub-clusters in green building, solar& wind power), active wear/outdoor gear, and software. Targeted Business Clusters According to its Community Economic Development Objectives, the City of Tigard may target businesses that generally offer above average wages and provide health care and retirement benefits that support families. According to the U.S. Bureau of Labor Statistics, the occupations that had the fastest growth and highest pay over the past 10 years nationally included: computer systems analysts, registered nurses, computer support specialists,teachers, social workers, college faculty, computer programmers, engineering sciences,police officers, securities and financial services,physicians, advertising,marketing, management analysts, electrical engineers, paralegals,writers/editors, commercial artists, medical and health service managers. It is interesting to note that almost two-thirds of the jobs filled in these fast growing occupations required some level of on-the-job training in addition to high school and a college degree.z In light of these findings, the consultant team and City staff recommend that Tigard focus on retaining and attracting a mix of existing and emerging business clusters that pay above average wages. This includes existing, established clusters, such as durable goods manufacturing (includes metals and machinery), education (private and non-profits), financial services, information (including software development), professional and technical services, and wholesale trade. They also recommend that the City focus on emerging clusters, including health care and advanced technology (i.e.,green energy) manufacturing and research operations. As indicated in Table 8, these recommended business clusters (with the exception of educational services) pay above average wage rates. 2 Based on findings contained in publications provided by JIST Works, including the Occupational Outlook Handbook, 2008-2009;and America's Fastest Growing Jobs by Michael Farr. i,%, - 3 Exhibit C Page 20 of 52 Table 8. Summary of Existing Businesses in Tigand USB, 2008 Total Private 2,914 41 ,032 $43,542 Natural resources and mining 6 21 $38,742 Construction 272 3,329 $56,080 Manufacturing 117 2,743 $54,300 :Ttg"gmg ig.*gg.g-g-Yggq N rry OhL �14,1"rl -M, n INA.. of mvw V.ffir"mmy _ng m 0 NOR AD Ir MR Y, NA" 'g{ Nondurable goods 64 929 $46,628 Trade, transportation, and utilities 704 11,375 $36,742 ;MIR -R" "M M a Retail trade 329 7,621 $25,407 Transportation, warehousing, and NIM, R utilities 42 767 $42,114 RIVSETZ_'.AN'I 1% "m";i aN ;i MM". ,45 'NO -N, �27�9"M g 4 gg ugg Administrative and waste services 189 4,288 $30,784 Leisure and hospitality 204 3,018 $16,579 Arts, entertainment, and recreation 23 184 $16,241 Accommodations and food services 181 2,834 $16,601 Accommodations 10 131 $20,072 Food services and drinking places 171 2,703 $16,433 Other services 230 1 ,120 $36,618 Government 5 390 $49,275 Total 2,919 41 ,422 $43,596_ Notes:Shading indicates targeted business cluster. Source:Oregon Employment Department, 2008. Average payroll reflects Washington and Multnomah counties. SITE SUITABILITY ANALYSIS (LAND DEMAND) The majority of the targeted businesses that consider expanding or relocating into Tigard will consist of small business operations (less than 50 employees) that can locate within existing professional office or Exhibit C Page 21 of 52 industrial buildings, or within new office or flex/industrial buildings that are developed on vacant sites of less than five acres in size. It is also likely that there will be larger potential business and high-tech industrial operations that consider Tigard as a potential location for new campus-style developments. Certain opportunities may emerge as regional businesses expand and desire to remain within the tri-county region. Other opportunities may occur as global and national businesses desire to establish a presence in the Pacific Northwest. In any event,it is likely that Tigard could attract three to four large professional service, health care,education, and/or high tech industrial businesses over the next 20 years. As indicated in Table 9,Tigard is already home to 41 large private business operations (with between 70-250 employees). Tigard could continue to retain and attract large businesses if adequate sites are available.These types of large private operations usually require surplus adjacent land areas to accommodate future business expansion. Table 9. Existing Private Businesses by Size Class, Tigard USB, 2008 ap !y}jya'+ 4j�'.j{��a y ��..yyirrj�� (� �y}ys{��t�r�7 �y✓.day■`(�2;Uv r r�yryi�y !i 1� r b S ,r y 4Yy k I�TllliTFSb�15lt,S @ } agf}. .7��RlfriT:Y 1.rrn Y SFly t',r �� < tett h aM1ij f r,,�ci�:,t to{h e+ `a 3X F• t s v q r 1� � �iurrib�r,t�, .�tbbs,� �:Nlt►m��r: `,1;�b Natural resources and mining 6 21 -- -- 6 21 Construction 272 3,329 4 571 268 2,758 Manufacturing 117 2,743 10 1,300 107 1,443 ;:}� +4 r -,.r'F rY'w ,rk kr,«.�.fir. s� r '<:Nr�*y`;r.'c 3>^'^�:r'�Y.�>~ c\.: „a:b"`?' ^t. ,r N,• k - L, Y�+ r(,. iyy'j, 6L,`r 4�-�`4�n`�t� S"4.' 'Cw` 6..avy`"�`S�'� t'e .., �v 5. j � � �� Frw= s }.., , ,., Lat � sA. � Nondurable goods 64 929 -- -- 64 929 \4 Trade, transport., utilities & 704 11,375 20 3,997 684 7,378 communications XbT1f �` (v C¢.'V� I .,.^yt,:i'j!^"3'S,q' :'yM;✓!'FS,.i'SSat ''n''�tr' xl � .1g'?j .y' 1. y n. ,lj ^mns �.Lu`ycNrym a"s.r7i d2�rc '� ,�? yi`"<c Retail trade 329 7,621 16 3,517 313 4,104 Transport., warehousing and 42 767 3 355 39 412 communications n,jk,�;a.��. r}aya�.:t ��.v r s,-cr�.i�'+,'�}r,�r�.�, �r:r�+�:.�.NX'are"•�Fr _�a; `.r�6;e�wr:9Y'�.iw``e'�!cr�-int w., -Y. '-t 3 s..e�e.vi r< ' k �e�n s..�.,� z� rt�� t.,gsr..,�n;.+� %��h1�� 2,r„w.-��'rF.r 5-,. ��.'�,S.;t'C�k*X iW,.#'°j�'h'r.�"X cY� �M1� 3)- �i,rz`L"y``�' ..��t;�,.:.fi.�t�w,� c�'�•�f��.��.Y?5." :id�3ae) .a, ";,iy5`'r'�:.w� +5�'�YE Uv,yrt' ry Y-�� y`� � �'FY-+, ��. i�� c�"��',`•y`ai,v�M. �'a,��.t, ,`"xr ate"� t �:�r% �k -', z��. �' •.-[��/ .�c1,, r.. �v +-�k.�i sM�� `� y'y}.�,.. t��i�y�5 X ds' �el, N i-�J'��-�d` �k�� .,z.'� fir"-£af�''�. /y,a,�f,!`m j .�.�s S��!�'i=,'* v fi"�w. a t � i�L �,r,V'.;�:`.ti.•-;,� i�t.�.� Si ��" �r � � ,F ��r �'S ti'�"��,4y�a r�5 �»kq" \<"t ds\fit,'"- 'sC, �{} 4"�. r a�,.ay,. r�".s^,,. � at - 5 � > �,•�+. s Y rt,�Fes' �. a�+.��": `�. N w �.} ��_..''�sk� 5,x� 4� �rM�'r,,, �'�` ��° M.✓,x. 3r ',,"� -;a-_P�''-i+3'".k 7,s=?as 'r ;�� ?,x.- `]±�R�rx" u. '�`a= 3k' �� ,7'! �r.'wW:�"'.7,yt.v�ti5t� � �4 tc '�� td' . -�i'�"� kR-.j'"� i'''� �"-��°,q N..i u}`+ �I'R.2.lny-.f Leisure and hospitality 204 3,018 -- -- 204 3,018 Arts, entertainment, and 23 184 -- -- 23 184 recreation Accommodations and food 181 2,834 -- 181 2,834 services Other services 230 1,120 1 99 229 1,021 Total 2,914 41,032 41 7,769 2,873 33,263 Notes:green shading indicates targeted business cluster. Source:Or�gon Emrployment Department,2008. NO:lade establrsbmrentrore those u+ltb at least 70 empleyees. !ppo hM,,;1l .5 Exhibit C Page 22 of 52 The consultant/staff team recommends that Tigard provide a variety of small,medium and large vacant sites that meet the targeted business and industrial requirements. As indicated in Table 10, the existing businesses within Tigard can generally be grouped into three general land use categories: industrial, commercial and office. Table 10. Existing Private Businesses by Size Class and General land Use or Building Type, Tigard USB, 2008 Y yy p yrs y x s v�i� �7 h�E,f r ny 1.�'�i[�.l r..a i �t�T�S"i. .:�Aid ,., Industrial } 770 9,847 18 2,351 752 7,496 Commercial 2 763 11 ,759 17 3,616 746 8,143 Office 3 1,381 19,426 6 1 ,802 1 ,375 17,624 Total 2,914 41 ,032 41 7,769 2,873 33,263 Notes: 'Reflects natural resources, construction, manufacturing, wholesale trade, transportation, warehousing, utilities, and communications sectors. 2 Reflects retail trades, lodging, accommodations, and mise. service sectors. 3 Reflects information, financial, professional and technical service, health care and educational service sectors. 4 Large establishments reflect establishments with at least 70 employees. Source: Oregon Employment Department, 2008. Compiled by FCS GROUP. Most small and medium business establishments prefer to lease space in office or commercial buildings, and/or could locate into redevelopment sites in downtown or in selected redevelopment locations (e.g., near planned high capacity transit stations or within the Tigard Triangle). No special vacant land requirements arc identified for future small or medium businesses. However,the City should pursue more proactive redevelopment strategies to accommodate small and medium sized businesses. Larger business establishments that are included within the targeted business clusters will likely have minimum site size and infrastructure service requirements.Typical site requirements for the larger targeted business sectors are described in Table 11 and described in more detail in Appendix F. Based on the site requirements described in Table 11 and Appendix F, the recommended targeted business clusters will need sites ranging from one to twenty-five acres,with a majority of the need falling in the five to ten-acre range. .-1!?;lid. ;t�. i=a::..i.il!_.. �,{;i3Ti.:i3�i's3 ,•��_1..1}.",.$ (� Exhibit C Page 23 of 52 Table 11. Typical Site Size Re quirements for Tar c eted Business Types Industrial Building tenants or 4 to 6 acres per user 6 to 20 acres per • Advanced Technology infill user Manufacturing redevelopment Prefers industrial or • Metals/Machinery sites in established business park Prefers industrial or Manufacturing industrial locations settings business park • Wholesale Trade campus settings Office Building tenants or, 2 to 4 acres per • Education infill 1 to 2 acres per user user* • Professional and redevelopment Technology. Services sites in town Prefers town center, Prefers business • Information center, regional corridors or transit park campus • Financial Services center, or transit station areas setting with transit • Health Care* station areas I service Retail Not in Targeted Clusters Notes:Assumes site development requirements shown in Appendix F. *Larger medical facility campus could require 15 to 30 acres. INVENTORY OF SUITABLE SITES (LAND SUPPLY) Consistent with the employment land demand forecast, the buildable land inventory (BLI) for the Tigard EOA documents industrial and commercial inventory that currently exists within the Tigard Urban Planning Area (UPA).This analysis documents existing land use inventories and compares industrial and commercial land use needs required for addressing the slow, moderate and high growth forecast scenarios. Employment Land Inventory The Tigard EOA includes a recent buildable land inventory completed by the City of Tigard Planning staff using Geographic Information Systems (GTS) data that is consistent with the current Draft 2009- 2035 Urban Growth Report (accepted by Metro Council in December 2009). The City's BLI included an analysis of existing vacant and partially vacant (sub-dividable) tax lots by current zoning classification and deducted all significant environmental constraints to estimate buildable land area within the Tigard USB.The land supply analysis focused on the land use classifications that support employment uses, including commercial, mixed-use, and industrial zones. The City has 10 commercial zones to account for a wide variety of uses ranging from retail to medical centers to mixed use centers. Tigard has three zones which accommodate industrial uses. Please refer to Appendix E for a detailed description of the allowed, conditional, and permitted uses within each of the City's zone classifications. The buildable land area for each tax lot was derived by analyzing GIS data pertaining to environmental features that would constrain the amount of potential site development on vacant and partially vacant areas. For purposes of this analysis, the environmental constraints were calculated for each site using A..-Iedyt:15 17 Exhibit C Page 24 of 52 estimates for land area that is constrained by the following: Metro Title 3 designation (waterways, wetlands, riparian buffers, 100 year floodplain). The vacant and partially vacant land inventory for the Tigard UPA includes 125 tax lots with a total buildable land area of 136.1 acres, as indicated in Table 12. Tigard's vacant land supply primarily consists of small (less than one acre) tax lots and tax lots between one and five acres in size.As indicated in Table 12, the tax lots of less than five acres in size comprise 79.3 acres or nearly sixty percent of the total vacant land supply. The larger tax lots include three lots of five to ten acres (22.1 acres total), and two contiguous tax lots more than ten acres in size (34.7 acres total). Please refer to Appendix G for additional detail. Table 12. Distribution of Vacant and Part Vacant Lands by General Land Use Zone Classification, Tigard USB 5 i:' ,r.,�„-. v,� t �� Y i(..off r� '�� Y��.i��i1�11:f��.�,.#��(II�I .`��aw:�1��.�,�i;�.1y✓� �, '` t�� a r SK 1+ j. t IA' �r 14 t) lj't'F f: C] J2JP5jt O'. i" ":^rY M'�Yk.Y.! J Y�;�N h t'7'��.f 4��{��.a....CPp�t[ 4.. ) i�P �f i✓ j.!Ri F' ,S .� xti1 fi t� f M ) S t'k 7•. .�r, :�}�? .,'�,;-: .`r"v �l�c►t� '�x�q,�re��r �:p#s,.;��;QC�`ES ",�4#5,..��res :��' `��A�r�s xz ,tl,ots4�,�4A,�,r+1��,.. Commercial 26 9.5 8 20.2 2 16.4 0 0 36 46.1 Mixed Use 63 25.3 6 8.9 1 5.7 0 0.0 70 39.9 Industrial 12 4.2 5 11 .2 0 0.0 2 34.7 19 50.1 Total 101 39.0 19 40.3 3 22.1 2 34.7 125 136.1 Source: City of Tigard. As mentioned in the Site Suitability Analysis, the recommended targeted business clusters will need sites ranging from one to twenty-five acres to expand or locate within the Tigard UPA,with a majority of the need falling in the five to ten-acre range. The City appears to have a range of sites available to accommodate the targeted business clusters. However redevelopment sites may be needed to accommodate development needing five to ten-acre parcels. In light of the importance of redevelopment to the City's ability to grow and diversify its economic base, the City and consultant team also evaluated the relative level of high,medium and lour redevelopment potential for each developed tax lot in the Tigard UPA. While this is not a stated requirement within OAR 660, Division 9, it is considered an important factor in deciding which land use growth scenario to target. The analysis of redevelopment opportunities is based on the ratio of assessed improvement value to land value for each tax lot using 2010 Washington County Assessor data. The results provided in Table 13 indicate that there are significant amounts of high and moderate redevelopment potential within the Tigard USB. The redevelopment analysis identifies 169 tax lots with a total of 115.6 acres as having"high" redevelopment potential, and 180 tax lots with 166.6 acres as having "moderate" redevelopment potential. 'J+,?'•, 20 1 i i :c;:o_ri.:t)OV rti,)'tiUcs;i: .it c+i� dg Exhibit C Page 25 of 52 Table 13. Analysis of Redevelopment Tax lots by General Land Use Zone Classification, Tigard USB � r 4G t�aTlii Ctc Rdr, lt'y . ,.. �1:' 'Q,trelntiq�. r rerTi+ ►t#a , cW <r do ��+V�. ; gyFrty2� < R.c ,(�1 r ' ik p J'1 5 II�t 1h,n t .r 4 t F F 3,.e`s F t o x 'd[ .`. S L N © 4Y k '4- T!m`}S]I �iT' �'Nf �[1'Y (�=a '"IM �iY+kef4t� ) �'�' r S,y . ,,„ .$' ,r`, -'• S' 2 �,,�� }� ��h� , ��,�� xLflts� ACte� �k��.�.�,'ts�� Aatt'es, �x � 1L0�5��_3��-��C eS��•; Commercial 19 7.2 31 17.8 199 299.8 Mixed Use 132 81 .4 124 89.9 232 344.3 Industrial 18 27.0 25 58.8 146 437.9 Total 169 115.6 180 166.6 577 1,082.0 Notes: I Improvement to Land Value calculated from Washington County Tax Assessor data (Sept 2010). 2 196 Properties contained a zero Improvement or Land Value and are not represented here. Source: City of Tigard. Short-Term Land Supply Determination In addition to the long-term land supply, OAR 660-009-0005 also requires the identification of a short- term supply of land meaning"suitable land that is ready for construction within one year of an application of a building permit or request for a service extension." OAR 660-009-0025 also requires that cities must provide "at least 25 percent of the total land supply within the urban growth boundary designated for industrial and other employment uses as short-term supply." In Tigard's case, all of the land supply currently included within the Tigard UPA is deemed by the City to be within the short-term supply category. Hence,there are existing roads,water, seiner, and other infrastructure facilities that are sized appropriately to handle some level of new development on the remaining vacant tax lots. One issue the City has been dealing with is that of highway capacity. This will continue to be an issue until a regional solution is found. This constraint was the cause of a maximum floor.-to-area ratio of 0.4 being applied to the Tigard Triangle when a portion of it was rezoned to mixed-use employment. This severely limits the ability to maximize the development potential of available sites. It also causes proposed developments to provide mitigating measures when it is determined the increased vehicle trips will not meet ODOT performance measures. This can be financially constraining to a project if additional lanes, medians, or intersection improvements are required to be paid for by the development. Additionally,the Transportation Planning Rule (OAR 660-12-0600) and related ODOT performance standards for the state highways have presented a barrier to Tigard achieving its aspirations. This includes amending existing zoning to allow higher density developments that are consistent with the Region 2040 land use designations. The TPR requires an amendment to an adopted plan not cause an affected roadway to fail to meet performance standards, or if the forecast roadway operations are already failing to meet performance standards, the plan amendment must not further degrade performance.This is a known issue in Downtown, Washington Square Regional Center, along Pacific Highway, and in the Tigard Triangle, and may also arise in other areas near state highways or freeway interchanges. These issues are being addressed at the state and regional levels and could he somewhat mitigated as the City,Metro, and ODOT work to develop alternative performance standards through a corridor 2�I.! Exhibit C Page 26 of 52 refinement plan for Pacific Highway. The Pacific Highway corridor is also being studied for potential high-capacity transit service in the future.The presence of high-capacity transit could also alleviate some of the issues associated with ODOT performance measures by allowing new development to allocate additional trips to transit and reduce automobile trip demand. Strategies to promote transit- oriented development and address ODOT capacity issues are recommended as part of the implementation plan policies for the Tigard EOA. ASSESSMENT OF POTENTIAL (RECONCILIATION OF DEMAND AND SUPPLY) Short-Term Land Need Determination Commercial and industrial properties appear to clearly meet the statutory requirements for short-term land supply, as all of the long-term land supply can be classified as short-term as well as long-term supply. Industrial and commercial properties appear to be well served with adequate infrastructure, and there is an abundant supply of vacant industrial, office and retail building floor area being actively marketed in the Tigard USB today. Long-Term Land Need Determination Consistent with EOA documentation requirements, the economic trends analysis of land needs scenarios and the business clusters analysis indicates that the Tigard UPA can add approximately 794 net new industrial jobs without needing to add additional industrial-zoned land over the next 20 years. In light of current downward trends in industrial business activity,the land efficient need scenario appears to be most consistent with regional growth forecasts and anticipated market realities. Industrial Land Need and Parcel Requirements As indicated in Table 13, the land efficient need scenario assumes 48 acres of net new industrial vacant land demand,which is just below the estimated vacant industrial land supply of 50 acres. If the City opts to pursue a more aggressive economic growth strategy that is consistent with the moderate or high land need scenario, the City would need to identify another 14 to 30 acres of vacant industrial land area to meet the level of industrial demand associated with adding another 1,059 to 1,324 industrial jobs. In light of the City's rather limited remaining vacant industrial land supply of tax lots in excess of five acres,the consultant/staff team recommends that the City adopt economic goals and objectives that preserve the remaining large contiguous industrial sites for large industrial employment users. A preliminary expected forecast of demand by parcel size is also provided in Table 14, and assumes that virtually all of the remaining vacant industrial land supply within the Tigard UPA will he absorbed over the next 20 years. ip, ',;?l ,..i '.Jt:a!t";t. it,?;v11..Ttliie;::-AL Exhibit C Page 27 of 52 Table 14. 20-Year Industrial Demand Forecast and Vacant Land Supply, Tigard USB `2 Demand for Vacant Industrial 48 64 80 Land Supply of Vacant Industrial Land 50 50 50 Land Surplus or (Deficit) 2 (14) (30) M F P��iir'��nbV�r I'�rc,�l ll��s, 1b� ion °�ilinro'tl �ln�ed � �P�ar�e�.Si�e � �3UI'pir�s Less than 1 acre 12 10 2 1 to 5 acres 5 5 0 5 to 10 acres 0 0 0 10 to 20 acres 2 2 0 20+ acres 0 0 0 Total 19 17 2 Notes: 'Tax lot demand forecast expected to meet or exceed supply in 20 years. Source: Based on findings included in demand and supply analysis. Commercial Land Need and Parcel Requirements As indicated in Table 15,the land efficient needs scenario assumes 78 acres of net new commercial and mixed-use vacant land demand,which is just below the estimated vacant land supply of 86 acres. As with the industrial land needs, an economic growth strategy that is consistent with the moderate or high land needs scenario would require die City to identify an additional 19 to 45 acres of vacant commercial and mixed-use land to meet the demand. . In light of the City's rather limited remaining vacant commercial and mixed-use land supply of lots in excess of five acres, the consultant/staff team recommends that the City adopt economic goals and objectives that preserve the remaining large contiguous commercial sites for strategic commercial retail and office employment users, and allow housing in these areas, only as part of a mixed-use development. A preliminary expected forecast of demand by parcel size is also provided in Table 15, and assumes that virtually all of the remaining vacant commercial land supply over one acre in size within the Tigard UPA will be absorbed over the next 20 years. The City also anticipates the development of high-capacity transit along the Pacific Highway corridor. The region has made a commitment to high-capacity transit and this corridor is the next to be studied. Any development of high-capacity transit would trigger the City to identify station areas to accept higher,transit supportive mixed-use densities.The logical locations for station areas would more than likely result in the rezoning of general commercial lands to mixed-use zoning. As both commercial and mixed-use zoned lands are included in this analysis, any rezoning would not decrease the amount of vacant or partially vacant land available. The range of allowed uses, from retail to multi-story office buildings,would not be affected. Exhibit C Page 28 of 52 Table 15. Reconciliation of Long-term Land Demand and Supply Commercial and Mixed Use 20-Year Land Use Forecast (gross buildable acres), Tigard USB N,AN Demand for Vacant Commercial 78 105 131 Land Commercial Demand 51 68 85 Mixed-Use Demand 27 36 45 Supply of Vacant Commercial 86 86 86 Land Commercial Zoned Supply 46 46 46 Mixed-Use Zoned Supply 40 40 40 Land Surplus or (Deficit) 8 (19) (45) q W 21. 0 M lj% f ;1WW S' Veq g_fn h NO imam Less Than 1 acre 89 30 59 1 to 5 acres 14 14 0 5 to 10 acres 3 3 0 10 to 20 acres 0 0 0 20+ acres 0 0 0 Total 106 47 59 Source: FCS GROUP, based on findings included in demand and supply analysis. Planning, Market, Cost and Risk Factors Consistent with EOA documentation requirements, the economic trends analysis, stakeholder interviews and business clusters analyses indicate that the Tigard USB is uniquely positioned within the greater Portland metropolitan region to experience continued success in retaining and attracting businesses and economic development. Risk of Losing Large Commercial and Industrial Sites As Tigard's vacant land supply of large parcels (more than five acres) becomes diminished, the City could risk losing economic growth potential if remaining larger industrial and commercial sites allow non-employment uses that displace prospective business opportunities. While the current short-term employment market is sluggish at best, the future long-term job growth trends bode well for Tigard if it preserves large commercial and industrial zoned parcels for intended business activity. These risks can be mitigated in part by adopting new economic development objectives that preserve large commercial and industrial areas for desired commercial and industrial business activities. Risk of Not Adequately Preparing for Targeted Area Redevelopment As Tigard's population and employment levels increase with time, and vacant land diminishes, the City will need to rely more upon redevelopment areas, and productivity increases from existing developed lands and businesses to achieve long-term economic strength and diversity. New economic Exhibit C Page 29 of 52 development objectives should be formulated to enable the City to leverage desired redevelopment in targeted locations such as downtown, and within planned transit-station communities. Risk of Expanding the USB in the Future Beyond the 20-year forecast time horizon the City should consider the need to grow into urban reserve locations,if the City-'s investment in infrastructure extensions yields a favorable return to its residents and businesses. An Urban Planning Area expansion is not necessary at this time to accommodate industrial and other employment land needs for the next 20 years, unless the City opts to pursue the moderate or high land needs scenario to accommodate additional commercial and industrial job growd-i. Planning and Permitting Risks The City should review its land use development code to ensure that it preserves sites for their intended use, yet is flexible enough to accommodate a full diversity of commercial and light industrial uses consistent with public safety,public facilities, and positive urban design characteristics.The ability to provide a streamlined and predictable permitting process can be a challenge as the City relies more on smaller infill and redevelopment sites to accommodate business growth. Non-Local Regulatory Risks The City is dependent upon ODOT to achieve higher trip caps in targeted redevelopment areas. As the City and Metro pursue high capacity transit facilities and assessed service levels, these regulatory risks may be addressed by assuming higher non-vehicle mode shares that result in reduced traffic impacts from new development. Most of the risk factors described above may be addressed by the City of Tigard. Others will require partnerships with regional and state regulatory agencies, such as Metro, Washington County and ODOT. The City can take a leadership position by providing a local planning and permitting environment that is favorable to business investment and more proactive economic marketing to raise awareness of Tigard's strengths as a preferred location for over 2,900 existing business establishments. IMPLEMENTATION POLICIES AND ACTION MEASURES OAR 660-009-0020 stipulates that comprehensive plans must provide community economic development objectives, a commitment to providing a competitive short-term land supply, and identification and provision of adequate sites and public facilities to serve economic development demand. Since the City of Tigard updated the economic development chapter of its Comprehensive Plan in 2008, the document contains a fairly complete set of economic development goals, policies and action measures. The following is a list of topics and recommended policy updates to comply with state statutes and/or implement the City's economic goals. Policies Community Economic Development Objectives CEDOs). The majority of these objectives are already embedded in existing policies. Two nein policies are recommended: The City shall encourage neighborhood commercial arses that support economic opportunities, multi-modal transportation options, neighborhood vitality., and the goals of efcient land ase patterns." _i8i)1i!i(i 1 PPGORMi6t;..M"r'.�V:.i.., 1.3 Exhibit C Page 30 of 52 "The City shall encourage businesses that are environmentally and economically sustainable." Commitment to Provide Adequate Sites and Facilities and Commitment to Provide a Short-Term Land Supply of Land The commitment to provide adequate public facilities is embedded in existing Policy 9.1.4 of the Comprehensive Plan. One new policy is recommended to describe the commitment to provide adequate sites and a short-term land supply: "The City shall monitor and update its Buildable Lands Inventory!to ensure adequate short and long-term stpplies of buildable employment land" Provide for Prime Industrial Land Development on Large Lots Existing Policy 9.1.7 addresses the need to protect prime industrial land but does not address the need for large lots. It is recommended the policy be revised as follows: "The City shall limit the development of retail and service land uses in Metro-designated industrial areas, and especially on lots of'10 ormore acres, to preserve the potential of these lands for industrial jobs." Promote Targeted Redevelopment in Downtown and other areas This issue is addressed by several existing policies and recommended action measures,but most directly by Policy 9.3.1: "The City shall focus a significant portion of future employment growth and high- density housing development in its Metro-designated Town Center (Downtown); Regional Center (Washington Square); High Capacity Transit Corridor (Hwy 99W); and the Tigard Triangle." No new language is proposed. Recommended Action Measures Assist property owners with the Oregon Industrial Site Certification Process A new recommended action measure is suggested: `Assistproperzy onmers nith the Oregon Industrial Site Certification Process to hep preserve and market the City's inventory of industrial lands." Economic Development Marketing and Incentives Directed Towards Strategic Clusters This issue is addressed indirectly by several recommended action measures, but could benefit from more concise language. A new recommended action measure is suggested: "E vplore an economic development marketing and incenlives program targeting strategic business clusters." Work with ODOT to address mobility standards Capacity issues on state highways (particularly Pacific Highway, Hwy. 217, and Interstate 5) impact economic development opportunities through trip caps,limited floor-to-area ratios, and required road improvements that are expensive. The conversation is just getting started at the regional level. A new recommended action measure is suggested: `Fork n4th state and regional partners to develop alternative mobility,standards that mill bene/it the communito,and its economic development efforts." i p:aJ.d 01 24 Exhibit C Page 31 of 52 Monitor Local and Regional Economic Development Tnitiatives This request from the Planning Commission led to a suggested new recommended action measure: `Monitor local and regional economic development initiatives to assess their effectiveness related to cost and outcome." Metro Designated Centers and Corridors Based on a resolution passed by the Tigard City Council, Metro recently amended its Growth Concept Map expanding the Tigard Town Center Boundary to include the entire Tigard Urban Renewal District and the Tigard Triangle. The City is required to adopt this change into its Comprehensive Plan. Staff recommends adopting a definition that will refer to the Metro Growth Concept Map., thus eliminating the need to amend the Tigard Comprehensive Plan each time the Metro Growth Concept Map is amended. Exhibit C Page 32 of 52 APPENDIX A - OFFICE LEASING ACTIVITY SUMMARY, MID-YEAR REPORT OFFICE Leasing Activity,Mid-Year 2010(as of June 30,2010) 3 _....... .. ...... . .. _.. _. Class A Market Statistics Mid-Year 2010 Existing Inventory Vacancy YTD Net YTD Under Const Quoted Market #Builds Total RBA TotaISF Vac% Absorbtion Deliveries SF Rates Central Business District 41 11,389,435 1,412,066 12.4% (135,590) 368,800 62,200 $24.42 _..........................._..._.........,_...--........._....._-......._..._._............_.....,........_......__..__........__.._-......,._..........._...........-.... _-....,,.........._....-....._........................_.....,....,.., -. 12.9% (130,126) $23.74 Suburban... 141.. .17,234.745. .2,225 626.._ . ._...._...._,.. .. .: .. ....._,. ,_._....._ .......__..__._. Tigard 6 509,087 151,931 29.8% (13,097) $23.93 _.._.__...._.__...__.......,.._,._......,_._.___...._,....._.._. ._._.,._...____..._..___.._..-_...._..__._._.._._..._.__.._..._.__.__._...._.,.___._..__..__.._.__.._.._..._.__................_.,...___..... 217 Corridor/Beaverton 12 1,142,430 303,750 26.6% (15,550) $21.77 Kruse Way 19 1,961,855 495,615 25.3% (26,228) $26.05 Barbur Blvd/Capitol Hwy - $0.00 Tulalatin 4 361270 154,503 428% 5,604 $24.31 .:.... _. Wilsonville 4 325,501 55,071 16.9% $24.77 Total 182 28,624,180 3,637,692 12.7% (265,716)1 368,800 r 62,200 $24.01 _... Class B Market Statistic Mid-Year 2010 Existing Inventory Vacancy YTD Net YTD Under Const Quoted Market #Builds Total RBA TotaISF Vac% Absorbtion Deliveries SF Rates Central Business District 130 9,423,902 927,523 9.8% 61,787 $20.18 _....... ._....._....__..... _._.... ....__ Suburban 1,155 30,095,314 4,345,461 14.4% ................ ........ ....... .,. -__......., .._......_ ._.- ..._. .. .. _(62,639)_,. .14,000 ._` 268,854 $17.82 Tigard 83 1,979,955 277,469 14.0% 12,806 $20.88 217Corridor/Beaverton 72 1,719,571 314,759 18.3% 5,148 $16.40 Kruse Way 26 728,262 93,241 12.8% ,(14,059) $20.76 BarburBlvd/Capitol Hwy 42 890,672 121,398 13.6% 2,337 $16.79 Tulalatin 30 704,815 105,798 150% (7289) .._,.- - .. .._...,_. ."_....,......$1936 Wilsonville 17 622,051 30,169 4.8% (10,369) $16.71 Total 1,285 39,519,216 5,272,984 13.3% 852 14,000 268,854 r $18.38 Class C Market Statistic Mid-Year 2010 Existing Inventory Vacancy YTD Net YTD Under Const Quoted Market #BuiIds Total RBA TotaISF Vac% Absorbtion Deliveries SF Rates Central Business District 177 4,093,913 489,486 12.0% 11,201 $17.49 Suburban2,815 18,283,763 129,081 0.7% 68,665 $14.36 Tigard 97 662,182 66,493 10.0% (3,199) $15.60 ____.... ._........ _._--_...._..._._..... _-.._.... __-_._....._-_._.....-_._._._.._____._.....--_._._._._ __..._._._____.__. -.._....._.....__._..._._._........_..__........... _........_. 217 Corridor/Beaverton 82 609,431 70,635 11.6% 1,202 - $14.50 ....Kruse - .,_...__.....,_....._....._...._......_..... .._._....._..._._... ...._............._._.........._...__..._._...__...._.... _.._...__._...-......_._............._..._._..._._..... BarburBivd/Capitol Hwy 120 846,865 99,822 11.8% (5,090) $15.60 Tulalatin 20 119,561 29,278 24.5% (5,598) $14.73 _.._ .....__..-.._......._._..__._......_._........._._ ._.. ___..._..._.__..._._...___......_ Wilsonville 2111 103,496 2,681 2.6% 5,609 $17.21 Total 2,992 1 22,377,676 1 618,567 1 2.80.6 79,866 $14.93 Class B and C Market Statistics Mid-Year 2010 -Existing Inventory Vacancy YTD Net YTD Under Const Quoted Market #Builds Total RBA TotaISF Vac% Absorbtion Deliveries SF Rates Central Business District 307 13,517,815 1,417,009 10.5% 72,988 $19.37 ...................................._._...._._..__._-._...__.-.-._....._._-._......... -.__......._._.__o_ ...._._._..-.__._._. -._._._._..._.__._. ..._._.-.__......_.... _..._._._._._.......- Suburban 3,970 48,379,077 4,474,542 9.2% 6,026 14,000 268,854 $16.51 Tigard 180 2,642,137 343,962 13.0% 9,607 $19.56 217 Corridor/Beaverton 154 2,329,002 385,394 16.5% 6,350 $15.90 Kruse Way 45 861,306 95,693 11.1% (14,059) $20.33 Barb...... /Capitol.Hwy_._..,.._.. 162 1,737,537 221,220_..___....12.7%...,___(2,753) _....._._._-...,_-.._.._._ .....__._....$16.21 Tulalatin 50 824,376 135,076 16.49% (12,887) $18.69 Wilsonville 38 725,547 32,850 4.5% (4,760) $16.78 Total 4,277 61,896,892 5,891,551 9.5% 79,014 1 14,000 268,854 $17.14 Quoted Rates for Class B and C table are weighted average of individual B and C markets according to the total RBA inventory Source:CoStarO ice Report Mid-year 2010 Capacity Commercial Group. lwt-J'20 s L'. jii 0,t` .rjun"!ii',? +,- 5 y(y Exhibit C Page 33 of 52 APPENDIX B: INDUSTRIAL LEASING ACTIVITY, MID-YEAR 2010 REPORT Flex Building Market Statistics Mid-Year 2016 Existing Inventory Vacancy YTD Net YTD Under Const Quoted Market #Builds- Total RBA Total SF Vac% Absorbtion Deliveries SF Rates Central Business District 3 45,000 10,000 22,2% $16.50 Su 741 18,956,577 2,269,793 12.0% (336,814) 70,020 $10.23 ............. ........ Tigard 50 1,277,751 170,855 13.4% (12,799) $1230 1..1._..1_1.1............. ....... .................... ............ ._2I7Corridor/Beaverton 87 2,204,502 419,2 (69,237) $1177 Kruse Way 2 88,9280.0% $0.00 ...................1.11.111". Barbur Blvd/Capitol Hwy 7 53,681 6,771 12.6% 5,100 $10.35 14 430,840 23,229 5.4% (2,531) $7.54 Wilsonville 29 1,661,734 201,334 12.1% (18,316) 7,020 $9.31 Total 744 19,001,577 2,278,793 12.0%1 (336,814), 70,020 $10.24 ................. Warehouse"_Building'__" M*-a*-,r,ke,t-,S,-ta,-tistics F Mid-Year 2010 Existing Inventory Vacancy YTD Net YTD Under Const Quoted Market #Builds Total RBA Total SF Vac% Absorbtion Deliveries SF Rates Central Business District 41 1,616,833 141,090 8.7% (1,843) $5.78 Suburban 4,694 16 7,'2"14','4'_7_6_' 1*'3_,_8'1'_3*,64,-3," "8'3'%,- "9"1',"337 119,723 415,000 $5'.5'5 '. Tigard119 4,394,617 339,683 7.7% 57,333 $6.38 217 Corridor/Beaverton 75 3,332,391 471,805 1 .2% 31,770 $6.30 .......... ...........- ....... Kruse Way 301,069 3,378 1.1% 10,240 $7.20 Barbur Blvd/Capitol Hwy 17 209,963 5,000 2.4% 8,000 $6.16 lalatin-,.--. 221 8,453,141 675,494 8.0% (39,805) "":7 R Wilsonville 83 6,155,906 1,268,475 20.6% 47,351 - - $5.95 Total 4,735 168,831,309 13,954,733 8.3%1 89,494 1 119,723 . 415,000 $5.55 ............ Total Industrial Market Statistics Mid-Year 2010 Existing Inventory Vacancy YTD Net YTD Under Const Quoted Market 4 Builds Total RBA Total SF Vac% Absorbtion Deliveries SF Rates Central Business Distri_,1111,ct 44 1,661,833 151,090 9.1% (1,843) $7.16 Suburban 5,435 186,171,053 16,082,436 876% (245,477) 189,743 415,000 $6.19 ............ Ti and 169 5,672,368 510,538 9.0% 44,534 $7.68 217 Corridor/Beaverton 162 5,536,893891,963 16.1% $8.07 ... ......_ . .................. $7.20 Kruse Way 389,997 3,378 0.9% 10,240 Barbur Blvd/Capitol Hwy 24 263,644 11,771 4.5% 13,100 $8-01 Tulalatin 235 8,883,981 698,723 7.9% 29 Wilsonville 112 7,817,640 _1,469,809 18.8% 29,035 7,020 $6.72 Total 5,479 1 187,832,886 16,233,526 8.6%, (247,320), 189,743 415,000 1 $6.20 Source:Costar Office Report Mid-Year 2010;Capacity Commercial Group. I p r'd Z-.'''I [I';11 i c"')j 11--c 4.s i"naJ v's i Exhibit C Page 34 of 52 APPENDIX C: ANALYSIS OF EMPLOYMENT AND SPACE NEEDS Projected Tigard Emplo ment, Medium Forecast Scenario,2005-2035 Chance 2005 Pro'.2035 Jobs % Retail Trades 9,854 14,426 4,572 46% Services 11,372 23,482 12,110 106% Industrial/Other* 12,049 13,637 1 1,588 1 13% Government* 8,033 9,092 1 1,059 1 13% Total 41,308 60,637 1 19,329 1 47% Source:Metro adopted housing and employment growth forecasts, 2007;Metroscope Gen. 2.3. Assumes allocation of"Other"jobs at 60%industrial, and 40%govemment. In light of the recent national economic recession that caused severe declines in Oregon employment from 2007 through 2010, Metro's 2030 job forecast for Tigard is assumed to be achieved by year 2035 under the "medium forecast"scenario. Projected Tigard Net New Average Annual Employment Forecast 1 Year Forecast) Low Medium High Retail Trades 114 152 191 Services 303 404 505 Industrial/Other* 40 53 66 Government* 1 26 1 35 144 Total 483 1 644 1 805 Projected Tigard Net New 20-Year Employment Forecast Low Medium High Retail Trades 2,286 3,048 3,810 Services 6,055 8,073 10,092 Industrial/Other* 794 1,059 1,324 Government* 529 1 706 1 882 Tota I 9,665 12,886 16,108 liar+!_.-;i': ,��r�nc:«,;..:)Fr_••c<i:Er.. ,..,. r..�i:tiffs ;.;� Exhibit C Page 35 of 52 APPENDIX C: ANALYSIS OF EMPLOYMENT AND SPACE NEEDS (CONTINUED) -.. cto_....._rsan.. .... ._._.v....._....,....._._._..._._.._.,._ _. ... _. _.... Job Sed Building Type Assumptions Flex/Bus Gen. Employment Sectors Office Institutional Park Industrial Warehouse Retail Total Retail Trades 5% 1% 6% 0% 12% 76% 100% Services 72% 1% 5% 1% 1% 20% 100% Industrial/Other 8% 0% 50% 40% 2% 0% 100% Govemment i 43% 37% 5% 0% 0% 15% 100% Source:Metro Draft 2009-2030 Urban Growth Report;modified to reflect local observations. -. .... __... . . - Proj.Tigard Net New 20-Year Employment Forecast by Building Type, Low. Flex/Bus Gen. Office Institutional Park Industrial Warehouse Retail Total Retail Trades 114 23 137 - 274 1,737 2,286 Services 4,360 61 303 61 61 1,211 6,055 Industrial/Other* 64 - 397 318 16 - 794 Govemment* 228 196 26 79 529 Total 4,7651 279 1 863 378 1 351 1 3,028 1 9,665 Pro/.Tigard Net New 20-Year Employment Forecast by Building Type,Medium Flex/Bus. Gen. Office Institutional Park Industrial Warehouse Retail Total Retail Trades 152 30 183 - 366 2,316 3,048 Services 5,813 81 404 81 81 1,615 8,073 Industrial/Other* 85 - 529 424 21 - 1,059 Govemment* 304 1 261 1 35 1 - 106 1706 Total 6,353 372 1,151 1 504 468 1 4,037 1 12,886 Prod.Tigard Net New 20-Year Employment Forecast by Building Type,High; Flex/Bus Gen. Office Institutional Park Industrial Warehouse Retail Total Retail Trades 191 38 229 - 457 2,896 3,810 Services 7,266 101 505 101 101 2,018 10,092 Industrial/Other* 106 - 662 529 26 - 1,324 Government* 379 326 44 1 - - 132 882 Total 7,9421 4651 1,439 1 630 1 5851 5,046 16,108 Source:FCS GROUPbased on Metro Draft 2009-2030 Urban Growth Report;modified to reflect local observations. i i,Ao rd'2`011 'C!i?tnic t-t F'c i:m,;6 s _na% Iti is :5 Exhibit C Page 36 of 52 APPENDIX C: ANALYSIS OF EMPLOYMENT AND SPACE NEEDS (CONTINUED) --__.__..-_--_._, ..__..___...__.__...---.__._...----_...._._-.. - --._..-_._.._ ;Building Type to Land Needs Assumptions" Flex/Bus. Gen. Office Institutional Park Industrial Warehouse Retail Refill/Rede,A-lopment Rate 1 67% 67% 45% 45% 45% 60% Jobs Needing Vacant Land Rate 2 33% 33% 55% 55% 55% 40% Building SF Per Job 2 370 630 550 700 1,100 510 IFloor-Area-Ratio 2 050 0.50 0.31 0.30 0.30 0.30 jPublic Facility Net:Gross Adjustment It 1 1.051 1.101 1.051 1.05 1.10 lWork at Home Adjustment 4 1 0.15 1 0.03 1 0.051 0.03 1 0.03 0.03 assumptions are intended to reflect a long-term average over 20 years,some"ramp up"is expected to attain these density levels. ;1/Adjusts for building refill& ............ .v..a....c..a..n...c.y.....balloKences. � - r -a -. -- - --�ij�jd�� s�ii df&�Metro... assumptions 31 AlloKences take into account land T ............ dedicated to pubeasements .......... ................-.-I 4/Allowance as 6n'nWi statistics by b*"y*"'US-6 ap"t.-o-,f-Labor,-' --*-B,Bureau �oiLW66r Statistics, Technical information: "Work at Home i. ............ ,,.Source:assumptions are generally consistent with the Metro Draft 2009-2030 Urban GroWh Report;modified to reflect local observatio. ;Prof.Tigard Not Now 20-Year Redevelopment Building Space Needs(Floor Area) Flex/Bus. Gen. Office-Institutional Park Industrial Warehouse Retail Total Low 1,004,000 114,000 203,000 116,000 168,000 899,000 2,504,000 Medium 1,339,000 152,000 271,000 154,000 225,000 1,198,000 3,339,000 High 1,673,000 191,000 338,000 193,000 281,000 1,498,000 4,174,000 ........... Prof.Tigard Net New 20-Year Building Floor Area on Vacant Lands(Floor Area) Flex/Bus. Gen. Office Institutional Park Industrial Warehouse Retail Total Low 495,000 56,000 248,000 141,000 206,000 599,000 1,745,000 Medium 659,000 75,000 331,000 188,000 274,000 799,000 2,326,000 High 824,000 94,000 414,000 235,000 343,000 999,000 2,909,000 ................... ............. ...... Prof.Tigard 20-Year Vacant Lands(gross buildable acres) Flex/Bus. Gen. Office Institutional Park Industrial Warehouse Retail Total Low 25 3 20 11 17 50 126 Medium 33 4 27 15 22 67 168 High 42 5 34 19 28 84 210 ........... ................... ...... Exhibit C Page 37 of 52 APPENDIX C: ANALYSIS OF EMPLOYMENT AND SPACE NEEDS (CONTINUED) Land Use Assslgnment Assumptions j Flex/Bus. Gen. Local Zoning Classification Office Institutional Park Industrial Warehouse Retail Commercial 50% 60% 20% 10% 10% 60% Mixed Use 40% 20% 5% 5% 0% 30% Industrial 10% 20% 75% 85% 90% 10% Total 100% 100% 100% 100% 100% 100% T ;Assumptions by FCS GROUP and Tigard based on local observations. ............._..-__,.............................. ..___i_......__._ .__.._.._. ,_._.__.......- ;Proj.Tigard 20-Year Vacant Land Needs Forecast by Zoning Classification,Low t Flex/Bus. Gen. Land Use Classification Office Institutional Park Industrial Warehouse Retail Total Commercial 13 2 4 1 2 30 51 Mixed Use 10 1 1 1 15 27 Industrial 3 1 15 10 15 5 48 Total 25 3 20 11 17 50 126 YProj.Tigard 20-Year Vacant Land Needs Forecast by Zoning Classification,Medium Flex/Bus. Gen. Land Use Classification Office Institutional Park Industrial Warehouse Retail Total Commercial 17 2 5 2 2 40 68 Mixed Use 13 1 1 1 20 36 Industrial 3 1 20 13 20 7 64 Total 33 4 27 15 22 67 168 i ........ ...,. .... .. . .1......... - ;Prof.Tigard 20-Year Vacant Land Needs Forecast by Zoning Classification,High Flex/Bus. Gen. Land Use Classification Office Institutional Park Industrial Warehouse Retail Total Commercial 21 3 7 2 3 50 85 Mixed Use 17 1 2 1 25 45 Industrial 4 1 25 16 25 8 80 Total 42 5 34 19 28 84 210 + e F ',Summary of 20-Year Vacant Land Demand Forecast by Zoning Classification,Tigard USB(with current zoning regulations) Land Use Classification Low Medium High Commercial 51 68 85 Mixed Use 27 36 45 Industrial 48 64 80 `" ._.... _,....._,......,... Total 126 168 210 -Assumptions by FCS GROUP based on Dec. 2009 Metro 2009-2035 Urban Growth Report assumptions and local observations. i i�8ti;....i l� ._.ii:(;{�z S'.�i:�)ri}6P.::➢II S.Pi,1a.1`aiF :j j Exhibit C Page 38 of 52 APPENDIX D: ANALYSIS OF RETAIL INFLOW/OUTFLOW Analysis of Retail Development Potential Tigard Area 2010 to 2030 Est 2010 Fbpulation in City 48,100 FRoj.2030 Fbpulation in Cty { 62,278 Est.2010 PW'CapRa hcome 1/ $33,000 Pro'.2030 Per tta hcorre 1%" _._,........_..._....i.._....._........._ 1 P $38,462 Est 2010 Aggregate EBI(000) $1,587,300 Ftoj.2030 Aggregate EBI '('0-0'-05J)' t $2,270,749 Change in Aggregate EBI(000) 5683449 $ra �t• �,�WON awS Analyse s of Basting 8 Ferule Retail S81es Potentlat 2010 2030 Retail Retail Distributi Buying Buying f Total on of Power r Power Change i Sales Sales =Support Supportable Local from from in Retail`;Attributed ;Attibuted` able 4 Sq.Ft.of New •Income by; Local i Local Buying to Local to Retail J Retail Retail Store Residents Residents' Power Residents Inflow Sales I Development Store Group i Group?/ (000)7/ s (000)?/ (000) (000) (000)4/ ' (000) 4 5/ Food Stores 8.3% $131,746; $188,472: $56,726 $51,0545 $121,763: $63,817; 236,000 Eating 6Drinking 5.0% $79,3651 $113,537: $34,172; $30,7557 $13,181; $43,936: 162,000 Gen.Merchandise 5.5% $87,302; $124,891;. $37,590: $33,831; $27,680: $61,5101 227,000 _.._._ .._._. _. __... __....._.._. ._...__. ._... _.._A.-_.. Furniture,Fxtures&Appliances 2.2% $34,921` $49956':. $15,036 $13,532; $11,072{ $24,604. 91 00 Automotive Services 9.6% $152,381? $217,992, $65,611 $52,489: $42,945; $95,434? 352,000 OtherlMsc. 11.3% $179,365 $256,595:. $77,230; $54,061; $23,169; $77,230; 285,000 Total; 41.9% $665,079; $951,444; $266,365' $235,722' $130,810! $366,532: 1,353,000 Notes: i 1/Derived from LIS Census estimates;assumes.05%annual real income growth. 21 Store group sales allocations from U.S.Bureau of Economic Analysis,Consumer Expendure Survey,Western Lhited States. 3 Based upon employment estimates:assumes 500 sq.ft.per job,5%vacancy allowance,and avg.sales of$275/sq.ft. 41 Future retail inflow assumed to account for 30%to 45%of total retail sales. &Building area assumes$285iper sq.ft.annual sales,and 5%vacancy allowance. jSource:analysisbyFCSGROUP. ('i�i,r,j:..);� �.i'fa?lt'.!S:t./irt•Oi'SiFI.!tS::... t�tl:iiV�i_ �� Exhibit C Page 39 of 52 APPENDIX E: SUMMARY OF TIGARD EMPLOYMENT ZONES AND REGULATIONS The following is an overview of regulations related employment lands and zones for the City of Tigard. A general description of each zone is provided along with common and specific development standards when applicable. A summary table highlights specific regulations, such as building height, lot size, setbacks, landscaping and lot coverage. COMMERCIAL ZONES Neighborhood Commercial District (C-N) Provide convenience goods and services (those purchased frequently) within a small cluster of stores adjacent to residential neighborhoods. A limited number of other uses such as restaurants, gas stations and medical centers are permitted conditionally. Community Commercial District (C-C) Provide convenience shopping facilities to meet regular needs of nearby (1.5 miles) residential neighborhoods. Typically range in size from 30,000-100,000 sf on 2 to 8-acre sites. Separated from other commercial zones by at least one half-mile. Housing is permitted on the second floor at densities not to exceed 12 units/net acre. Limited other uses are allowed conditionally. Mandatory site development review. General Commercial District (C-G) Accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Residential uses limited to single family residences on same site as permitted use. A wide range of uses are permitted conditionally. Professional Administrative Commercial District (C-P) Accommodate civic and business/professional services and compatible support services in close proximity to residential areas and major transportation facilities. Within the Tigard Triangle and Bull Mountain Road District, residential uses at a minimum density of 32 units/net acre are permitted in conjunction with commercial development. Heliports, medical centers, religious institutions and utilities are permitted conditionally. Developments are intended to serve as a buffer between residential areas and more intensive commercial and industrial areas. Mixed Use-Central Business District (MU-CBD) Provide a pedestrian friendly urban village in Downtown Tigard. A wide variety of commercial, civic, employment, mixed-use, multi-family and attached single family residences are permitted. All uses are allowed in all areas. Specific Development Standards (18.610): Four sub-areas (see MU-CBD Development Standards Matrix) have different setback and height limits in order to create a feeling of distinct districts within the larger zone. • Pacific Hwy. and Hall Boulevard Corridor: designed to create a "pulse-point" along the Pacific Hwy. corridor. Regional retail draw and potential future high capacity transit. • Main Street-Center Street: pedestrian-oriented with smaller scale development. • Scoffins Street-Commercial Street: higher density residential and employment base of civic, office and commercial uses. Exhibit C Page 40 of 52 • Fanno- Burnham Street: medium scale residential or mixed use development. Mixed Use Employment (MUE) Designed to apply to a majority of land within the Tigard Triangle, it permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing (multi-family at a max density of 25 units/acre. A wide range of uses are permitted conditionally. Acknowledges a majority of trips by automobile, but supports alternative modes of transportation to the greatest extent possible and encourages a mix of uses. Includes special design standards for Tigard Triangle (18.620). Mixed Use Employment Districts (MUE-1 and MUE-2) Apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but limited, and residential uses are permitted when compatible with employment character of the area. MUE-1 example is Lincoln Center (high density). MUE-2 example is Nimbus area (more moderate densities). Mixed Use Commercial District (MUC) Includes land around Washington Square Mall and immediately west of Highway 217. Primary uses include office buildings, retail, and service areas. Also permits mixed0use developments and housing at 50 units/acre. Large buildings encouraged with parking under behind or to sides. Includes special design standards for Washington Square Regional Center (18.630). Mixed Use Commercial (MUC-1) Applies to portion of the Durham Quarry site. Subject to IGA agreement between Tigard and Tualatin. Permits a wide range of uses including commercial lodging, general retail, offices and housing at min density of 25 units/acre and max of 50 units/acre. Includes special design standards for Durham Quarry (18.640). Mixed Use Residential Districts (MUR) Applies to predominantly residential areas where mixed-uses are permitted when compatible with residential use. INDUSTRIAL/INSTITUTIONAL ZONES Industrial Park District (I-P) Provides appropriate locations for combining light manufacturing, office and small- scale commercial uses (restaurants, personal services and fitness centers) in a campus- like setting. Only those uses with no off-site impacts are permitted. Mandatory site development review and specific design standards (18.530). Light Industrial District (I-L) Provides appropriate locations for general industrial uses, including manufacturing and production, research and development, warehousing and freight movement and wholesale sales activities with few, if any, nuisance characteristics. Exhibit C Page 41 of 52 Heavy Industrial District (I-H) Provides appropriate locations for intensive industrial uses including I-L uses as well as railroad yards and waste-related activities. Uses include those which involve the use of raw materials, require significant outdoor storage and generate heavy truck and/or rail traffic. Properties are carefully located to minimize impacts on established residential, commercial and light industrial areas. Exhibit C Page 42 of 52 COMMERCIAL DEVELOPMENT STANDARDS nrt:E R-25 STANDARD C-N GC1v] C-G C-P MU- C-G MFDU* MUC-1 MUC MUE 1 MUE 2 MUR I MUR 2 CRD— 1171[18] [17][181 11111181 1173131 1171[181 Minimum Lot Size 5,000 sq 5.000 sq ft None 6,00D sq ft None None - None None None None None None -Detached unit ft - - - - 1,480 sq ft -Boarding,lodging, - - - - - - 6.100 sq R - - - - - - rooming house Minimum Lot Width 50 ft 50 ft 50 R 50 ft None 50 R None None None None None None None Minimum Setbacks Front yard 20 ft 0/20 ft I"1 O ft 1111 0 d['° ❑ O ft["] 20 ft V 0 ft["] 0 ft[21] 0 ftt2" 0 ft[Z11 I o ft" -Side facing Ned on 20 ft - - - ❑ - 20 ft V 0 fl["] 0 ft1"] 0 fl1"] 5&'] to ft1"1 corner&through lots lq -Side yard 0/20 ft[n 0120 ft 18] 0/20 ft uI 0/20 ft 18] ❑ 0/20 R 10 ft v 0 0 ft[10] 0 R1zo] 0 ft[30] 0 fil-I -Side or rear yard abutting - - - ter] 30ft V ftflellze] more resarictive zoning - - district -Rear yard 0120 fl 1x1 0.r20 ft f8l 0/20 it 181 0/20 R 181 ❑ 20 ft p 0 ft[201 0 fl[2o 0 0 Distance between front - - - - - 0/20 ft 20 ft p 0 N/A N/A ft12oh24 ftt2011221 of garage&property 181 ftl19h261 N/A N/A line abutting a public or - N/A private street. Minimum Building Height NJA N/A N/A N/A ❑ N/A NJA N/A 2 stories 2 stories None 2 stories None Maximum Building Height 35 It 35 ft 45 ft 45 ft ❑ 45 It 45 It 70 R 200 ft 200 ft 60 R 75 ft 45 ft Maximum Site Coverage[21 85% 80% 85% 85 4'o ❑ 85% 80%1161 90% 85% 85% 95% 80416 80% Minimum Landscape 15'/0 10% 15% 15% ❑ 15% 20% 10% 15% 15% 15% 20% 20% Requirement Minimum FAR a N/A N/A N/A N/A ❑ N/A N/A N/A 1.25 1.25 0.6 0.6 0.3 Minimum Residential N/A N/A N/A N/A Cl N/A N,A N/A 50 50 25 50 25 Density 1°719fo1 uniUam unit/aac unit/acre unit/acc unit/aa. Maximum Residential N/A N/A N/ NIA ❑ N/A NIA N/A None None SO None 50 -ml,"1111161171 uniUscre unit/aae * Multiple-family dwelling unit. • Ste Table 18.610.1 and Map 18.610.A for development standards. V=See 18.640.050.8. ❑=See Table 18.610.1 and Map 18.610.A for development standards. [1] The provisions of Chapter 18.795(Vision Clearance)must be satisfied. [21 Includes all buildings and impervious surfaces. [31 Applies to all nonresidential building development and mixed use development which includes a residential component.In mixed use development,residential floor area is included in the calculations of floor area ratio to determine conformance with minimum FAR_ [4] Notwithstanding the requirements of Section 18.715.020,minimum and maximum densityshall be determined for residential only projects using the number of residential units per acre shown in the above table.The provisions for density transfer described in Section 18.715.030.6 apply,using tic minimum and maximum density shown in the above table.Any mixed-use or commercial only development does not have a minimum density requirement. [51 For purposes of determining floor area ratio and residential densities,the net development area shall be uses to establish the lot area,determined per Section 18.715.020.A, [61 Adjustments to minimum density in the Washington Square Regional center area subject tolhc standards std forth in Section 18.630.020.E. [7] The maximurn daaily requiranents for develupmeus that include or abut designated Water Resources Overlay district Ripwiarm setbacks per Chapter 18.797 are desuibed in Section 18.630.020.D. [8] No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district. r91 Sec Section 18520.050_11 for site and building design standards. [101 No front yard setback shall be required except a 20-foot front yard setback shall apply within 50 fed of a residential district. [11] There shall be no minimum front yard setback requirement;however,conditions in Chapters 18.745 wed 18.795 must be md. [121 There ore no setback requirements,except 30 feet where a commercial use within a district abuts a residential zoning district. [13] The maximum height of any building in the CBD zone within 100 feet of any residential zoning district shall not exceed 40 feet. [14] Where the side or rear yard of attached or multiple-family dwellings abut a more restrictive zoning district-such setbacks shall not be less than 35 fed. [151 Landscaped areas on existing developed property in the CBD shall be retained.Buffering and screening requirements set forth in Chapter18.745 shall be met for existing and new development. [161 Lot coverage includes all buildings and impervious surfaces. [171 Modifications to dimensional and minimum density requirements for developments dial include or abut designated Water Resources Overlay District Riparian setbacks per Chapter 18.797 are described in Section 18 630 U40.F. [181 The requirements contained in the Buffer Matrices in fables 19.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvement s to be installed between proposed uses in the MUC,MUE and MUR zones within the Washington Square Regional Center(WSRC)and abutting zoning districts not included within the WSRC,or zoning districts within Ute WSRC which are not mixed-usc.For MUC and MUE zones,die requirements for Commercial Zones apply.For MUR zones,the requirements for die Neighborhood Conuncrcial Zone apply. [191 For Commercial and Mixed-use developments,the maximum front and Neel side yard setback is 10 feet.For Residential only developments.the maximum front and street side yard setback is 20 feet. [20] Side and rear yard setbacks shall be 20 feet when the zone abuts residential districts shown in Section 18.510.020 except R-25 and R40. [211 The maximum setback is 20 fed. [221 The maximum setback is 10 fed. C-N-Neighborhood Commercial District MUC 1-Mixed Use Commercial C-C-Community Commercial District MUC-Mixed Use Commercial C-G-General Commercial District MUE I-Mixed Use Employment/High Density C•P •Professional/Administrative Office Commercial MUE 2-Mixed Use Employine t/Mcililan Density MU-CRD-Mixed Use Centra]Business District MUR I-Mixed Use Residentinl/High Density MUR 2-Mixed Use Residential/Medium Density i ipro, Exhibit C Page 43 of 52 Mil-CBD Development Standards Matrix ''Z'3 STANDARD SUB-AREAS Main Street 99W,'Hall Corridor Scoftins/Commercial Fanno/Bumham (MS) (99H) (SC) (FB) Front setback 015 ft. Minimum 0 ft. (5 ft.for frontage on 0 ft. 0 ft. 99W) Maximum 10 ft. 25 ft. 20 ft. 20 ft. Side facing street on comer and through lots Minimum 0 ft. 0 ft. 0 ft. 0 ft. Maximum 10 ft. N/A N/A N/A Sideyard Minimum/maximum N/A NIA N/A N/A Rear setback Mimmum 0 ft. 5 ft. 5 ft. 5 ft. Maximum N/A NIA N/A N/A Building height Minimum 20 ft. 20 ft. 20 ft. 20 ft. Maximum(stories/feet) 3 stories(45 ft.) 3 stories(45 ft.) 6 stories(80 ft.) o stories(80 ft.)' Ground floor height minimum 15 ft. 15 ft. None None Site coverage maximum 100% 90% 90% 80%. Minimum landscaping° 0%5 10% 10% 20% Minimum building frontage 50% 50% 50% 50% Residential density(units per acre) Minimums 25 25 25 15 Maximum 50 50 506 506 This table does riot apply to existing development.All new buildings in the district must meet these development standards, including projects using the Track 3 approval process. ' For standards for development surrounding the firture public plaza see Section 18.610.040,Special Requirements for Development Bordering Urban Plaza. 3 See also Section 18.610.045,Exceptions to Standards in the MU-CBD zone. ° In the MU-CBD zone,required landscaping can be provided on roofs. 5 Landscaping/screening requirements for parking lots must be met. 6 Station Area Overlay permits a maximum of 80 units per acre(see Map 18.610A). 7 3 stories/45 feet within 200 feet of Fanno Creek Park boundary(see Map 610.A)or within 50 feet of low or medium density residential district. s Minimum density applies to residential-only development(not mixed use). Exhibit C Page 44 of 52 DEVELOPMEN7T STANDARDS IN INDUSTRIAL ZONES STANDARD I-P I-L I-H Minimum Lot Size None None None Minimum Lot Width 50 ft. 50 ft. 50 ft. Minimum Setbacks Front yard 35 ft. 30 ft. 30 ft. Side facing street on comer& through lots[1] 20 ft. 20 ft. 20 ft. -Side yard 0/50 ft. [3] 0/50 ft. [3] 0/50 ft. [3] -Rear yard 0/50 ft. [3][4] 0/50 ft. [3] 0/50 ft.[3] -Distance between front of garage &property line abutting a public or private street - - Maximum Height 45 ft. 45 ft. 45 ft. Maximum Site Coverage[2] 75%[5] 85% 85% Minimum Landscape Requirement 25%[6] 15°,0 15% [1]The provisions of Chapter 18.795(Vision Clearance)must be satisfied. [2]Includes all buildings and impervious surfaces. [3]No setback shall be required except 50 feet shall be required where the zone abuts a residential zoning district. [4]Development in industrial zones abutting the Rolling Hills neighborhood shall comply with Policy 11.5.1. [5]Maximum site coverage may be increased to 809/6 if the provisions of Section 18.530.050.13 are satisfied. [6]Except that a reduction to 20%of the site may be approved through the site development review process. I-P-Industrial Park District I-L-Light Industrial I-H-Heavy Industrial i iEtBrCi_.ii .*_.Tno3t*!Q ta�rl'•O�'iUIIitL, .!f::i.l:'$i Exhibit C Page 45 of 52 APPENDIX F:TYPICAL SITE REQUIREMENTS FOR DEVELOPMENT TYPES Typical Criteria For Specific Development Sites Campus v Industrial/ CL r' Heavy Hi-Tech Electronic and Call Center/ Commercial Industrial/ General Food Manufacturing Computer Warehouse/ Business Office Shopping Manufacturing Manufacturing Processing 8,Processing Assembly Distribution Services (Class A) Center Hotel aa u 5to25 5to10 5to10 10 to 25 5to25 10 to 25 3to5 1to5 5to10 3to5 � z d c Interstate, w Interstate,state Interstate, state highway Interstate,state Interstate,state Interstate or Along arterial Arterial Arterial or � highway or state highway highway or highway or limited access Along or streets or street interstate a` principle or principle or principle principle ple principle four-lane arterial or in down town visibility, visibilityor o arterial within arterial within ithin 1-30 arterial within arterial within highwaywithin streets centers and prefers downtown 1-10 miles 1-20 miles "W1-15 miles 1-10 miles 1-15 miles transit areas transit areas centers o miles •Water flow 2 •Water flow •Water flow 2 •Water flow •Water flow 65,300 GPD •Water flow 2 24,600 GPD 3,500 GPD 24,000 GPD z 10,000 GPD •Water flow 2 •Water flow 2 •Water flow2 •Water flow 2 T •Sewer flow 2 74,300 GPD •Sewer flow •Sewer flow 2 •Sewer flow •Sewer fl ow ti 36,100 GPD 17,000 GPD 24,900 GPD 11,700 GPD .. 58,800 GPD •Sewer flow 2 24,600 GPD 3,500 GPD 24,000 GPD 2 10,000 GPD •Sewer flow 2 •Sewer flow 2 •Sewer flow 2 •Sewer flow •20MW 74,300 GPD 2 0.5 MW •0.5MW 0.5 MW 0.5 MW z 32,500 GPD 15,300 GPD 22,400 GPD 11,700 GPD Electricity •0.5 MW Electricity Electricity Electricity Electricity •1.0 MW •0.5 MW •1.0 MW .Fiber-telecom Electricity '0.5 MW .Broadband •Broadband •Broadband •Broadband t Electricity Electricity Electricity Electricity and route •Fiber-telecom Internet Internet Internet Internet diversity access access access access NCDA-Net Contiguous Developable Acres Source:Compiled by FCS Group based on Business Oregon Industrial Site Certification requirements and industry s tandards. _ani 20,l;L':;wtumic Q;,ixuttadlics.1r:y:;L: 37 Exhibit C Page 46 of 52 APPENDIX G: BUILDABLE LAND INVENTORY City of Tigard Buildable Lands Inventory as of Janua 1, 2010 x 444 M eT-ii'it�f�M{�Y{�lJ� t,.i.9j}r✓-`.+rt �x ? j}rr�S;sw#Cr k ii{z b �rti�.r rc +....r:{t 'a-�" ,-xy ;�'7. - 7'. gut ,yzp ;gyp Sid zi 5 y�,. kptsEf �ry r r �, - .Ars. .#♦,lots 1A+iwres; „ tats. Ams,;.• Commercial C-C 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 C-G 19 6.8 6 14.0 2 16.4 0 0.0 27 37.3 C-N 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 C-P 7 2.7 2 6.2 0 0.0 0 0.0 9 8.9 Mixed Use MU-CBD 3 1.1 0 0.0 0 0.0 0 0.0 3 1.1 MUC 3 1.4 1 1.3 0 0.0 0 0.0 4 2.8 MUE 35 13.9 4 6.1 0 0.0 0 0.0 39 19.9 MUE-1 10 3.8 1 1.5 1 5.7 0 0.0 12 11.0 MUE-2 1 1.2 0 0.0 0 0.0 0 0.0 1 1.2 MUR-1 9 3.2 0 0.0 0 0.0 0 0.0 9 3.2 MUR-2 2 0.8 0 0.0 0 0.0 0 0.0 2 0.8 Industrial 1-H 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 I-L 7 2.2 2 4.5 0 0.0 0 0.0 9 6.7 1-P 1 5 2.0 1 3 6.7 0 0.0 1 2 34.7 1 10 43.4 Total 1 101 38.9 1 19 40.4 3 22.1 1 2 34.7 125 136.2 Summary of Vacant Land by General Land Use Zoning Classification i-�..�e t � +� s ..ki�F7 r L r��. 3 �.,} !;4 d f 3�.3 ,�•',�dh "ylC4 Jti 7r l44 t E S4'. {, a tet` 1 cure, r x`L j N],�to+ adtes z 5 to 113 titre§ ;«,A ,10 gcr�s� 7©tai yti��,i 4� �'�� _ ` � ..yltots� �.�A��es;W�L�ats n�rs�"�ci*es .z>?L�s j�.`. �cte�;� �loft's.::`,��s��►cre�s`._;{ �ot��..x'Acr�s��" Commercial 26 9.5 8 20.2 2 16.4 0 0 36 46.1 Mixed Use 63 25.3 6 8.9 1 5.7 0 0.0 70 39.9 Industrial 12 4.2 5 11.2 0 0.0 2 34.7 19 50.1 Total 101 38.9 19 40.4 3 22.1 2 34.7 125 136.2 Source: City of Tigard. 38 Exhibit C Page 47 of 52 APPENDIX H: REDEVELOPMENT LAND INVENTORY I 3l: +r€r ra.`z x r`•{"- '4 r rss J .c R .r e `i"' ';` -hr -�"� rW7'�- xa " arty,� ar�itedeviapible�Pten#i +1rur�a� ntaac! r �{"��y, 7 M1u� w r �t �w arc 3 2�.. c 2 FHy,z M�N�yjj aY a t a a n sa ry may+ �- �T'yh r t�td.S .�5h�Yrt ! { .�.VS.+(F 2�+h? �r■A�{'is' '�'� r -.e5'P� �Y�i.i-�t �i E 21,i5.02i� r 'kLZ Y4Y-aF3+`e » �r y a'':�`7"uG ��{� 4'. � k's`�y w-�7f cs,E t��yr `"Y;'� r•``c`t r�� '�� { � � 5 �-k� k? ` �I f { ?; ;.;' w �_ ...+�'��.rs u�._�. ..�;r•�5,.�.Q�3,!;_�_,�,,tt�e,S ..�,,.��,�"�.o�t'3..e.; ..�.>�Ct�'�s _,s•�L`b'F�.�_/;Y�7a,�C@$ t�` C-C 0 0.0 0 0.0 4 8.5 C-G 8 3.4 13 6.8 158 255.0 C-N 0 0.0 1 0.2 2 2.8 C-P 11 3.8 17 10.9 35 33.6 MU-CBD 24 10.5 50 38.4 86 59.0 MUC 7 12.6 11 24.2 35 155.0 MUE 70 40.5 22 12.3 59 61.8 MUE-1 15 11.5 10 6.9 24 30.9 MUE-2 0 0.0 0 0.0 6 29.4 MUR-1 10 3.9 23 5.6 16 5.3 MUR-2 6 2.4 8 2.6 6 3.0 I-H 2 3.4 4 5.5 9 41.3 I-L 3 11.0 8 25.1 61 203.5 I-P 13 12.5 13 28.2 76 193.1 Total 1 169 115.6 180 166.6 1 577 1,082.0 Summary jof Reyt�devpeylo a�sbyle Potential �r+yP.`v��.;�.r�,.••iAl��#,a Mr�,x,Rr+,��..rrl�td J'��i7�f4?��lp.�t�l4if�',.�xi�Y��p��,�s �yt�,L._�al'a'�?Y�I�P. �K�^C?z C,?,.i t, >•d'-r }Y i. Alt �" 59 tSE;r'�� 1 S R 1alJ i J U{ '"'f �T � �] { q }ty rM, tC - r F4• �� .r+• � r 3�. n2s '' q '*} 'u$� �'J A t''S 'r 3vz. ~<xqi. �' ,jv �{{r d�{pct ''{�,uK�+t{rKr•jr r{ e�{y��l.�7.±2�C�F,�,4."ft Ore..��r�'�Lt�.',.,.{e�' �{e.{i�/1F 5-7'�'^' �s..l' � "�,.'� �i� k'L Commercial 19 7.2 31 17.8 199 299.8 Mixed Use 132 81.4 124 89.9 232 344.3 Industrial 18 27.0 25 58.8 146 437.9 Total 169 115.6 180 166.6 577 1082.0 Notes: 'Improvement to Land Value calculated from Washington County Tax Assessor data (Sept 2010). 2 196 Properties contained a zero Improvement or Land Value and are not represented here. Source: City of Tigard. Exhibit C Page 48 of 52 APPENDIX I: SUMMARY OF STAKEHOLDER INTERVIEWS In support of the City of Tigard's statewide planning Goal 9 Economic Opportunity Analysis, consulting staff interviewed twelve business leaders, employers and economic experts to gather perspectives on the City's current position and future economic opportunities. Summary of interview responses are included after each question, shown in italics. The list of respondents is included at the end of the summary. 1. What is Tigard's primary market advantage within the state and region with regard to attracting population and jobs? What do you feel are its greatest assets? Stakeholders consistently reported that Tigard's location is its primary asset, particularly its proximity to 1-5 and other major transportation corridors such as Highway 217 and Highway 99W. Other factors frequently cited included Tigard's position relative to Portland, an educated, affluent population, and open spaces. Four respondents mentioned that the size of Tigard and its suburban setting are attractive. Other named assets include the variety of housing options, diversity of office and industrial buildings and availability of land. 2. I'm going to read you a list of seven (7) items. From the list, please identify Tigard's primary strengths as a place to do business. The list below is organized in order of frequency of response, shown in parentheses. • Proximity to 1-5 and other transportation corridors (1 1) • Quality of life (10) • Available, skilled workforce (10) • Adequate public infrastructure (transportation, utilities, etc.) (5) • Access to local markets and customers (5) • General business climate (4) • Interaction with firms in the same and/or related industries (2) 3. (Optional- for employers) Do you have plans to maintain or expand your business in Tigard? If not, will you relocate within the region or elsewhere? Why or why not? Most employers who were interviewed said they plan to maintain their current location but are unlikely to expand. Two others said they hope to expand as the economy improves. Reasons for not moving include preferred location, access, and property ownership. One employer said a recent employee survey showed that most of their employees live near the business. One business owner said they may relocate when the current lease expires and relocate to a more thriving business district. 4. What geographic area(s) do you think best define(s) Tigard's competitive market region for commercial office, retail and industrial development? #CF Exhibit C Page 49 of 52 Most interviewees responded to this question by identifying areas in the City that are thriving or successful employment districts. Four respondents felt that the Tigard Triangle is a particularly competitive market area within the city, especially for industrial and retail uses. One person felt strongly that the Triangle was not as competitive as the Hunziker area. Washington Square and the surrounding area were cited twice as being competitive for retail. Other areas mentioned by one person included Oregon Business Park, PacCorp and the area between Highway 99W and Scholls Ferry Road. 5. The City is interested in redevelopment in its downtown and along the Highway 99W corridor, developing a mixed-use district in the triangle south of Highway 99W and north of Highway 217, and adding more neighborhood commercial uses to meet local needs. Do you agree with these priorities? Why or why not? Are there other areas or corridors the City should focus on? Most respondents agreed with these priorities, though several cautioned against development that would compound existing transportation problems (particularly along Highway 99W). There was support for revitalizing downtown by adding new businesses and destinations; including mixed uses, parks and housing that contribute to a unique identity for the City. There was also a good deal of support expressed for improving the Triangle by adding services and diversifying the types of businesses there with available land. Other ideas for focused efforts included the Tiede man/Greenburg area, the area north of Highway 99W and in the Oak Street or Locust Street areas by Washington Square. 6. What can Tigard do locally to complement the regional and state economy? Several respondents felt that improvements to the transportation network are important to support the Tigard economy. This included improving conditions for vehicle traffic, providing access to alternative transportation facilities such as bike lanes and light rail, and working with regional agencies (e.g., JPACT) to solve transportation problems. Two respondents suggested that the City needs an economic development department and/or active business recruitment by the mayor, city manager and economic development staff. Other ideas included lower taxes, incentives to start a business or re-locate in Tigard, and grants for small businesses. Two respondents recommended continuing to improve upon the current level of service and responsiveness of City building and planning staff. One suggested retaining large industrial tracts to attract potential employers. 7. What types of land and/or economic development actions or incentives are most needed in the City to nurture job growth and private investment? Respondents' most common suggestion was for the City to improve infrastructure - particularly transportation. Others suggested lowering taxes and strategically reducing system development charges (SDCs) for small businesses or other potential employers. Another suggested using enterprise zones or urban renewal areas to capture future tax revenues. Two others emphasized the importance of diversifying local businesses and professional services, particularly downtown. �i8�:,...ii i .2i:c3tS'.�i::.)jJ}•C !:a;;1{::;i,_ulil:%Si.`3 41 Exhibit C Page 50 of 52 8. What actions should be taken by the City to create a more balanced and sustainable community? Interview respondents had several ideas about how to create a balanced and sustainable community. These include diversifying the types of business in the city, adding more transportation options and creating mixed-use districts. Two people said that the City needs to focus its efforts and build a distinct identity and greater sense of community, including supporting local business and adding more commercial services to residential areas. Others suggested creating affordable housing and mixed-use districts near commuter rail and future light rail. Two respondents noted that they thought the City is doing well with its current efforts. 9. Along those lines, the City wishes to better balance jobs and housing. What types of housing do you think are most needed? While three interviewees responded that the current mix of housing is adequate, others suggested the need for a more diverse housing stock. Specific needs include moderate to low-income housing in or near downtown and commercial services, second-floor residential, condominiums and small lot or zero lot line homes. A few respondents suggested siting mixed-income housing near transit routes. 10. What business clusters exist or should exist in Tigard? What can the City do to build and strengthen these clusters? Most interview respondents said that Tigard does not have business clusters other than some collection of general services and industry. One identified a cluster of finance and professional services. Several felt that Tigard has a good diversity of businesses and does not need to build clusters. Others suggested that the City could encourage clusters by recruiting a large company so that supporting organizations follow, or by acquiring and consolidating large parcels to sell to a major employer. One respondent recommended the City find a niche such as specialty medical, technical or manufacturing that does not compete with existing retail establishments including Washington Square. 11. What opportunities and challenges are there to expanding the traded sector in Tigard? What goods and services could be produced locally rather than imported, and what could be exported? Most respondents did not have an answer for this question. One suggested that all services are imported and another suggested polling the manufacturing sector to identify existing goods and services offered in Tigard. Another interviewee pointed out that there is a great deal of vacant Class A and B office and industrial space, which is both a challenge and an opportunity for the City to attract new industry and business. 12.Are there certain goods or services that you think are missing in the City of Tigard today? 42 Exhibit C Page 51 of 52 Goods and services that interviewees said were missing from Tigard include downtown grocery and retail, upscale restaurants and neighborhood commercial services. Others suggested that Tigard needs light rail or bus rapid transit as well as more parks and trails. One recommended that Tigard develop a unique identity based on neighborhood and housing design in order to compete with the large surrounding retail and cited Sierra Madre, CA as a successful example. 13. Is there anything else you'd like to add? Interview respondents offered the following closing comments: • One person stated that he is frustrated with the lack of economic development activity on the part of the City. • Tigard has the opportunity to be a good example for a small city. Improve transportation options and get people off the freeways while maintaining mobility in and between towns. • The City needs to be efficient to support businesses. Be prepared for the economic upturn. Keep an eye on the planning department and have a contingency plan to respond to an increase in business activity (e.g., hire contractors or new staff). • Be sure to "over-communicate" this and other City projects. Explore and use a variety of communication media, including mail and social media. • It is great that the City is doing this type of outreach and planning. • Tigard's city council members toured Vancouver, BC a few years ago to look at urban planning and transportation issues. The trip, hosted by Metro, was very beneficial in generating ideas on how to meet these challenges. List of Interviewees 1. Kirsten Alvares, Gerber Legendary Blades 2. Jonae Armstrong, Washington Square 3. Mark Ellsworth, Economic Revitalization Team 4. Donald Fox, Fox Chiropractic Clinic 5. Mike Marr, Tigard Central Business District 6. Debi Mollahan, Tigard Area Chamber of Commerce 7. Bonnie Nakashimada, George Fox University 8. Jonathan Schlueter, Westside Economic Alliance 9. George Specht, Specht Properties 10. Eric Sporre, PACTrust/Oregon Business Park 11. Mike Stevensen, B&B Printing 12. Eric Turner, GVA/Kidder Matthews 4.. 6',A o M,14-- J 4 PP Buldabl&,Lands '} s ._ } u lA+ashilig4on Square g f,_ e u , w and, `� , '+ 5 s 9 ` t �r � t �� ,r Redevelopments:; r7a 11W6 Refill Potential xs.,,4 a tic r-> t '£ f3t t I i S llo•, 1�4a, t Q 1 n pMYf• , .`, A gWetland , - ,rt}$yrpl}�a,� Stream CoffwTl- n tg ro if , rt` , y s ° ° �PonasbW � Tlgartlt Buildable r° F t r•- ° 5 "ti'lj Y'S I�'��n 1 F .E' airs ' 'Tf lani}lE "*'i m x rl xI r' �,• }, ;°/ OWIItOW►i '�. m; Y_ e - 3 ? L1yfi i �'11><{ raF F• ,� F. ..�f � !1 �' Commeraal� a 7�`{ Redevelopment Potentlat a ? � �, ✓ r ti . .r�? r �: r�,i.- 4 ��,� i Y p ,. �, Impr va Land a V�' Z u�b r f ( '�� t"� d- �� -.+,its °" i•_� i. r r3'�i ti�u i'n i,r r�i t ��' r;�).�. I � v Govemmenl n 0�aed Land • r -. •c � ,.v •� h Paclflc'Highway ay r {` ae��,. `. r !•�- 1 'L yl' y "�'f J' T )�, !^`��' il.' rte W 4[ImaJ.o va,tl 1P .� HU FT. or r c�e33 Px. } at ti ay a �%h! R� 4 nr ?17 p t f5 l .rSrN Ir�S'I*' Gw.ww 4 N -J i :+ .wig M^a" PRE - APPLICATION CONFERENCE NOTES PRE-APPLICATION NOTES FOR CITY OF TIGARD EOA POST ACKNOWLEDGMENT PLAN AMENDMENT (CPA) March 26, 2014 STAFF PRESENT: Gary Pagenstecher,Lloyd Purdy APPLICANT: City of Tigard PROPERTY LOCATION: City-,vide TAX MAP/ LOT#'s: Citywide PROPOSAL DESCRIPTION: A Post Acknowledgment Plan Amendment (PAPA) to the City of Tigard's 2011 Economic Opportunities Analysis (EOA), amending the inventory of industrial lands and findings to reflect a revised suitability analysis that includes slope as a development constraint factor and thereby withdrawing land from the inventory. 66.6"r l91 COMP PLAN DESIGNATIONS: Heavy Industrial,Light Industrial (amendment restricted to industrial zoned lands. ZONING: I-P, I-L, I-H NEIGHBORHOOD MEETING A neighborhood meeting is not required for a legislative comprehensive plan amendment. APPLICABLE CRITERIA 18.380.020 Legislative Amendments to this Tide and Map Legislative zoning map and tett amendments shall be undertaken by means of a Type IV procedure, as governed by 18.390.060.G. 18.390.060 Type IV Procedure A. A pre-application conference is required for all Type IV actions. C. Applicanrequirements. 1. Type IV applications shall be made on forms provided by the director as provided by 18.390.080.E.1. 2. Submittal information. The application shall: a. Contain the information requested on the form; b. Address the appropriate criteria in sufficient detail for review and action; c. Be accompanied by the required fee; and d. Be accompanied by 18 copies of the narrative. G. Decision-making considerations. The recommendation by the commission and the decision by the council shall be based on consideration of the following factors: 1. The Statewide Planning Goals and Guidelines adopted under Oregon Revised Statutes Chapter 197; Statewide planning goals 1, 2,and 9 2. Any federal or state statutes or regulations found applicable; Oregon Administrative Rule 660, Division 9 3. Any applicable METRO regulations; Metro Urban Growth Management Functional Plan,Title 4 Industrial and other Employment Areas 4. Any applicable comprehensive plan policies;and (Goal 1, Citizen Involvement; Goal 2,Land Use Planning; and Goal 9, Economic Development). 5. Any applicable provisions of the city's implementing ordinances. (18.380.020 Zoning Map and Text Amendments; 18.390.060.G Decision Making Procedures). PROCESS Application for a Type IV comprehensive Plan Amendment: two hearings, one before the commission and one before the council, are required for Type IV actions.The 120-day rule is not applicable to legislative changes. t Decision timeline: A„2 IL ° -4-7Application submittal and notice mailed to D_LCD and others (min 35 days in advance of 1" evidentiary hearing). ne g y June 2 Planning Commission hearing tie i t-� �, ] June 24 CC briefing July 8 City Council hearing and decision u L ) 2- APPLICATION APPLICATION FEES: Comprehensive Plan Amendment: NA PREPARED BY: stecher Associate Planner 2