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Metro - No. 934041 - Construction Excise Tax Grant-Tigard Triangle Walkable Suburban Development Project f ' Metro Contract No. .934041 CONSTRUCTION EXCISE TAX GRANT INTERGOVERNMENTAL AGREEMENT Metro—City of Tigard Tigard Triangle Walkable Suburban Development Project This Construction Excise Tax Grant Intergovernmental Agreement("Agreement")is effective on the last date of signature below,and is entered into by and between Metro,a metropolitan service district organized under the laws of the state of Oregon and the Metro Charter,located at 600 Northeast Grand Avenue,Portland OR, 97232("Metro"),and the City of Tigard("City'), located at 13Y 2 S S OJ A/4//S/vcollectively referred to as"Parties." �T/9�si^�; G/� ej7_2 3 WHEREAS, Metro has established a Construction Excise Tax("CET"), Metro Code Chapter 7.04, which imposes an excise tax throughout the Metro regional jurisdiction to fund regional and local planning that is required to make land ready for development after inclusion in the Urban Growth Boundary; and WHEREAS,the CET is collected by local jurisdictions when issuing building permits,which the local jurisdictions then remit to Metro pursuant to Construction Excise Tax Intergovernmental Agreements to Collect and Remit Tax entered into separately between Metro and the local collecting jurisdictions; and WHEREAS,the City has submitted a CET Grant Request("Grant Request") for the Tigard Triangle Walkable Suburban Development Project("Project"); and WHEREAS Metro has agreed to provide the City CET Grant funding for the Project in the amount of $145,250,subject to the terns and conditions set forth herein,and the parties wish to set forth the funding amounts,timing,procedures and conditions for receiving grant funding from the CET fund for the Project. NOW THEREFORE,the Parties hereto agree as follows: 1. Metro Grant Award. Metro shall provide CET grant funding to the City for the Project as broadly described in the City's CET Grant Request, attached hereto as Exhibit B and incorporated herein("Grant Request"), in the amounts and at the milestone and deliverable dates as set forth in Exhibit A attached hereto and incorporated herein, subject to the terns and conditions in this Agreement. In the event of a conflict between Exhibit A and Exhibit B,Exhibit A shall govern. 2. City Responsibilities. The City shall perform the Project as broadly described in the Grant Request and as specified in this Agreement and in Exhibit A, subject to the teens and conditions specified in this Agreement and subject to the"funding conditions"recommended by the Metro Chief Operating Officer and adopted by the Metro Council in Resolution No. 15-4640. The City shall obtain all applicable permits and licenses from local, state or federal agencies or governing bodies related to the Project,and the City shall use the CET funds it receives under this Agreement only for the purposes specified in the Grant Request and to achieve the deliverables and/or milestones set forth in Exhibit A. In the event of a conflict between Exhibit A and Exhibit B,Exhibit A shall govern. 3. Payment Procedures. Within 30 days after the completion of each deliverable/milestone as set forth in Exhibit A,the City shall submit to Metro an invoice describing in detail its expenditures as may be needed to satisfy fiscal requirements. Within 30 days of receiving the City's invoice and supporting documents, and Page 1 —CET PLANNING&DEVELOPMENT GRANT IGA—Metro&City of Tigard 1 ® .I• J subject to the terms and conditions in this Agreement,Metro shall reimburse the City for its eligible expenditures for the applicable deliverable as set forth in Exhibit A.Metro shall send CET payments to: City of Tigard ,f d/22 A q j, *4--7 D-e W-Department Attention: 5" s�0, Shah k—S GIS 22.3 4. Funding_Provisions. (a) CET Funds. Metro's funding commitment set forth in this Agreement shall be fulfilled solely through the programming of CET funds;no other funds or revenues of Metro shall be used to satisfy or pay any CET Grant funding commitments. The parties recognize and agree that if the CET is ever held to be unenforceable or invalid,or if a court orders that CET funds may no longer be collected or disbursed,that this Agreement shall terminate as of the effective date of that court order, and that Metro shall not be liable in any way for funding any further CET grant amounts beyond those already disbursed to the City as of the effective date of the court order. In such case the City shall not be liable to Metro for completing any further Project deliverables as of the date of the court order. (b) Waiver. The parties hereby waive and release one another for and from any and all claims, liabilities,or damages of any kind relating to this Agreement or the CET. 5. Project Records. The City shall maintain all records and documentation relating to the expenditure of CET Grant funds disbursed by Metro under this Agreement,as well as records and documentation relating to the . $158,000 financial match being provided by the City for the Project. The City shall provide Metro with such information and documentation as Metro requires for implementation of the CET grant process. The City shall establish and maintain books,records,documents,and other evidence in accordance with generally accepted accounting principles,in sufficient detail to permit Metro or its auditor to verify how the CET Grant funds were expended,including records demonstrating how City matching funds were expended.Metro and its auditor shall have access to the books,documents,papers and records of the City that are directly related to this Agreement,the CET grant moneys provided hereunder,or the Project for the purpose of making audits and examinations. 6. Audits Inspections and Retention of Records. Metro and its representatives shall have full access to and the right to examine,during normal business hours and as often as they deem necessary,all City records with respect to all matters covered by this Agreement and Exhibit A. Such representatives shall be pennitted to audit,examine, and make excerpts or transcripts from such records,and to make audits of all contracts,invoices,materials, payrolls and other matters covered by this Agreement. All documents,papers,time sheets,accounting records,and other materials pertaining to costs incurred in connection with the project shall be retained by the City and all of their contractors for three years from the date of completion of the project,or expiration of the Agreement, whichever is later,to facilitate any audits or inspection. 7. Tenn. This Agreement shall be effective on the date it is executed by both parties,and shall be in effect until all deliverables/milestones have been achieved, all required documentation has been delivered,and all payments have been made as set forth in Exhibit A,unless terminated earlier pursuant to this Agreement. 8. Amendment. This Agreement may be amended only by mutual written agreement of the Parties. 9. Other Agreements. This Agreement does not affect or alter any other agreements between Metro and the City. Page 2—CET PLANNING&DEVELOPMENT GRANT IGA—Metro&City of Tigard 10. Authority. City and Metro each warrant and represent that each has the full power and authority toenter into and perform this Agreement in accordance with its terns; that all requisite action has been taken by the City and Metro to authorize the execution of this Agreement; and that the person signing this Agreement has full power and authority to sign for the City or Metro,respectively. Metro City of Tigard By: By: Martha Bennett Title: Metro Chief Operating Officer Title: City Manager Date: pDate: 3-157-01-01(o Approved a to Fora: Approved as to Form: By: By: ison . Kean Title: Metro Attorney Title: City Attorney Date: Date: Attachments: Exhibit A—Milestones and Deliverables Schedule Exhibit B—City's Grant Request Page 3—CET PLANNING&DEVELOPMENT GRANT IGA—Metro&City of Tigard Exhibit A IGA for Community Planning and Development Grants funded with CET Tigard Triangle Walkable Suburban Development Milestone and Deliverables Schedule for Release of Funds Milestone Deliverable Date Due* Grant Pa ment 1 Execution of CET Grant IGA Mar 31, 2016 $0 a) Signed IGA document 2 Lean Code Development Oct 31, 2016 $0 a) Stakeholder Engagement b) Draft Code and Related Amendments c) PC and CC Briefings d) Public Review& Comment 3 Lean Code Adoption Dec 31, 2016 $0 a) Public Notice& Comment b) PC and CC.Hearings c) CC Adoption 4 Urban Renewal Plan Development Dec 31, 2016 $105,250 a) Urban Renewal Plan b) Opportunity Site Analysis c) Streetscape Design Plan d) Stakeholder Engagement e) TAC and CAC Review & Comment f) PC and CC Briefings g) Public Review& Comment h) Midterm progress report 5 Urban Renewal Plan Adoption Jan 31, 2017 $0 a). Public Notice& Comment b) PC &CC Hearings c) CC Adoption 6 Urban Renewal Campaign & Rebranding Strategy Jul 31, 2017 $40,000 a) Campaign and Rebranding Strategy, Materials and Implementation, and Urban Renewal Public Vote (May 16, 2017) b) If vote fails, preparation and CC adoption of annotated list of infrastructure priority projects identified during Milestone 4 c) Final Progress Report with performance measures TOTAL REIMBURSABLE AMOUNT $145,250** 1 * Due dates are intended by the parties to be hard estimates of expected milestone completion dates. If the City anticipates that a due date cannot be met due to circumstances beyond its control, it shall inform Metro in writing no later than ten(10) days prior to the due date set forth above and provide a revised estimated due date; and Metro and the City shall mutually agree upon a revision to the milestone due dates set forth in this Agreement. **If the Grant contained any Funding Conditions, Grantee shall demonstrate satisfaction with those conditions at the applicable milestone or deliverable due dates. Note: City of Tigard financial match= $67,500. City of Tigard in-kind match= $90,500. Acronyms: PC=Planning Commission CC=City Council TAC=Technical Advisory Committee CAC =Citizen Advisory Committee 2 Exhibit B Check one: Communit'y' - annin.g:and'Development"Planning.Grant 0; Letter ofhtew. Cover Sheet F,/�. Full Application I Applicant j l g g velo.pment Organization City of Tigard. ProName Ti and Trian le Walkable:Suburban.De Contact;NarrSe Cheryl Caines,Associate Planner Address 1'31,25,:SW Hall Blvd: Phone _ _ ,.... _. ... . (503)718-2437 I Fax 'S03-684-729T Email cherylc@t'garcl or:gov Fed.TaxlD# �93 050394Q Fiscal'.AgenVOT'ganization F --. (if different from applicant) Contact Name, Address Phone. Fax Email Project iocation Description(25.words or less) Tfie:Ti.gard Tnangle'i"s seven.miles south of'downtoWA Portland;just east.of Downtown Tigard.and`bound by Interstate 5 Highway 2,17; and Highway 9. W. Project Summary(50'wordskor less) This application.isoffered as an investigation of walkable;mixed u"seAeveloprnentfeasibility'withiri,the,Tiga'rd Tnarigle'that leads.to identificatiow6toptimal sites;•partnerships,and development fools to fa ih6te such,developinenf and,transforms theiTriangIe's_iinage from.a suburban/commuter.area:to a mixed-:use/pedestrian oriented district'that.supports rJ . egional housing. CPDGfundin j request $ ,145,250 If submitting,more'than one. proposal.please rank.,this Metrocouncil TotaI project cost 303,340 pro osaV morder of riorit Distriet;of Project 1 $ . p priority :We;;the undersigned„attestrrhot to,the tiest<ofour,knowledg`e.the information'in this application is('rue'and.thotallsignatories have authorization to submit this: grantapplicption to Metro,'s:,Communifv Planning and Developmeni'Grants Program., Applicant Ocganizatio.n,Name City,ofTigard Printed'Name Kenny Asher,Community Development Director Signature % Date 6 1=1.5; Fiscal Agent; Organization,Name Printed Name SignatureDate To ensure complete letter-of intent or full application,please see section 2 of the_CPDG Application Handbook,fdr a.complete list of neces"sary•docun-ents for submittal: May 27, 2015 REDO Martha Bennett, Metro Chief Operating Officer Community Development and Planning Grants,Attn: Gerry Uba 600 NE Grand Avenue Portland, OR 97232 Re: Community Planning and Development Grant Application-Tigard Triangle Dear Martha, On behalf of the City of Tigard and the Tigard City Council, I am pleased to submit this grant application to complete pre-development activities within the Tigard Triangle. The Tigard City Council authorized the application by resolution on May 26, 2015. The Tigard Triangle project is for pre-development feasibility assistance that will lead to: • Adoption of a new "Lean Code" that emphasizes design and is largely form-based, is efficiently administered and results in development that contributes to the district's strong and clear pedestrian orientation; • Identification of optimal sites, partnerships and development tools to facilitate a mixed-use, walkable development patterns in the district, and completion of pre-development activities for a walkable, mixed-use project on at least one site; • Utilization of urban renewal as a tool to encourage this development pattern; and • Re-branding of the Triangle from a "drive-to" big box and office-center to a.pedestrian-oriented, mixed-use district. This project will build upon the Tigard Triangle Strategic,Redevelopment Plan (completed March 2015) which details the long-range vision for the Triangle. The plan.includes a diverse mix of uses, improved connectivity for all travel modes and an enjoyable walking environment. Implementation strategies were also identified in the plan, and several are part of the proposed grant application- including the drafting and adoption of new Triangle code regulations;identification of catalyst sites and consideration of urban renewal as a funding tool for needed infrastructure. The City of Tigard is dedicated to transforming the Triangle's development capacity and changing the area into a walkable, mixed.-use district. With Metro's assistance, this project will establish a new _... 131 S Hall 1311d ;® Tigard,Oregon 9723 s03 6 9 417.1 TTS'Relay 5(33,64.2772 .'$ u .tartl=or god.; development pattern in the Triangle that aligns with Tigard's visionJor the role the Triangle will play as part of the'Tigard Town Center. This grant application is one of two requests the city has for CET grant funds. The Tigard Triangle Walkable Suburban Development project is our second highest priority. If you have questions concerning this application, please contact Community Development Director Kenny Asher at 503-718-2443 or KennyA@tigard-or.gov. Sincerely, Joh` `L. Cook, Mayor City of Tigard I `e r Tigard 'Triangle d '. Walkable Suburban Development Implementation Community Planning & Development Grant Application June 1, 2015 PROJECT NARRATIVE A. Project Description The Tigard Triangle Community Planning and Development project will support pre-development assistance that: o Prepares and adopts a new"Lean Code"that emphasizes design and is largely form-based, is efficiently administered and used, and results in development that contributes to the district's strong and clear pedestrian orientation o Identifies optimal sites, partnerships and development tools to facilitate a new,walkable development pattern in the district o Completes predevelopment activities for a walkable mixed use development project on at least one site. o Examines urban renewal as a tool to encourage this development pattern o Rebrands the Triangle from a "drive-to" big box and office center,to a pedestrian-oriented, mixed use district The following is a detailed work plan describing project goals and expected outcomes, and work products to be produced as a result of work by the City and through proposed grant funding. Attachment 1 shows the Tigard Triangle district, and Attachment 2 sample photos of the area. 1. A Lean Code for the Tigard Triangle-Milestone 1 The City intends to develop implementing regulations that will foster development of a walkable and interconnected community within the 450-acre area known as the Tigard Triangle. The Triangle is an existing plan district that has struggled to develop as originally envisioned with a mix of uses and a strong pedestrian/bikeway system. Having just completed a community-supported concept plan update,the Tigard Triangle Strategic Redevelopment Plan,focus now turns to implementation and modification of city regulations. Three principal objectives are sought: 1. Design: New development in the Tigard Triangle will result in a walkable community where people enjoy healthy and interconnected lives. This primarily means incentivizing and requiring the development of streets, blocks, buildings, landscaping and access-ways that usher in a highly walkable environment for Triangle residents,workers, and visitors. 2. Process: The new code will enable development to occur without lengthy review time or undue expense. The code should be largely form-based,simple to understand,grounded in common sense, and supportive of entrepreneurial development and small, local enterprise. 3. Results: By implementing a "lean" code,a mixture of development projects should be incentivized, including temporary uses to demonstrate new ideas for using land and establishing the Tigard Triangle as an exciting place and burgeoning community. A key feature of the new code will be its appeal to developers, builders and property owners even with its rigorous pedestrian orientation. Task 1.1. Establish Public Involvement Process • Prepare and execute public involvement plan • Re-engage stakeholders active in the Tigard Triangle Strategic Redevelopment Pian • Seek opportunities to build relationships and bring new viewpoints to the project • Build support from people who are invested in the Triangle or want to help shape the community Ensure that the vision and plans are inclusive of the communities represented here Task 1.2. Background Research 1 • Review existing plans, reports and other documents Identify lean code examples and precedents • Identify options for efficient code administration Task 1.3. Develop Lean.Code Elements: • Pedestrian Oriented Streets-Some building sites face conflicts between providing building frontage along key pedestrian streets and at prominent corners,while still allowing for-parking. Design.standards are needed to make all streets pedestrian friendly while still allowing for parking,automobile access and development feasibility. • Connectivity-There is a lack of pedestrian connectivity between existing developments as well as an incomplete street/sidewalk system that makes it difficult to move through the Triangle without traveling by car. Implementation will need to ensure that pedestrian connections are made between developments and within large development sites. • Transportation-Existing parking standards do not support a walkable, mixed-use style of development and so are expected to change. However,the area has limited transit service and is difficult to reach by biking or walking from other areas. The Triangle's location offers easy auto access and is attractive to employers/businesses for that reason. Parking requirements need to acknowledge the transitional nature of the district without perpetuating over-reliance on vehicle travel. • Flexibility-Natural features,topography,and existing development patterns sometimes do not allow for strict adherence to the code. Flexibility is needed in design standards to accommodate these factors. • Existing Small Lots-Several areas of the Triangle were historically residential with single family homes on small lots. These homes and small lot pattern remain, resulting in large areas under multiple ownerships. Existing codes and regulations.discourage small scale development. Yet to achieve a critical mass of people in the district,development at all scales is desired. At the same time, development projects cannot be disconnected from one another nor from the public realm. • Commercial Bottom Floor-Mixed use development is allowed but not currently required within the Triangle. However,the City.is seeking-a way to encourage commercial uses or commercial ready space on ground level floors in key areas. 'Other parts of the city suffer-for'the disaggregation of uses and the resulting need for automobile use. This pattern should not be-repeated.in the Triangle if it can be avoided. • Parks/Open Space/Trails-The Triangle plan identifies-parks,trails and open spaces as key elements for a successful implementation. The city will seek opportunities to purchase and develop these amenities. .• Red.Rock Creek-A key feature of the plan is the Red.Rock Creek trail. The development code currently only requires dedication of trail easements within the 100-year floodplain.. A strategy is needed to address dedication for trails in more areas than just floodplain. Task 1.4. Draft the Lean Code and Other Amendments • Prepare draft code sections and graphics Prepare amendments to other Code sections as needed Task 1.5. Lean Code Adoption • Planning Commission hearings and decision • City Council hearings and adoption 2. Catalytic Opportunity.Sites and Pre-Development Analysis-Milestone 2 Certain developments occasionally can serve a catalytic role.That.is,a development°could be the first project of its kind to demonstrate.the viability'of a particular development type, it could be of a large scale that has the potential to change the character of a part of the Triangle, or it could be large enough to justify major infrastructure investments that in turn serve as incentives for subsequent projects in the vicinity. Catalyst projects tend to be "pioneering" in that there is little to no local precedence for the project and,therefore,they often require some financial assistance or other type of public-private partnership. Private development in the Triangle that meets these criteria may be appropriate for more direct involvement by the City. This grant element will identify optimal sites, partnerships and development tools to facilitate a new, walkable development pattern in the district,and will 2 complete a more detailed pre-development feasibility and financial strategy for a selected site leading to a development agreement. Task 2.1. Identify Optimal Sites • A preliminary list of sites has already been identified (See Attachments 3 and 4) • PacTrust site (11626 SW Pacific Hwy.) • Specht site (multiple addresses near SW 69`h Ave:and Clinton St.) • Lampus site (multiple addresses on SW 72nd Ave. between Clinton and Dartmouth) • Tran site(12465 SW 72"d Ave.) • Develop evaluation criteria such as size, location,value, physical suitability,developer interest, availability • Prepare a preferred development program or programs for each site consistent with the Tigard Triangle Strategic Redevelopment Plan • Evaluate identified and other sites against criteria • Select 3-4 sites for further study Task 2.2. Preliminary Site Analysis and Development Concepts • Analyze any environmental constraints using known sources • Prepare massing diagrams for each site using preferred development program(s) • Develop order of magnitude cost estimates for both land and construction • Evaluate financial feasibility utilizing rental and sales information developed for the Tigard Triangle Strategic Redevelopment Plan • Identify order of magnitude financial gaps and other development obstacles for each site Task 2.3. Strategies and Tools to Overcome Obstacles Develop strategies for each site that address partnerships,tools and other actions leading to feasible development including: • `Financial assistance: Identify financing tools that the City may use to assist in reducingfinancing gaps for private development. • Infrastructure development:The construction of infrastructure at public expense,such as a road,sidewalk, or utilities that are required by private*development,can reduce financial gaps by creating"off-balance- sheet" equity for the developer, reducing overall development costs, and enhancing feasibility. • Public-private partnerships:Whenever the City takes an active role in development, it is,appropriate to enter into development agreements with developers to specify the terms of'the partnership,the specific roles of each party,the obligations of the developer, and other criteria to be negotiated. • Staff assistance:Proactive staff can be enormously helpful in making redevelopment happen. Task 2.4. Lessons Learned and Preferred Site Selection • Assess the overall feasibility of the individual strategies • Identify elements that are most likely to be utilized and supported by the City • Identify actions necessary to enable desired elements • Select a preferred site and strategy for more detailed analysis Task 2.5. Developer Solicitation(if needed) It is anticipated that a developer partner or partners will participate in tasks 2.1-2.4 and Will participate in the following tasks focused on the preferred site,including securing a purchase option. If no partner is in place, developer solicitations will be conducted. • Prepare developer solicitation materials • Identify and interview interested developers • Select developer partner Task 2.6. Pre-Development Assessment of Preferred Site • Conduct phase 1 and 2 environmental investigations 3 i Q* ` a Conduct appraisal and survey Task,2.7' Refine Development'P'rogram,and Design Concepts • Refine existing:.market studies to identify value, preferred uses, unit size and mix, rent and Pease rates. • Refine desired development program • Refine conceptualsite plan and massing diagram including building placement, unit sizes, parking arrangements and construction types • Refine planning level cost estimates Task 2.8. Refine Financial Analysis and Implementation Strategies • Refine pro-forma for preferred site,and identify funding gaps • Evaluate effectiveness of the already identified public/private strategy for-the site and refine as necessary • Finalize all elements of the strategy including public financing to address financing gaps Task2:9. Development Agreement and Approvals • Prepare draft development agreement • Finalize development agreement with developer partner • Secure approvals withlapprdpriate city boards and commissions.as needed 3. Potential Urban Renewal District Formation and Decision-Milestone 3 The Tigard Triangle Strategic Redevelopment Plan identified urban renewal as a key financial tool that could be employed to reduce financial gaps in private development and to help fund key public infrastructure projects. The City of Tigard has an urban renewal district in downtown that has supported several planning and infrastructure projects related to the revitalization of downtown Tigard. While an urban renewal district is primarily a funding source, it is also a signal to developers that the city is committed to the area and has established a funding mechanism to share in the cost of'some of the needed improvements. In Tigard,the formation of an urban renewal district must go out to,a citywide vote,'and would need to be preceded by a plan and.a report that details the conditions of blight,the geographic�extent of the district, and the planned projects and actions that would be funded by`urban renewal.This grant element will develop all of the documentation necessary to form an urban renewal district, and establish a process for the City Council to consider whether to'send the matter out for a citywide vote. Task 3.1. Establish Public Involvement Strategy and Process • Preparation of draft urban renewal plan and report • Decision-making process for a citywide vote Task 3.2. Review Materials • Review existing plans, reports and other documents • Preliminary boundary and plan goals Task 3.3.;Develop.Required Plan Elements • Boundary and project goals • Blighting factors within the plan boundary" • Activities to be funded by plan Cost estimates of plan activities • Projections of potential tax increment cash flows over the life of the plan • Cash flow and project phasing,timeframe needed to carry out project activities • Tax impacts analysis on revenues foregone by other taxing bodies • Maximum level of indebtedness for the plan Task 3.4. Draft the Urban Renewal Plan and Report Documents • Refine the list of project activities to be undertaken in the plan 4 • Prepare all required plan sections and wording prescribed by Oregon law, including Measure 50 wording on maximum debt • Develop all legally required data on project conditions, including acreage, land uses, existing and proposed zoning, building conditions, and overall,blightingconditions for the-report • Prepare the financial statements required by ORS 457 Task 3.5. City Council Consideration • Decision-making process for a citywide vote 4. Rebranding the Tigard Triangle-Milestone 4 The goal of this task is to rebrand the Tigard Triangle from a place known for offices and big_box,retail to a pedestrian-oriented, mixed use district that supports regional demand for housing. Each of the previous tasks described above implement the vision established in the Tigard Triangle Strategic Redevelopment Plan and this task is designed to tell the story of that vision to current and future residents,visitors,employers, investors and developers. The vision is for a pedestrian-oriented, mixed-use district built around the Triangle's distinguishing natural features;a place that is easily walkable, is connected to its surroundings,and meets the environmental, social and economic sustainability goals of the City and Region. The rebranding effort,is also directed to existing city residents so that they better understand the dynamic potential for this area, how the City is working to implement the vision,and how their support is critical to the success of the new Tigard Triangle district. Task 4.1. Background Research • Research current messaging and communications regarding the Triangle and City • Conduct surveys and other research to determine current perceptions and attitudes. • Review vision documents and efforts to implement the Tigard Triangle Strategic Redevelopment Plan Task 4.2. Develop Rebranding Strategies • Identify messaging concepts to convey the vision for the Tigard Triangle • Identify communication vehicles best suited to convey the messaging • Identify target audiences to receive the messaging. • Prepare a recommended rebranding strategy that addresses messaging content, communication methods, audiences • Identify an implementation program addressing web-based, collateral materials, broadcast and other media designed to deliver the rebranding strategies,costs and schedule Task 4.3. Produce Priority Rebranding Strategy Elements • Based on a budget to be determined, produce one or two priority elements such as a logo and collateral materials,web-page design, photos,graphics and written materials,etc. • Assist in executing the communications effort B. Project Site Description The Tigard Triangle is a 450-acre district located seven miles south of downtown Portland,just east of Downtown Tigard, and bounded by Interstate 5(1-5), Highway 217, and Highway 99W(Pacific Highway). This close proximity to highways allows convenient regional auto access to the area but also creates major barriers for bike and pedestrian travel from nearby neighborhoods and destinations such as Portland Community College(Sylvania),downtown Tigard, and the Kruse Way office park. The Triangle has long been considered an area that could easily accommodate a considerable increase of residences;employment,and shopping/services. However over the last.50 years,growth in the area has been mainly limited to office buildings of varying size and big box retail stores on the district's western side. See Attachments 1 and 2. In the past year,the Triangle's first three story mixed-use building was constructed utilizing the city's Vertical Housing Development program—the single development tool in place to incentivize,mixed use projects in the district. 5 C. Project Background In 2013 and 2014,the City developed_the Tigard Triangle Strategic Redevelopment Plan with input from a variety of stakeholders including property owners, developers, business owners, employees, bicycle/pedestrian advocates, and Tigard residents. The TTSP provides a long`range vision to: • Diversify the mix of uses in the area • Improve connectivity for all travel modes within the district and to neighboring areas • Create a safe and enjoyable walking environment • Provide parks,open spaces and places to gather while enhancing and protecting natural amenities • Accommodate and leverage high capacity transit service and stations if supported by Tigard residents Several implementation measures were identified in the Plan to achieve these outcomes, including regulatory actions, infrastructure investments, and incentives to stimulate public-private partnerships. Over the next 8—12 months,the city will'complete the most important regulatory action needed to implement the Plan,which is the creation and adoption of a new"lean'land use code that will shorten the review time and lower the cost and risk of receiving land use approval for development projects that accomplish the goals of the TTSP. Upon adoption of the new code,the Community Planning and Development Grant funding will be put to use to remove remaining barriers to the desired development patterns, allowing the city to conduct site specific studies and investigate the necessary public investments and partnership strategies that will catalyze and remake the Triangle. The City's commitment to this district is resolute. In addition to its participation in the Southwest Corridor planning process, its completion of the TGM-funded Triangle Strategic.Plan, and,the city's council's adopted goal to adopt that Plan and enable future development.capacity in the Triangle,the council elevated the importance of the Triangle's future as a'walkable suburban district by adopting a citywide strategic vision to make Tigard the most walkable city in the Pacific•Northwest where people of all ages and abilities enjoy healthy and interconnected lives. D. Evaluation Criteria 1 - 11 1. Expected Development Outcomes: It is imperative to change the identity of the Tigard Triangle from a suburban/commuter employment area to an interesting,walkable, unique district. Fortunately the opportunity sites in the Tigard Triangle are.either underdeveloped or vacant,and the block structure is incomplete. The Metro grant will allow the city to select a few promising redevelopment sites and determine.the partnerships, public financing strategies, infrastructure and predevelopment work needed to begin transforming the Triangle. The project may include the following,range of planning activities:at the district level-identification of financing gaps and public investments/financing`to overcome them (including appropriateness of urban renewal); at the site level,-conceptual design and evaluation of alternative construction types, appraisals, pro-forma analysis, transportation impacts, outlining public and private roles and responsibilities, and environmental.assessments. A. Site Identification:The City of Tigard will consider the development,potential,of Tigard Triangle opportunity sites that could have significant catalytic-impact leading to additional private.sector investments. Site size, existing improvement to land ratio, developer interest, proximity to existing�and planned amenities will be the first screen we use. Subsequently we will identify conceptual designs and private investment objectives, and actions the city can take to achieve public objectives and result in a financially feasible development. B. Desired.Outcomes:-Pre-development assistance that leads to the following: o Identification of'optimal`sites, partnerships and development tools to facilitate walkable urban development pattern o An examination of urban renewal as a tool to encourage this development pattern, and 6 o Rebranding the Triangle from a place for offices and big box retail to a pedestrian-oriented, mixed use district that supports regional demand for housing. o Predevelopment activities for a walkable mixed use project on at least one site-that will remove or reduce barrier to development. C. Community Readiness:The City has completed the visioning work for the Tigard Triangle and the entire city, and both emphasize walkable and socially interconnected public space. The city has begun the process to draft and adopt a new code that will enact regulatory measures to support the vision. A citywide vision to make Tigard a walkable city has been adopted by the Tigard City Council. D. Roles and responsibilities of applicant:The city will assemble the team that achieves the five objectives listed above to include developer types to explore design concepts and financing scenarios for sites,designer types to explore concepts for appropriate, pedestrian scale development,finance types to investigate the viability of urban renewal as a new funding source to support private sector investment in the Triangle,and marketing types to help craft a new brand image for the district. City staff will serve as the overall project manager and will coordinate the work of the consulting team. 2. Regional Significance:The Tigard Triangle is 8 miles south of Downtown Portland and is bound on three sides by state highways, making the location moderately attractive.to employers. Roughly 4,500 people work in the Triangle. In addition,three higher education facilities are located there and PCC-Sylvania is less than half a mile to the east. Transit service connects the Triangle to PCC, and additional high capacity service is being,planned as part of the Southwest Corridor project. New housing and commercial/professional services could result in a mixed-use, mixed- modal district. 3. Centers Corridors,Station Communities and Main Streets: The Tigard Triangle is part of the Metro 2040 designated Tigard Town Center. Most parcels within the Triangle are within a quarter-mile of an existing bus line and potential future station areas contemplated in the SW Corridor Plan. In 2014,the city designated the Triangle as a Vertical Housing Development Zone and is currently developing a "lean"code that will reduce regulatory burdens and review times. 691h Avenue is designated in the TTSD as a future featured Pedestrian Street and should become the district's "Main Street"over time. 4. Other Locations:Much of the Tigard Triangle is designated as a Metro Employment Area. There are large format retailers and large offices in the area with approximately 4,500 employees; however few service and housing uses have been developed. This plan seeks to provide infrastructure,services and amenities bringing this are up to par with other city neighborhoods. Investments could include new commercial development, housing, parks,trails, or sidewalks. The Triangle is included within the planning area of the SW Corridor Plan currently being prepared by Metro.The area has been identified as having a higher than average.Hispanic population.The city is committed to ensuring that the vision.and plans are inclusive of the communities represented here. Development of the public involvement plan will include specific strategies to identify and address the needs of all:stakeholders,and will pay special attention to meeting the needs of the Hispanic residents in the Triangle. 5. Best Practices:The city is trying to establish a best practice by developing a "lean"code for the Triangle,to be adopted as a new plan district in Tigard's Community Development Code: The city is in the process of evaluating its complete Community Development code for conformity with the newly adopted vision. One idea is to use the Triangle code project to determine regulations that could be put in place.in other, more mature, parts of the city to promote mixed use and walkability. City staff will seek opportunities to share lessons learned with other communities in the region. 6. Leverage:The project seeks to leverage planning work already in place from the state's TGM program (TTSP)and the SW Corridor project, in addition to the investments the city has made in adopting the Vertical Housing Development Zone and making infrastructure improvements along 72"d and Dartmouth. Specht Development and 7 PacTrust are,two large development entities with holdings in the district,whose investments could be leveraged through this effort. 7. Matching Fund/Potential: lt.is estimated that the total project will require approximately$280,000 with the city matching almost 50%of the,total cost;with local funds for consultants and like-kind staff contributions. 8: Growth Absorption:The 450-acre district has between 50-100 acres of unbuilt and under.built land. The area could easily absorb thousands of new residential units and hundreds of:thousands of square feet of commercial space. This proposal will seek to.unlock this growth potential to support regional housing demand and rebalance the region's jobs-housing geographic disparity. 9. Public Involvement:Using the Tigard Triangle Strategic Redevelopment Plan public process as a springboard,the city hopes to facilitate a dynamic engagement process representative of the broad range of interests in the Triangle. As for neighborhood engagement,there are only about 400 residents currently living within the Triangle and there is a higher than average Hispanic population. Specific strategies to address Triangle residents and other stakeholder groups will be developed as part of the public involvement plan. 10. Governing Body.Tigard City Council has set a goal to begin implementation of'the Triangle Strategic Plan within the next 1-5 years. The city council will continue to oversee the work program,and will review the contract for the "lean"code project in the next several months. 11. Capacity of Applicant:The°City,of Tigard project team includes professionals with proven experience in redevelopment;economirdevelopment,.long range and current planning. Th&city's track record for delivering.on Planning and Development grants is well established, having delivered results on both of the grants awarded in the prior round (i.e. River Terrace where over 1000 housing units are in.various'stages:in the approval process,and downtown Tigard development where a 154 unit mixed-use development.is expected to break ground in 2015). E. Collaborations The City is prepared to be an active partner with the neighboring community, property owners,service providers, and private sector development partners. As a grant recipient,the city would also look forward to partnering with M et ro. F. Proposed Milestones and Deliverables Section A-Project Description includes detailed work programs for the four proposed Milestones, and deliverables are described for each task. The Milestones are: 1. A Lean Code for the Tigard Triangle-Final Code Amendments and Adoption 2. Catalytic Opportunity Sites and Pre-Development Analysis-Report Completion 3. Potential Urban Renewal District Formation and Decision-Draft:Urban Renewal Plan and Report 4. Rebranding the Tigard Triangle-Strategy Report and Executed Priority'Elements G. Project Management The project manager for the Tigard Triangle Mixed-Use Development Project is Cheryl Caines,Associate Planner. Contact information:cherylc@tigard-or.gov, (503)718-2437. Ms. Caines works underthe supervision of Tom McGuire,Assistant Community Development Director, and Kenny Asher,Community Development Director. Cheryl, Tom,and Kenny will be involved in all;work tasks. Cheryl successfully served as project manager for the Tigard Triangle Strategic Plan that was funded through a Transportation and Growth Management (TGM)grant. She has over 10 years of experience related to land use planning,site development,and work with development codes. Tom has over 26 years of professional planning experience including current and longrange planning in both the public and private sectors. Prior to working,at the City of Tigard, he was the Portland Office Director at ESA Adolfson. Kenny has 20 years of civic experience, including Director of Community Development and Public Works for the City of Milwaukie, Oregon, General Manager for the Portland Family of Funds, and Operations and Program Manager at the Portland Development Commission. 8 BUDGET DOCUMENTS Budget Narrative A detailed task.by task budget is shown on a spreadsheet that is included with this application and summarized in the budget forms provided by Metro. The overall work plan for the entire project is summarized'below. Costs for the full project will be shared by the City of Tigard and the CET Grant.Consultant deliverables for tasks 2,3 and 4 are proposed to be funded by the CET Grant of$145,250, and completion-of each task deliverable is proposed as a project milestone for purposes of the CET Grant.The City of Tigard will commit$67,500 for consulting work for task 1, producing a new lean code for the Tigard Triangle. All staff costs will be the responsibility of the City of Tigard. It is anticipated that all deliverables, regardless of funding source, will be solely owned by the City of Tigard. 1. A Lean Code forlhe Tigard Triangle-Milestone 1 Task 1.1. Establish Public Involvement Process • Prepare and execute public involvement plan • Re-engage stakeholders active in the Tigard Triangle Strategic Redevelopment Plan • Seek opportunities to build relationships and.bring new viewpoints to the project • Build support•from people who are invested in the.Triangle or want to help shape the community Ensure that the vision and plans are inclusive of the communities represented here. Task 1.2. Background Research • Review existing plans, reports and other documents • Identify lean code examples and precedents • Identify options for efficient code administration Task 1.3. Develop Lean Code Elements: • Pedestrian Oriented Streets • Connectivity • Transportation • Flexibility • Existing Small Lots • Commercial Bottom • Parks/Open Space/Trails • Red Rock Creek Task 1.4. Draft the Lean Code and Other Amendments • Prepare draft code sections and graphics • Prepare amendments to other Code sections as needed Task 1.5. Lean Code Adoption • Planning Commission hearings and decision • City Council hearings and adoption 2. Catalytic Opportunity Sites and'Pre-Development.Analysis-Milestone 2 Task 2.1. Identify Optimal Sites • A preliminary list of sites has already been identified, (see Attachments 3&4) • PacTrust site(11626 SW Pacific Hwy.) • Specht site(multiple addresses near SW 69`h Ave. and Clinton.St.) • Lampus site(multiple addresses on SW 72nd Ave. between Clinton and Dartmouth) • Tran site(12465 SW 72nd Ave.) 9 • 'Develop evaluation criteria such assize, location,value, physical suitability, developer interest, availability, etc. • Prepare a preferred.development program or programs for each site consistent with the Tigard Triangle Strategic Redevelopment,Plan • Evaluate identified and other sites against criteria • Select'3-4 sites for further study Task 2.2. Preliminary Site Analysis and Development Concepts • Analyze any environmental constraints using known sources • Prepare massing diagrams for each site using preferred development program(s) • Develop order of magnitude cost estimates for both land and construction • Evaluate financial feasibility utilizing rental and sales information developed for the Tigard Triangle Strategic Redevelopment Plan • Identify order of magnitude financial gaps and other development obstacles for each site Task 2.3. Strategies and Tools to Overcome Obstacles Develop strategies for each site that address partnerships,tools and other actions leading to feasible development including: • rinancial assistance: Identify financing tools that the City may use to assist in reducing financing gaps for private development. • Infrastructure development:The-construction of infrastructure at public expense,such as a road,sidewalk, or utilities that are required by private development,can reduce financial gaps by creating"off-balance- sheet" equity for the developer, reducing overall development-costs, and enhancing feasibility. • Public-private partnerships:Whenever the City takes an active role in development, it is appropriate to enter into development agreements with developers to specify the terms of the partnership,the specific roles of each party,the obligations of the developer, and other criteria to be negotiated. • Staff assistance: Proactive staff can be enormously helpful in making redevelopment happen. • Other tools and strategies Task 2.4. Lessons Learned and Preferred Site Selection • Assess the overall feasibility of the individual strategies • Identify elements that are most likely to be utilized and supported by the.City • Identify actions necessary to enable desired elements • Select a preferred site and strategy for more detailed analysis Task 2.5. Developer Solicitation(if needed) It is anticipated that a developer partner or partners will participate in tasks:2.1-2-:4 and will participate in the following tasks focused on the preferred site, including securing a purchase option. If no partner is in place, developer solicitations will be conducted. • Prepare developer solicitation materials • Identify and interview interested developers • Select developer partner Task 2.6. Pre-Development Assessment of Preferred Site • Conduct phase 1 and 2 environmental investigations • Conduct appraisal and survey Task 2.7. Refine Development,Program and Design Concepts • Refine existing market studies to identify value, preferred uses, unit size and mix, rent and lease rates. • Refine desired development program • Refine conceptual site plan and massing diagram including building placement, unit sizes, parking arrangements and construction types 10 • Refine planning level cost estimates Task 2.8. Refine Financial Analysis and Implementation Strategies • Refine pro-forma for preferred site and identify funding gaps • Evaluate effectiveness of the already identified public/private strategy for the site and refine as necessary • Finalize all elements of the strategy including public financing to address financing gaps Task 2.9. Development Agreement and Approvals • Prepare draft development agreement • Finalize development agreement withdeveloper partner • Secure approvals with appropriate city boards and commissions as needed 3. Potential Urban Renewal District Formation and Decision-Milestone 3 Task 3.1. Establish Public Involvement Strategy and Process • Preparation of draft urban renewal plan and report • Decision-making process for a citywide vote Task 3.2. Review Materials • Review existing plans, reports and other documents • Preliminary boundary and plan goals Task 3.3. Develop Required Plan Elements • Boundary and project goals • Blighting factors within the plan boundary • Activities to be funded by plan • Cost estimates of plan activities • Projections of potential tax increment cash flows over the life of the plan • Cash flow and project phasing,timeframe needed to carryout project activities • Tax impacts analysis on revenues foregone by other taxing bodies • Maximum level of indebtedness for the plan Task 3.4. Draft the Urban Renewal Plan and Report Documents • Refine the list of project activities to be undertaken in the plan • Prepare all required plan sections and wording prescribed by Oregon law, including Measure 50 wording on maximum debt • Develop all legally required data on project conditions, including acreage, land uses,existing and proposed zoning, building conditions,and overall blighting conditions for the report • Prepare the financial statements required by ORS 457 Task 3.5. City Council Consideration • Decision-making process for a citywide vote 4. Rebranding the Tigard Triangle-Milestone 4 Task 4.1. Background Research • Research current messaging and communications regarding the Triangle and City • Conduct surveys and other research to determine current perceptions and attitudes • Review vision documents and efforts to implement the Tigard Triangle Strategic Redevelopment Plan Task 4.2. Develop Rebranding Strategies • Identify messaging concepts to convey the vision for the Tigard Triangle 11 • Identify communication vehicles best suited to convey the messaging • Identify target'audiences to receive the messaging . • Prepare a recommended rebranding strategy that addresses messaging content,communication methods, audiences • Identify an implementation program addressing web-based,collateral materials, broadcast and other media designed to deliver the rebranding strategies,costs and schedule Task 4.3. Produce Priority Rebranding Strategy Elements • Based on a budget to be determined, produce one or two priority elements such as a logo and collateral materials,web-page design, photos,graphics and written materials,etc. • Assist in executing the communications effort Line Item Budget, Commitment and Matching Funds Table 1 below summarizes the project task budget for City of Tigard staff,consultant work paid for by the City and CET Grant,and total task budget. This table is a line-item summary of the more detailed budget spreadsheet included with this application. The City commits the staff resources as indicated in the table and attached spreadsheet totaling approximately $90,000. Consulting expenses by City of$65,500 are included in the 2015-16 Community Development Department budget. The grant request is for a total of$145,250,or approximately 48%of the total project budget. Table 1-Downtown Tigard Urban Lofts Development Project-Budget Summary Staff Consultant Budget Tasks Budget City CET'Grant Totals 1. Lean Code for the Tigard Triangle $28,243 $67,500 $95,743 2.Catalytic Opportunity-Sites/Pre-Dev. $30,107 $63,750 $93,857 3. Urban Renewal Formation/Decision $22,579 $50,000 $72,579 4. Rebranding the Tigard Triangle $9,661 $31,500 $41,161 Totals $90,590 $67,500 $145,250 $303,340 12 SUPPLEMENTAL ATTACHMENTS Attachment 1-Tigard Triangle Plan District Map Attachment 2-Tigard Triangle Photos Attachment 3-Proposed HCT Options Attachment 4-Optimal Development Sites Detailed Budget Spreadsheet Budget Form Match Form Resolution supporting application Letters of Support: Greg Specht,Specht.Development Eric Sporre, PacTrust Trinh Tran,Triangle property owner/developer 13 ! Tigard Triangle Plan District Map Attachment 1 N wf; _ a Te f '� tj 1 STAY 3 4 S ai' I I S � gm y Tigard,Tfiangle PlamDi'st(ict =�a Q Tigard Gity Bou ndar)f ( sr w im � -.� V vl J,4 p ads or @ �a I tlE .t� %Cn kU1 L 3E '# �R QQj ' W& � } r tY w�` a a w { t 54 $ t ! 7 I 1 2y s s i s 'k. t { itsS'JJ I3r1R1 {?i1Tfi'S3! # Ew RIM Y( ,� � N /H -n a 7 IFBad =+{' 3�1 L '4 aft✓+ m - yt i qr �,�: _ as r f I� � est.e� q IT a: r 217 pal � � �T ➢�d '� � , I� p��-., #� L-.L.:� Y� 7r� 3,, @^. 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' '� @ 3 — :__ V RN,—5 t Potential Catalyst Site > e ? , '' sP Ips , . .j ,. -, -4I 5 Tigard Triangle Plan Distad £!" { 11 r , It Tigard City Boundary :.(I ,z 3 I i LL j ,j t o soo i,000 :�— d ,i� I , �I I - 1 I E ; I I i i Feet N ! a _ti{ I 3 ;j I ._...._,_ , _ _ _ �_-.�........_.,.__,. ,....x,....—.._�,-_ _ v,,,,,,,,,,,,,_,,..,.,__ .._. .......,.....,...,,.,,.,,_,,_5s V 'F! Walkable Suburban Development lmplementatlon-Tigard Triangle Cost.Estimate City of Tigard 'Comm.Dev. Asst.CD Project Associate Project - Public Works Finance Total StaffBudget Consultant Total Budget Task .Description 'Director Director Manager Planners Admin Asst. City Engineer Staff Director City Manager Hours by Task- Budget by Task by.Task 1 A Lean Code for the Il and Triangle $28,243 - $67,600 $95;743 1.1 Establisha public involvement process '- 2 5 7 $623 $2;500 $3,123 1.2 Background research 20 20 20 _ 60 $4,834 $5,000 $9,834 1.3 Develop lean code elements 10 30 25 10 8 15 9B $9,516. $25,000 $34,516 1.4 Draft lean code and other amendments 4 35 25 20 8 18 110 _ $9,910 $30,000 $39,910 1.5 Lean code adoption _ 4. 20 8 2 - 34 $3,360; $5,000 $8;360 2 Catalytic Opportunity Sites and Pre-Development. _ $30,107 ?v;n,'i3$63"Z60 ,$93 867 2.1 Identif ro timal sites '.2 25 8 2 .2 6 2 47 $4;639 $6;250 $10;889 2.2 Preliminary site'analpis and development concepts 4 B -4 4 20 ._ _ $1,934• - $12;500 $14;434 2.3 Strafe ies and.toolsito overcome obstaclesi 4 8 2 2 4 2 22 $2;446 $5;000 $7,446 2.4 Lessons,learned and preferred:site selection 4 8 1' 4' - 4 " 21 .$2;346 $2,500__ ;$4;846 2,5 Developer solicitation 4 4, 10 8 2 2 30 $3;222" - $3;222 2.6' Pre;develo mentassessment'.of' referred:site 4 4 - B 4 4 24' $2;436 $20,000 $22;436 ;2.7 Refine development program and.design concepts - 4 4 8 _ - 2 .2 4 2 26 $2;948 $10,000 $12,948 2.8 Refine financial analysis and'implementation strate ies 4 4 10. - 1 4 6 - -.4 - 33 $3,826 $7500 -$11,326 2.9 Development agreement and approvals 10 10 20 1 4 4 .4 53 $6,310 _ $6;310 3 Potential Urban Renewal District Formation and Decision $22,579 " ' $60'000 $72,579 3.1. Establish-public involvement strategy and process - 4 10 14 $1,477 - $2,500 $3,977 3.2 Review materials - __ 2' 2 8 4 2 4 22 $2,283 $5,000 $7,283 3.3 Develop required planelements 10 10 20 10 2 6 12 10 1 81 $9,250 $25,000 $34,250 3.4 Draft urban renewal-Ian and report documents 10 8 10 10 2 4 1 45 $5,268 $15,000 $20268 3.5 City Council work session and decision 4 4 10 8 4 4 4 38 '$4,302 $2,500 $6,802 4 Rebrandin'the Tigard Triangle $9,661 ">".r'$31'60D $41,161 4.1 Background research 10 8 18 $1,660 $1,500 $3,160 4.2 Develop rebranding strategies 10 10 20 6 46 $5;239 $15,000 $20,239 4.3 Produce priority rebranding,strateelements 4 4 10 4 2 24 $2,763 $15,000 $17,763 Total Hours 9B ,68 310 149 79 .42 85 26 16- B73 - TotalBillingRate -$152.06 $125.54 $97.45 $85:65._ $58.60 $146.77 $78.00, $156.75 $167:56 _ Billing Rate(Direct Salary) .$56:95 $48:89 $36.50 $32.08- $21.95- '$54.97'. --$29.2T $58:71' '$62.76 ' Overhead/Indirect Salary Rate $95.11 :$76.65 $60.95 $53.57 $36.65 $91.80 $48.79 . $98:04. $104:80 Project Total $90,690 $212,750 $303;340 Consultant Tasks proposed for CET Grant Funding \rnnirncr\CI'nl7rnnlTiennlTrinnRlniturlRnl Finnl.zl. 5/27r1015,2:20 1'M Construction Excise Tax Planning Grant Program Project Budget Form Budget Form Tigard Triangle Walkable Suburban Development Implementation Project Agency staff $33,926 $33,926 Consultants $67,500 $145,250 $212,750 No-n-profit staff Other, please list Total forPlannin Services - 5 50 246y675: mgr h o Overhead/Indirect costs -these can.only be used as match $56,664 Total for Other Costs 6` _ 66 4 .. <, .. ,. $5 ,., 6„ E �,.>, _ �, 56,664: DOTAL PROJECT COSTSNIN $67,500 ,: $90,590 145250 303x34 0 Commitnity Planning & Development Grant Program r` F2 - Match Forth . Instructions: If your"Match Source" is a professional or technical service received as "In Kind." use the market average or actual salary or bid for that individual or service. Use the."Notes" field to document methodology. Match Source Choose One Choose One Amount Notes City of Tigard -Staff 0 Financial 0 In Kind 0 Pending 0. Secured $ Staff costs are in 2015/16 90,590.00 Community Development budget, City of Tigard - Consultant (2) Financial 0 In Kind 0 Pending Secured $ Cost is budgeted in 2015/16 67,500.00 Community Development budget. 0 Financial 0 Iii Kind 0. Pending 0 Secured $ 0 Financial 0 In Kind 0 Pending 0 Secured $ Financial CTIn Kind 0 Pending Secured $ 0 Financial 0 In Kind 0 Pending 0 Secured $ Financial In Kind 0 Pending 0 Secured $ Financial 0 In Kind 0 Pending 0 Secured $ 0 Financial 0 In Kind 0 Pending 0 Secured $ Total $ 158,090.00 ... 114 i 1:1 j>...., . .,CITI' QF TIGARD, OREGON . TIARI CITX£CC+UNCIL 1. IRE 5 �f SOLUTIQN NO r . l R1 .E St)LL IIU _ �T'PRC)�tl�tC, 1 e.'. �l'I?I I,C 11 I( \ I CJR r� tI IJ I-RO CC' b�IL\I11 PLr�I \�I�G ; \L? I71 1'<} I C3P Il \tT C�Itr1\T 1 I 1;1I�LIS Tl-1 - 1(j� Ill TR '\( I I yl a 1X:,1 It�I3J L,. :.. 1 .11' :.. . �iF�D USS , I1 1\SIl C)It11 J'E ,17IS '-R 'l 4`('H RI 'S rilctrc has a riot cl cic tat f indua tF.r 1'c:trar the-,,T-' �inrnunzt� ncF llc cic�j�rncait C r it Pr rnrn dc.sit>;icd tea h --I cities dt�'clr�ja titratclnc.,tc�improv } ??X} Cc ntcr�ar3ci Cc,rridr>rs,�rie3 1,�HEItE{1S rlac I i*ard Irian" is W16ilii rhe I'ig� rd I_v�c n f c tc,r grid ... ' ��E}F RF �S. the (ate hay chic}t7 led the 1���ard ]rr n lc `tratc�;re Flan {T I; Ia) ,tixla�ch pre>t rdc� a Ivan; rank . r,rtii t�dta efsifl rlic min oaf us s ;trnj�rgl� cran!7Gi:tst-it: tUx all txay cl nae dc�,ci c atr a',atc aril c '— �blc a�alhtraj; c nti rrcar7mc ne,jarot tele parks and c-p n sja�ce ani3 j�rc-srcct natural ainc iliac 5 tri, lae F 39�rci rran�le, grid . . . IVHLRE AS tyre I'I P tcecamrnended ttz p}erz�uitatron nzc r�cire� thit rnclirdt re�ularnn a 9 -1. a, in.-: tructure :. ... n��estn�ent� and ncentrs es tx' snt au}ate j?u)JC j�nL ate j»rtner5}irp�; rill . l�Fit, 1S tlzc ( tt sec}. ,tea rdcrtrty rr�ituv sitcs,Partrrcrs}up3� and dere opnrcnt areal, to fact}ttatc a��all,able dca LloPnlcnt Pattcxii exammc taalian rcn6v� l a� a tx�cal Ccs cncc ui rt,�c tlu5 cicv f�}opine�t pattern aud.rc bland the I rxar lc from a j�I ice Ec7r }tree gild Fart;e cc ilc xi tart t< ,r l�cc3c'trr<hL nente'C mL�eri u c 5 distsrct that,uj }�c�rts_ hcrusi l) :.. .:.;: :' . ... ; - . .. .. . _. ,. C-.W I HI REI ()IU BEAT RF-SO N! -'D bt the l��xd CL : (56th a that S}_C:I IO\ 1 Ciau I I ,rppria�-c c culmmttal of an 'aj>pycaaon tt7r a `'�Ictxo C Lammurun I'la.nr�11un and Loco cic�picrtt t, ant to,tcarrij�letc preaG�cicrj�merlt actx�rtrc tt� c 5t� ahsh at all�abl� rtu ed u c d i ticr riieiit pa..rcm rri,t ie,.I.". l igrird l rianj lc. P 1.: ` ccc : uEfrsil -ucn f' \ h' rti rdrticp;? , . . .. . , p . 1. P 1S`?I D " }Jic �: la, 'Cil W�/r, �� �QF .. _.. .. ,,W, '�:�"�11 ;�:Z.-"Z�`�;'�'�.;':'�Z�Ii� �qat o G 6f I rr>axc3 . 4 f . I rhe - ,- .. . ,City Ri carder Cite of Tt' r RJS(JI I TIMI\ ?C) l a'. :. . - .- . I,ae .. ' May.27,2015 CP&D:Giant Review Committee Metro 600NE Grand Ave> Portland; OR 97232 To:the'Comnttee Nlembersrr I am.pleased to.support.Tigard's application.for a Metro.Community Planning,and Development grant`fo fund pre-development;assistance:in the Tigard`Triangle, Specht1Development,Inc, owns 425 acres of undeveloped land within,the Tigard Triangles and an-,affiliate, Specht"Tigard:LLC was the:developer and,owner of the 230'000 square footTigard Corporate Center until last.year.when we sold the asset. As'the CEO of.'Sp&6't:Development; Inc., 1 am interested in continuing fo; participate 'n the'future"planning and_development of the area. I recently participated in the development of the Tigard Triangle.Strategic.Redcvelopmerit Planers a .member of the Citizeir Advisory Committee:, The.grant proposal has many of`the right elements to allow implementation of,that plan,to.liegin: A new;"'Ieaii"'code:that'provides developers with more certainty and less 1review tune will greatly help in attracting new user interest in:the area,.and the pa tfte'rships and finance tools can assist+in attracting redevelopment,ofthe.area. Of particular 'importance-is the examinationof urban'it newal;as there are mariy;in&dsttiucture needs,in.the Tri'angle.1 that are,currently:barriers to: edevelopment. As the Citymod es i ito;the plan implementation phase,-T hope to;continue.to.paitner--with City'staff `i:he plan.for an,iiiproved transportation system and,land.use pattern could promote.high.quality deivelopmenrwithin the Tigard Triangle. All of'these changes could provide;new economic opportunities:for-the city and.stakeholders in the'Tigard Triangle:: I a:r pleased'to express'my support=for this;projects Sincerely Greg;S eche Chief, xccutiveOfficer Speck Development..Inc. yrs J �k , , 1 I x i u ,t x, 4 S a sm . t ,��,,^j # a 3 F3 hs..z fs� 1 tz v'� b tv \ �``' Aa,,n� x s -, z .� x , ;' 2 r -F 3sr<.,>-�,, y .z Z5\ �»\�. t.£ z \4 s yR{''" - .xL >\� £ v s t v x. N ,,,.} '155 S,.w"St Gs3t..t❑: r V �d.di E.. 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Y 4 ; L� \ AS F;4^�.5 t\'v4 \? fir.\T ,;\,," 3 "aa s ,v �'\'r v x' a`'� ax s - k ti \• V A v `v. vc V\ va. , y ti ° xc �a � i�.? s m zc z « a \�� ,� ` wet t �� { r > �� �x CET Grant Review Committee Metro 600 NE Grand Avenue Portland,oR 97232 May 2'7,2015 To Whom It May Concern, I am writing this letter to support the "Tigard Triangle Walkable Suburban Development Implementation Community Planning and Development Grant Application'; submitted by the City of Tigard. The Tigard Triangle has a tremendous growing potential as an urban geographical region for mixed-use,pedestrian, and biking systems. However,the area D has been struggling to develop due to a lack of funding for proper implementation of the Triangle re-development. I strongly believe that this grant will create some remarkable changes and growth to the Tigard Triangle. Sincerely, Trinh'Tran Owner and developer of property: 12465 SW 72nd Ave Tigard OR 97223