CCDA Packet - 10/18/2005 o Revised October 13, 2005
jOINT , ,Ovil�, C��
CITY CNT DVLQPIINT
AGENCY = .
CITY COUNCIL CITY OF TIGARD
PLANNING.•Ct�MIISS3N OREGON
CtC� OBERa 8, 200
y�
TIGARD CI fT PALL 3
13145 SW; HALL BLVC '
TIGARI ,, 57223
AGENDA
CITY CENTER DEVELOPMENT AGENCY
CITY COUNCIL
PLANNING COMMISSION
MEETING
OCTOBER 18, 2005
Note: The meeting will convene during a recess of the regular Tigard City Council workshop
meeting. ESTIMATED meeting time is 7 p.m.
7:00 PM
1. CITY CENTER DEVELOPMENT AGENCY (CCDA), CITY COUNCIL AND
PLANNING COMMISSION MEETING
1.1 Call to Order
1 .2 Roll Call
7:05 PM
2. CONSIDER AN URBAN RENEWAL PLAN AND REFER THE PLAN AND
REPORT TO THE PLANNING COMMISSION
a. Staff Report: Community Development Staff
b. CCDA Discussion
C. CCDA Consideration: Resolution No. 05 -01
Director: I move for adoption of the proposed Resolution 05-
Director: I second the motion.
Chair: Will the Agency Recorder please read the number and title of the Resolution.
CITY CENTER DEVELOPMENT AGENCY — OCTOBER 18, 2005 page 1
Agency Recorder: (Reads as requested.)
CITY CENTER DEVELOPMENT AGENCY RESOL UTION NO. 05-01
A RESOLUTION PROPOSING AN URBAN RENEWAL PLAN AND REFERRING THE
PROPOSED URBAN RENEWAL PLAN AND REPORT TO THE PLANNING COMMISSION,
DIRECTING DISTRIBUTION OF THE URBAN RENEWAL PLAN AND REPORT TO TAXING
DISTRICTS, AND DELEGATING AUTHORITY TO THE AGENCY MANAGER
Chair: Is there any discussion?
Chair
(after discussion): All of those in favor of adopting Resolution No. 05- please say "aye."
Chair/Directors:
Chair: All of those opposed to adopting Resolution No. 05- please say "nay."
Chair/Directors:
Chair: Resolution No.05- (is adopted or fails) by a (unanimous, or however
votes were split) vote.
Tie votes =failure to pass
7:20 PM
3. URBAN RENEWAL PLAN WORKSHOP: PLANNING COMMISSION AND
CITY CENTER DEVELOPMENT AGENCY/COUNCIL
a. Staff Report: Community Development Staff
b. Discussion
8:15 PM
3. ADJOURNMENT
r%adm\cathy\cca\2005\051011 ccda.doc
CITY CENTER DEVELOPMENT AGENCY — OCTOBER 18, 2005 page 2
z w'T" MEETING Q
CITY'` E�T�ERy��EVE� '1�'[ET ,
AGENCY '
CITY COUNCIL
'
4,
CITY OF TIGARD
PL �IIN� 1vIIIIS�ON
OREGON
C#CTOBER 18y 2005_gii .t
/•
TIGARD CITY MALL r
extW HALL BLVD
7IGARD 97223
AGENDA
CITY CENTER DEVELOPMENT AGENCY
CITY COUNCIL
PLANNING COMMISSION
MEETING
OCTOBER 18, 2005
Note: The meeting will convene during,7 recess of the regular Tigard City Council workshop
meeting. EST/MATED meeting time is 7p.m.
1 . CITY CENTER DEVELOPMENT AGENCY (CCDA), CITY COUNCIL AND
PLANNING COMMISSION MEETING
1 .1 Call to Order
1.2 Roll Call
2. URBAN RENEWAL PLAN WORKSHOP
a. Staff Report: Community Development Staff
b. Discussion
3. ADJOURNMENT
i:\adm\cathy\cca\2005\051011 coda.doc
CITY CENTER DEVELOPMENT AGENCY — OCTOBER 18, 2005 page 1
Agenda Item No.: 2
Meeting of: October 18, 2005
JOINT MEETING OF THE:
CITY CENTER DEVELOPMENT AGENCY
CITY COUNCIL
PLANNING COMMISSION
Packet materials for the
URBAN RENEWAL PLAN WORKSHOP
will be forwarded to Council in their Friday mail packet and will
be available in hard copy on Friday, October 14, 2005.
For more information, please contact:
Associate Planner Duane Roberts, at 503-639-4171.
C(.n�
City of Tigard, Oregon
Affidavit of Notification
CITY OF TIGARD
OREGON
In the Matter of the Notification of a City Center Development Agency Meeting
on October 18, 2005
STATE OF OREGON )
County of Washington ) ss.
City of Tigard )
I, _--Cd---I) er) E' 00 C4/e , being first duly sworn (or affirmed), by
oath (or affirmation), depose and say:
That I notified the following people/organizations by fax of:
o Notification of a City Center Development Agency Meeting on October 18,
2005
A copy of said Notice being hereto attached and by reference made a part
t-�
hereof, on the �.) — day of _-_ G _ 2,- , 20_)J _.
Barbara Sherman,Newsroom,Tigard Times (Fax No. 503-546-0724)
Newsroom, The Oregonian(Fax No. 503-968-6061)
Editor, The Regal Courier(Fax No. 503-968-7397)
Signature of Person who Perforr d Notification
47"
Subscribed and sworn (or affirmed) before me this � - _ day of
20_667.
Signature of Notary Public for Oregon
iAadm\cathy\cca\cc meeting notices\affdavit of notification-ccda.doc
OFFICIAL SEAL
rs GREER A GASTON
NOTARY PUBLIC-OREGON
COMMISSION NO.373020
MY COMMISSION EXPIRES OCT.10,2007
M ET .
1
GTR $, °2005 CITY OF TIGARD
OREGON
TIGAAW,CITY HAL
b`n .mak
The City Center Development Agency (CCDA) Meeting
will convene following a City Council meeting with the Senior Center Board,
which begins at 6:30 p.m.
EST/MATED CCDA meeting time is 7 p.m.
Please forward to:
9-"Barbara Sherman, Newsroom, The Times (Fax No. 503-546-0724)
VNewsroom, The Oregonian (Fax No. 503-968-6061)
9'"Editor, The Regal Courier (Fax No. 503-968-7397)
Notice is hereby given that a meeting of the City Center Development Agency (CCDA)
will be held, following the Tigard City Council meeting, on October 18, 2005, at Tigard
City Hall, 13125 SW Hall Boulevard, Tigard, Oregon. The meeting agenda is attached.
The CCDA was reactivated by Resolution 05-32 on May 10, 2005, and will meet
occasionally to address issues related to urban renewal. The CCDA, functioning as the
city's urban renewal agency, will work on an urban renewal plan designed to facilitate
the development and redevelopment of downtown Tigard and possibly other areas
within the city.
For further information, please contact City Recorder Cathy Wheatley by calling 503-
639-4171 ,
03-
639-4171 , ext. 2410 or Deputy City Recorder Greer Gaston at ext. 2419.
^{ r c j, J.t u: j l c 1.�cc, �c c
City Recorder
Date: -��.�_.
Post: Tigard City Hall
Tigard Permit Center
Tigard Public Library
iAadm\cath&ca\cc meeting noticesiccda meeting-sept 27 2005.doc
g
City of Tigard, Oregon
Affidavit of Posting
CITY OF TIGARD
OREGON
In the Matter of the Notification of a City Center Development Agency Meeting
on October 18, 2005
STATE OF OREGON )
County of Washington ) ss.
City of Tigard )
n 14," Aj being first duly sworn (or affirmed), by
oath (or affirmation), depose and say:
That I posted in
➢ Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon
➢ Tigard Permit Center, 13125 SW Hall Boulevard, Tigard, Oregon
➢ Tigard Public Library, 13500 SW Hall Boulevard, Tigard, Oregon
a copy of Notification of a City Center Development Agency Meeting on October 18,
2005. A copy of said Not* e being hereto attached and by reference made a part hereof,
on the_ day of J00 20DS`
Signature of Person who Performed Posting
Subscribed and sworn (or affirmed) before me this day of
JILL M BYARS
"• NOTARY PUBLIC-OREGON
COMMISSIONEXPIRES
381793
JUNE
MY COMMISSION EXPIRERE S JUNE 14,2008
Signature of Notary Public for Oregon
i:\adm\cathy\cca\cc meeting notices\affidavit of posting-ccda.doc
TARpxCl�"X� N` R
Q
�L �F'MEN��'
WIN l !:
OTQBR;18 2-J PMst,){` Y CITY OF TIGARD
OREGON
Trim J- in
35W H'ALLL
The City Center Development Agency (CCDA) Meeting
will convene following a City Council meeting with the Senior Center Board,
which begins at 6:30 p.m.
EST/MATED CCDA meeting time is 7 p.m.
Please forward to:
❑ Barbara Sherman, Newsroom, The Times (Fax No. 503-546-0724)
❑ Newsroom, The Oregonian (Fax No. 503-968-6061 )
❑ Editor, The Regal Courier (Fax No. 503-968-7397)
Notice is hereby given that a meeting of the City Center Development Agency (CCDA)
will be held, following the Tigard City Council meeting, on October 18, 2005, at Tigard
City Hall, 13125 SW Hall Boulevard, Tigard, Oregon. The meeting agenda is attached.
The CCDA was reactivated by Resolution 05-32 on May 10, 2005, and will meet
occasionally to address issues related to urban renewal. The CCDA, functioning as the
city's urban renewal agency, will work on an urban renewal plan designed to facilitate
the development and redevelopment of downtown Tigard and possibly other areas
within the city.
For further information, please contact City Recorder Cathy Wheatley by calling 503-
639-4171 , ext. 2410 or Deputy City Recorder Greer Gaston at ext. 2419.
City Recorder
Date: / �J ay
Post: Tigard City Hall
Tigard Permit Center
Tigard Public Library
i:ladm\cathylcca\cc meeting notices\ccda meeting-sept 27 2005Aoc
Tres-PnW +o
CcpA ID, ie.os
URBAN RENEWAL - APPROVAL
PROCESS AND STANDARDS
Timothy V . Ramis
Gary Firestone
Ramis Crew Corrigan LLP
OUTLINE
• Process
• Approval Standards
PROCESS
• Agency prepares plan
• Planning Commission reviews and makes
recommendation (public hearing)
• Consultation with and comments from other
taxing districts
• City Council approves / rejects after public
hearing
• Referral to voters if approved
• Vote
• Implementation
APPROVAL STANDARDS
• Statutorily required findings
• Compliance with Comprehensive Plan
STATUTORY STANDARDS
• ORS 457. 085 lists required contents of urban
renewal plans and reports
• ORS 457. 095 requires adoption by ordinance
that includes determinations and findings:
• That the area is blighted
• That rehabilitation and redevelopment is necessary to
protect public health, safety or welfare;
• Plan conforms to Comprehensive Plan
• Provision has been made to house persons displaced by
plan
• If acquisition of real property is provided for, that it is
necessary
• Adoption of the plan is economically sound and feasible
• The City will assume and complete all projects it is
required to undertake by the plan.
COMPREHENSIVE PLAN
• Many Comprehensive Plan provisions,
including provisions relating to
transportation , economic development, and
open spaces are directly relevant
• Other provisions are not directly relevant
• Must be consistent with relevant provisions
and not conflict with those not directly
relevant
CITY CENTER DEVELOPMENT AGENCY
CITY OF TIGARD, OREGON
RESOLUTION NO. 05- 01
A RESOLUTION PROPOSING AN URBAN RENEWAL PLAN AND REFERRING THE
PROPOSED URBAN RENEWAL PLAN AND REPORT TO THE PLANNING COMMISSION,
DIRECTING DISTRIBUTION OF THE URBAN RENEWAL PLAN AND REPORT TO TAXING
DISTRICTS, AND DELEGATING AUTHORITY TO THE AGENCY MANAGER
WHEREAS, the City Center Development Agency acts as the City's urban renewal agency; and
WHEREAS,the City Center Advisory Commission was appointed to provide citizen involvement in
preparation of an urban renewal plan for Tigard's Downtown area;
WHEREAS,the City Center Advisory Commission, after public hearings and considerable public input
has, with the assistance of the City's consultants, prepared and approved a proposed Urban Renewal
Plan and Report, which is attached hereto as Exhibits A and B respectively; and
WHEREAS,the City Center Development Agency has reviewed and considered the proposed Urban
Renewal Plan and Report approved by the City Center Advisory Commission; and
WHEREAS, state statutes require that, after an urban renewal agency prepares an urban renewal plan,
that it be reviewed by the Planning Commission, which will make a recommendation to City Council;
and
WHEREAS, state statutes also require that taxing districts which may be affected by urban renewal
plans may review such plans and meet with the urban renewal agency that proposes the plan,
NOW, THEREFORE, BE IT RESOLVED by the City Center Development Agency, that:
SECTION 1: The City Center Development Agency proposes adoption of the Urban Renewal Plan,
based on the Report(Exhibits A and B). The proposed Urban Renewal Plan and Report
are referred to the Planning Commission so that it may make its recommendation to the
City Council.
SECTION 2: Copies of the proposed Urban Renewal Plan and Report shall be provided to each taxing
district that imposes a property tax on properties within the urban renewal area in the
proposed urban renewal plan.
SECTION 3: The City Center Development Agency delegates authority to the Agency Manager to act
for the City Center Development Agency in fulfilling the meeting requirements of ORS
457.437. The Agency Manager may further delegate this authority.
CCDA Resolution No. 05- 01
Page 1
SECTION 4: This resolution is effective immediately upon passage.
PASSED: This day of 0Cft)b-C,1 2005.
�, 7
, '40
Chair - Ci of Tigard
City Center Development Agency
ATTEST:
Recorder-City of Tigard City C' r Development Agency
r\adm\packet'05W101 V 0-11-05 urban renewal plan and report attachment 1.doc
CCDA Resolution No.05- Ct
Page 2
EXHIBIT A
DRAFT
CITY CENTER URBAN RENEWAL PLAN
October 10, 2005
Tashman Johnson LLC
Cascade Economic Planning
SERA Architects
Urban Land Economics
Jeannette Launer, Attorney
LIST OF PARTICIPANTS
City Center Advisory Committee Members
Jim Andrews
Carolyn Barkley
Gretchen Buehner
Alexander Craghead
Suzanne Gallagher
Alice Ellis Gaut
Marland Henderson
Ralph Hughes
Lily Lilly
Mike Marr
Judy Munro
Roger Potthoff
Mike Stevenson
Carl Switzer
City of Tigard Staff
James Hendryx, Community Development Director
Tom Coffee, Interim Community Development Director
Barbara Shields, Long Range Planning Manager
Duane Roberts,Associate Planner
Consultants
Jeffrey Tashman, Tashman Johnson LLC
Tina Mosca, Cascade Economic Planning
Matt Arnold, SERA Architects
Nancy Guitteau, Urban Land Economics
Jeannette Laurier, Attorney
TABLE OF CONTENTS
I. Introduction....................................................................................................................................1
II. Goals and Objectives......................................................................................................................I
III. Map and Legal Description of Urban Renewal Area..................................................................4
IV. Urban Renewal Projects................................................................................................................5
A. Street Improvements..................................................................................................................5
B. Streetscape Improvements.........................................................................................................6
C. Bike/Pedestrian Facilities..........................................................................................................9
D. Parks........................................................................................................................................l I
E. Public Spaces...........................................................................................................................1 l
F. Public Facilities.......................................................................................................................13
G. Planning and Development Assistance...................................................................................15
V. Relationship to Local Objectives.................................................................................................16
A. City of Tigard Community Development Code......................................................................17
B. Tigard Comprehensive Plan Goals and Policies.....................................................................17
C. Transportation System Plan Goals and Policies......................................................................23
D. City of Tigard Park System Master Plan.................................................................................25
E. Tigard Downtown Improvement Plan.....................................................................................26
VI. Proposed Land Uses.....................................................................................................................26
A. Central Business District.........................................................................................................26
B. General Commercial ...............................................................................................................27
C. Professional Commercial ........................................................................................................27
D. Mixed Use Employment..........................................................................................................27
E. R-4.5 Low-Density Residential District..................................................................................28
F. R-12 Medium-Density Residential District.............................................................................28
G. R-24 Medium High-Density Residential District....................................................................28
VII. Property Acquisition and Disposition.........................................................................................29
A. Property Acquisition—From Willing Sellers..........................................................................29
B. Land Disposition.....................................................................................................................29
VIII. Relocation Methods......................................................................................................................30
IX. Tax Increment Financing of Plan................................................................................................30
A. General Description of the Proposed Financing Methods.......................................................30
B. Tax Increment Financing and Maximum Indebtedness..........................................................30
C. Prior Indebtedness...................................................................................................................31
D. Impact of Tax Increment Financing on Public Schools..........................................................31
X. Duration of Plan...........................................................................................................................31
XI. Future Amendments to Plan........................................................................................................31
A. Substantial Amendments.........................................................................................................31
B. Council Approved Amendments.............................................................................................32
C. Minor Amendments.................................................................................................................32
D. Amendments to the City of Tigard Comprehensive Plan and/or Development Code.............32
DRAFT CITY CENTER URBAN RENEWAL PLAN
I. INTRODUCTION
The City Center Urban Renewal Plan (the"Plan") contains goals, objectives and projects for the
revitalization of the City Center Urban Renewal Area(the "Area"). The Area, shown in Figure
1, is predominantly zoned for commercial use, encompassing lands in Tigard's Central Business
District, General Commercial District, Professional Commercial District and Mixed Use
Employment District. In addition to commercial lands,residential property on the east side of
Hall Boulevard and adjacent to Fanno Creek is located within the R-4.5 Low-Density Residential
District, R-12 Medium-Density Residential District and R-25 Medium High-Density Residential
District.
Under existing conditions, the Area is underdeveloped and lacks the mix of high quality
commercial, office,residential and public uses suitable for the City's Central Business District.
Information regarding conditions in the Area is provided in the Report accompanying the Plan
(the"Report").
The purpose of the Plan is to use the tools provided by urban renewal to attract private
investment and facilitate the Area's redevelopment. These tools include tax increment financing
(see Section IX),which generally means that the property taxes resulting from growth in
property value within the Area can be used to finance improvement projects and programs.
Urban renewal also allows for the purchase and sale of land from willing sellers for
redevelopment as part of a public/private development partnership.
The Plan is administered by the City Center Development Agency ("Agency")which was
established by the City Council of the City of Tigard as the City's Urban Renewal Agency. The
Plan may be changed in the future, under the provisions of Chapter XI.
The Plan has a duration of 20 years (see Chapter X), meaning that no new debt will be incurred
after Fiscal Year 2025/2026. The maximum amount of indebtedness (amount of tax increment
financing for projects and programs)that may be issued for the Plan is Twenty-Two Million
Dollars and No Cents ($22,000,000).
II. GOALS AND OBJECTIVES
The goals of the Plan represent its basic purposes. The objectives for each goal generally
illustrate how the goals are to be achieved. The urban renewal projects called for in Chapter IV
of the Plan are the specific means of meeting the objectives.
Goal 1: Revitalization of the Downtown should recognize the value of natural
resources as amenities and as contributing to the special sense of place.
Obiectives:
IA: Integrate open space and landscaping elements into the design and development of
public improvement projects identified in the Plan to create a livable environment and
provide opportunities for multimodal recreational use.
City of Tigard 1 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
1B: Minimize the impact of public improvements and facilities projects on the natural
environment through the integration of appropriate protective measures and mitigation
strategies.
Goal 2: Capitalize on Commuter Rail and Fanno Creek as catalysts for future
investment and development.
Objectives:
2A: Support the development of transit-oriented residential, commercial, employment
and recreational uses in the Central Business District that will benefit from and support
commuter rail.
213: Implement pedestrian and bicycle system improvements that will enhance
connectivity between downtown and surrounding residential and commercial areas.
Goal 3: Downtown's transportation system should be multi-modal,connecting
people, places and activities safely and conveniently.
Objectives:
3A: Design and construct street improvements as consistent with the Tigard Downtown
Improvement Plan and the Tigard Transportation System Plan.
313: Concurrent with proposed street improvements, and in conformance with the Tigard
Transportation System Plan(TSP), provide bike lanes, sidewalks, pedestrian crossings
and other pedestrian and bicycle facilities that promote multimodal usage, access and
safety.
Goal 4: Downtown's streetscape and public spaces should be pedestrian-friendly
and not visually dominated by the automobile.
Objectives:
4A: Promote pedestrian oriented,human-scaled development in the Central Business
District.
413: Develop urban spaces that will provide active and passive recreational opportunities
for pedestrians and attract residents and visitors to downtown.
4C: Provide pedestrian-oriented streetscape improvements, including street trees, street
furniture, planters and other landscape enhancements, that will create a safe and visually
appealing destination for pedestrians.
City of Tigard 2 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
Goal 5: Promote high quality development of retail, office and residential uses that
support and are supported by public streetscape, transportation, recreation
and open space investments.
5A: Provide development incentives and technical assistance programs that encourage
business and property owners to develop projects that are consistent with the Tigard
Downtown Improvement Plan vision and the Tigard Comprehensive Plan.
513: Support the transition of existing nonconforming businesses from downtown to more
suitable locations within the City of Tigard.
City of Tigard 3 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
III. MAP AND LEGAL DESCRIPTION OF URBAN RENEWAL AREA
Figure 1. shows the urban renewal area boundaries. Exhibit A is a legal description of the Area.
� a
a
G
Ay G,
Tti hL
\. � Nei Ndt
r.
Urban Renewal Area
r,
Total Area:193.71 acres
Taxlot Area:144.14 acres
..
ROW Area:49.57 ocres �
Aggregate
Total RMV:$109.365.720 OMASA G M 210 »a
�..�.._.._._._.__._._...r�... AMARA rww
City Center Urban Renewal Plan
S�RA �;,,» .,x., rrgora.OR
•oK
Ka-,Y h..Gait— proposed Urban Renewal Area
Figure 1: Tigard City Center Urban Renewal Area
City of Tigard 4 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
IV. URBAN RENEWAL PROJECTS
Urban renewal projects authorized by the Plan are described below and shown in Figures 2 to 7.
To preserve and enhance the Area's natural resources,projects will be designed and
implemented with consideration for ecologically sensitive areas and to minimize the impacts of
development on the environment.
A. Street Improvements
Street Improvements projects are designed to improve multimodal circulation and
connectivity within downtown Tigard. The projects will also facilitate access between
downtown and adjacent residential, commercial and employment areas. To create a
pedestrian environment that encourages active uses such as shopping, entertainment and
commercial business activity, utilities may be under-grounded concurrent with street
improvements.
1. Ash Avenue Extension, Scoffins to Burnham, Including RR Crossing
This project will extend Ash Avenue, a minor collector, from Burnham
Street to Commercial Street. A new railroad crossing will be developed as
part of the project.
2. Scoffins Street/Hall Boulevard/Hunziker Re-Alignment
This project will improve multimodal circulation and safety. Currently,
Scoffins Street and Hunziker are poorly aligned, which increases
congestion and slows traffic at this three-way intersection.
3. Hall Blvd/Highway 99W Intersection Improvements
Key components of this project may include the widening of the Hall
Boulevard/Highway 99W intersection and the acquisition of additional
public right-of-way. The project is intended to improve multimodal
circulation and safety and reduce congestion at this major intersection,
which serves as an important gateway to downtown.
4. Greenburg Road/Highway 99W Intersection Improvements
The City has recently commissioned a study that will determine what
improvements will be needed to reduce congestion and increase
multimodal circulation at the intersection of Greenburg Road and
Highway 99W. Tax increment revenues may be used to finance
recommended intersection improvements.
5. Burnham Street Improvements
This project provides for the reconstruction and widening of Burnham
Street.
6. Center Street Improvements
This project provided for upgrades and improvements to Center Street.
City of Tigard 5 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
217
�J
6
i*
r
2
H
O ,1Sr
f `k
r \
rr v
A.Sh*-lImprovern*nttroj*ch
10 Ash.9agr:rre FNr rcinn rr„.... �
�J 3erfpns;'ial rZziker aea�rdrrren! r�_r r �s,
------
Hal! 94W;nf2fSBCtiCNI httprGVBnignl;
4 ;reenb::q 94W^rr,veiio^tr�tprovemenl; sk
Surnt7am it,eef ilpf wome-* rr '♦
OMARA
LJ �P.nler 5"regi MrDrO n3ment; K, p �:5 �, `��S: ��
her�
City Center Urban Renewal Platt Q Pr.pos-d t ban Rene a,Arent.
5.;RA n .r rt. Tigard,OR T,,,,lDerr; •v tr r'
Aaucy,t.(jurttenu Shoot Improvement Projects
✓v of erw�v
. .. mac:r
Figure 2: Urban Renewal Street Improvement Projects
City of Tigard 6 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
B. Streetseape Improvements
The Tigard Downtown Improvement Plan identifies landscaping features, street trees and
street furniture as improvements that will enhance the physical appearance of downtown
and attract a broader range of users, including shoppers,tourists and commercial
employers. The Urban Renewal Plan provides for streetscape improvements on the
following streets in the downtown area:
1. Main Street
2. Burnham Street
3. Commercial Street
4. Ash Avenue
5. Scoffins Road
6. Center Street
City of Tigard 7 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
21?
_N
tl
a
Y
\` O
i
1
1 1C
1
l
hh `� co
h
w
11 �
1
i
� 1
1
0
iA
i
6.Strootscapt lmprovomtnt Proj*cb
SVain street .,
$urnhm-.�Si+eel
Comme;t=o!Sirea=.
Ash AVanUe }'.
$Coffins R=1 *{i
OMARA
::enter Strce• � U !zs ,PZU 1•`sec TSU
OMARA
s.el 1
® City Center Urban Renewal Plan R opc as nan se ewoi Area SF �;
regard,OR O 1 ant :;erne• era
�V aiH+st°OY o
hanry,L.gu;tteeu Sfreefscape Improvement Projects a`
Figure 3: Urban Renewal Streetscape Improvement Projects
City of Tigard 8 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
C. Bike/Pedestrian Facilities
Bike/Pedestrian Facilities are designed to facilitate safe and convenient multimodal
access throughout the Urban Renewal Area.
1. Commuter Rail Access
This project will provide pedestrian access to the proposed downtown
Tigard commuter rail station from Burnham Street.
2. Hall Blvd.
This project will increase pedestrian access and safety by eliminating gaps
in the sidewalk on the east side of Hall Boulevard and repairing sidewalks
and curbs on both sides of Hall as needed.
3. Scoffins Street
This project calls for the installation of bike lanes and sidewalks on
Scoffins Street,which currently lacks pedestrian and bicycle facilities.
4. Tigard Street
This project will provide a new bike lane on the south side of Tigard Street
and upgrade the existing bike lane on the north side to standard.
5. Highway 99W
Currently, gaps in the sidewalks along Highway 99W threaten pedestrian
safety. This project provides for the installation contiguous sidewalks on
both sides of Highway 99W and a grade-separated bicycle/pedestrian
crossing at Greenburg Road.
6. Center Street
This project will provide sidewalks and bike lanes on Center Street.
7. Enhanced Pedestrian Bridsze over Fanno Creek Connecting to Ash Avenue
This project will facilitate access between residential neighborhoods west
of Fanno Creek and downtown. The project will be designed to minimize
impacts to sensitive areas and preserve wetlands buffers.
8. Conversion of Existing North Rail Corridor into a Multi-use Pedestrian
Trail
This project will convert the existing north rail corridor into a multi-use
pedestrian trail that will increase pedestrian access and provide new
recreational opportunities for residents, workers and visitors to downtown.
Key components of the project may include bio-swales, native vegetation,
pervious pavement and low impact stormwater conveyance/treatment
features that will distinguish downtown Tigard from other communities by
promoting sustainable development.
City of Tigard 9 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
9. Tigard Street/Grant Bicvcle/Pedestrian Crossing
The Plan will support the design and construction of a new at-grade
bicycle/pedestrian crossing that will extend from the intersection of Tigard
Street and Grant Street(south of the railroad)to the north side of the
railroad tracks. The crossing will facilitate circulation and access to
downtown by non-motorized vehicles. Automobiles and other motorized
vehicles will be prohibited.
II,F
a•,M CT'
� yy
\`J
6
rcgy,G
r l�
*so 0
C
4i
b
C.,NO&and ftdeO ,F—Ofts
C
l2J H+�A t�3J(,NE;Y n,C nv En,C^rlf •..�` qc
11 VA,ia
(4)
LT� ..... AMARA _
L'
' Crty Cenfe.(;,Dan Renewal Poan
>Zg ,OR
a to v 1.,mlrmu bkycle and Pedeshion Projects
Figure 4: Urban Renewal Bicycle/Pedestrian Projects
City of Tigard 10 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
D. Parks
1. Fanno Creek Park Improvements
The Plan will facilitate upgrades and improvements to Fanno Creek Park
as well as the preservation and restoration of environmentally sensitive
areas.
2. Skateboard Park
This project will support the construction of a new skateboard park. The
proposed location of the skateboard park is the City Hall parking lot.
oe
t y
o.►anc,mao..,n•M.
OW NA
AAA
City Corte,Urban R--of t1tan v t
S RA rya.d.nR .r Q
na y! {r u,urnu Park Wvrovomonb
Figure 5: Urban Renewal Parks Projects
City of Tigard 1 l October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
E. Public Spaces
1. Green Corridor/Urban Creek
This Plan will support the development a green corridor/urban creek that
will extend from the intersection of Highway 99W and Hall Boulevard
through downtown and to Fanno Creek. Key components of the project
may include bio-swales, native vegetation, pervious pavement and other
low impact stormwater conveyance/treatment features.
2. Plazas
Tax increment revenues may be used to facilitate the design and
construction of public plazas that will serve as public gathering spaces,
encouraging a broader range of active and passive recreational uses in
downtown and attracting more residents and visitors to the area.
3. Urban Green Spaces
Similar to the plazas projects, this project will increase the overall
livability and attraction of the downtown area by providing high quality,
urban green spaces suitable for a range of recreational uses. Urban green
spaces will be designed to promote the preservation and restoration of
environmentally sensitive areas.
4. Public Market
This project will facilitate the design and development a public market in
the proposed public use area near Fanno Creek.
City of Tigard 12 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
217
P
G�
\81o
N , ' Cb.
E.►hblc Space Improvements
clee^covld6.
l'r'lv:] %a7a51E):aGt LUG61'Of`,�Qi71 4``"\
�ry�$p) I,,(60n:.,.iP.P.r'S:,ac^t 14Xf}C'tJCg3�C')S iPpi i
`i Y✓ araAtu 2
Putnc MarV.et IF.xaG+Lccalion;BUi 0 125 >'aM
w
c«
®' City Center Urban Renewal Plan rioC ed Ufbar�Pe^ewc A IeC C r,HQJ
5�R 1--l— Tigard,OR 0,,s7
til L. p1trEOq Gtvary Waterway
"h'` Ci Public Space improvements ^ark
Figure 6: Urban Renewal Public Spaces Projects
City of Tigard 13 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
F. Public Facilities
The Plan includes the following public facilities. Prior to the expenditure of tax
increment revenues for any of these projects, the Agency will be required to adopt a
Minor Amendment to the Plan (as provided in Section XI) stating the proportion of the
benefits of these facilities that will accrue to the Area and finding that the amount of the
expenditure is proportional to the amount of benefit to the Area. Design and
development will be a part of all proposed public facilities projects identified in the Plan.
1. Performing Arts Center
This project consists of the design and construction of a performing arts
center in downtown Tigard. The project,which is recommended in the
Tigard Downtown Improvement Plan, will provide new entertainment and
recreation opportunities that will attract residents and out-of-town visitors
to downtown.
2. Public Parking Facilities
As new shopping, recreational and entertainment uses, including the
proposed performing arts center and public market, are established in the
downtown area, new public parking facilities will be needed to
accommodate the anticipated increase in parking demand.
3. Public Market Area
This project includes the development of a public market area in the
proposed public use area near Fanno Creek.
4. Post Office Relocation
This project will facilitate the possible relocation of the existing
downtown post office.
5. Public Restrooms
This project will provide public restrooms in public gathering spaces.
City of Tigard 14 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
P C
C11,
"'A `tT
s
c
p���'1
kA�
k•\
i l4\
• '')bki:Ptykang fa;,iftir?$ +nA
Puthc tvtahet asa ifxact Lo.�ri;xs-HU, ,h`"-._
t�
�'ost Office Reioca^.Wn �+ �t
'MI,.-resho,- AMARA $�
.s iEr�cf iorps�cw,y C$UI
M $
raa++
Gty Center Urban Renewal Pian d ao ea t,.r Ra +da Area �}f+. nasi
S-4RA r,rt„Wsxs regard.OR
lYa F!^eVaV
4aiuy•L.y'uirrcau public FaciNNes
,,, ... ver.
Figure 7: Urban Renewal Public Facilities Projects
City of Tigard 15 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
G. Planning and Development Assistance
Detailed rules and regulations for the administration of financial and technical assistance
programs will be established by the Agency after adoption of the Plan in order to ensure
that urban renewal funds are used properly and for the agreed upon purposes. The
adoption and amendment of such programs, rules and regulations would not be
considered changes to the Plan.
I. Rehabilitation/Redevelopment Grant/Loan Program
The Urban Renewal Plan authorizes loans and/or grants for property
rehabilitation and redevelopment. Property to be improved may be
residential or commercial. Loans may be at or below market rates, and
assistance can include direct loans or guarantees of loans made by third
parties.
2. New Development Grant/Loan Program
In addition to providing rehabilitation and redevelopment assistance, the
Urban Renewal Plan authorizes loans and/or grants for new development.
Property to be improved may be residential or commercial. Loans may be
at or below market rates, and assistance can include direct loans or
guarantees of loans made by third parties.
3. Technical Assistance Program
The Urban Renewal Plan provides for technical assistance in the form of
site studies,market studies, feasibility analyses, engineering and design
and other activities directly related to development of property in the
urban renewal area. Examples of such technical assistance may include
structural analysis of downtown building to promote rehabilitation of
underutilized buildings and relocation strategies for existing downtown
businesses seeking to move to an alternative site within the urban renewal
area.
4. Commercial Fagade Improvement Loans
To create a distinct identity for downtown Tigard that is visually appealing
and unified,the Urban Renewal Plan authorizes facade improvement loans
for commercial development. Improvements will be used to enhance the
architectural integrity and character of historic commercial buildings and
storefronts in need of a"face lift."
V. RELATIONSHIP TO LOCAL OBJECTIVES
The Plan addresses local planning and development objectives contained in the City's
Comprehensive Plan, Development Code, Transportation System Plan, Park System Master Plan
and the Tigard Downtown Improvement Plan. Adopted in 1982 and last revised in January
2005,the Comprehensive Plan identifies goals and policy objectives that will promote growth
that is both sustainable and supportive of the community's desire to maintain high livability
City of Tigard 16 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
standards. The City's Development Code is updated on an ongoing basis and the TSP was
adopted in January 2002. The Park System Master Plan was adopted in July 1999. Under the
guidance of local residents, business owners and other community stakeholders, the City has
undertaken the development of a long range development plan for downtown Tigard. The
Tigard Downtown Improvement Plan will provide a long range planning strategy for
development in downtown Tigard.
A. City of Tigard Community Development Code
The City of Tigard Community Development Code establishes zoning districts, which
govern allowed uses and contain development standards. The Area encompasses
property within the City's commercial and industrial zoning districts.
According to the City's Development Code,the purpose of commercial zoning districts is
to provide a comprehensive range of commercial services—including retail and office
uses—that are conveniently accessible to motorists, bicyclists and pedestrians and
designed to minimize potential adverse impacts on surrounding residential
neighborhoods. Further, in compliance with the City of Tigard Comprehensive Plan, the
commercial zoning districts are intended to provide a wide range of employment
opportunities and economic benefits for local residents. The purpose of Tigard's
industrial zoning districts is to provide a broad range of industrial services and jobs
within the City of Tigard that are conveniently accessible to local residents.
A detailed description of commercial and industrial zoning districts within the Area and
corresponding development standards are described in Section VII below.
The Plan implements the public investments necessary to generate development that is
consistent with Central Business District, General Commercial, Professional Commercial
and Mixed Use Employment Districts as well as the R-4.5 Low-Density Residential
District, R-12 Medium-Density Residential District and R-25 Medium High-Density
District. Further, the Plan will help ensure that the Area develops efficiently, with high
quality, attractive development that creates an identity and sense of place unique to
downtown Tigard.
B. Tigard Comprehensive Plan Goals and Policies
The Tigard Comprehensive Plan identifies goals and policies that address the City of
Tigard's long range planning and development objectives. Of particular relevance to the
Plan are goals and policy directives contained in the Natural Features and Open Space,
Economy, Housing, Transportation and Special Areas of Concern sections.
Natural Features and Open Space
The Comprehensive Plan identifies policies intended to preserve and enhance the City's
natural areas, including wildlife habitat areas, wetlands sites and other environmentally
sensitive areas. Further, natural features and open space policies call for the development
of an adequate system of open space, recreation lands and facilities to maintain and
City of Tigard 17 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
improve community livability and the preservation and enhancement of historically and
culturally significant resources.
Natural Areas policies supported by the Plan include:
Policy 3.4.2
The City Shall:
a. Protect fish and wildlife habitat along stream corridors by managing the
riparian habitat and controlling erosion, and by requiring that areas of standing
trees and natural vegetation along natural drainage courses and waterways be
maintained to the maximum extent possible.
Policy 3.5.1
The City shall encourage private enterprise and intergovernmental agreements
which will provide for open space, recreation lands, facilities, and preserve
natural, scenic and historic areas in a manner consistent with the availability of
resources.
Polices
The City has designated the 100-Year Floodplain of Fanno Creek, its tributaries,
and the Tualatin River as Greenway,which will be the backbone of the open
space system. Where Landfill and/or development are allowed within or adjacent
to the 100-Year Floodplain,the City shall require the consideration of dedication
of sufficient open land area for greenway adjoining and within the floodplain.
Polices
The City shall provide an interconnected pedestrian/bike path throughout the
City.
Policy 3.7.1
The City shall identify and promote the preservation and protection of historically
and culturally significant structure, site, objects and districts within Tigard.
The Plan identifies Parks, Public Spaces and Bicycle/Pedestrian Facilities projects,
including but not limited to the Fanno Park Improvements, Urban Creek/Green Corridor
and Urban Green Spaces projects, which will further the Comprehensive Plan's Natural
Areas policy objectives. In addition to preserving and upgrading existing parks and
natural areas such as Fanno Creek Park,the Plan will facilitate the creation of"green"
amenities and pedestrian/bicycle facilities that will provide new active and passive
City of Tigard 18 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
recreational opportunities for residents, downtown workers and visitors and improve
connectivity between downtown and adjacent neighborhoods.
Economy
The Comprehensive Plan identifies policies intended to diversify and improve Tigard's
economic and employment base, including specific policies that address economic needs
in the Central Business District.
Economic policies supported by the Plan include:
Policy 5.1
The City shall promote activities aimed at the diversification of the economic
opportunities available to Tigard residents with particular emphasis placed on the
growth of the local job market.
Policy 5.3
The City shall improve and enhance the portions of the central business district as
the focal point for commercial, high density residential, business, civic and
professional activity creating a diversified and economically viable core area.
One of the Plan's stated goals is to "Promote high quality development of retail, office
and residential uses that support and are supported by public streetscape, transportation,
recreation and open space investments." The Plan identifies intersection improvements,
such as the Hall Blvd/99 W Intersection Improvements project, road widening and
realignment projects and other street projects that will improve circulation and access in
and around downtown. In addition, the Plan authorizes streetscape projects and
pedestrian/bicycle improvements that will make downtown safer and more accessible to
pedestrians and bicyclists by filling in gaps in the existing sidewalk system, providing
new or upgraded bike lanes, and establishing new multiuse trails and pedestrian
crossings. Finally, the Plan includes parks, public spaces and public facilities projects
that will make downtown a more appealing place to do business and facilitate the
transition of existing industrial and auto-oriented uses to locations outside of the Central
Business District.
Housing
The Comprehensive Plan identifies the provision of high quality housing of varying
densities,types and affordability levels as a critical long range planning goal.
Tax increment revenues generated under the Plan may be used to fund development and
technical assistance programs that will facilitate residential development that meets the
diverse housing needs of Tigard's citizens, as prescribed below:
City of Tigard 19 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
Policy 6.1.1
The City shall provide an opportunity for a diversity of housing densities and
residential types at various prices and rent levels.
In addition to financing the programs described in Section IV,the Plan includes public
improvements projects that will make the Area a more attractive and viable location for
new, high quality medium- and high-density residential development in downtown
Tigard.
Transportation
The Comprehensive Plan identifies policies that are designed to provide safe and efficient
multimodal circulation and access within downtown Tigard and between downtown and
adjacent neighborhoods.
Transportation policies supported by the Plan include:
Policy 8.1.1
Plan, design and construct transportation facilities in a manner which enhances
the livability of Tigard by:
a. Proper location and design of transportation facilities; and
b. Encouraging pedestrian accessibility by providing safe, secure and desirable
pedestrian routes.
Polices
Provide a balanced transportation system, incorporating all modes of
transportation (including motor vehicle, bicycle,pedestrian,transit and other
modes)by:
a. The development of and implementation of public street standards that
recognize the multi-purpose nature of the street right-of-way for utility,
pedestrian, bicycle,transit,truck and auto use;
b. Coordination with Tri-met, and/or any other transit providers serving Tigard,
to improve transit service to Tigard. Fixed route transit will primarily use
arterial and collector streets in Tigard. Development adjacent to transit routes
will provide direct pedestrian accessibility;
c. Construction of bicycle lanes on all arterials and collectors within Tigard
consistent with the Bicycle Master Plan. All schools, parks,public facilities
and retail areas shall strive to have direct access to a bikeway;
d. Construction of sidewalks on all streets within Tigard. All schools,parks,
public facilities and retail areas shall strive to have direct access to a sidewalk.
e. Development of bicycle an pedestrian plans which link to recreational trails;
City of Tigard 20 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
f. Design local streets to encourage a reduction in trip length by providing
connectivity and limiting out-of-direction travel and provide connectivity to
activity centers and destinations with a priority for bicycle and pedestrian
connections; and
h. Tigard will support the development of a commuter rail system as part of the
regional transit network.
Policy 8.1.3
Strive to achieve a safe transportation system by the development of street
standards, access management policies and speed controls when constructing
streets, and by making street maintenance a priority and through a comprehensive
program of engineering, education and enforcement.
b. Design safe and secure pedestrian and bikeways between parks and other
activity centers in Tigard.
Policy 8.1.5
Develop transportation facilities which are accessible to all members of the
community and minimize out of direction travel by:
a. The design and construction of transportation facilities to meet the
requirements of the Americans with Disabilities Act; and
b. The development of neighborhood and local connections to provide adequate
circulation in and out of the neighborhoods.
Policy 8.2.1
The City shall plan for a safe and efficient street and roadway system that meets
current needs and anticipated future growth and development.
Policy 8.3.1
The City shall coordinate with Tri-met to provide for a public transit system
within the planning area which:
a. Meets the needs of both the current and projected, for the Tigard community;
b. Addresses the special needs of a transit dependent population;
c. Reduces pollution and traffic; and
d. Reduces energy consumption.
Policy
The city shall encourage the expansion and use of public transit by:
City of Tigard 21 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
a. Locating land intensive uses in close proximity to transitways; and
c. Supporting efforts by Tri-met and other groups to provide for the needs of the
transportation disadvantaged.
Policy 8.5.1_
The City shall locate bicycle/pedestrian corridors in a manner which provides for
pedestrian and bicycle users, safe and convenient movement in all parts of the
City, by developing the pathway system shown on the adopted
Pedestrian/Bikeway Plan.
In conjunction with proposed street improvements,the Plan provides for new bike lanes
and sidewalks as well as upgrades to inadequate bicycle and pedestrian facilities. These
projects will increase multimodal access and circulation throughout the Area. Further,to
improve neighborhood livability and create a visually appealing streetscape environment
that draws residents and visitors to downtown and promotes more active commercial,
recreation and entertainment uses, landscape improvements, street trees, street furniture
and other streetscape improvements are identified as key components of the Plan.
Special Areas of Concern
The Comprehensive Plan identifies downtown Tigard and the Central Business District as
a Special Area of Concern. Existing uses include a mix of older, substandard commercial
and residential development, and industrial buildings that do not conform to the
Comprehensive Plan's long term vision for downtown Tigard. To make downtown a
more attractive destination for shopping, dining and a variety of entertainment and
recreational activities,the Plan includes transportation, streetscape, public facilities and
public spaces projects designed to create a visually distinct, unified character. The Plan
also supports development and technical assistance programs designed to help local
business and property owners rehabilitate and upgrade substandard buildings and create
new quality development in downtown.
The Plan supports the following Special Area of Concern policies:
Policy 11.1.1
The redevelopment of downtown Tigard shall be accomplished in order to make it
complementary to newer shopping areas. Convenience, appearance and the needs
of the shopping public should be primary considerations.
Policy 11.6.3
Require that all development permitted in Action Areas be designed to facilitate
pedestrian movement within the center and to transit.
City of Tigard 22 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
Proposed pedestrian and bicycle improvements, such as the Commuter Rail Access and
Tigard Street/Grant Pedestrian/Bicycle Crossing projects, will provide safe and
convenient pedestrian access to local shops and transit. In addition, streetscape
improvements along Main Street, Burnham Street, Commercial Street and other Area
roadways will make downtown a more accommodating, pedestrian-oriented commercial
district than it is today. Lastly, public facilities projects such as the Performing Arts
Center and Public Market will generate support for new and existing businesses that
provide entertainment and recreational options for downtown visitors.
C. Transportation System Plan Goals and Policies
Adopted in 2002,the TSP identifies goals and policy objectives intended to create a
transportation system that enhances community livability and facilitates safe and
convenient multimodal access to Tigard residents and visitors. The Plan's goals,
objectives and transportation infrastructure projects directly address or correlate to
planning needs identified in the TSP's goals and policies.
Of particular relevance to the Plan are the following transportation system goals and
policies, identified in Chapter 2 of the TSP:
Goal 1: Livability
Plan, design and construct transportation facilities in a manner which
enhances the livability of Tigard.
Policy 2 -Encourage pedestrian accessibility by providing safe, secure
and desirable pedestrian routes.
Goal 2: Balanced Transportation System
Provide a balanced transportation system, incorporation all modes of
transportation(including motor vehicle, bicycle, pedestrian, transit and
other modes)
Policy 1 -Develop and implement public street standards that recognize
the multi-purpose nature of the street right-of-way for utility,pedestrian,
bicycle, transit, truck and auto use.
Policy 3 -Bicycle lanes must be constructed on all arterials and collectors
within Tigard consistent with the Bicycle Master Plan (with construction
or reconstruction projects). All schools,parks,public facilities and retail
areas shall have direct access to a bikeway.
Policy 4-Sidewalks must be constructed on all streets within Tigard(with
construction or reconstruction projects). All schools,parks,public
facilities and retail areas shall have direct access to a sidewalk.
City of Tigard 23 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
Policy 6-Local streets shall be designed to encourage a reduction in trip
length by providing connectivity and limiting out-of-direction travel.
Provide connectivity to activity centers and destinations with a priority for
bicycle and pedestrian connections.
Policy 8- Tigard will support the development of a commuter rail system
as part of the regional transit network.
Goal 3: Safety
Strive to achieve a safe transportation system by developing street
standards, access management policies and speed controls when
constructing streets, by making street maintenance a priority and through a
comprehensive program of engineering, education and enforcement.
Policy 3 -Safe and secure pedestrian and bikeways shall be designed
between parks and other activity centers in Tigard.
Goal 5: Accessibility
Develop transportation facilities which are accessible to all members of
the community and minimize out of direction travel.
Policy 1 -Design and construct transportation facilities to meet the
requirements of the Americans with Disabilities Act.
Policy 2 -Develop neighborhood and local connections to provide
adequate circulation in and out of the neighborhoods.
Goal 6: Goods Movement
Provide for efficient movement of goods and services.
Policy I -Design arterial routes, highway access and adjacent land uses
in ways that facilitate the efficient movement of goods and services.
The Plan includes streetscape improvements and bicycle/pedestrian system improvements
designed to encourage alternative modes of transportation to the automobile. By filling
gaps in the existing sidewalk system, installing new bike lanes and upgrading existing
bikeways to standard,the Plan will help create a complete system of bicycle and
pedestrian facilities that enables pedestrians and bicyclists to commute safely and
efficiently to and within downtown.
The Plan includes street improvements that will address motor vehicle needs in and
around downtown Tigard. Projects such as the Scoffins Street/Hall Boulevard/Hunziker
City of Tigard 24 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
Realignment and Highway 99W intersection improvements will reduce congestion and
improve circulation while creating a safer environment for drivers, pedestrians and
bicyclists.
D. City of Tigard Park System Master Plan
The City of Tigard Park System Master Plan is guided by the following vision:
"Through building connections, the City of Tigard will provide a park system that:
• Contributes to overall community livability and pride;
• Balances the impacts of growth and increasing density with parks and
greenspaces;
• Reduces auto-dependency and enhances recreation opportunities by connecting
recreation resources, community destinations, and neighborhoods with trails and
greenways;
• Fosters stewardship of natural resources such as floodplains and waterways;
• Provides equitable distribution of parks and recreation opportunities throughout
the City;
• Provides safe and well-maintained parks and recreation facilities; and
• Provides for effective and economically sound management of public resources."
Chapter Six Recommendations provides detailed recommendations for park facilities,
maintenance, management, and recreation programs. Of particular relevance to the Plan
are the following Parks recommendations:
• "Renovate and expand existing parks to improve park condition, increase
recreational opportunities, meet current safety requirements, and provide access
for people with disabilities;"
• "Provide an interconnected pedestrian and bicycle system that links Tigard's
parks, greenspaces,neighborhoods, work places, schools, and commercial
centers;"and
• "Mitigate the effects of development by providing pocket parks/urban plazas in
commercial areas."
The Plan includes multiple projects that support the City's park system vision and
recommendations. In particular,the Fanno Creek Park Improvements and Enhanced
Pedestrian Bridge, Urban Creek/Green Corridor and Urban Green Spaces projects will
upgrade and increase multimodal access to existing parks and open space areas and create
new green space and recreational areas that will draw residents, shoppers and visitors to
downtown Tigard.
City of Tigard 25 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
E. Tigard Downtown Improvement Plan
The Tigard Downtown Improvement plan is guided by four primary objectives:
"First and foremost, the TDIP seeks to carry out the City Council's goal to revitalize
Downtown Tigard. Second, the TDIP is a downtown "improvement" plan, one that
builds upon the good "bones"of the current Downtown area, and that builds upon the
sound foundation of community-based planning to serve as the "master conceptual plan"
for the area. Third, an overarching objective of the Plan is to ensure that Downtown
Tigard will serve the community's stated future needs for an active, mixed use"urban
village". Finally, the TDIP must meet the objectives of the Metro Functional Plan for a
Town Center, as that plan designates Tigard's downtown area as a Town Center."
The Tigard Downtown Improvement Plan provides a vision, design guidelines and a
series of catalyst projects that will foster development that is compatible with the "urban
village" concept. The Plan supports projects and programs that will facilitate the
implementation of the prescribed catalyst projects, many of which are included in the
Urban Renewal Projects and Programs section.
VI. PROPOSED LAND USES
Land uses within the Area are governed by the City of Tigard Development Code. The
Development Code establishes zoning districts that implement the Tigard Comprehensive Plan.
The districts govern the allowed uses and contain development standards.
Currently, land in the Area is within the Central Business District(CBD), General Commercial
(C-G), Professional Commercial (C-P), Mixed Use Employment(MUE), R-4.5 Low-Density
Residential (R-4.5), R-12 Medium-Density Residential (R-12) and R-25 Medium High-Density
Residential (R-25)zoning districts. The purpose of the districts is described in the Development
Code as follows:
A. Central Business District
"The CBD zoning district is designed to provide a concentrated central business district,
centered on the City's historic downtown, including a mix of civic, retail and office uses.
Single-family attached housing, at a maximum density of 12 units/net acre, equivalent of
the R-12 zoning district, and multi-family housing at a minimum density of 32 units/acre,
equivalent to the R-40 zoning district, are permitted outright. A wide range of uses,
including but not limited to adult entertainment, utilities, facilities with drive-up
windows,medical centers,major event entertainment and gasoline stations, are permitted
conditionally."
Most development in the CBD is not subject to minimum setbacks. However, 20 foot
front, side and rear yard setbacks are required where a commercial use abuts a residential
zoning district. A maximum site coverage of 85% and a minimum landscape requirement
of 15%are required. With exception of buildings within 100 feet of any residential
City of Tigard 26 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
zoning districts, where a 40 foot height restriction applies, a maximum height of 80 feet
is prescribed for development in the CBD zone.
B. General Commercial
"The C-G zoning district is designed to accommodate a full range of retail, office and
civic uses with a City-wide and even regional trade area. Except where non-conforming,
residential uses are limited to single-family residences which are located on the same site
as a permitted use. A wide range of uses, including but not limited to adult
entertainment, automotive equipment repair and storage, mini-warehouses, utilities,
heliports, medical centers, major event entertainment, and gasoline stations, are permitted
conditionally."
Generally, development in the C-G zone is not subject to minimum setbacks. However,
20 foot side and rear yard setbacks are required where the zone abuts a residential zoning
district. A maximum site coverage of 85%, minimum landscape requirement of 15%and
maximum height limit of 45 feet are also prescribed.
C. Professional Commercial
"The C-P zoning district is designed to accommodate civic and business/professional
services and compatible support services, e.g., convenience retail and personal services,
restaurants, 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, i.e., equivalent to the R-40 zoning district, are
permitted in conjunction with a commercial development. Heliports, medical centers,
religious institutions and utilities are permitted conditionally. Developments in the C-P
zoning district are intended to serve as a buffer between residential areas and more-
intensive commercial and industrial areas."
With the exception of property abutting a residential zoning district, where 20 foot side
and rear yard setbacks are required, minimum setbacks are not required in the C-P Zone.
A maximum site coverage of 85%, minimum landscape requirement of 15%and
maximum height limit of 45 feet are required of all development in the C-P zone.
D. Mixed Use Employment
"The MUE zoning district is designed to apply to a majority of the land within the Tigard
Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy.
99), Highway 217 and I-5. This zoning district permits a wide range of uses including
major retail goods and services, business/professional offices, civic uses and housing; the
latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to
the R-25 zoning district. A wide range of uses, including but not limited to community
recreation facilities, religious institutions,medical centers, schools, utilities and transit-
related park-and-ride lots, are permitted conditionally. Although it is recognized that the
automobile will accommodate the vast majority of trips to and within the Triangle, it is
City of Tigard 27 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
still important to 1) support alternative modes of transportation to the greatest extent
possible; and 2)encourage a mix of uses to facilitate intra-district pedestrian and transit
trips even for those who drive. The zone may be applied elsewhere in the City through
the legislative process."
While development in the MUE zone is generally not subject to minimum setbacks, 20
feet side and rear yard setbacks may be required where the zone abuts residential districts
and a maximum front yard setback of 20 feet is required for all development. A minimum
building height of 2 stories, maximum building height of 200 feet and maximum site
coverage of 85%are also prescribed.
E. R-4.5 Low-Density Residential District
"The R-4.5 zoning district is designed to accommodate detached single-family homes
with or without accessory residential units at a minimum lot size of 7,500 square feet.
Duplexes and attached single-family units are permitted conditionally. Some civic and
institutional uses are also permitted conditionally."
The minimum lot size in the R-4.5 zone ranges from 7,500 square feet for detached
housing units to 10,000 for duplexes. The average minimum lot width is 50 feet for
detached unit lots and 90 feet for duplex lots. All residential development is subject to a
maximum height of 30 feet and minimum setbacks of 20 feet(front yard), 5 feet(side
yard) and 15 feet(rear yard). A minimum distance of 20 feet between a property line and
the front of a garage is also required. The R-4.5 zone does not impose a minimum
landscape requirement or lot coverage standard.
F. R-12 Medium-Density Residential District
"The R-12 zoning district is designed to accommodate a full range of housing types at a
minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are
also permitted conditionally."
Multiple-family dwelling units in the R-12 zone are subject to minimum front and rear
yard setbacks of 20 feet and a minimum side yard setback of 10 feet. Single-family
dwelling units are subject to minimum front and rear yard setbacks of 14 feet and a
minimum side yard setback of 5 feet. For both multiple-family and single-family
dwelling units, a 30 foot setback is required for a side or rear yard abutting a more
restrictive zoning district. A maximum building height of 35 feet, maximum lot coverage
of 80%and minimum landscape requirement of 20%are also specified.
G. R-24 Medium High-Density Residential District
"The R-25 zoning district is designed to accommodate existing housing of all types and
new attached single-family and multi-family housing units at a minimum lot size of 1,480
square feet. A limited amount of neighborhood commercial uses is permitted outright
and a wide range of civic and institutional uses are permitted conditionally."
City of Tigard 28 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
A minimum lot size of 3,050 square feet per unit for detached single-family dwelling
units and 6,100 square feet or 3,050 square feet per unit for duplexes is required in the R-
25 zone. Multiple-family dwelling units are subject to minimum front and rear yard
setbacks of 20 feet and a minimum side yard setback of 10 feet. Single-family dwelling
units are subject to minimum front and rear yard setbacks of 14 feet and a minimum side
yard setback of 5 feet. For both multiple-family and single-family dwelling units, a 30
foot setback is required for a side or rear yard abutting a more restrictive zoning district.
A maximum building height of 45 feet, maximum lot coverage of 80%and minimum
landscape requirement of 20%are also specified.
VII. PROPERTY ACQUISITION AND DISPOSITION
The Plan authorizes the acquisition and disposition of property as described in this section.
Property includes any and all interests in property, including fee simple ownership, lease,
easements, licenses or other rights to use.
A. Property Acquisition—From Willing Sellers
The Plan authorizes the acquisition of any interest in property within the Area, including
fee simple interest,to support private redevelopment, only in those cases where the
property owner wishes to convey such interests to the Agency. The Plan does not
authorize use of the power of eminent domain to acquire property for private
redevelopment.
Property acquisition for those public improvements projects authorized in Section IV will
be required. The Agency is not granted eminent domain authority under the Plan.
Therefore, it is anticipated that if eminent domain authority is required,the acquisition
will be undertaken by the City of Tigard or other public entity with existing authority for
eminent domain.
Property acquisition from willing sellers may be required to support development of
retail, office, housing and mixed use projects within the Area.
B. Land Disposition
The Agency may dispose of property acquired under the Plan by conveying any interest
in property acquired pursuant to Subsection VII A. Property shall be conveyed at its fair
reuse value, which a value determined by the urban renewal agency to be its fair reuse
value, which represents the value,whether expressed in terms of rental or capital price, at
which the urban renewal agency in its discretion determines such land should be made
available in order that it may be developed, redeveloped, cleared, conserved or
rehabilitated for the purposes specified in such plan.
Property disposition may be required to support development of retail, office, housing
and mixed use projects within the Area.
City of Tigard 29 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
VIII. RELOCATION METHODS
As described in Section VII, the Plan authorizes the acquisition of property by willing sellers
only. For this reason,the Plan does not require provisions for relocation assistance. However,the
Plan does not preclude the Agency from offering relocation assistance to willing sellers when
appropriate.
IX. TAX INCREMENT FINANCING OF PLAN
Tax increment financing consists of using annual tax increment revenues to make payments on
loans, usually in the form of tax increment bonds. The proceeds of the bonds are used to finance
the urban renewal projects authorized in the Plan. Bonds may be both long-term and short-term.
Tax increment revenues equal most of the annual property taxes imposed on the cumulative
increase in assessed value within an urban renewal area over the total assessed value at the time
an urban renewal plan is adopted. (Under current law, the property taxes for general obligation
("GO") bonds and local option levies approved after October 6, 2001 are not part of the tax
increment revenues.)
A. General Description of the Proposed Financing Methods
The Plan will be financed using a combination of revenue sources. These include:
• Tax increment revenues;
• Advances, loans, grants and any other form of financial assistance from the
Federal, State or local governments or other public body;
• Loans, grants, dedications or other contributions from private developers and
property owners; and
• Any other source, public or private.
Revenues obtained by the Agency will be used to pay or repay costs, expenses,
advancements and indebtedness incurred in planning or undertaking project activities or
otherwise exercising any of the powers granted by ORS Chapter 457 in connection with
the implementation of this Plan.
B. Tax Increment Financing and Maximum Indebtedness
The Plan may be financed, in whole or in part, by tax increment revenues allocated to the
Agency as provided in ORS Chapter 457. The ad valorem taxes, if any, levied by a
taxing district in which all or a portion of the Area is located, shall be divided as provided
in section lc, Article IX of the Oregon Constitution, and ORS 457.440. Amounts
collected pursuant to ORS 457.440 shall be deposited into the unsegregated tax
collections account and distributed to the Commission based upon the distribution
schedule established under ORS 311.390.
City of Tigard 30 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
The maximum amount of indebtedness that may be issued or incurred under the Plan,
based upon good faith estimates of the scope and costs of projects in the Plan and the
schedule for their completion is Twenty Two Million Dollars and No Cents
($22,000,000). This amount is the principal of such indebtedness and does not include
interest or indebtedness incurred to refund or refinance existing indebtedness.
C. Prior Indebtedness
Any indebtedness permitted by law and incurred by the Agency or the City of Tigard in
connection with the preparation of this Plan or prior planning efforts related to this Plan
may be repaid from tax increment revenues from the Area when and if such funds are
available.
D. Impact of Tax Increment Financing on Public Schools
This Plan has been adopted with consideration of information in the Report
accompanying the Plan regarding the impact of tax increment financing on the K-12
Public School system. Under current law providing for substantial state funding of K-12
schools,the tax increment financing of this Plan has minimal impacts on the revenues
received by the Tigard Tualatin School District.
X. DURATION OF PLAN
No new indebtedness may be incurred after twenty years from the effective date of the Plan. As
is common practice in urban renewal plans in Oregon,tax increment revenues may continue to
be collected beyond this date, until it is found that deposits in the Commission's debt service
fund are sufficient to fully pay principal and interest on indebtedness issued during the twenty
years following the effective date of the Plan, either through direct payment of the indebtedness
or by payment of principal and interest on bonds or notes issued to finance the indebtedness.
XI. FUTURE AMENDMENTS TO PLAN
The Charter of the City of Tigard (Section 47) requires that the City Council refer to Tigard
voters the ordinance approving an urban renewal plan at a regular or special City election held in
May or November. It further requires that amendments to an urban renewal plan that"would or
could involve the levying of a tax on properties outside the urban renewal area to pay the debts
or obligations to be incurred in carrying out the plan" must be similarly approved by Tigard
voters (Section 48). Though the tax increment financing of the Plan does not involve levying of
a tax, amendments that increase the maximum amount of indebtedness may increase the amount
of tax increment revenues. For this reason, such amendment is classified as a Substantial
Amendment Requiring Voter Approval, as discussed in this section.
A. Substantial Amendments Requiring Voter Approval
Substantial amendments requiring voter approval consist of increasing the maximum
amount of indebtedness. Such amendment shall require approval by non-emergency
ordinance and then referred to Tigard voters for approval.
City of Tigard 31 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
B. Substantial Amendments Not Requiring Voter Approval
Substantial Amendments Not Requiring Voter Approval consist of adding land to the
urban renewal area that totals more than I%of the original plan area.
Substantial Amendments as described under Subsections XI A and B require the same
notice, hearing and approval procedure required of the original urban renewal plan,
including public involvement, consultation with taxing districts, presentation to the
Planning Commission, special notice to Tigard households of a hearing by the City
Council on the ordinance adopting the Substantial Amendment and adoption of the
Amendment by non emergency ordinance.
C. Council Approved Amendments
Council-Approved Amendments consist solely of the following amendments:
• Material changes to the goals and objectives of the Plan.
• Addition or expansion of a project that adds a cost in 2005 dollars of more than
$500,000 and is materially different from projects previously authorized in the
Plan.
• Extending the duration of the Plan.
Council-Approved amendments require approval by the Agency by resolution and by
City Council, which may approve the amendment by resolution.
D. Minor Amendments
Minor Amendments are amendments that are neither Substantial Amendments nor
Council-Approved amendments. They require approval by the Agency by resolution.
E. Amendments to the City of Tigard Comprehensive Plan and/or Development
Code
Amendments to the City of Tigard Comprehensive Plan and/or Development Code that
affect the Urban Renewal Plan and/or the Urban Renewal Area do not require approval
by the Agency or City Council.
City of Tigard 32 October 10, 2005
EXHIBIT B
DRAFT
REPORT ACCOMPANYING THE DRAFT
CITY CENTER URBAN RENEWAL PLAN
October 15, 2005
Tashman Johnson LLC
Cascade Economic Planning
SERA Architects
Urban Land Economics
Jeannette Launer, Attorney
LIST OF PARTICIPANTS
City Center Advisory Committee Members
Jim Andrews
Carolyn Barkley
Gretchen Buehner
Alexander Craghead
Suzanne Gallagher
Alice Ellis Gaut
Marland.Henderson
Ralph Hughes
Lily Lilly
Mike Marr
Judy Munro
Roger Potthoff
Mike Stevenson
Carl Switzer
City of Tigard Staff
James Hendryx,Community Development Director
Tom Coffee,Interim Community Development Director
Barbara Shields,Long Range Planning Manager
Duane Roberts,Associate Planner
Consultants
Jeffrey Tashman,Tashman Johnson LLC
Tina Mosca, Cascade Economic Planning
Matt Arnold, SERA Architects
Nancy Guitteau,Urban Land Economics
Jeannette Launer,Attorney
TABLE OF CONTENTS
LINTRODUCTION...........................................................................................................................4
H. EXISTING PHYSICAL AND ECONOMIC CONDITIONS AND IMPACT ON
MUNICIPALSERVICES..............................................................................................................5
A. PHYSICAL CONDTTIONS........................................................................................... ....5
B. INFRASTRUCTURE.............................................................................................................8
C. SOCIAL CONDITIONS:.....................................................................I................. .........9
D. ECONOMIC CONDITIONS ...............................................................................................11
E. IMPACT ON MUNICIPAL SERVICES.............................................................................14
IM REASONS FOR SELECTION OF EACH URBAN RENEWAL AREA IN THE PLAN.....15
IV. COMPLIANCE WITH STATUTORY LIMITS ON ASSESSED VALUE AND SIZE OF
URBANRENEWAL AREA....................».................................................................................15
V. THE RELATIONSHIP BETWEEN URBAN RENEWAL PROJECTS AND THE
EXISTING CONDITIONS IN THE URBAN RENEWAL AREA..........................................16
A. STREET IMPROVEMENTS...............................................................................................16
B. STREETSCAPE IMPROVEMENTS....................................:..............................................17
C. BIKE/PEDESTRIAN FACILITIES....................................;................................................18
D. PARKS.................................................................................................................................20
E. PUBLIC SPACES................................................................................................................20
F. PUBLIC FACILITIES..........................................................................................................22
VL THE ESTIMATED TOTAL COST OF EACH PROJECT AND THE SOURCES OF
MONEYSTO PAY SUCH COSTS..............................................................w..........».................24
VII. THE ANTICIPATED COMPLETION DATE FOR EACH PROJECT.................................30
VII. THE ESTIMATED AMOUNT OF TAX INCREMENT REVENUES REQUIRED AND
THE ANTICIPATED YEAR IN WHICH INDEBTEDNESS WILL BE RETIRED....».......30
IX. FINANCIAL ANALYSIS OF THE PLAN..............................................................»...............,.30
X. IMPACT OF THE TAX INCREMENT FINANCING,BOTH UNTIL AND AFTER THE
INDEBTEDNESS IS REPAID,UPON ALL ENTITIES LEVYING TAXES UPON
PROPERTY IN THE URBAN RENEWAL AREA...................................................................31
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
I. INTRODUCTION
The City Center Urban Renewal Report(the"Report") contains background information and
project details for the City Center Urban Renewal Plan(the"Plan"). The Report is not a legal
part of the Plan but is intended to provide public information that will guide the City Council and
Tigard voters as part of their approval of the Plan.
The Report provides the information required in ORS 457.085(3). The format of the Report is
based on this statute.
City of Tigard 4 October 15,2005
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
U. EXISTINGPHYSICALAND ECONOMIC CONDITIONS AND IMPACT ON
MUNICIPAL SERVICES
This section of the Report describes existing conditions within the City Center Urban Renewal
Area(the"Area"),documenting the occurrence of"blighted areas" as defined by ORS
457.010(1).
A. Physical Conditions
1 Land Use and Zoning
The Area contains approximately 193.71 acres and comprises 2.6% of the
City's 7439.1 acres of total land area. It contains 193 individual
properties,most of which are in the City's Central Business District
(CBD)zoning district..
The Area is served by two major transportation corridors,Highway 99W
and Hall Boulevard,which provide access to downtown Tigard from
surrounding commercial,industrial and residential neighborhoods. Two
sets of railroad tracks,owned by Burlington Northern Sante Fe Railroad
and operated by Portland and Western Railroad,Inc.,extend through the
heart of downtown Tigard and restrict access between the northern and
southern portions of the CBD. Freight trains transporting industrial
commodities such as forest products,manufactured industrial products,
bulk feed and paper pass through the Area approximately eight times a day
and create traffic congestion at rail crossings when switching occurs.
Fanno Creek Park,which demarcates the southern edge of the Area's
boundaries,is downtown's most significant natural resource and
recreational amenity. The Plan includes projects that will strengthen
linkages between downtown and Fanno Creek Park and expand the Park's
role as a community gathering space and recreational destination.
As described in further detail below, the age and physical condition of
existing commercial development is mixed. Examples of newer or
recently rehabilitated commercial development include the Crown Carpets
building on the comer of Commercial Street and Main Street,the A-Boy
Plumbing and Electric store on Main Street and the BMDA building,
whose ground floor tenants include a Thai restaurant and a naturopathic
pet clinic.However,the Area also features substandard development and
underutilized commercial buildings. On Main Street, for example,a
boarded up building adjacent to the bridge overlooking Fanno Creek lies
vacant. Further,some of Main Street's historic buildings have been
neglected,as evidenced by poorly maintained storefronts and facades.
An analysis of property classification data from Washington County's
200405 Assessment and Taxation database was used to determine the
City of Tigard 5 October 15,2005
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
land use designation of parcels in the Area. While the Area is
predominantly commercial,as illustrated in Table 1,"Land Use (2004-
05),"it features a mix of uses, including residential,multifamily,and
exempt or partially exempt public uses.
Table 1:Land Use 2004-0
Property Class Number of Parcels Acres" %of Total
improved Residential 23 5.52 3.8%
vacant Commercial 10 1.30 0.9%
Improved Commercial 122 73.55 51.0°/a
Improved State-Assessed Industrial 1 6.25 43%
vacant Multifamily 1 0.07 0.0%
Improved Multifamily 10 8.64 6.00/c
Exempt Federal 2 232 1.6%
Exempt State 1 3.29 23%
Exempt City 14 33.68 23.4%
Exempt Municipal Water District 2 4.17 2.9%
Exempt Other MunicipW Corporation 2 0.98 0.7%
Exempt Fire District 1 1.48 1.00/0
Exempt Benevolent 2 1.31 0.90/0
Exempt Fraternal 2 1.58 1.1
TOTAL 193 144.14 100.0%
TOTALVACANT 18 12.46 8.6%
TOTALIWROVEDJ 175 131.68 91.4%
Source:Washington County,OR 2004-05 Assessment and Taxation Database
Note:Total acreage does not include an estimated 49.57 acres of ROW.
Only 9%of the Area is vacant. Most of the undeveloped lands,including
4.17 acres of Water District property and 3.29 acres of Oregon
Department of Transportation right-of-way,are under public ownership.
Improved commercial uses constitute 51%(73.55 acres) of the Area's
total acreage. Existing commercial development is concentrated on Main
Street,Highway 99W,and property abutting the intersection of Hall
Boulevard/Highway 99W. A broad range of retail and commercial uses
are represented. These include but are not limited to:restaurants,antique
stores,furniture stores,paint supply stores and frame shops as well as a
liquor store,athletic club,bike shop,carpet store and shoe repair shop.
Professional and medical service providers,including dentists,realtors,
attorneys and the Tigard Chamber of Commerce,are also active in the
Area. While most downtown businesses are small and locally owned,
national retailers and franchises such as Rite-Aid, Jo-Ann Fabrics,Napa
Auto Parts and A-Boy Plumbing and Electric are also represented.
City of Tigard 6 October 15,2005
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
Some existing uses in the downtown area do not conform to the goals and
objectives of the City's Comprehensive Plan and Development Code. In
particular, automobile-oriented uses and manufacturing and industrial
facilities do not support the City's goal to create a vibrant, pedestrian
friendly atmosphere downtown. These are examples of area businesses
that play a valuable role in the local economy but are not appropriate uses
of the CBD. The presence of industrial and automobile-oriented uses in
the heart of downtown underscores the current underutilization of the area
and magnifies the need for public investments that will attract more
suitable retail, residential and employment uses in the CBD. The
presence of industrial and automobile-oriented uses in the heart of
downtown underscores the current underutilization of the area and
magnifies the need for public investments that will attract more suitable
retail, residential and employment uses in the CBD.
In addition to commercial uses, tax exempt uses or partially exempt uses
totaling 48.81 acres or 33.9 % of the Area's total land area are also well
represented. Most notably, the Area includes 33.68 acres of property
under City ownership. While residential uses are present,they account for
less than 10% of the Area's total acreage. Multifamily development and
single family homes, predominantly from the 1940s and 1950s, constitute
6% and 3.8% of the Area's acreage respectively.
Table 2, "Zoning Districts (2004-05)," shows the distribution of the Area's
lands by zoning district.
Table 2: Zoning Districts(2004-05)
Zoning District %of Total
Commercial Zoning Districts
Central Business District 80.9%
General Commercial 12.3%
Professional Commercial 3.3%
SUBTOTAL 96.4%
Residential Zoning Districts
R-4.5 Low-Density Residential District 1.0%
R-12 Mediun-Density Residential District 1.3%
R-25 Medium High-Density Residential District 1.3%
SUBTOTAL 3.6%
TOTALI 100.0%
Source: Washington County, OR 2004-05 Assessment and Taxation database
City of Tigard 7 October 15, 2005
This page amended by CCDA on 10/18/05
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
Approximately 96%of the Area with is zoned commercial,with 80.9%of
the Area's total acreage in the CBD zone, 12.3%in the General
Commercial zone and 3.3%in the Professional Commercial zone. Less
than 4% of the Area's acreage is within residential zoning districts that
permit a broad range of housing types at varying densities. The residential
lands are concentrated in the southern and western portions of the Area,
adjacent to Fanno Creek.
B. Infrastructure
1. Transportation and Streetscaue
As detailed in the Tigard Downtown Improvement Plan,poor linkages
exist between downtown Tigard and surrounding commercial,residential
and employment Areas. Weak connections, in particular a lack of
pedestrian friendly streetscape amenities,make it difficult to attract and
sustain high quality retail,office and residential development,as specified
in the Development Code.
Long term needs for the Area include transportation improvements that
will reduce traffic congestion, improve access to downtown,and create a
safer and more welcoming environment for pedestrians,bicyclists and
motorists.
The City has established a preliminary list of priority transportation needs,
which include:
1. Implement street improvements that will increase multimodal
access and connectivity, reduce congestion at major intersections
and increase safety for pedestrians,bicyclists and motor vehicles.
2. Provide bike lanes, sidewalks, and pedestrian-oriented streetscape
improvements to increase multimodal circulation, safety, and
connectivity and enhance the visual identity of downtown Tigard.
3. Develop pedestrian facilities that will improve pedestrian access to
downtown from surrounding neighborhoods.
2. Parks
The Plan identifies improvements to Fanno Creek Park, the Area's most
significant natural resource, as a priority project. As the Area redevelops,
the Park's role as a community gathering space and recreational activity
center will expand. For this reason,maintaining and upgrading park
facilities and protecting sensitive areas from the impacts of development
and increased usage patterns will be critical.
City of Tigard 8 October 15,2005
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
In addition to Fanno Creek Park improvements,the Plan recommends the
development of a new skateboard park.
3. Public Spaces
As detailed in the Tigard Downtown Improvement Plan,the Area's public
space environment is inadequate. Developing public spaces at key
locations throughout the Area will strengthen linkages between downtown
and Fanno Creek Park,the Area's existing"green" amenity, and reinforce
downtown's identity as a unique shopping, entertainment, civic and
recreational destination.
The Plan has identified public spaces needs for the Area,which include:
a green corridor/urban creek that connects to other public spaces in
the area and serves.as an anchor for new development;
• public plazas that serve as community gathering spaces;
• urban green spaces that beautify the Area and provide
opportunities for active and passive recreational activities; and
• a public market near Fanno Creek.
C. Social Conditions
To analyze social conditions within the Area,a summary of demographic data and trends
from the 1990 and 2000 U.S Census is included in this section. Census block group data
was used to examine the Area's population and housing characteristics. The selected
block groups encompass but do not correspond directly with the Area and the analysis is
intended to provide a general description of the Area.
Analysis of the Area in 1990 and 2000 is based on the following Census Tracts and
Block Groups in Washington County, Oregon:
Census Tract 307—BG 1,2
Census Tract 308.01 —BG 1
Census Tract 309—BG 1
1. Population and Housing
According to the Bureau of Census,in 2000 the total population of the
Area was reported at 3,311 persons,up 8.3% from 3,056 persons in 1990.
In 2000, 1,413 households with an average household size of 2.34 were
reported for the Area.
As presented in Table 3,"Change in Occupancy Status (1990 to 2000),"
the Area experienced a net increase of 239 housing units (19.1%)between
1990 and 2000. Corresponding with the increase in total housing units,
City of Tigard 9 October 15, 2005
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
occupied housing units in the Area increased by 17%between 1990 and
2000. While growth in owner-ocoupied units was modest at 6.7%(43
units),renter-occupied households increased by 28.4%(162 units). The
overall share of owner-occupied units in the Area decreased slightly from
52.8%in 1990 to 48.2%in 2000, a net loss of 4.6%. The decline in owner
households may be attributed to the limited availability of ownership
housing that is both affordable and attractive to buyers. It also suggests
that prospective homebuyers do not view downtown Tigard u-1 desirable
place to live.
Table 3:Chan a in cupancy Status 1990 to 2000
1990 2000 Change %Change
Total housing units 1,252 1,491 239 19.1%
Occupied units 1,208 1,413 205 17.0%
owners 638 681 43 6.7%
renters 570 732 162 28.4%
Vacant units 44 78 34 77.3%
%Owner occupied 52.8 48.2 -4.6 N/A
Renter occupied 47.2 51.8 4.6 N/A
Source: 1990 and 2000 Census,SF 1 -100 Percent Data
As illustrated in Table 4,"Race Characteristics(2000),"while the Area's
population is largely white,non-white residents represent a significant
share of the poput`ation at 14.5%. Among non-whites who affiliated
themselves with a single race,Asians showed the highest representation at
4.4%. In 2000,3.5%of the Area's total population(487 persons)claimed
two or more races.
Table 4:Race Characteristics 2000
Race Area Total %of Area
Total
Total: 3,311 100.0%
Population of one race: 3,196 96.5%
White alone 2,830 85.5%
Black or African American alone 22 0.7%
American Indian and Alaska Native alone 26 0.8%
Asian alone 147 4.4%
Native Hawaiian and Other Pacific Islander alone 34 1.0%
Some other race alone 137 4.1%
Two or more races: 115 3.5%
Total non-white: 481 14.5%
Source: 2000 Census,SF 1 -100 Percent Data
City of Tigard 10 October 15, 2005
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
In 1990, an estimated 93 persons or 3.0%of the Area's total population
reported Hispanic or Latino origin. By 2000, as shown in Table 5
"Hispanic or Latino Population(2000),"the Hispanic or Latino population
had risen to 403 persons or 12.2%of the Area's total population. Between
1990 and 2000,with the addition of 310 persons of Hispanic or Latino
origin,the Area's Hispanic or Latino population more than tripled.
Table 5: Hispanic or Latino Population(2000)
Hispanic or Latino Area Total %of Area
Total
Total Population: 3,311 100.0%
Not Hispanic or Latino 2,908 1 87.8%
Hispanic or Latino 403 12.2%
Source:2000 Census,SF 1 - 100 Percent Data
D. Economic Conditions
1. Taxable Value of Property Within the Area
State law limits the percentage of a municipality's total assessed value and
area that can be contained in an urban renewal area at the time of its
establishment to 25%for municipalities under 50,000 in population. The
estimated total assessed value of the Area,including all real,personal,
personal manufactured and utility properties,is $59,854,340 or 1.47%of
the City of Tigard's total assessed value. The estimated total acreage of
the Area,including 49.57 acres of ROW,is 193.71 acres or 2.6%of the
City's total land area. Accordingly,the Area is well within the 25%
assessed value and area limits.
2. Building to Land Value Ratio
An analysis of property values can be used to assess the economic
condition of real estate investments in a designated area. The relationship
of a property's improvement value (the value of buildings and other
improvements to the property)to its land value is generally an accurate
indicator of the condition of real estate investrnents. This relationship is
referred to as the"Improvement to Land Ratio"or"I:L". The values used
are real market values. In urban renewal areas,the I:L may be used to
measure the intensity of development or the extent to which an area has
achieved its development priorities.
I:L ratios for healthy properties in downtown Tigard could range between
7.0 -10.0 or more. For instance, a property on a 15,000 square foot lot
would have a land value of$150,000, at$10.00 per square foot. A two-
story commercial property containing 20,000 square feet valued at$60.00
City of Tigard 11 October 15,2005
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
per square foot would have an improvement value of$1,200,000. The I:L
ratio for this property would be 8.0.
Table 6,"Improvement to Land Ratios (2004-05)," shows the average
improvement to land ratios for properties within the study area, sorted by
property class.
As highlighted in the Physical Conditions section,the Area consists
primarily of commercial lands within Tigard's Central Business District
(CBD) and General Commercial(CG)zone. At 1.34, the average I:L for
commercial uses within the Area is very low, an indication that
commercial properties are significantly underdeveloped. One of the stated
economic policies of the Tigard Comprehensive Plan is,"to improve and
enhance portions of the central business district as the focal point for
commercial,high density residential,business,civic and professional
activity creating a diversified and economically viable core area" The
Plan supports projects that will enhance the Area's capacity to retain
existing businesses and attract new employers,residents and visitors to the
Area,thereby improving economic stability and job growth within the
CBD.
Table 6: Improvement to Land Ratios(2004-03)
Use Average I•.L Average I:L
All Parcels Improved Parcels Only
Residential 0.67 0.86
Commercial 1.34 1.43
State-Assessed Industrial 0.00 0.00
Multifamily Residential 2.53 2.79
Exempt or Partially.Exempt 0.20 0.73
Source:Washington County,OR 2004-05 Assessment and Taxation database
The average I:L of each of uses represented in the Area is low, falling at or
below 2.79. This is clearly evidenced by the Area's inadequate
streetscape, substandard housing development,underutilized commercial
lands,and the lack of public spaces and public facilities.
3. Income and Poverty
As a group,Area residents are less well off than the citywide population.
The Area's median household income was estimated at$38,100 in 2000,
26%lower than the City's median household income of$51,581. Table 7,
"Poverty Status in 1999 by Age,"shows the population breakdown by
persons living below and at or above the federal poverty level.
City of Tigard 12 October 15, 2005
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
Table 7:Poverty Status in 1999 by Age
Poverty Data Area Total %of Area
Total
Total Personsv 3,705 100.0%
Income in 1999 Below Poverty Level: 314 8.5%
Under 18 years 95 2.6%
18 years and over 219 5.9°/a
Income in 1999 at or Above Poverty Level: 3,391 91.5%
Under 18 years 446 12.0%
18 years and over 2,945 79.5%
Source:2000 Census,SF 3-Sample Data
'/Population for whom Poverty Status is Determined
An estimated 8.5%of the Area's population was living below the poverty
level in 1999. The Plan supports transportation and streetscape projects
and programs that will improve the physical appearance of downtown
Tigard and increase access and connectivity throughout the Area. These
improvements will make downtown an attractive location for high quality
retail,commercial and office development,which will create new
employment and economic opportunities for local residents.
4. Employment
Employment data from the 2000 Census is used to analyze the
employment status of residents in the Area. Given that state and national
unemployment rates increased during the economic downtown and the
Portland regional economy has not yet fully recovered, it is likely that
current unemployment within the Area is higher and the labor force
participation rate is lower than in 2000.
As shown in Table 8,"Employment Status, Persons 16 years and over,
City Center URA(2000),"the percentage of Area residents 16 and over in
the labor force was 65.5%in 2000. While only 2.6%of the labor force
was unemployed,the Area's labor force participation rate was 6% lower
than the citywide rate,reported at 72.2%in 2000. This suggests that
downtown Tigard may have a significant population of persons who, due
to age or disability, are unable to work.
City of Tigard 13 October 15,2005
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
Table 8:Employment Status,Persons 16 years and over
City Center URA 2000
Employment Status Area Total %of Area
Total
Persons,16 years and over 3,224 100.0%
In labor force: 2,112 65.5%
Armed forces 0 0.0%
Civilian labor force 2,112 65.5%
Employed 2,029 62.9%
Unemployed 83 2.6%
Not in labor force: 1,112 34.5%
Source:2000 Census,SF 3 -Sample Data
E. Impact on Municipal Services
The fiscal impact of tax increment financing on taxing districts that
levy taxes within the Area("affected taxing districts") is described
in section X of this Report. This subsection discusses the fiscal
impacts resulting from potential increases in demand for municipal
services.
Increases in commercial and residential occupancies within the Area will
generally result in higher demand for fire,life safety and public safety
services. However,older buildings not currently meeting building and fire
codes will be brought into code compliance,reducing the demand from
those buildings. Similarly, street improvements identified in the Plan will
make downtown safer and more accessible to fire and emergency services
vehicles.
New landscaping features and public spaces improvements within the Area
will increase the need for maintenance. However, sidewalk improvements
will reduce the need for repairs of existing sidewalks.
Population growth resulting from new residential development within the
Area will increase the demand for municipal and social services. However,
the cost of providing these services will be off set, in part,by property tax
revenues.
City of Tigard 14 October 15, 2005
This page amended by CCDA on 10/18/05
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
1H. REASONS FOR SELECTION OF EACH URBAN RENEWAL AREA IN THE
PLAN
There is one urban renewal area in the Plan and it was selected to improve and prevent
the future occurrence of blighted areas as defined in ORS 457.010(1).
IV. COMPLIANCE WITH STATUTORY LIMITS ON ASSESSED VALUE AND
SIZE OF URBAN RENEWAL AREA
As noted above,the estimated total assessed value of the Area,including all real,personal,
personal manufactured and utility properties, is $59,854,340 or 1.47% of the City of Tigard's
total assessed value. The estimated total acreage of the Area, including 49.57 acres of ROW,is
193.71 acres or 2.6%of the City's total land area.Accordingly,the Area is well within the 25%
assessed value and area limit contained in Chapter 457 of Oregon Revised Statutes.
City of Tigard 15 October 15,2005
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
V. THE RELATIONSHIP BETWEEN URBAN RENEWAL PROJECTS AND
THE EXISTING CONDITIONS IN THE URBAN RENEWAL-AREA
This section describes the relationship between the urban renewal projects called for in
the Plan and conditions generally described in Section II of this Report and more
particularly described below.
A. Street Improvements
1. Ash Avenue Extension. Scoffins to Burnham,Including Railroad Crossing
The extension of Ash Avenue from Burnham Street to Commercial Street
is a project under the Plan.
Relationship to Existing Conditions
Under existing conditions,Ash Avenue is an incomplete roadway that
extends from Scoffins Road to Commercial Street and picks back up at
Burnham Street,on the south side of the rail corridor. Filling in the"gap"
in the roadway will increase access and connectivity within the CBD. The
provision of a new railroad crossing is necessary to ensure pedestrian,
bicycle and motor vehicle safety.
2. Scoffms Street/Hall Boulevard/Hunziker Road Re-Alignment
This project will realign the Scoffins Street/Hall Boulevard/Hunziker
Road intersection.
Relationship to Existing Conditions
Located on the eastern edge of the Area,this three-way intersection
provides access to downtown from Highway 99W and residential
neighborhoods east of Hall Boulevard and south of downtown. Currently,
Scoffins Street and Hunziker Road are poorly aligned,which increases
traffic congestion and compromises the safety of pedestrians,bicyclists
and motorists crossing over, or turning on or off,Hall Boulevard.
Improving the alignment of the intersection will reduce congestion and
increase multimodal safety.
3. Hall Blvd/Highway 99W Intersection Improvements
Improvements to the intersection of Hall Boulevard and Highway 99W are
a project under the Plan. The acquisition of additional public right-of-way
may be undertaken as part of the project.
Relationship to Existing Conditions
City of Tigard 16 October 15,2005
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
This project will improve multimodal circulation and safety and reduce
congestion at the intersection of Hall Boulevard and Highway 99W,a
major intersection that serves as the primary entryway to downtown.
4. Greenbury Road/Highway 99W Intersection Improvements
Improvements to the intersection of Greenburg Road and Highway 99W
are a project under the Plan.
Relationship to Existing Conditions
Under current conditions,traffic congestion at the intersection of
Greenburg Road and Highway 99W hampers multimodal circulation and
safety in Downtown Tigard and impedes access to the Area. This project
will promote safe and convenient access to downtown Tigard and improve
the flow of traffic throughout the Area.
5. Burnham Street Improvements
The reconstruction and widening of Burnham Street is a project under the
Plan.
Relationship to Existing Conditions
As noted in Section II A,access throughout the Area is constrained by
weak linkages and the lack of an adequate street system in the Central
Business District. The reconstruction and widening of Burnham Street
will increase multimodal access to underutilized commercial properties in
the southeast portion of the Area,which are expected to redevelop to more
intensive residential,office,civic and commercial uses under the Plan.
6. Center Street Improvements
Upgrades and improvements to Center Street are a project under the Plan.
RelationshiR to Existing Conditions
As the Safeway property at the northwest corner of Hall Boulevard and
Highway 99W redevelops, Center Street,which provides access to the
property from Greenburg Road,will need to be improved to accommodate
the anticipated increase in bicycle,pedestrian and motor vehicle traffic.
B. Streetscape Improvements
1. Downtown Tigard Streetscape Improvements
City of Tigard 17 October 15,2005
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
Streetscape improvements along Main Street,Burnham Street,
Commercial Street, Ash Avenue, Scoffins Road and Center Street are a
project under the Plan.
Relationship to Existing Conditions
The lack of adequate streetscape amenities and human-scale development
in downtown Tigard makes it an unsafe and unwelcoming destination for
pedestrians. Under current conditions,downtown lacks a distinct visual
identity and character,which has made it difficult to attract active retail,
civic and employment uses supported in the Comprehensive Plan.
Installing streetscape furnishings, street trees and other landscape
enhancements will beautify downtown and create a more business-
friendly,pedestrian-oriented environment.
C. Bike/Pedestrian Facilities
1. Commuter Rail Access
The provision of a new pedestrian access way between Burnham Street
and the proposed commuter rail station is a project under the Plan.
Relationship to Existing Conditions
Under current conditions,multimodal access within the Area is
constrained by the rail corridor,which bisects the CBD. Pedestrians who
want to cross between the north and south sides of the rail corridor
currently have one option—Main Street. This project will provide an
alternative and more direct access route for pedestrians wishing to access
the proposed commuter rail station on Commercial Street.
2. Sidewalks and Bike Lanes
The Plan recommends bicycle and pedestrian improvement projects that
will provide sidewalks and bike lanes on Hall Boulevard, Scoffins Street,
Tigard Street,Highway 99W and Center Street.
Relationship to Existing Conditions
The incomplete sidewalk system and lack of striped bike lanes in
downtown Tigard impedes pedestrian and bicycle access and weakens
public perception of downtown as a unified district. In conjunction with
urban spaces and streetscape improvements,the proposed sidewalk and
bike lane improvements will improve multimodal access to the Area and
create an attractive and visually distinct streetscape environment in
downtown Tigard.
City of Tigard 18 October 15, 2005
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
3. Enhanced Pedestrian Bridge over Fanno Creek Connecting to Ash Avenue
The design and construction of an enhanced pedestrian bridge over Fanno
Creek is a project under the Plan. The bridge will connect to Ash Avenue,
which does not currently extend over the Creek.
Relationship to Existing Conditions
One of the stated goals of the Plan is.to,"Capitalize on Commuter Rail
and Fanno Creek as catalysts for futre investment and development."
This project will enhance connectivity between Downtown Tigard and
residential neighborhoods to the south and west of Fanno Creek.
4. Conversion of Existinp,North Rail Corridor into a Multi-use Pedestrian
Trail
The conversion of the existing north rail corridor into a multi-use
pedestrian trail is a project under the Plan. Key components of the project
may include bio-swales,native vegetation,pervious pavement and low
impact stormwater conveyance/treatment features.
Relationship to Existine Conditions
This project will increase pedestrian access to downtown Tigard while
providing new active and passive recreational opportunities for Area
residents,workers and visitors. Consistent with goals of the Tigard
Downtown Improvement Plan and the Comprehensive Plan,this project
will be developed in an environmentally sensitive manner and will
incorporate low impact, sustainable development techniques.
City of Tigard 19 October 15,2005
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
5. Tigard Street/Grant Bicycle/Pedestrian Crossing,
This project provides for the design and construction of a new at-grade
bicycle/pedestrian crossing that will extend from the intersection of Tigard
Street and Grant Street(south of the railroad)to the north side of the
railroad tracks.
Relationship to Existina Conditions
Currently, due to an insufficient number of railroad crossings,multimodal
access to Downtown from surrounding neighborhoods is constrained.
This project will provide safe and convenient access to non-motorized
vehicles traveling to and from downtown from residential areas to the
north and west.
D. Parks
1. Fanno Creek Park Improvements
Improvements to Fanno Creek Park,including the preservation and
restoration of environmentally sensitive areas, are a project under the Plan.
Relationship to Existing Conditions
As the Area redevelops and new housing,office,retail and commercial
development locates downtown,it will be necessary to preserve the
environmental integrity of existing parks and open space areas. Currently,
Fanno Creek is the Area's most significant natural amenity. This project
provides for improvements that will make Fanno Park a safer and more
attractive recreational destination while protecting sensitive areas in the
Fanno Creek Watershed.
2. Skateboard Park
The design and construction of a new skateboard park is a project under
the Plan.
Relationship to Existing Conditions
Similar to the Fanno Creek Park Improvements project and other public
spaces proposed in the Plan,this project will expand the range of
recreational opportunities in the Area and draw people of varying ages and
interests to Downtown Tigard.
E. Public Spaces
City of Tigard 20 October 15, 2005
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
1. Green Corridor/Urban Creek
The development of a green corridor/urban creek,which will extend from
Fanno Creek to,the northwest comer of the Central Business District,is a
project under the Plan.
Relationship to Existing Conditions
As described in Section II B,downtown Tigard's inadequate streetscape
environment limits its capacity to promote active retail, shopping and
entertainment uses. The proposed Green Corridor/Urban Street project
will serve as a catalyst for development and strengthen linkages between
key downtown locations,including Fanno Creek Park,Main Street and the
proposed Commuter Rail station.
2. Plazas and Urban Green Spaces
The development of public plazas that will serve as public gathering
spaces is a project under the Plan.
Relationship to Existing Conditions
Under existing conditions,the lack of public open space areas in
downtown Tigard makes it an unattractive and unwelcoming pedestrian
environment. Developing public plazas and urban green spaces suitable
for a broad range of recreational and civic uses will increase community
livability in downtown Tigard and strengthen its identity as a pedestrian-
friendly shopping,entertainment and recreational district.
3. Public Market
The development of a public market in the proposed public use area near
Fanno Creek is a project under the Plan.
Relationship to Existing Conditions
Developing a public market that will serve as a gathering space for
community events and recreational activities will draw residents and out-
of-town visitors to downtown Tigard. Area businesses will benefit directly
from this project as individuals and families who visit the public market
will also patronize restaurants,shops and other downtown venues.
City of Tigard 21 October 15,2005
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
F. Public Facilities
1. Performing Arts Center
The development of a performing arts center in downtown Tigard is a
project under the Plan.
Relationship to Existing Conditions
Under existing conditions,artistic and cultural activities in the Area are
very limited. The development of a new Performing Arts Center, which
will serve as a community gathering place for the arts,will promote
downtown Tigard's reputation as a center for entertainment and culture.
Performing Arts Center patrons will shop at local businesses, dine at
downtown restaurants and enjoy the various recreational and
entertainment activities that the Area has to offer.
2. Public Parking Facilities
The development of new public parking facilities in downtown Tigard is a
project under the Plan.
Relationship to Existing Conditions
While the Area's supply of parking is adequate for the needs of existing
businesses and residents,it is anticipated that the demand for public
parking facilities will increase as the Area redevelops. Anticipated growth
in housing and employment densities in downtown Tigard will increase
the need for additional off-street parking.Developing public parking
facilities at key locations throughout the Area,particularly in the CBD,
will make downtown a convenient location for civic,retail and
recreational activities.
3. Public Market Area
The development of a public market area in the proposed public use area
near Fanno Creek is a project under the Plan.
Relationship to Existing Conditions
The public market area will serve as a community gathering spot and will
strengthen linkages between Fanno Creek Park,the CBD and adjacent
residential neighborhoods.
4. Post Office Relocation
City of Tigard 22 October 15,2005
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
The possible relocation of the existing downtown post office is a project
under the Plan.
Relationship to Existing Conditions
The existing downtown post office may not be the optimal use for
valuable commercial real estate in the heart of downtown Tigard.
Although the post office generates a substantial level of traffic, it is not
compatible with other desired commercial activities on Main Street. For
this reason,the post office may be relocated to an alternative site in the
Area.
5. Public Restrooms
The provision of public restrooms in public gathering spaces is a project
under the Plan.
Relationship to Existing Conditions
Concurrent with the development of public gathering spaces in the Area,
such as the proposed Public Market near Fanno Creek,the provision of
public restrooms will help make shopping, dining and usage of the Area's
public facilities and recreational amenities a comfortable and convenient
experience for the public.
City of Tigard 23 October 15, 2005
DRAFT REPORT ON CITY CENTER URBAN RENEWAL,PLAN
V1. THE ESTIMATED TOTAL COST OF EACH PROJECT AND THE SOURCES
OF MONEYS TO PAY SUCH COSTS
Table 9 below shows the estimated total cost of each project and the estimated sources of
funds to address such costs,with all figures in year of expenditure dollars (which take
into account inflation).
City of Tigard 24 October 15, 2005
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
Table 9: Revenues, Costs and Schedule for Urban Renewal Projects
FY Ending June 30 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016
Revenues
Beginning Balance 0 488,000 70,960 477,522 34,481 122,120 17,865 620,620 134,754 886,181
Debt Proceeds 0 830,136 0 1,028,1 160,173 1,350,895 292,173 1,702,449 426,475
Initial Funding from City of Tigard 900,000 0
Interest Earnings 0 7,320 13,5161 7,163 15,939 4,234 20,531 13,692 27,558 19,690
Total Revenues 900,000 495,32 914,613 484,685 1078,521 286,527 1,389,291 926,485 1,864,761 1,332,345
Adminstration
Capital Projects 1 2 3 4 5 6 7 8 9 10
Street Improvements 154,500 159,135 163,909 168,826 173,891 0 153,734 158,346 195,716 201,587
Streetscape Improvements 154,500 159,135 163,909 168,8261 173,891 0 153,734 158,346 V195,716201,5871Bike/Pedestrian Facilities 103,000 106 090 109,273 112 551 115 927 0 0 0Parks 0 0 0 0 231855 119,405 153 734 158,346 Public S aces 0 0 0 0 231 855 119 405 153734 158,346 Public Facilities 0 0 0 0 0 0 0 0
Planning and Development Assistance 0 0 0 0 28,982 29,851 153,734 158,346 195,716 201,587
Property Acquisition-From Willing Sellers 0 01 0 01 01 01 0 0 0 0
Total Expenditures 41210001 424,3601 437,091 450, 041 956,4011 268,6621 768,6711 791,731 978,5801 1,007,937
CCDA noted pagination corrections are needed for header/footer
misplacements. (pp 25-29)
Table 9: Revenues, Costs and Schedule for Urban Renewal Projects(Continued)
City of Tigard 25 October 15, 2005
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
FY Ending June 30 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026
Revenues
Beginning Balance 324,408 1,099,304 309,297 941,997 266,233 922,616 257,182 1,540,104 522,161 1,536,132
Debt Proceeds 119-5 119-5-5 434,527 1170-3190-1 512,490 1,870,703 595,854 2,725,440 651,615 2,934,810 728,428
Initial Funding from City of Tigard
Interest Earnings 34.145 23,007 30,1981 21,817 32,054 22,777 44,744 32,876 51,8551 33,968
Total Revenues 2-3110,50-8 1,556,838 2 043397 1,476,304 2,168,990 1 541,248 3,027,667 2,224,595 3,508 826 2,298,528
Adminstration
Capital Projects 11 12 13 14 15 16 17 18 19 20
Street Improvements 242,241 249,508 220,28 242,014 249,275 256,753 297,513 340,487 394,539 451,528
Stmetscape Improvements 242,241 249,508 220,280 242,014 249,275 256,753 297,513 340,487 394,539 451,528
Bike/Pedestrian Facilities 0 0 01 0 0 0 0 0 0 0
Parks 2-42-P2-41 249,508 220 280 242,014 249,275 256,753 297,513 340,487 394,539 451,528
Public Spaces 242,241 249,508 • 220,280 242,014 249,275 256,753 297,513 340,487 394,539 451,528
Public Facilities 0 0 0 0 0 0 0 0 0 0
Planning and Development Assistance 242,241 249,508 220,280 242,014 249,275 256,753 297,513, 340,487 394,539 451,528
Property Acquisition-FromWilling Sellers 0 0 0 0 0 0 0 0 0 0
Total Expenditures 1,211 205 1,247,541 1,101 400 1210,072 1 246,374 1 283,765EEI,4E563 1702,433 1,972,6941 2,257,639
On 10/18/05 CCDA requested line item for funds to be budgeted for property
acquisition from willing sellers. Consultant Tashman also noted that no
line item was included for public facilities.
Table 10: Tax Increment Revenues,Debt Service and Debt Service Reserves
City of Tigard 26 October 15,2005
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
FY Ending June 30 2007 2008 2009 2010M2722
2012 2013 2014 2015 2016 2017
REVENUES
Beginning Balance 0 40,827 79,5356 223 299,301 453,184 444,189 679,289 626,781
Tax Increment Revenues 40-22-3 124,649 200,53 0181 481,864 607,608 737,494 871603 1,011,682
Interest 603 3095 53943,989 16,207 22,71 24,388 33,453 33,979
Total Revenues 40,8271 168,570 285,459 485,525 660,393 797,3721 1083 501 1,206,070 1,584,345 1,672,441
Average Tax Inetement Revenues 1,222,920
EXPENDITURES
Debt Service,Long Term
Bond 1 89,035 89,035 89,035 89,035 89,035 89,035 89,035 89,035 89,035
Bond 2 110,267 110,267 110,267 110,26 110,267 110,267 110,267
Bond 3 144,887 144,887 144,887 144,887 144,887
Bond 4 182,593 182,593 182,593
Bond 5 195,849
Bond 6
Bond 7
Bond 8
Bond 9
Total Debt Service,Long Term 0 89,035 89,03 199,301 199,301 344,189 344,189 526,781 526,781 722,630
Bond Reserve 1 01 89.0351 89.035 199,301 199,301 344.1891 344,1891 526,781 526,781 722,630
Debt Service Short Term of 161,791 295,124 1 430,7821 127,182
Total Expenditures 01 178 069 178,069 398.6031 560,393 688,377 983,5011 1,053.5621 1,484,3451 1,572,441
Table 10: Tax Increment Revenues, Debt Service and Debt Service Reserves(Continued)
City of Tigard 27 October 15, 2005
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
FY Ending June 30 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027
REVENUES
Beginning Balance 822,630 822630 980,138 980,138 1,148,672 1,148,672 1,311417 1,311417 1,467,162 1467,162
Tax Increment Revenues 1,120 066 1,232,193 1348 178 1468,140 1592 201 1,695 984 1,803,223 1 914 027 2,028,505 2,146,772
Interest 41,480 43,162 49,627 51,426 58,343 59,900 66,391 68,053 74 442 76,216
Total Revenues 1,984 176 2,097,985 2 377,943 2,499,705 2,799 216 2,904,555 3,181,031 3,293,497 3,570,110 3,690151
Aver a Tax Increment Revenues
EXPENDITURES
Debt ServiceLong Term
Bond 1 89,035 89,035 89,035 89,035 89,035
Bond 2 110,267 110,267 110,267 110,267 110,267 110,267 110,267
Bond 3 144,887 144,987 144,997 144,897 144,887 144,897 144,887 144,987 144,887
Bond 4 182,593 182,593 182,593 182,593 182,593 182,593 182,593 192,593 182,593 182,593
Bond 5 195,949 195,849 195,849 195,849 195,849 195,849 195,949 195,849195 849 195,849
Bond 6 157,50 157,508 157,508 157,508 157,50 157,508 157,508r1266
57 508 157,508
Bond 7 168,533 168,533 168,533 168,533 168,53368,533 168,533
Bond 8 251,78 251,79 251,78051,780 251,780
Bond 9 266,012 ,012 266,012
Total Debt Service Long Term 722,630 880,138 880,138 1048 672 1,049,672 l211417 121 1417 1,367,162 1367162 1,222,275
Bond Reserve 722,63 980,13 880,13 1048 672 1,048,67 1211 417 1,211 417 1,367,162 1367,162 1,222,27
Debt Service Short Term 438,916 237,7 517,667 302,361 601,873 381,721 658,197 459,173 735,786 1,145,601
Total Expenditures 1,884 1761 1,997,985 2,277,943 2,399,7051 2,699,2161 2,804,9551 3,081,0311 3,193,49i 3,470,1101 3,590,151
Table 11: Projected Incremental Assessed Value and Tax Rates
City of Tigard 28 October 15, 2005
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
FY Ending June 30 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
Frozen Base 62,994,466 62,884 466 62 1894,466 62,894,466 62,884,466 62,894,466 62,884,466 62,894,4 62,884,4 62,884,466 62,884 466
Prior Year Total 62 884,466 66 304,704 73,483 446 79,935,766 86,609,983 93,51 1005 103,857,97 114,550 125,594 334 136,997 785
Appreciation% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5oh 2.5% 2.5% 2.5% 2.5%
Appreciation S 1.572.112 1,657,618 1837086 1,998,3 2,165,25 2,337,775 2596 447 2,863,751 3,139,858 3,424,945
Gross Now Real Market Value 4,181,281 12,677,66 9,633,061 8,772,651 9,915,23 15 134,351 15,361,94 15,593,906 15,830,638 16 072,160
Net%of Gross 65% 65% 81% 82% 83% 84% 85% 86% 87% 88%
Net Real Market Value 2,717,832 8240485 6,992,779 7 193,573 7,399,644 12 712,855 13,057 571 13 410,759 13,772 655 14 143,501
Changed Property Ratio 68% 67% 66% 65% 64% 63% 62% 61% 60% 60%
Assessed Value,New Development 1,848,12 5,521,125 4,615,234 4675823 4,735,772 81009,098 8,095,694 8,180,563 8,263,593 8,486 101
Total 6-2-,8-8-4,46--6 66;304,704 73,483,44 79,935,7 86,609,983 93,511 005 103,857,879 114,550,02 125,594,33 136,997 785 148,908,83
Incremental Assesed Value 0 3,420,238 10 598,980 17,051,301 23,725,517 30 626,539 40,973,413 51,665,554 62,709,868 74,113,319 86,024,364
Consolidated Tax Rate 1 11.87921 11.87921 11.87921 11.87921 11.87921 11.87921 11.87921 11.87921 11.8792 11.8792
Tax Increment Revenues 1 40,6301 125,9071 202,5561 281,8401 363,8191 486,7311 613,7451 744,9431 880,4071 1,021,901
FY Ending June 30 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027
Frozen Base 62,884 466 62,884,466 62,894,4 62,884,4 62,884,4 62,894,4 62,884, 62,994, 62,884,466 62,884,466
Prior Year Total 148,908,830 158,124,890 167,659 173 177,521,502 197,721,999 198,271 051 207,095,782 216,214,461 225,636,209 235,370,426
Appreciation% 2.5% 2.5% 2.5% 2.3% 2.5% 2.5% 2.5% 2,5% 2.5% 2.5%
Appreciation S 3,722,721 3953122 4,191,479 4438038 4,693,050 4 956776 5,177,395 5 05,362 5,640 905 5,884 261
Gross New Real Market Value 10,287,151 10,451,613 10 619,567 10,791,104 10 966,316 7,243,360 7380682 7v521,324 7 665,378 7,812,938
Net%of Gross 890/0 89% 89% 99%1 890/0 890/0 890/0 V172,485,960
89% 89%
Net Real Market Value 9155 565 9,301,936 9451415 9,604 062 9,760,021 6 446 590 6,569,907 6 ,187 6,953,514
Changed Pro Ratio 60% 60% 60% 60% 6we 60% 60% 60% 60%
Assessed Value,New Development 5,493,939 5,581 161 5,670,849 5,762,44 5,856,013 3,867,95 4 3,941,294 4, ,312 4,172,109
Total 158 124 890 167.659.173 177 521,502 197,721,9 89 198,271,051 207 095,782 216,214,461 225 426 245,426,796
Incremental Assesed Value 95,240,424 104,774,707 114,637,036 124837523 135,386,395 144 21 1316 153,329,995 162 960 182,542,330
Consolidated Tax Rate 11.97921 11.97921 11.87921 11.8792 11.87921 11.87921 11.87921- 11.8792 11.8792 11.8792
Tax Increment Revenues 1,131,380 1,244 640 1,361,7961 146 970 1608 284 1713 115 1,821,436 1,933,361 2,048,995 2,168,457
City of Tigard 29 October 15, 2005
DRAFT REPORT ON CITY CENTER URBAN RENEWAL,PLAN
VII. THE ANTICIPATED COMPLETION DATE FOR EACH PROJECT
Table 9 shows the anticipated completion dates of the urban renewal projects.
VIII. THE ESTIMATED AMOUNT OF TAX INCREMENT REVENUES REQUIRED
AND THE ANTICIPATED YEAR IN WHICH INDEBTEDNESS WILL BE
RETIRED
Table 10 shows the yearly tax increment revenues and their allocation to debt service and
debt service reserve funds. It is anticipated that all debt will be retired by the end of FY
2027/2028. The estimated amount of tax increment revenues required to service debt is
$39,142,083 (total tax increment revenues of$40,026,326 less$884,243 remaining after
debt is retired;to be refunded to taxing districts).
IX. FINANCIAL ANALYSIS OF THE PLAN
The estimated tax increment revenues of$39,142,083 are based on projections of the
assessed value of development within the Area.
Table 11 (page 30) shows the projected incremental assessed value,projected tax rates
that would produce tax increment revenues,and the annual tax increment revenues.
These in turn provide the basis for the projections in Table 10.
City of Tigard 30 October 15,2005
d
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
X. IMPACT OF THE TAX INCREMENT FINANCING,BOTH UNTIL AND AFTER
THE INDEBTEDNESS IS REPAID,UPON ALL ENTITIES LEVYING TAXES
UPON PROPERTY IN THE URBAN RENEWAL AREA
The impact of tax increment financing on overlapping taxing districts consists primarily
of the property tax revenues foregone on permanent rate levies as applied to the growth in
assessed value in the Area without the Plan. Revenues on growth in assessed value that
would not occur but for the Plan cannot be considered as foregone. It is reasonable to
project that development within the Area without the Plan would take much longer to
occur,would be less extensive and would have lower assessed values.
Table 9 shows the property tax revenue foregone by overlapping taxing districts during
the use of tax increment financing,in terms of average revenues foregone per year
through FY 2027/2028 in current dollars. No impacts are shown for the K-12 School
District or Educational Service District,because under the current K-12 and ESD
financing system,property tax revenues foregone by the districts would be offset by
additional revenues from the State School Fund.
Table 9: Revenues Foregone
Present Value of Revenues Foregone Through 2028 Average/Year
Washington County Permanent 1,660,097 79,052
TVF&R 1,126,125 53,625
Port 51,758 .2,465
Metro 71,324 3,396
City of Tigard 1,855,537 88,359
ESD-NW Regional 113,558 5,408
PCC 208,804 9,943
Table 10 shows the increase in permanent rate levy revenues that would occur in the
years after termination of the tax increment financing, from FY 2029 through FY 2037,
City of Tigard 31 October 15, 2005
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
when the projected additional value in the Area would result in a"break even"point.
During FY 2036/2037,the value in current dollars of the revenues foregone would be
exceeded by the value in current dollars of the additional revenues gained.
Table 10: Revenues Gained After Termination of Tax Increment Financing FY 2029
through FY 2037
Taxing District Through 2037
Washington County Permanent 1,677,514
TVF&R 1,137,940
Port 52,301.
Metro 72,073
City of Tigard 1,875,004
ESD-NW Regional 114,749
PCC 210,995
City of Tigard 32 October 15,2005