04/25/1988 - Packet AGENDA
CITY CENTER PLAN TASK FORCE
MONDAY, APRIL 25, 1988, 5:30-7:00
CIVIC CENTER
13125 SW HALL BLVD. , TIGARD, OR
1. CALL TO ORDER
2. ROLL CALL: ASH COHEN DEFERDING JUAREZ
MARR MONAHAN MORLEY
3. APPROVE MINUTES
4. 5:30 - 6:15 P.M. TASK FORCE MEETS WITH CONSULTANT TEAM IN
COMMUNITY DEVELOPMENT CONFERENCE ROOM
5. 6:15 - 7:00 P.M. CONSULTANT TEAM PRESENTATION TO COUNCIL
AND TASK FORCE IN TOWN HALL CONFERENCE
ROOM
NOTE: SANDWICH MAKINGS, SALADS, DESSERTS AND BEVERAGES AVAILABLE FORM
5:15.
CITY CENTER PLAN TASK FORCE
Meeting of April 19 , 1988 , 6 : 30 P.M. Tigard Civic Center, Town
Hall Room.
Members Present: Jolynne Ash, Richard Morley, Pam Juarez, Mike
Marr, Stuart Cohen, Bill Monahan
Others Present: Liz Newton, Duane Roberts , Peggy Weston-Byrd,
Sumner Sharpe, Wally Hobson, Eric Tinus, Gerry Cach, Valerie
Johnson, Joy Hinkley
Chairman Cohan opened the meeting at 6 : 45 . The minutes of the
March 31 , 1988 , meeting were accepted as written.
Discussion Items:
Cruisin ' Tigard - Mike reported that he has secured a booth
for the committee in front of the Washington Federal Bank for the
day of the event.
Capital Improvement Projects - Jolynne stated that it was
her impression that a downtown project could be included in the
Transportation Advisory Committee ' s recommended CIP if a
specific project could be recommended. The committee discussed
the issue and decided to endorse a Burnham Street project which
combines intersection improvements at Burnham and Main Street
with street widening of Burnham. Valerie noted that the Council
has not discussed projects yet. They are discussing dollar
amounts to arrive at a bond measure package at a cost of around
$ . 85 per thousand. On May 2 the Council will meet with the
Transportation Advisory Committee. By mid June a short list
should be available. Jolynne will draft a memo to Randy Wooley
advocating the Committee' s selection of Burnham Street as the key
downtown project.
Breakfast Meeting - Duane reported that the Council has
authorized $200 for the catering of the breakfast meeting. The
major cost is the postage. The goal is to send invitations by
Friday with Committee members following up by phone on May 2 and
3 . Jolynne distributed call lists to members.
Consultant Report - Hobson and Associates representatives
were present to give their draft marketing study report in
anticipation of an April 25 meeting with the Committee and
Council . Wally apologized for not being able to distribute a
draft for Committee review before the meeting. He noted that
there will be ample time for comments and revisions before the
final product is submitted. He then outlined the approach taken
by the firm to analyse the market. He noted that retail is seen
1
as the prime opportunity while hotel and industrial development
is secondary. Industrial is too land intensive for much future
development. Hotel development would be limited because of lack
of character for medium or luxury scale hotels. He noted that a
budget hotel is not compatible with the vision statement.
Eric presented the market analysis results and distributed a
draft for Committee review. The firm looked at 22 retail centers
in the area to assess them for the size and type of tenants to
compare to the downtown area. They found that there is ample
demand to lease up the two shopping centers now under
construction in Tigard, that the 99W area is sound, and the
vacancy rate in Washington County is only 6% . The outlook is
optimistic.
Valerie noted a discrepency with the population estimates in
the report compared to Tigard' s own estimates. The projections
in the report were generated by METRO and, Wally explained, are
the correct type of projection for an economic analysis .
Tigard ' s estimates are based upon land use potential build out
and are not valid for this type of study. He suggested that the
revised draft can show a range of projections. He noted that he
feels that the market is in equilibrium with supply meeting
demand. The issue isn' t how much demand there will be for future
retail , but what can the city do to capture as much of the demand
as possible to the downtown.
The consultants estimate that there will be one half million
square feet of new retail development in the next 17 years within
five minutes driving time of the downtown. He stated that jobs
will drive the growth.
Summary of the consultant' s analysis:
Retail . They found the following to be advantages:
- banks generate daily traffic
- the Post Office generates significant traffic
- Stevens Marine is a major destination point
- automotive accessory shops are a strong draw
(there may ber some related uses that could be
drawn to the area)
Office. Class A construction is occurring at Kruse Way
and the Lincoln Center. High visibility and good
access to the freeway are needed along with the
availability of commercial support. Class A
involves a certain amount of prestige and serves a
regional community. Opportunities are not present
to tap this market for the downtown
Class B has a 20% vacancy rate.
The consultants are not optimistic that the
downtown can compete for Class A or B office
space.
2
Housing. They noted that Tigard has a strong market
within the overall Washington County market. They
feel that thge City can absorb about 250 multi-
family units per year to 2005. About 50% of the
recent multifamily development has been of the
upscale type. So, there could be a demand for 90
to 120 upscale units per year in Tigard. They
noted that developers have been looking at 99W and
the Scholls Ferry Rd. areas.
Hotels. The market does not seem ripe for hotel
development. Occupancy rates have decreased
steadily over the past five years making
developers skeptical . Wally noted though that
there are some anomalies in the market. Quality
of traffic passing a site is the key for hotel
potential , not volume alone. Pacific Highway has
volume without the necessary quality.
Light Industrial . In the short term the consultant
feels the area market conditions, land area
requirements, and access circulation will work
against this type of development.
Eric reported on the consultant ' s interviews of area brokers
and developers. Their perceptions are that the area in general
looks tired. Outdoor storage is sen as a visual problem for
developemnt of the SeaFirst land. Other problems noted were:
- lights on Pacific Highway leading to Main
- the lack of pedestian access
- the area is thought of as "down there" , it is hard to
get to and not visible
- uncertainty of the continuation and location of Ash
Street
- uncertainty of Fanno Creek Park development and how
it will impact the SeaFirst land
- along Main Street there are short sighted
perceptions;
- poor access
- limited signage allowed
- the office market is pessimistic because of
- pedestrian access, lack of retail support,
difficulties at traffic lights, need the creek
to become open and accessible
- concern related to the ease of going through the City
permit process
Sumner presented the Potential Development concept drawing.
It shows the extension of Ash Avenue, a splitting of the
SeaFirst land and a new street right of way leading to the land.
They suggest an improvement to the creek with a lake or
amphitheatre while preserving the wetlands value. Numerous
points of public access are suggested. A frontage road along the
south side of the railroad right-of-way is proposed along with
better landscaping.
3
Sumner noted a number of opportunities:
- SeaFirst land for new development
- A-Boy land for redevelopment, possibly with a major
restaurant
- specialty retail infill on the west side of Main
Street propmoting a village atmosphere
- design improvements to the north end retail area to
make it more active
- multifamily development in the 15 to 25 units per
acre range with some upscale units at the SeaFirst
site
- the mobile home site is an opportunity for renewal .
He noted that a displacement problem could result,
however, relocation assistance could be available
from the County
- restaurants will follow employment opportunities
- small parking opportunites are suggested as part of
the development of blocks on the east side of Main
Mike asked how the potential development concept
descriptions match up with the market opportunities . The
consultant noted that the results are achievable as the demand
will be greater than the opportunities in the downtown. Sumner
stated that the major issue is the City must make a choice of how
to proceed. Some existing uses are fixed unless the City is
willing to use aggressive renewal techniques such as condemnation
and land assembling. For example, he cited the GTE maintenance
facility. The City could aquire and relocate the facility making
the land available for retail or offices along the creek.
Without public intervention, the facility will remain in its
present use indefinitely. He suggested that the City needs to
consider the public expense and timing while it formulates its
plan and implementation strategy. They see getting the Fanno
Creek Park to the point that it functions as a park as an
important first step.
Gerry Cach distributed a petition containing the signatures
of downtown business people supporting the expansion of Stevens
Marine. The Committee suggested that based on what the
consultant was reporting, it is possible that Stevens could
remain and expand, however, improvements are necessary to the
appearance of the facility as it relates to Fanno Creek Park and
the facility must fit into the overall plan. Peggy suggested
that Stevens could possibly showcase and display better, taking
advantage of the site.
Wally distributed a Framework for a Stategy Decision. He
noted:
- a movie theatre is not realistic
- a small facility for performing arts is not realistic
in the short term, but possibly a store front theatre
or amphitheatre would work
- pedestrian ways leading to access retail facilities
from the rear would pose security problems
4
- a quality hotel would not be the most advantageous
use of the SeaFirst site. No other area of the
downtown is likely for this type of development
- several small parking lots are needed. He felt that
the parking problem needs to be examined in total
With the refinements noted, the consultant found that the
vision statement is feasible within the marketplace. Wally
stressed the need for clearcut goals and policies for the
downtown. The consultant noted the need for public participation
and a commitment. They suggested starting with public
investments based on a master paln with zone revisions. Then
public improvements must be evaluated along with the means of
financing. Wally noted that getting housing downtown was an
important element. The consultants urged the Committee to look
at the tax increment financing approach with caution.
Next the consultant will expand the framework for strategy
to be part of the May 9 report. At the City Council meeting of
April 25 they will focus on the scope of work elements and seek
input.
Peggy presented the Committee with a check in the amount of
$1,500 from the Downtown Council of the Tigard Area Chamber of
Commerce as a contribution to the marketing study.
The meeting concluded at 9 :45 . The Committee will meet next
on April 25 with the Council .
Submitted by:
William A. Monahan
5
ITINERARY (TENTATIVE)
Salem Tour
Saturday, May 21, 1988
9:00 a.m. Depart Tigard City Hall parking lot
10:00 a.m. Arrive Salem City Hall, 555 Liberty Street SE
Park in ground level lot
10:00-11:00 a.m. Assemble in Room 305, southeast corner• of third floor
Presentation by Dick Hayden, Urban Development Administrator:
1 . Overview of Urban Development Plan
2. Financial tools used to implement Plan
3 . Dollar• leveraging methods
4. Public/private roles
5. Hotel project
6. Riverfront project
11:00 a.m-.Noon Downtown walking tour
Noun-1:30 or
2:00 p.m. Lunch meeting with Mr. Hayden and board members in Nite
Deposit banquet room
Tables configured for meeting
Order individually from menu
Payment by City
2:00 p.m. Depart Salem
3 :00 P.M. Arrive Tigard City Hall
sb/4539D
THE TIMES, Week of April 28-May 4, 1988 Page 3A
Report favors shops
p
for downtown area
TIGARD—Downtown Tigard could feasibly become a home for
a microbrewery or an upscale apartment complex,but a fancy hotel
probably is not in the cards.
That was part of the message City Council and staff members
heard Monday night from several consultants who recently complet-
ed a marketing study of the city center.
Wally Hobson, president of Hobson and Associates, a Portland
marketing and development analysis firm,said the city center could
be a prime spot for construction of small-scale retail outlets. A
written report compiled by the consultants states that the current
supply and demand for retail are balanced, and the report lists
small shopping centers,specialty shops and restaurants as possible
uses for downtown property.
Hobson listed two types of retail sales:"Type A,"involving larg-
er outlets that would draw customers from around the region,and
"Type B," with smaller stores. The city center probably would not
accommodate Type A stores because not enough land is available,
but Type B retail would be more feasible,he said.
In response to a question from Councilor Valerie Johnson,Hob-
son said residential and retail uses could be mixed within the same
building.Although investors sometimes shy away from that type of
land use,it may become more common,he said.
"Personally,I think that would be delightful,"he said.
Industrial and retail uses also could be combined,such as with a
microbrewery that includes a pub or a woodworking shop attached
to a retail store that sells the shop's work,he said.
The written report states that hotels, movie theaters and office
space probably are not practical prospects. The market for office
space is"soft,"with 20 percent vacancy rates in the area,according
to the report.
The report lists small shops, historic structures, professional
buildings, the Civic Center, Fanno Creek Park and the Tri-Met
transfer center as the city center's biggest strengths.
Hobson & Associates
Urban Land Economics/Market& Development Analysis
MEMORANDUM
TO: City Center Plan Task Force
FROM: Hobson & Associates
Cogan Sharpe Cogan
DATE: May 3, 1988
SUBJECT: Draft of Strategy Section of Tigard Market Study.
This document is the draft of the strategy section of the
market study pursuant to our agreement on a revised time
table for completing the market study. Also attached is the
revised schedule of due dates and meeting times which we
discussed at our last meeting. We look forward to meeting
you on Tuesday, May 10 to discuss the strategy section.
813 Southwest Alder Street,Suite 800 Portland,Oregon 97205 (503) 226-6616
TIMEFRAME FOR REPORT COMPLETION
Date and Time Requirements
1 . May 3, 1988 Deliver Market Strategy Report
to Committee
2 . Tuesday, May 10, 1988 Meet with Committee
3 . May 17, 1988 Draft Report
4 . May 19, 1988
7 : 00 P.M. Work Session
5 . May 26, 1988 Submit Final Draft Report
6 . June 1, 1988 Third Workshop; Review Final
7 : 00 P.M. Draft
7 . June 13, 1988
6 : 30 P.M. Final Presentation to Council
8 . June 24, 1988
7 : 00 A.M. (Tentative) Breakfast Meeting
Hobson&Associates
DRAFT
MARKET OPPORTUNITIES AND REVITALIZATION STRATEGIES
The principal problem to be solved is to identify the kind
of product that needs to be developed in Tigard to penetrate
the marketplace. Currently, the product offered by downtown
Tigard is not competitive in this marketplace with respect
to identity and image. It is a tired product in need of
revitalization.
The central thesis of a strategy to develop the Tigard City
Center Study Area is that public investment is first needed
to stimulate private investment and that the two together,
over time, a long period -)f time ( 10 to 20 years) will
eventually result in revitalization and renewal of downtown
Tigard. An important part of this strategy is to create an
activity center that will draw people to downtown Tigard.
future commercial uses on Main Street then become a spin-off
of this activity center. The best opportunity for the City
of Tigard to create this activity center is to improve Fanno
Creek Park.
This section first addresses which market opportunities
exist now or could be created, and establishes the
correlation between these market opportunities and public
involvement with regard to:
1 . The level of control the community has over the
quality and type of new development;
2 . The timeframe over which new development could
occur;
3 . The extent to which the private sector is involved
and committed to new development.
Based on the relationship between market opportunities and
public involvement, the framework of a strategy, or plan of
action, is then outlined, and recommendations on an
appropriate strategy are presented . The strategic
recommendations are based on:
1 . The objectives in the "Vision Statement" for
downtown Tigard.
2 . Available physical resources ( land) ;
1 Draft--Tigard Strategy
Hobson&Associates
3 . Market reality (How the market will respond) ;
4 . Public actions and intervention and level of
financial resource commitment.
MARKET OPPORTUNITIES
Market opportunities for Study Area development are first
determined by assessing the resources which accommodate
development. This assessment is made within the following
context:
1 . Vision : Is it realistic , and do the market
opportunities support the objectives of the
Vision?
2 . Land: What land within the Study Area is
available for development and what locations are
suitable for new development?
3 . Market Perception: Where and how would the market
respond to different locations within the Study
Area?
4 . What methods of public involvement are available,
and what level of public commitment is entailed in
those methods?
THE VISION
The Vision Statement prepared by the City of Tigard was
reviewed to determine whether it was realistic given market
conditions . This vision statement is as follows :
VISION FOR DOWNTOWN TIGARD
The Vision for downtown tigard is a living and
growing downtown, with a special character and
identity. The major unifying feature is the image
2 Draft--Tigard Strategy
Hobson&Associates
1.
of a "City in the Park. " This image has as its
centerpiece Fanno Creek Park, a large publicly
owned area of land dedicated to public use and
enjoyment in the heart of the City. Contributing
to the image are fingers of green extending
throughout the downtown in the form of leafy trees
overhanging streets , richly planted
pedestrianways, greenway entrance points, and the
region' s only tea test garden. This clear and
compelling image shows the value that Tigard' s
citizens give to quality of life.
As attractive as this image is , the Vision
recognizes that it is the people who make the
town . To this end, the Vision foresees a
multitude of people drawn to the downtown not only
be an appealing environment , but by available
government, social, financial, and professional
services, and above all by a strong retain core,
with many unique, one-of-a-kind businesses . Other
elements that make the downtown alive and
contribute to an ample nightlife , such as
restaurants, street vendors, movie theaters, and
facilities for performing arts events are an
important part of the Vision. Close-in housing
and a high-quality hotel assist the central area
economy.
To facilitate economic revival , the Vision
foresees improved access to downtown from many
directions and, within the area, a grid system of
streets to increase frontage sites and improve
traffic circulation. Seen also are several small
parking lots set interior to the block to minimize
the visual impact on downtown and to disperse the
parking to serve the most businesses . As a
primary circulation system that connects
activities throughout the downtown, the Vision
foresees a network of pedestrianways leading to
the back entrances of buildings .
Integral to the Vision is the belief that the past
is worth preserving. Accordingly, the Vision
foresees the preservation and restoration of the
downtown' s few remaining buildings of historical
significance. These contribute to preserving our
memory of the origin of the City. Co-existing
with historical buildings are attractive new
buildings set flush with the street to create a
3 Draft--Tigard Strategy
Hobson&Associates
sense of enclosure and place. To delineate the
downtown area, the Vision foresees clearly defined
edges and entrance points .
We believe this vision statement describes a city
center, with its own individuality, that is
livable and worth being in.
Table A summarizes the feasibility of each type of land
development and how it realizes the objectives of the
Vision.
As shown, retail , Class B office , residential and
recreational uses are considered to be realistic in the eyes
of the marketplace and support the objectives of the Vision.
Retail development will encourage people to come downtown
and make the downtown more lively and urban in character.
Office development supports retailing throughout the
business day. However, mid-rise Class A office found on
Kruse Way and around Washington Square is not feasible
because, except for the Seattle First site, there is
insufficient land area, and Tigard lacks the freeway
feasibility and image for this type of use. Furthermore,
four or five story office space may not be compatible with
the village atmosphere envisioned for Tigard.
Residential development is very important because it
provides continuous support for commercial development and
establishes an image that the downtown ' is a good place to
be. Residential uses are what makes a downtown come alive.
In most situations, recreational development or active uses
of public open space would not be primary strategies in
urban redevelopment. However, in this case, the Park is the
focal point for long-term public development and thus
provides an excellent opportunity to create an activity
center which in turn supports retailing as a secondary
activity.
Industrial development, while feasible, is not compatible
with the Vision Statement except in certain locations such
as in existing industrial zones and adjacent to the railroad
tracks . Mixed development of second story office over
retail may be feasible long-term (five years or more) . As
the historic configuration of urban commercial buildings,
mixed development would positively complement a village
atmosphere.
With the exception of four specific items, the Vision is
considered to be achievable. The four items which are
4 Draft--Tigard Strategy
Hobson&Associates
Table A
MARKET FEASIBILITY BY TYPE OF DEVELOPMENT
Type of
Development Feasible Impact/Comment
Retail Yes Positive; heightens public activity;
draws people to area.
Office No Not a Class A office site.
(Class A) Requires greater visibility and
higher image.
Office Yes Positive; creates employment
(Class B) center; Sustains commercial
activity.
Recreational Yes Positive; directly tied to Park im-
provement, creating activities which
attract potential shoppers and
builds identity of "City in the
Park. "
Mixed Development Yes On a long-term basis--second story
retail may be feasible, but
unlikely in the short to medium
term.
Residential Yes Positive; Resident base provides
captive activity in downtown.
Industrial Yes Potentially Negative; not
compatible with Vision Statement.
Quality Hotel No Tigard location does not
support quality hotel .
Movie Theatre No Small Movie Theatre cannot compete
in Market.
Hobson&Associates
considered to be unrealistic are described below:
1 . A single-screen movie theatre has marginal
feasibility. As video tape machines have became
normal household appliances, demand for theatres
has decreased, particularly for second run films .
Responding to this trend, movie theatre owners are
developing multi-screen theatres with special
designs and services . This type of theatre can be
profitable, by providing a number of screening
opportunities simultaneously, and by rotating
films which begin to draw fewer customers into
smaller viewing rooms .
2 . As discussed in the hotel market analysis in the
previous section, it is unlikely that a hotel will
be developed in the foreseeable future that would
be of the quality desired in the Vision Statement.
Rather, a more likely form of hotel development in
Tigard would be a budget motel, similar to a Motel
6 .
3 . As a matter of retailing practice, "pedestrian
ways leading to the back entrance of buildings"
would not be generally acceptable to retailers,
because second entrances can cause security
problems . The same principle applies to many
office buildings as well .
4 . In addition, the suggested series of small
interior parking lots may be only a partial
solution to parking problems and may not be the
best solution.
A final qualification of the Vision Statement, is that a
facility for performing arts would most likely be successful
in the form of a storefront theatre, such as the one located
in Lake Oswego . Such a theatre could also provide
opportunities for film workshops or classic/art film shows
in lieu of a commercial movie theatre. Another important
opportunity for performing arts events could be an outdoor
amphitheatre associated with the proposed Fanno Creek park.
6 Draft--Tigard Strategy
Hobson&Associates
LAND ANALYSIS
Because a market opportunity cannot be captured without
adequate developable sites, it is important to study the
land resources of the Study Area with respect to location,
size, type, ownership, and other physical characteristics .
The Tigard City Center Study Area, as shown in Figure 1, is
a 180-acre triangular area bounded by the Pacific Highway to
the northwest, multi- and single family residential
development to the southwest, and Hall Boulevard to the
east. The terrain is generally flat with gently rolling
hills along the western edge of the area. Fanno Creek
flows from north to south through the western portion of the
Study Area. The Burlington Northern and Southern Pacific
Railways run north and south bi-secting the Study Area.
Traffic volume on these railways is approximately six trains
per day.
The main vehicular thoroughfare is Main Street which allows
two points of access from Highway 99 W (Pacific Highway) .
The central portion of Main Street, near the rail road
crossings, lies below the Pacific Highway overpass . Access
to the Study Area is also possible from Hall Boulevard onto
Burnham, which runs north onto Main Street. The most recent
Oregon State Highway Department average daily traffic counts
show that 1986 traffic volume was 13, 900 on Hall Boulevard
0 . 01 miles south of Burnham Street and 29, 500 on Pacific
Highway 0 . 01 miles south of McDonald Avenue.
The predominant land uses surrounding the Study Area are
residential to the west and south; strip commercial along
Pacific Highway to the north; and commercial or industrial
to the east and southeast . The Study Area lies
approximately 0 . 3 miles west of Highway 217 and is not
visible to traffic along that route.
Figure 2 displays existing land uses in the Study Area. The
dominant land use in the area is retail/commercial .
Commercial activity has developed in a strip along Pacific
Highway and Main Street with smaller amounts of commercial
activity along Scoffins Street, Commercial Street , and
Burnham Street. Light industrial development is concentrated
to the south of the retail strip on Main Street along the
Burlington Northern and Southern Pacific Railroad tracks, as
well as Burnham and Commercial Streets . Multi-family
residential development is located along Hall Boulevard,
7 Draft--Tigard Strategy
Hobson&Associates
Figure 1
TIGARD CITY CENTER STUDY AREA
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EXISTING LANo USE
Figure 2
99
PARK
FANNO
CREEK
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COMMERCIALPARK
SINGLE FAMILY
PARR
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Scoffins Street, and Commercial Street in the northeast
portion of the Study Area and along McKenzie and Hill
Streets in the southwest portion of the Study Area. Single-
family residential development is located on sites along
Hall Boulevard, Scoffins Street, Burnham Street, and Ash
Avenue . Public and quasi-public land uses are located
mostly in the southern corner of the Study Area and include
the Tigard Civic Center and the Tigard Senior Center.
Public open space is found near the Civic Center along Fanno
Creek, and at both intersections of Main Street with Pacific
Highway.
Table B shows existing land uses by type and land area. The
Study Area is comprised of 170 tax lots, ranging in size
from 0 . 01 to 8 . 45 acres . The most notable characteristic
about the Tigard Study Area is the lack of developable
vacant land, and the large number of separate tax lots and
ownerships, making land assembly time consuming and costly.
Table C displays a breakdown of the vacant acreage located
in the Study Area. Approximately 30 acres or 16 percent of
total land within the Study Area are presently vacant. Of
this vacant land, the largest parcel is 17 contiguous acres
owned by a single property owner (SeaFirst) , with as much as
25 percent lying within the Fanno Creek floodplain. In
addition, the City Public Works is planning to relocate and
will vacate an additional 3 . 15 acres . Of the entire 180-
acre Study Area, an estimated 25 to 30 acres under different
ownerships lie within the Fanno Creek floodplain.
MARKET PERCEPTION
The real estate market reacts to many obvious and subtle
qualities of a site and a location. And, different land
uses have different site characteristic requirements .
Factors such as the general location, land values, the image
created by surrounding land uses, access and circulation,
parking opportunities, and many other factors affect the
marketability and suitability of a site for various land
uses . In order to assess existing and potential market
opportunities in the Tigard Study Area, it is necessary to
understand what the market requires for a particular
activity. The following discussion describes the market' s
perception of the Study Area based on interviews with
10 Draft--Tigard Strategy
Hobson&Associates
DRAFT
Table B
ESTIMATED ACRES OF LAND BY TYPE OF USE 1/
Tigard City Center Study Area
Percent
Use Acres of Total
Commercial 2/ 35 19%
Industrial 2/ 25 14%
Public 29 16%
Single Family 11 6%
Multi-family 12 7%
Mobile Homes 2 1%
Vacant 15 17%
Public Circulation
and Right-of Way 36 205
TOTAL 180 100%
1/ Does not include circulation or railroad
rights of way.
2/ GTE site divided to reflect industrial and
office uses .
Source: City of Tigard; Hobson & Associates ( 1988)
Hobson&Associates
Table C
STATUS OF VACANT ACREAGE
TIGARD CITY CENTER STUDY AREA
Acres Status
17 . 0 Single property owner; 25
percent in the floodplain.
2 . 7 2 City-owned; 1 in floodplain.
7 . 5 3 private ownerships in
Fanno Creek floodplain.
1 . 5 Potential expansion of boat
store.
0 . 8 Hall Boulevard south of Pacific
Highway; currently for sale.
0 . 6 Between Commercial Street and
the railroad between Main and
Hall .
Total 30 . 1 Acres
Source: Hobson & Associates ( 1988 ) .
Hobson&Associates
developers and other real estate professionals, followed
by a summary of the site location requirements for different
types of uses .
Retail Development
As shown in the retail market analysis, Pacific Highway
supports a substantial amount of strip commercial and
neighborhood shopping centers . At present, the most likely
locations for new commercial development in the Study Area
are found on the SeaFirst property at the south end of Main
Street, and along Main Street. The current perception in
the marketplace, however, is that other sites along the
Pacific Highway generally provide better retail development
opportunities than sites within the Study Area.
Some of the most common site requirements for retail
development mentioned by retail developers include:
1 . Close proximity to a large resident population.
2 . Direct exposure to traffic (typically 25, 000 cars
per day or more)
3 . Location near a signalized intersection
4 . Sufficient traffic capacity of streets; ease of
ingress and egress
5 . Good visibility from a major arterial .
6 . Location in an established retail area and
employment center with compatible adjacent uses .
7 . Sufficient parking usually at a ratio of 4 to 5
spaces per 1000 square feet of net usable building
area.
While market indicators suggest that sufficient demand is
available for further retail development, the Study Area
suffers competitive disadvantages relative to existing
retail uses along Pacific Highway and other vacant retail
sites . The disadvantages cited most often are summarized as
follows :
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Hobson&Associates
1 . Poor visibility and access; existing signalization
at intersections of Hall and Main with 99 W are
considered barriers;
2 . Lack of suitable vacant sites with the exception
of the SeaFirst property;
3 . Retailers are not allowed to have more visible
signage;
4 . Parking problems;
5 . Poor overall image and appearance of the downtown;
6 . Uncertainty to what extent developers will be made
financially obligated for costs of Ash Street
extension and Fanno Creek improvements; and
7 . Limited pedestrian atmosphere and facilities along
Main Street.
The types of new retail development which are considered to
be most feasible at present by retail developers are
freestanding specialty retail stores along Main Street, and
a specialty or neighborhood shopping center on the SeaFirst
site with a unique specialty anchor. Suggested anchors
include an off price retailer similar to Costco, or a
grocery store like Cub Super Markets or Food4less . With
respect to a grocery anchor, it should be noted that six
shopping centers along the Pacific Highway are anchored by
grocery stores . Over the short to medium term ( 1 to 5
years ) , the grocery market is probably well-served by
existing centers .
Office Development
As discussed in the office market analysis, the type of
office development most suitable for the Study Area both now
and in the future is Class B office space. The office
market analysis indicates demand for Class B office space
will be generated from projected office employment within
the market area. Four types of office space fit within this
category:
1 . Speculative office space (space constructed for
lease)
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2 . Owner-occupied office space (professional firms
such as engineers, architects, attorneys, etc. )
3 . Medical office space
4 . Institutional or government offices
With respect to owner-occupied office space, demand from
within a market area can be projected, although it is
difficult to predict where this type of office space might
locate. The owners , location decision is made internally,
and is not necessarily dependent on the lotion or
availability of speculative office space available for
lease.
Interviews with office developers and brokers suggest that
speculative Class B office development in the Study Area is
very unlikely if the Study Area environment and character
remain the same. The constraints to development cited most
often are similar to those described above for retail
development. Most notable, is the perception that Main
Street and adjacent areas appear "run-down" and "tired" .
The exception to a generally negative opinion concerning
office development given the present situation, is again the
SeaFirst site. The frontage along the Pacific Highway is
considered to provide sufficient exposure to traffic ,
although the quality of the view of Fanno Creek is
diminished by the existing outdoor storage behind buildings
along the east . side of the creek. This site could also be
appropriate for medical office space, which functions more
like destination retail space, with respect to site
requirements .
Residential Development
As part of the Vision Statement, "close-in housing" (i. e.
housing which is adjacent to urban activity) is considered
desirable as a development possibility in the Study Area.
The market research found there exists a demand for mid- and
upscale multi-family rental housing. Based on the current
inventory of available vacant sites within the Study Area,
only the SeaFirst property presents an existing opportunity
for major apartment development. Constraints to apartment
development on this site include:
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Hobson&Associates
1 . Difficult access
2 . View amenity diminished by outdoor storage and
industrial character of development to the east.
3 . High asking price by property owner.
SITE LOCATION CRITERIA
Site characteristics needed for the above land uses are used
for subsequent analysis of market opportunities at specific
locations within the Study Area. Typical site location
criteria by type of use are summarized in Table D.
In addition to the market ' s current perception, the
development plans of business and property owners in the
Study Area show how the market may respond if the existing
characteristics of the Study Area were to remain unchanged.
Table E lists each known improvement or development plan
according to the street on which .the owner' s property is
located. plans .
As indicated, the largest planned development is 30, 000
square feet of mini-warehouse space along Burnham Street.
Other planned improvements include exterior repairs and
painting of structures along Main Street, as well as
possibly rebuilding a store and new restaurant, and
converting a house on Commercial Street into a workshop or
storage area . These potential improvements , although
significant to existing businesses , do not provide
substantial realization of the goals implied by the Vision
Statement.
PUBLIC RESOURCES
The Vision Statement has suggested what the community may
want. These desires were then matched with the realty of
the marketplace. The translation of these desires into
realty depends on the availability of land resources, and
the market' s perception of the Study Area. In addition,
public action and intervention can be pursued at varying
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Table D
TYPICAL SITE LOCATION CRITERIA BY TYPE OF DEVELOPMENT
Retail
Direct Exposure to 25, 000 or more Average Daily
Traffic
High Visibility to drive by traffic
Location near signalized intersection
Location within concentrated population centers
Sufficient Traffic Capacity of Streets
Ease of Ingress and Egress
Sufficient Parking opportunities, typically at 4-5
spaces per 1000 sq.
Location in established retail area and employment
center with compatible adjacent uses .
Class B
Office
High Visibility
View possibilities desirable
Pedestrian access
Supporting adjacent commercial uses
Moderately sloped topography
Compatible adjacent uses
Site situated to allow awareness and significance
of structure
Multi-Family Residential
Upscale 1/
4 acres or more land area
Varied Topography
View Possibility or other site amenity are
desirable
Able to create own environment
Existing Upscale Identity
Compatible Surrounding Uses
Minimal Noise Impact
Proximate to professional or white collar
employment centers
Hobson&Associates
Table D
(Continued)
TYPICAL SITE LOCATION CRITERIA BY TYPE OF DEVELOPMENT
Midscale 2/
4 acres or more land area
Level Topography
Minimal noise impact
Proximate to Employment Centers
Proximate to Public Recreation
1/ Upscale multi-family housing is defined
as apartment projects with approximately
75 units or more renting for $0 . 55 per
square foot or more.
2/ Mid-scale housing is defined as apart-
ment projects with approximately 75
units or more renting for less than
$0 . 55 per square foot.
Source: Hobson & Associates ( 1988 ) .
Hobson&Associates
Table E
PLANNED IMPROVEMENTS OR DEVELOPMENT
City Center Study Area
Planned Building Improvements or Development
on Main Street
Back Addition or Upper Story
Addition of Upper Story
Refurbishment for Office Use
Exterior Remodel; Add Second Story
Remove House for Parking
Build New Store and Restaurant
Expand Restaurant Dining and Kitchen
Facilities
Replace Porch and Repair Exterior
Renovation
Painting and Signage Improvements for 17, 500
sq. ft. .
Non-profit Charity Store potential lessee.
Repair and Paint
Paint Exterior
Planned Building Improvements or Development
on Burnham Street
31, 000 sq. ft . mini-warehouse expansion
Boat Store expansion
Planned Building Improvements or Development
on Commercial Street
Minor Facade Improvements
Interior and Exterior Improvements of 15, 000
sq. ft. Warehouse
Retail Expansion
Convert House to Workshop or Storage Area
Source: City of Tigard ( 1988) .
Hobson&Associates
levels to enhance or create market opportunities in Downtown
Tigard . Table F shows examples of levels of public
involvement and commitment, in ascending order of magnitude.
These means of public involvement require varying degrees of
commitment in the form of money, time, and energy. The
level of commitment which the community is willing to give
can be differentiated into three strata with regard to the
level to which the market can be influenced:
1 . Minimal to none (Planning) : market forces are
directed as to where development can occur but are
not controlled in terms of when that development
takes place.
2 . Moderate (Public/Community Actions ) : market
forces are influenced so that some control over
the timing and quality of development is
exercised.
3 . Aggressive ( Intervention) : a market opportunity
which otherwise would not exist is created by
assembling the product to which the market will
respond.
An example of minimal commitment is illustrated as follows :
A zoning designation clarifies on which site a desired use
would be permitted to locate. However, if that site is
unattractive is the marketplace because it does not meet the
required site location criteria, development of the desired
type and quality within the desired timeframe is unlikely to
take place. If no other public involvement were to occur, a
minimal commitment will lead to little to no new
development.
Moderate Commitment: If the site is unattractive only
because it lacks adjacent public improvements , such as
sidewalks, landscaping, adequate streets, etc. , the public
could act by providing those improvements, thus enhancing
the market opportunity. This type of commitment can be
considered moderate in its influence on the market--action
is a means of enhancing opportunities and exercising control
over the timing of development.
Aggressive Commitment (Intervention) : If the same site is
generally suited for a particular use, but it is too small,
or occupied by an incompatible vacant building, or an
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Table F
EXAMPLES OF PUBLIC INVOLVEMENT OPTIONS
Option Impact
Plannincr
Master plan and Traffic Sets direction and goals;
Studies provides for orderly and
Comprehensive Plan and efficient growth towards
Zoning Amendments those goals--and provides the
Ordinances means to control the quality
Design Controls of growth.
Public/Community Actions
Infrastructure Improvements Makes area more accessible
Vehicular and sympathetic to visitors
Pedestrian and local users
Recreation
Mandate by Ordinance
Building Upkeep
Painting
Facade Improvements Improves Visual Image
Screening
Better Signing
Grounds Clean-up
Community Events Builds community spirit and
Merchant Associations pride; links private funding
. Non Profit Organizations with public funding
Neighborhoods
Economic Development Programs Invites and pursues targeted
businesses to locate in community
Financial Incentives Provides direct economic
Tax Abatement incentives to private sector
Low Interest developers that mitigate and
Land Subsidies and compensate for other
Equity Participation negative site and location
factors .
Intervention
Land Assembly Creates developable sites and
Relocation Funding Market Opportunities
Hobson&Associates
DRAFT
operating business, the public may need to assemble the
necessary amount of land, and relocate businesses or
residences . Land assembly by public agencies is usually
accomplished through condemnation. This level of commitment
to a particular type of development is considered
aggressive--the public intervenes in the marketplace in
order to realize a desired outcome.
The degree to which the public acts to enhance opportunities
by intervention is related to the amount of money available
to devote towards revitalization efforts . Table G lists
various sources of public monies . Subsequent analysis of
specific market opportunities which could be enhanced or
created in the Study Area is discussed below in relationship
to some public funding methods . However, it is not possible
in this study to anticipate the degree to which the public
sector is willing to involve itself in a revitalization
effort.
ANALYSIS OF MARKET OPPORTUNITIES
To analyze market opportunities in the Study Area, specific
locations have been delineated and shown in Figure 3 based
on:
1 . Market perception of the Study Area;
2 . Site location criteria;
3 . Existing patterns of development;
4 . Possible public actions and intervention.
Each area shown in Figure 3 is described in Table H based on
its present physical character, and assigned a potential
future use which would support the objectives of the Vision
Statement. Under the column heading "Secondary Potential
Future Use" is listed the types of development which may be
feasible in the long-term, but would probably not occur in
the short to medium term ( 1 - 10 ) years, with the exception
of Area 5, where industrial infill is feasible, but not
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Table G
EXAMPLES OF PUBLIC FINANCING METHODS
Financing Method
Systems Development Charges
Grants ( Institutional)
Grants (Private Donations -- Business Associations )
Urban Renewal/Tax Increment Financing
Local Improvement Districts
Special Taxes (e.g. hotel tax)
Low Interest Loans
General Fund
Source: Hobson & Associates ( 1988 ) .
Hobson&Associates
x Table H Continued
�. PfyP 24TIAL DSVEWPKENT AREAS
Estimated Direct Visibility
Size Access to to Drive by Surrounding Existing Potential Future U
Area (Acres) Major Arterial Traffic Land use Character Primary Sezary
0 10 26-29 Yes Yes General Cam:ercial Retail Center Retail and Service Center Office
Frontage on
Hall and Pacific
(D
11 9-1-1 Yes Yes Fanno Creek Public/ Civic Complex —
Hall Blvd. Hall Blvd. Industrial Institutional]
Railroad Office
Source:
necessarily compatible with the objectives identified in the
Vision Statement.
Retail Development
Commercial land uses in an urban core create the vibrancy
and character of a community. Retail and other commercial
uses generate the traffic that keeps a community lively and
interesting. A key strategy to revitalize the Study Area is
to increase the level of this type of commercial activity.
An analysis of the retail trade area presented in Section 3
indicates that the environment in which the Study ARea
competes consists primarily of neighborhood or strip
commercial shopping centers, with only one major discount
general merchandise store (Fred Meyer) . Because of the
characteristics of land within the Study Area and the
competitive commercial environment , it is extremely
important that steps taken by the public to enhance or
create retail market opportunities be directed towards
creating an environment which is antithetical to the strip
commercial environment of Pacific Highway. Creating a
special environment is also necessary because many
destination retailers are present at Washington Square ,
which has a competitive advantage over the Study Area
because of better access to the regional highway system and
an established regional trade area. The relatively close
proximity of Washington Square limits some of the
opportunities for certain types of goods in downtown Tigard,
such as soft goods , particularly clothing. A possible
exception is off-price clothing stores like Ross ' Dress For
Less, TJ Max, or small specialty used clothing stores .
Attracting private investment in retail development in the
Study Area requires the help of the community to create the
traffic necessary to support more retail and commercial land
uses . The first step in this process is the development of
Fanno Creek Park, coupled with an aggressive community
marketing effort, such as sponsoring public events that
utilize a park environment.
The key concepts of a commercial revitalization strategy are
as follows :
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1 . Generate traffic by fulfilling demand for public
recreation with Fanno Creek Park and community
sponsored activities .
2 . Generate traffic by creating a unique retail
environment in addition to the existing Main
Street commercial uses . This step will require
initiation by the public sector.
Successful implementation of these two steps will lead
naturally to increased interest in private investment along
Main Street . A discussion of the types of retail
development which could benefit the Study Area is outlined
below.
The area-by-area presentation in Table H is condensed by
type of future retail development that could be expected to
occur in the Study Area. As shown in Table I, there are
three basic categories : Conventional commercial/shopping
centers; land extensive warehouses; and infill shops . The
first category is likely to occur at the SeaFirst site (Area
1 ) and in renovated space at the Payless Shopping Center
(Area 10) . Both of these sites have frontage on the Pacific
Highway and will be occupied or developed in all likelihood
without any assistance or intervention by the City of
Tigard . Examples of conventional commercial/shopping
centers are shown in Table J.
Areas 5, 6, and 7 which have a strong industrial character
are suitable for retailers which need inexpensive,
warehouse-type buildings for showrooms , inventory, and
merchandising space. This type of retailing is becoming more
and more popular with factory seconds outlets , volume
discounting, and warehouse showrooms for a variety of
merchandise. Another strong candidate for this type of land
extensive retailer is an Oregon Products warehouse/customer
outlet, wherein small specialty food producers could combine
direct customer sales with warehousing and distribution
networks . The freeway proximity directly benefits this type
of use. Table K shows examples of land extensive retail
uses .
The final type of retail use consists of a wide range of
specialty retailers, eating and drinking establishments,
antique, and home furnishings stores for the existing shop
space and future infill retail development. These uses are
appropriate along Main Street in the established
retail/commercial district. This development pattern is
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Table I
SUMMARY OF RETAIL OPPORTUNITIES BY AREA
Type of Future Time
Retail Development Examples Area Frame
1 . Conventional Furniture, Home Im- 1, 10 1-5 Yrs .
Commercial/Shopping provement, Off-Price,
Centers Medical Office, Discount
Drug
2 . Land Extensive Costco, Showrooms, Ex- 5, 6, 7 1-20 Yrs .
Warehouse, Show- hibition Space, Oregon
rooms Products Warehouse/
Customer Outlets, Micro
Brewery
3 . Infill Shops Restaurants, Specialty 3,4 1-20 Yrs .
Retailers, Home Furnish-
ings, Sporting Goods,
Personal Services
Source: Hobson & Associates ( 1988 ) .
Hobson&Associates
Table J
EXAMPLES OF CONVENTIONAL SHOPPING CENTER DEVELOPMENT
Furniture
Carpets/Floor Covering
Home Electronics
Home Improvement
Fabric Store
Supermarket
Off-Price Apparel (Ross, TJ Max)
Table R
EXAMPLES OF LAND EXTENSIVE RETAILERS
Type of Business Retail Activity
Stash Tea Tea sampling room and garden.
Sausage & Smoke House Specialty prepared meats .
Sponsor outdoor barbecues .
"Harris Wine Cellars" Discount Oregon & Import wines;
Wine tasting room.
Cabinet Maker Hand crafted furniture.
Display and demonstration room.
Glass Blower Specialty glassware. Demon-
strations & showroom.
Ceramic Maker/Potter Ceramic items; Showroom and
classroom.
Specialty Food Condiments such as mustards or
Producers jelly; Retail and sampling room.
Textiles Seconds or Off-price woolen goods or other
Factory Outlet clothing.
Golf Club Manufacturer Custom made golf clubs . Fitting
area, demonstration area.
Hobson&Associates
Table K
(Continued)
EXAMPLE OF LAND EXTENSIVE RETAILERS
Type of Business Retail Activity
Custom Small Boat
Manufacturer Display room for wooden boats .
Seafood Company Package and distribute fresh sea-
food. Retail seafood counter area.
Boat Store Recreational boat retailer.
Display room.
"Costco" Type Store off-price general merchandise.
Micro Brewery Brew pub and tap room.
Winery Vintner with sampling room.
Special Exhibition or Small hobby exhibitions; trade
Seasonal Product shows; Farmers ' Market; other
Facility community events .
Hobson&Associates
DRAFT
also very important to the realization of the Vision
Statement. Examples of these types of retail uses are shown
in Table L.
Unlike the conventional shopping center development or
renovation of Areas 1 and 10, the land extensive retail
outlets in the industrial district are less straight forward
and requires more public and private imagination and
creativity. The Stash Tea operation is an excellent
building block for this concept. Attracting similar food
manufacturers or retail showrooms will require a concerted
effort to market the vacant industrial buildings or parcels
to retailers rather than typical industrial users .
Promotion of downtown Tigard as a location for inexpensive
retail space for special exhibits or factory outlets would
be a long-term project. together with the development of
Fanno Creek Park, downtown Tigard could become an attractive
place to shop and spend time and money. With showroom and
discount retailers and the park as important activity
centers and traffic generators, a healthier climate for
small retailers on Main Street will be achieved.
Consequently, the consolidation of Main Street as a shopping
district becomes a natural result of the traffic produced by
larger retailers in the current industrial area. This is a
key concept. Without this internal activity, it will be
more difficult to induce more Main Street merchandising
based on development of the SeaFirst and Payless sites
alone, because these latter developments will not generate
significant pedestrian circulation.
Office Development
In the Market Analysis section of this report, the market
demand for office space in a five-minute trade area was
analyzed. The overall market share, or that portion of the
new market demand which the Tigard Study Area may capture is
based on a number of factors including location, size of the
Study Area sites , the characteristics and proximity of
competitive office projects, transportation access, parking,
and the prestige of the location.
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Table L
EXAMPLES OF SPECIALTY AND INFILL RETAILERS
Food Stores
Specialty Food
Meat & Fish
Fruit & Vegetable Market
Health Food
Candy & Nuts
Dairy Products
Bakeries
Home Furniture, Furnishings
Drapery/Curtain/Upholstery
Bedding/Linen
Lamps/Shades
Household Appliances
Eating and Drinkina
Cafe' s
Fast Food
Delicatessen' s
Family Dining
Fine Dining
Taverns, Bars
Coffee Shops
Yogurt Shops
Ethnic Restaurants
Miscellaneous Retail
Drug Stores
Liquor Stores
Used Books, Antiques, Musical Instruments, Art,
Clothes, Records and Tapes
Sporting Goods
Books
Stationery
Hobby, Tops
Gift/Novelty
Sewing/Needlework
Florists
Artists Supplies
Hobson&Associates
Table L Continued
EXAMPLES OF SPECIALTY AND INFILL RETAILERS
Personal Services
Laundry/Dry Cleaning
Coin-Op Laundry
Upholstery Cleaning & Repair
Beauty/Barber
Shoe Repair
Medical or Health Services
Travel Agent
Real Estate Agent
Tax Preparation
Source: Hobson & Associates ( 1988) .
Hobson&Associates
Considering these factors, the following types of office
development could occur in the Study Area:
1 . Owner-occupied professional space for tenants such
as accountants , attorneys , engineers , and
architects .
2 . Health services space for physicians, dentists,
and other professionals .
3 . Speculative Class B multi-tenant office space for
smaller, general commercial tenants .
4 . Government or institutional office space.
Space in most office projects is offered on a for-lease
basis . As construction and operating costs and,
consequently, rents continue to increase, many more office
projects are being developed on an owner-occupied basis .
Small professional firms such as attorneys , advertising
agencies, and service firms who have smaller-scale fixed
space needs are the principal tenants of this type of space.
Location, as it relates to transportation, markets, and
parking, is very important to these types of tenants .
Owner-occupied office space could be an infill type of
development in a variety of areas, including Areas 3, 6, 7,
8, 9, 10, and 11 .
The professional office building for health care
professionals is another office development alternative for
the Study Area . Small multi-doctor facilities which
accommodate two to seven doctors are a potential in-fill use
in the areas where owner-occupied office development may
occur. A large multi-doctor facility, however, will produce
more interest in the Study Area and is better able to
provide for property diversification of medical specialties
and related amenities . Depending on the number of doctors
and patronage drawn from the trade area, supplementary
commercial uses such as the pharmacies , opticians , and
coffee shops may be generated by this type of development.
A potential site for a larger-scale medical office building
is the SeaFirst property at the south end of Main Street.
The Study Area' s location, however, may be a drawback to the
development of a larger-scale medical facility because these
types of developments generally are located near major
hospitals .
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In addition to owner-occupied and medical office space,
speculative Class B office space is a potential longer-term
use in the Study Area. If an attractive environment is
created by the improvements to Fanno Creek Park, a location
for Class B space is Area 7 where the GTE office building
and Civic Center provide an office identity. It is also
conceivable that some small office buildings ( 10,000 square
feet or less) could be added as infill along Main Street.
If the office identity of Area 11 were strengthened by
improving the environment (i.e. , clean and modern) both in
terms of the immediate surroundings as well as the visual
impact on traffic along Hall Boulevard, government or
institutional office space is a potential use near the Civic
Center and GTE Building.
Multi-Family Residential Development
Multi-family housing is considered to be an important
development option for revitalizing the Study Area, because
it provides a higher density form of housing which can serve
to maintain and create public activity within the area.
Typical suburban multi-family density ranges from 10 to 25
per acre and includes apartments, rental duplexes, tri-
plexes, and four-plexes . It is possible that a density of
20 units per acre could occur on suitable sites in the Study
Area.
As noted in Table H above, locations which could support
multi-family housing are found in Areas 1 and 9 . Area 1
with its varied topography could support a more upscale
project, while Area 9 might support midscale multi-family
housing.
The creation of a public park along Fanno Creek will have a
major impact on the view amenity of development in Area 1 .
the site could provide an ideal living environment with
strolling paths along the creek leading to retail stores on
Main street.
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In addition to varying sizes of apartment projects, smaller
multiplexes such as duplexes and tri-plexes can provide a
good mechanism for in-filling smaller sites, which may not
support retail or office development. This type of infill
development is important not only because it is flexible in
its site requirements with respect to size and location, but
also because it can provide a varied and interesting visual
effect with different building arrangements and
architectural styles .
SUMMARY OF DEVELOPMENT OPPORTUNITIES
The vitality of Tigard' s Study Area is closely related to
the economic growth of Washington County and the Portland
Metropolitan Area. As the region' s economic base grows,
employment and population in the region will increase and
create new demand for real estate development of all types .
In general, the amount of new development which the Study
Area will capture depends on the competitive position of the
Study Area relative to other locations in the region and the
level and type of public involvement in the downtown
development process which will enhance the area' s
competitive position.
The market potential for three primary uses in the Study
Area--retail, office, and residential--was addressed in
this report. Demand for new real estate uses in the Study
Area is generated by three sources : existing population and
employment base in the market area, the projected new demand
based on growth in the market area, and demand drawn away
from existing uses . For example, if the retail environment
along Main Street became more unique and attractive, it
would become more competitive in the marketplace and draw
demand away from other existing competitive retail centers .
If the Study Area evolves into a special or unique
environment, it also can expand its trade area. For
example, if more destination retailers such as the existing
boat store or fly fishing supply store, located in the
downtown and created a stronger destination center, market
demand would no longer need to be drawn primarily from a
five-minute trade area, but could be attracted on a ten to
fifteen-minute or sub-regional basis .
Table M shows the Study Area potential for new commercial
and residential development over the 1988 to 2005 projection
37 Draft--Tigard Strategy
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Table N
PRWBCTED DEMAND FOIL LAND IN THE STWr ARFA
1988-2005
Market Capture Rate
01 108 208 308
Projected Amount of Required Amount of Required Amount of Required
New Demand Building Land Area Building Land Area Building Land Area
Tyre of Lard Use 1988 - 2005 Space (Acres) Space (Acres) Space (Acres)
Retail/Office 1,500,000 sq. ft. 150,000 sq. ft 14 300,000 sq. ft 28 450,000 sq. ft 41
m
Total Multi-Family
Residential 3,600 units 360 units 18 720 units 36 1,080 units 54
Upscale 1,800 units 180 units 9 360 units 18 540 units 27
m
Midscale 1,800 units 180 units 9 360 units 18 540 units 27
Total: 32 64 95
Note: Lard Coverage ratios are as follows: Retail/Office 258
Residential 20 Units/Acre
Source: Hobson & Associates (1988).
Mn
period based on 10 percent, 20 percent, and 30 percent
capture rates . As discussed previously, the Study Area' s
capture of new demand depends on the level and type of
public intervention in the development process .
As shown in Table M, based on a capture rate of 10 percent,
the Study Area will experience a demand for approximately
150, 000 square feet of retail/office space and 360 multi-
family residential units over the projection period .
Approximately 32 acres of land would be needed to
accommodate the projected demand in the Study Area, based on
a 25-percent land coverage for commercial uses and a density
of 20 units per acre from residential uses . If a 30-percent
capture rate was achieved, 450 , 000 square feet of
retail/office development and 1, 086 new residential units
would be added in the Study Area. These uses would require
95 acres of land in the Study Area over the 1988 to 2005
projection period.
After estimating the new demand for various types of uses in
the Study Area, it is necessary to compare projected demand
with the existing supply of land in the Study Area. As
shown in the land analysis section, the total supply of land
within the Study area, excluding land in the Fanno Creek
floodplain and land used for traffic circulation, is
approximately 110 acres . Excluding land constrained by
floodplain and land currently in public or private use, the
Study Area currently contains 15 acres of vacant, buildable
land. It is important to note that a turnover factor
resulting from re-use, rehabilitation, expansion, or
demolition of existing structures will affect the supply of
existing space or vacant land in the Study Area.
A comparison of supply and demand shows that 32 acres of
land would be required to support new demand in the Study
Area from 1988 to 2005, using a 10-percent capture rate and
95 acres are needed through 2005 based on a 30-percent
capture rate. The existing supply of vacant buildable land
in the Study Area is approximately 15 acres . The current
supply of vacant land is not adequate to meet the projected
demand based on a 30-percent capture rate.
Extensive redevelopment of most areas in the Study Area
would be required if this rate is to be achieved. Thus, it
is not unreasonable to anticipate a 10-percent capture rate
of the market area' s projected demand for retail/office and
residential uses over the 1988 to 2005 projection period.
39 Draft--Tigard Strategy
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In summary, projected new demand for the types of
development discussed above is considered sufficient to
support revitalization of the Study Area. However, projected
market demand is not so great that revitalization will occur
solely as a result of market forces . Rather a comprehensive
strategy of public action and intervention will be important
to stimulate private investment in new development.
IMPLEMENTATION STRATEGIES
An implementation strategy for the Study Area is the
framework which gives order to the overall planning and
implementation of an urban renewal effort and defines the
goals and objectives of that effort. The framework is
established based on the resources available to implement
that effort. The primary objective of the strategy is to
encourage private investment which supports the Vision .
This section presents :
1 . The framework for a strategy;
2 . Examples of where and how the public sector can
stimulate private investment in the study area;
3 . Recommended public action priorities;
4 . Summary of recommended planning strategies .
Strategy Framework
Establishment of a strategy framework must consider whether
the objectives of the strategy (i.e. realizing the vision)
are realistic in terms of potential market support, as well
as determine the level to which the strategy is supported by
the public both politically and financially. The following
outlines the elements to be included in a revitalization
strategy.
40 Draft--Tigard Strategy
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Is the Vision Realistic given Market Conditions?
As was stated earlier, the Vision is generally
supported by the market analyses, with some specific
exceptions .
Goals and Policies
The next step is to develop community consensus on
goals, policies, and strategies which are documented,
accepted by the community and adopted and promoted by
the City Council through public decision processes .
The first step in developing that consensus is to
complete a master plan and traffic analysis which is
both future-oriented in terms of the Vision, but also
realistic in terms of the attitudes of the populace,
with respect to the value and importance of the Study
Area as perceived by the community, and its role in
developing community pride and an expanded tax base.
A master plan should address three key items :
A. How much community consensus is there about the
importance of the downtown?
B. What would the future look like, i. e. , street
system, development concepts, public improvements
to the park, etc. ? A master plan should produce a
tangible representation of the Vision. A traffic
study will need to be completed as a part of the
master plan to solve circulation and access
problems .
C. What public and private strategies will be needed
to implement the plan? What regulatory changes or
additions are needed to promote and protect the
Vision? How much will it cost? Who pays for it?
Should other incentives for reinvestment be
included and will these work in Tigard? How long
will implementation take? What is the appropriate
sequence of actions, public and private, given the
need to change and enhance the image of the
downtown and to finance these actions?
41 Draft--Tigard Strategy
Hobson&Associates
Implementation
Implementation approaches should consider both public
and private roles; however, it appears that based on
the current market perception of the Study Area and
availability of suitable sites the initial steps must
come from the public sector to send a signal to the
private sector that Tigard is committed to
redevelopment . Two basic approaches should be
considered:
A. A phased approach which relies on a sequence of
actions over a period of time requires sustained
political and financial commitment and has the
advantage of working within the limitations of
present and future budgetary and political
constraints . However, it also has the potential
to lose its vitality and commitment, resulting in
marginal results for the dollars expended.
B. A comprehensive approach, tied to both projected
budgets and new funding sources requires a major
up-front commitment, but once the pieces are in
place, it develops a momentum of its own. To sell
it requires a carefully developed plan of action
which is realistic and accepted. The down side is
that if this approach fails at the outset, it
could result in a loss of momentum, and an obvious
political setback which may be difficult to
overcome in the near future.
A combination of these approaches is possible; the
decision about how to proceed is the community's, and
should be an outcome of the Master Planning process
described above.
A wide range of strategies and possible actions are
worth considering at this time. However, the specific
combination and timing of strategies in the form of a
political approach should be an outcome of the planning
process . Presented below is a description of these
options :
A. Ordinances and legislative actions that set clear
goals, policies, and standards including zoning,
design guidelines, and parking requirement.
42 Draft--Tigard Strategy
Hobson&Associates
Figure 3
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LAND AREAS TIGARD CITY CENTER STUDY
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POTENTIAL STREET IMPROVEMENTS TIGARD CITY CENTER STUDY
B. Private actions developed through existing
organizations including a Chamber-sponsored fix-
up, or storefront improvement.
C. Public improvements including improvements to the
park, street improvements , street additions ,
parking, pedestrian walkways , and other public
infrastructure development.
D. Public intervention in the market place, such as
land assembly, grants , tax abatements , low-
interest loans, and displacement assistance.
43 Draft--Tigard Strategy
Hobson&Associates
Means of Financing
Sources of financing could include: local improvement
districts, general fund, block grants and other grants,
private donations , tax increment financing, systems
development charges , and special taxes ( e . g. , room
tax) . In all likelihood, financing should come from
various sources, and in combination are adequate to
carry out the elements of the plan which are essential
to changing the image and improving the quality of the
area as a viable center for living and commerce.
The financial plan should be as concise as possible,
including identification of the activities , the
sequence of activities, and a time line.
Public Enhancement and Creation of Market Opportunities
As previously discussed, one of the major constraints to
development, other than limited availability of vacant
developable sites, is a poor overall image of the downtown.
Improving the appearance of the Study Area is considered to
be a crucial need for attracting private investment. A plan
to improve that image should begin by focusing on the most
visible areas of the Study Area both within and outside its
boundaries .
Gateways to Downtown
The Study Area is physically situated such that three
major visual "gateways " are perceived as the
cornerstones of the downtown:
1 . The intersection of Hall and Pacific Highway is
the most visible and highly traveled area. This
area needs to be seen as an anchor, not just in
terms of a major attractor, such as a retail
anchor, but also in terms of visual image and its
impact on travelers as an invitation to come
downtown.
2 . The intersection of the south end of Main Street
with Pacific Highway is the other major entrance
to Main Street. This area should also be anchored
by a commercial attractor. Development here would
44 Draft--Tigard Strategy
Hobson&Associates
DRAFT
preferably be architecturally significant, and
bring visual attention to the downtown. Because
of the topography of this area, visual access to
the downtown from the Pacific Highway south of
Main Street is limited, and attention might be
given to strategically placed signage combined
with an entry statement along the Pacific Highway.
3 . The intersection of Burnham and Hall located near
the Civic Center is another major access point to
the Study Area. In a small community, the city
hall is traditionally a focal point of public
activity and attention should be directed towards
strengthening the identity of the areas adjacent
to the Tigard Civic Center. The Burnham/Hall
intersection should be made visually inviting
through landscaping and an entry statement. In
order to give a more urban character to this area,
screening along the southeast edge of Hall
Boulevard is recommended to lessen the negative
impact of the adjacent industrial areas .
Because Main Street in its entirety is viewed by
traffic on the Pacific Highway, it is considered very
important to improve Main Street' s appearance by taking
measures to enhance the appearance of the existing
buildings . Steps should be taken to mitigate the
visual impact created by the existing roof tops ,
perhaps by creating false roofs as determined through
design codes, and to enhance buildings ' appearances by
painting existing structures or improving facades .
Other improvements could include landscaping of public
rights of way, although care should be taken to enhance
rather than impair the view of Main Street from the
highway.
A Development Concept
A development concept is a guiding force in creating a
product that will appeal to the consumer. The concept
establishes the appeal and identity which
differentiates a product from other competitive
products within the market place. The same principle
applies within the community. A community
differentiates itself from others by virtue of a unique
heritage, tradition or special appeal .
Based on the market analysis, site location criteria,
and the market' s perception of the Study Area, it is
45 Draft--Tigard Strategy
Hobson&Associates
apparent that in order to better compete for new
retail and office development, the Study Area must be
differentiated from existing development along the
Pacific Highway. It must become a destination in and
of itself.
This need is represented in the Vision Statement and
provides the basis for an important preliminary
development concept: "The major unifying feature is
the image of a 'City in the Park' . " The potential for
development of a city park along Fanno Creek is
considered to be a vital asset in creating market
opportunities for future development within the Study
Area.
An urban park is a key element to a city' s quality of
life. It provides an opportunity for community pride
and interaction . Compared to many other suburban
centers, the city of Tigard has a unique competitive
advantage in that it has the land resources to create a
public park in the downtown. A park in downtown Tigard
could provide a major impetus for heightened public
activity which would encourage and support more private
investment.
A public park could provide the impetus to promote
sales within the downtown, and an opportunity to link
public and private resources in a marketing effort.
For example, the existing business community in
cooperation with the Tigard Chamber of Commerce, which
is already located on Main Street, could help to
sponsor community events such as picnics or other
public events in conjunction with special sales of
retailers ' goods . A park with a pond similar to
Laurelhurst Park in southeast Portland could be an
opportunity for activities such as duck feeding or fly
fishing classes . Frontage on a park could provide
outdoor dining opportunities or a visual amenity for
restaurants or a tea garden. Bicycle or pedestrian
paths could allow people to access the retail core from
neighboring residential areas , or provide an
opportunity for consumers to test ride bicycles sold at
a store downtown. An amphitheatre in a park could
provide an opportunity for evening summer entertainment
such as music or theatre performances .
46 Draft--Tigard Strategy
Hobson&Associates
Enhancement and Creation of Market Opportunities
Specific examples of the ways in which the public could
interact with the marketplace to achieve private
investment is described below referring again to the
areas shown in Figure 3 . The discussion of each land
area illustrates considerations to be given in the
master planning effort, and possible opportunities for
public intervention to improve the marketability of
certain land parcels .
1 . Starting at the southwest corner, at the
intersection of Pacific Highway and Main Street,
the SeaFirst property is the largest parcel of
vacant land available for private investment. It
is recommended that the property be developed as
commercial/retail on the Pacific/Main frontage,
with mid- to upscale multi-family housing to the
rear, with a view of the Fanno Creek Park. The
goal in developing the retail/commercial use is to
establish an identity for the downtown and to
provide an opportunity for a major activity
center, one that will draw people off of Pacific
Highway. The Seafirst site is the only large
developable site available now, and it is possible
that the public would want to intervene in the
market for that site to:
a) Capture the tax increment; and
b) Have better control over the type and quality
of development which occurs on that site.
2 . Fanno Creek Park should be developed to the extent
that it becomes more attractive as open space
which will help in marketing the SeaFirst
property, and enhance the image of other
properties with frontage along the Fanno Creek
floodplain.
3 . The frontage along Main Street should continue to
develop as a "village" retail/office area. Some
new infill buildings can be anticipated, and as
reinvestment occurs, changes in some uses in the
older buildings is anticipated as retailers look
for opportunities . This is an area of smaller
structures which create the "village" atmosphere
and existing buildings could be renovated to
relate to Main Street. This area is the gateway
47 Draft--Tigard Strategy
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to the downtown, and an effort should be made to
improve its appearance, pedestrian environment,
and ease of access .
4 . The property on the southwest corner of Burnham
and Main should be seen as an opportunity block to
create an anchor which will attract people onto
Main Street. A type of use that seems appropriate
is a family-oriented restaurant such as the Old
Spaghetti House or a micro-brewery serving food
and ale, which will cater to the lunch and evening
trade. This site offers access to the Park and is
large enough to accommodate on-site parking.
Proper use and design of this block will set a
tone for the "village" atmosphere.
5 . The properties to the rear of Area 4, are now
utilized by Stevens Marine, Familian, and Stash
Tea. These are land-extensive uses as compared to
the smaller-scale "village-type" retail activities
along Main Street. The storage areas of Familian
and Stevens Marine should be cleaned up and
screened to enhance the development potential of
the SeaFirst property. Stash Tea should be
encouraged to add a retail outlet and a "tea
garden" along the proposed park. Expansion of
Stevens Marine is appropriate, particularly if the
storage area is cleaned up and an attractive
structure is built to accommodate the new
showroom.
The entire length of Burnham Street to the GTE
building could eventually become another important
attractor utilizing the land extensive retail
concept including food and beverage producers with
retail outlets on Burnham and sit-down areas in
the park, and factory seconds outlets .
6 . The properties on the north side of Burnham to the
railroad right-of-way provide opportunities for
mixed land-extensive retail and commercial
(professional office development in the area east
to the site of the Water District property) .
Limited infill or replacement opportunities exist
now, and this is an area where private and public
assembly of the land will help encourage new
investment.
48 Draft--Tigard Strategy
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7 . Between Fanno Creek and Burnham, east of Ash
Street, is the Public Works property which will
soon become available . This is a possible
location for land-extensive retail or commercial
development . The property also provides an
opportunity for extension of the park northward in
combination with new development. New investments
on this property may encourage private investment
along the frontage properties .
A long-term opportunity, and one deserving further
consideration during the master planning process,
is to look at the feasibility of moving the GTE
Maintenance Center and the business park which is
located between the Public Works site and City
Hall . If these properties were combined and
existing activities could be relocated within the
City, perhaps east of Hall Boulevard where vacant
industrial land currently exists, this area could
provide a site for small office buildings on the
Burnham Street frontage and multi-family housing
to the rear along the proposed park.
8 . The south tip of Area 8 could become public open
space to enhance the view from Hall, and fit with
the identity of Area 11 . The area north of the
railroad tracks to Commercial street is the
location of the Tri-Met Park and Ride and free-
standing industrial uses . Some industrial infill
could occur at this location, but this infill may
not be compatible with nearby housing
opportunities and the Vision Statement in general .
9 . On the north side of Commercial Street is an area
of mixed residential and commercial uses and a
church. A major redevelopment opportunity for
mid-scale apartments exists at the site of the
mobile home park. However, public intervention is
necessary to help with displacement of the mobile
home owners and with improvements to encourage
private investment. Consideration could be given
to expanding the residential development
opportunities by helping some of the businesses
along Commercial to relocate, perhaps to the area
north of Burnham. At least one of these retail
activities, the fly-fishing equipment store, is an
attractor for the downtown area and should be
relocated, perhaps close to Stevens Marine or
preferably on Main Street.
49 Draft--Tigard Strategy
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10 . To the north of this area, the existing shopping
center could be redeveloped to create a more
"village-like" atmosphere, consistent with the
Vision . This area should be the northern
attractor for downtown. The most feasible retail
theme at this location could be household
furnishing and appliances . This activity will
work well with Smith ' s Home Furnishings and
Directors in Park 217 . Cross shopping between
these facilities and Park 217 will occur, this
bringing people closer to the downtown area
providing additional cross shopping possibilities.
Improved access from Hall Boulevard is needed, as
well as better internal circulation within the
center. There is also the possibility of moving
some of the smaller retail structures in this area
to a configuration which is more in keeping with
the Vision . The properties at the corner of
Pacific and Hall should be privately or publicly
assembled and made more attractive, as the
northerly edge of the downtown is the most visible
point of the Study Area If these changes are
made, then Hall Boulevard could become another
downtown access, through this center.
As part of the strengthening of Hall Boulevard,
consideration could be given to moving residential
single-family structures to other downtown sites
as infill opportunities, such as along Northwest
23rd Avenue in Portland.
11 . The properties on Hall Boulevard, including the
Water District site and Civic Center/library site
should be viewed as a civic complex, which should
be improved with walkways, landscaping and public
open space to unify the identity of this area.
12 . This area contains the Tigard Senior Center and
single-family housing. Additional residential
infill might be considered to increase the
density.
13 . This area is occupied primarily by multi-family
housing, with some single-family use. Residential
infill might be considered in order to increase
the density here as well .
50 Draft--Tigard Strategy
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Finally, street additions and improvements are
suggested in Figure 4 which provide a more urban-
type atmosphere, improved circulation. This would
provide more development opportunities for
investors by increasing the number of street
frontages and corners of blocks desired for
commercial uses .
For example, a frontage road on the south side of
the railroad tracks might help buffer development
and provide additional development opportunities .
Also portrayed are opportunities for public access
to the Park, by bringing frontage roads to the
edge of the Park. Not depicted in the figure are
improvements such as landscaping of the railroad
right-of-way, an improved railroad grade crossing,
and small parking lots with direct access from
streets which can serve more than a single
structure. These lots should be sited during the
master planning process.
Recommended Priorities
The following summarizes the recommended priorities of a
revitalization effort:
1 . The first priority is to establish the
revitalization plan by completing a community
master plan approved by community consensus .
2 . Based on the Master plan, zoning should be
established and implemented so that it is clear
where and what type of development is allowed.
3 . In order to improve and maintain the unity and
attractiveness of existing and future development,
downtown ordinances and design guidelines should
be implemented and enforced.
4 . Because the amount of available public monies will
ultimately determine to what extent private
investment will occur, the establishment and
implementation of an urban renewal district with
tax increment financing should be a major
priority, while opportunity sites such as the
51 Draft--Tigard Strategy
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SeaFirst property exist, as well as identifying
and pursuing other sources of revenue.
5 . Because the public park along Fanno Creek is a
vital community asset, and in the heart of the
Vision Statement of a "city within a park: , public
resources should first be committed to creating
this park. The park draws the potential of being
a major recreation attractor and spin-off
commercial benefits will occur as more people are
brought into the downtown. Furthermore, Fanno
Creek Park will do much to stimulate the interest
of private investors , public assembly of land
within the floodplain and improvement of the land
as a public park is an important priority. Within
the park a lake or pond is critical and a public
outdoor amphitheatre should be considered
6 . The revitalization of the retail core on Main
Street will occur as more people are attracted to
downtown area by the park and the retail activity
at both ends of Main Street. The second major
public improvement priority should be to improve
the visual image of Main Street.
a. Establishing major entry statements to
downtown Tigard (including the entrance from
Hall Boulevard at Burnham Street;
b. Improving streets and sidewalks to facilitate
vehicular traffic, and promote pedestrian use
of the downtown;
C . Improving other public infrastructure such as
landscaping, signing, and lighting;
d. Alleviating parking problems;
e. Providing incentives to property owners to
improve facades of buildings .
f . A final improvement that could result in
significant benefits would be to assemble
enough land in the central portion of Main
Street to develop a third commercial
attractor. This will encourage people to
come to the center of the town and will make
the small shops between the central attractor
and the two commercial attractors at both
53 Draft--Tigard Strategy
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ends of Main Street significantly more
viable. This central portion of Main Street
would be an ideal location for something like
the Oregon Showcase concept.
7 . In order to create opportunities with increased
block faces and facilitate traffic circulation,
interior vehicular and pedestrian circulation
particularly parallel to Main Street, should be
improved consistent with the final Masterplan.
8 . Any other public improvements identified in the
Masterplan study should be implemented.
9 . Consideration of land assembly to create major
opportunity areas including relocation and
displacement assistance to existing users should
be considered.
Summary of Recommended Strategies
The overlying objective of the revitalization strategy is to
stimulate private investment in downtown Tigard through
public commitment and investment. In order to stimulate
private investment , the public needs to capture future
market opportunities in downtown Tigard by creating a
product with an upgraded image, perception, and identity.
The means through which this is accomplished include:
a. Physical enhancements (visual and logistical) ;
b. Promoting community spirit , cooperation,
participation, and enthusiasm to communicate a
positive image to the general public and the
private sector;
C. Sponsoring special events to attract people and
call attention to Tigard;
d. Developing an economic development program
including public advertising and promotion.
It is recommended that the community build on the strengths
of the existing Study Area business environment by
developing an action program to retain and enhance existing
retail and professional businesses in downtown Tigard.
54 Draft--Tigard Strategy
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Because Main Street is the major commercial center of the
Study Area, additional retail and office uses (professional
and medical ) should be aggressively promoted. In order to
maintain a spirit of cooperation within the business
community, it is recommended that a neutral position with
respect to existing industrial uses in the study area be
taken, allowing the masterplan to be the guiding document
with respect to future industrial uses .
While community events and increased commercial activity can
build the level of public activity in the downtown, it is
also recommended that residential uses in downtown Tigard,
both infill and, in particular, on opportunity sites, be
aggressively pursued. Residential uses will place people in
downtown Tigard and people, whether visiting or residing in
the Study Area, will provide the impetus for commercial
redevelopment.
Finally, it is recommended that attention also be directed
outside the Study Area to city, county and regional policies
and actions which may have implications on revitalization of
the Study Area. Examples include the proposed development of
the Light Rail Transit (Max) from downtown Portland to
Washington County; and development of the proposed Western
Bypass which would link Interstate Highway 5 near Interstate
Highway 205 with the Sunset Highway near 185th or 216th
Avenues . The light rail could stimulate development of the
Study Area if it stopped in the downtown. The Western
Bypass could retard new commercial development if a portion
of the existing drive-by traffic on Pacific Highway were
redirected along the new freeway. In order to influence
such proposed projects, or gain funding for other types of
public infrastructure improvement or development, the Tigard
jurisdiction should aggressively lobby its position in the
county, regional and state government forums .
55 Draft--Tigard Strategy
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4
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Table 9
POrENrIAL DEVEL0PMW AFZPLS
p Estimated Direct Visibility
Size Access to to Drive by Surrounding Existing Potential Future U
w Area (Acres) Maior Arterial Traffic Land use MAr r*nrP,ri�y� Secondary
c�
1 5-10 No Yes Residentia�� Vacant Raw Land Multi-Family
Farmo Creell
2 25-30 No Yes Vacant) Wetland Public Park —
1ndustrials Unimproved
Residential;
Retails
Public/Office;
3 18-20 Yes Yes Fanno Creek] Conoercial Retail Office
Limited Industrials Strip
Residential;
4 2-3 Yes Yes Fanno Creeks Retail Retail
Limited Retail
Industrial
5 3-4 No Limited Fanno Creek Industrial Land Extensive Industrial
Retail Retails Destination
Industrial Retail
Vacant
Office
Residential
6 5-8 No No Industrial Industrial Lard Extensive Retails Professional Offices
Vacant
7 12-14 NO No Fanno Creeks industrial Land Extensive Retails Multi-Family Housings
Industrial Professional Office
Office
8 4-6 No No Railroads Industrial Industrial Comnercial
Tri-Met Transfers
Residential
9 9-11 Limited No Publics Residential Midscale Multi-family —
Frontage Industrials
on Hall Blvd. Retails
Residential;