02/09/1989 - Packet AGENDA
CITY CENTER PLAN TASK FORCE
THURSDAY, FEBRUARY 9, 1989, 7:00 P.M. - 9:30 P.M.
TIGARD CIVIC CENTER - TOWN HALL CONFERENCE ROOM
13125 SW HALL BLVD. , TIGARD, OR
1. CALL TO ORDER
2. ROLL CALL: COHEN HENKLE JUAREZ MARR
MORLEY
3. Approve Minutes from previous meeting
4. Breakfast Meeting Follow-up
5. Review Final Draft of Development Plan and Report: Bob Moore
6. A-Boy Development Plan: Dan Dolan
7. SeaFirst News: Duane Roberts
8. Critique Newsletter: Group Discussion
9. Prepare for Council Presentation
10. Review Final Draft of Design Plan
11. Other Business
12. Adjournment
CITY COUNCIL DEVELOPMENT PLAN ADOPTION SCHEDULE
February 13 Distribute rough draft of plan to Council and Task Force
First reading to create agency
20 Distribute final plan and report to Council and Task Force
21 Planning Commission forwards recommendation on plan to Council
27 Second reading of ordinance creating agency
First reading of ordinace adopting development plan
Resolution accepting development report
March 6 Second reading to adopt plan
6/27 Resolution adopting (tax increment financing) ballot measure
TASK FORCE MEETING SCHEDULE
February 14 11:30 AM-Noon Summerfield presentation
23 6:00-10:00 PM Task Force meeting (dinner provided)
203NO
2-17-89
To: City Center Plan Task Force
From: City Staff
Subject: City Center Development Plan Discussion Draft
Please note that the pages of the draft plan accompanying this memo are in the
correct order. Individual page numbers are not in sequence.
New sections added include: 403, 404, 405, 501, 503, 504.
In reviewing these new sections, please consider whether the project
descriptions are too specific.
Sections 602, 603, 604, 1200, 1201, 1202, and 1203 will be available on
Tuesday the 21st
2—T7--ss
DISCUSSION DRAFT
OF
TIGARD CITY CENTER
DEVELOPMENT PLAN
PREPARED BY:
Moore Breithaupt & Associates, Inc.
January 23, 1989
Amended January 30, 1989
FEBRUARY 17, 1989
Vers. 1/30/89
TABLE OF CONTENTS
SECTION TITLE PAGE
100 INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
200 DEFINITIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
300 LEGAL BOUNDARY DESCRIPTION 8
400 MISSION STATEMENT, GOALS AND OBJECTIVES
OF THE DEVELOPMENT AGENCY FOR THE CITY CENTER
DEVELOPMENT PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
500 LAND USE PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
600 DEVELOPMENT PLAN ACTIVITIES 11
700 FINANCING OF DEVELOPMENT PLAN INDEBTEDNESS . . . . . . . . . . . . 24
800 ANNUAL FINANCIAL STATEMENT REQUIRED . . . . . . . . . . . . . . . . . . . 26
900 CITIZEN PARTICIPATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
1000 NON-DISCRIMINATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
1100 RECORDING OF PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
1200 PROCEDURES FOR CHANGES OR AMENDMENTS
IN THE APPROVED CITY CENTER DEVELOPMENT PLAN . . . . . . . . . . . 28
1300 DURATION AND VALIDITY OF APPROVED DEVELOPMENT PLAN . . . . . 31
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CITY OF TIGARD
CITY CENTER DEVELOPMENT PLAN
SECTION 100. INTRODUCTION
Tigard, like many other small cities near major central cities, experienced rapid growth
and development during the 1950-1980 period. Small village-type retail centers, like those
along Main Street, became just one of several commercial developments as new
automobile-oriented shopping complexes and "strip commercial" development occurred
along and near major arterial streets and highways.
In this process the former focal point or "downtown" represented by the Main Street area
has been diluted. Much of the newer development in the Main Street area has not been
consistent with retaining or enhancing a "downtown" focus or identity. The existing street
system in and around the area has not been upgraded nor maintained in a condition to
encourage new downtown-type businesses or expose the area to potential customers.
The cumulative result of all these changes is an area that has been designated in city
plans and zone maps as Central Business District but which has little of the character of
such and too few of the physical facilities to encourage its becoming a Central Business
area. City Council, in recognition of this inconsistency, appointed a City Center Plan
Task Force in 1987 to examine the situation and to recommend to the City Council steps
to improve the area and enable Tigard to again have an identifiable City Center. The
Task Force has been aided by considerable staff work plus consultant studies of
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M FT
transportation, parks, urban design, market analysis and financing. This City Center
Development Plan is the summation of the Task Force's work over the past 18
months, and incorporates most of the Task Force recommendations to the City Council.
The Task Force envisions a future City Center of vitality and identity with a park-like
atmosphere.
The Plan has been prepared under the direction of the Task Force in conformity with
certain provisions of state law contained in Article IX of the Oregon State Constitution and
Chapter 457 of the Oregon Revised Statutes which enable this Development Plan to
utilize helpful tools provided for in state law in pursuit of Plan objectives.
SECTION 110. CITY, AGENCY AND ADVISORY COMMISSION
The Governing Body (Council) of the City of Tigard on February 13, 1989, by Ordinance
No. , declared that blighted areas exist within the City and that there is a need for
an urban renewal agency to function within the City. The City Council, by approval of
Ordinance No. , declared that all powers as provided by law in an urban renewal
agency be exercised by the Council of the City of Tigard, acting as the urban
renewal agency and that it be officially known as the Tigard Development Agency.
The relationship between the City of Tigard, an Oregon Municipal Corporation, and the
Tigard Development Agency shall be as contemplated by Chapter 457 of the Oregon
Revised Statutes. Nothing contained in this Plan, nor the City's supplying of services or
personnel, nor the budgeting requirements of this Plan shall in any way be construed as
departing from or disturbing the relationship contemplated by ORS Chapter 457.
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DRA
Further, the Council, by Resolution No. declared its intent to create a City Center
Development Advisory Commission and on February 13, 1989 did create such
Commission. The purpose of the Commission is to assist in implementation of this City
Center Development Plan, to make recommendations to the Tigard Development Agency,
and to help inform Tigard's citizens, particularly persons doing business, owning property
or residing in the City Center Development Area, of Plan's content and activities.
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SECTION 200, DEFINITIONS
As used in this Plan, unless the courts require otherwise, the following definitions shall
apply.
201. "ADVISORY COMMISSION" means the City Center Development Advisory
Commission--a citizens committee consisting of from seven to 12 members
appointed by the Tigard City Council.
202. "AGENCY' or"DEVELOPMENT AGENCY' means the Tigard Development Agency
which, in accordance with provisions of Chapter 457 of the Oregon Revised
Statutes, is the designated Renewal Agency of the City of Tigard.
203. "AREA" or "DEVELOPMENT AREA" means the geographic area of the City which
encompasses the City Center Development Area conceived pursuant to provisions
of ORS Chapter 457 and as described in Section 300, herein.
204. 'BOARD OF COUNTY COMMISSIONERS" means the governing body of
Washington County, Oregon.
205. "BLIGHTED AREAS" means areas which by reason of deterioration, faulty
planning, inadequate or improper facilities, deleterious land use or the existence
of unsafe structures or any combination of these factors, are detrimental to the
safety, health or welfare or the community. A blighted area is characterized by
the existence of one or more of the following conditions:
A. The existence of buildings and structures, used or intended to be used
for living, commercial, industrial or other purposes, or any combination
of those uses, which are unfit or unsafe to occupy for those purposes
because of any one or a combination of the following conditions:
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PRAFT.
1. Defective design and quality of physical construction;
2. Faulty interior arrangement and exterior spacing;
3. Overcrowding and a high density of population;
4. Inadequate provision for ventilation, light, sanitation, open spaces
and recreation facilities; or
5. Obsolescence, deterioration, dilapidation, mixed character or
shifting of uses;
B. An economic dislocation, deterioration or disuse of property resulting
from faulty planning;
C. The division or subdivision and sale of property or lots of irregular form
and shape and inadequate size or dimensions for property usefulness and
development;
D. The layout of property or lots in disregard of contours, drainage and
other physical characteristics of the terrain and surrounding conditions;
E. The existence of inadequate streets and other rights-of-way, open spaces
and utilities;
F. The existence of property or lots or other areas which are subject to
inundation by water;
G. A prevalence of depreciated values, impaired investments and social and
economic maladjustments to such an extent that the capacity to pay
taxes is reduced and tax receipts are inadequate for the cost of public
services rendered;
H. A growing or total lack of proper utilization of areas, resulting in a
stagnant and unproductive condition of land potentially useful and
valuable for contributing to the public health, safety and welfare; or
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DF;
I. A loss of population and reduction of proper utilization of the area,
resulting in its further deterioration and added costs to the taxpayer for
the creation of new public facilities and services elsewhere.
206. "CITY" means the City of Tigard, Washington County, Oregon.
207. "CITY CENTER DEVELOPMENT AREA" means the area as shown in Exhibit
and as designated in the legal description found in Section 300 of this Plan.
208. "CITY COUNCIL" or "COUNCIL" means the governing body of the City of Tigard.
209. "COMPREHENSIVE PLAN" means the Land Use Plan of the City of Tigard
including all of its policies, procedures and implementing provisions.
210. "COUNTY" means Washington County, Oregon.
211. "EXHIBIT" means an attachment of narrative, map or other graphic, to this
Development Plan and contained herein.
212. "ORS" means Oregon Revised Statutes (State Law). ORS 457 is the chapter
which regulates the urban renewal of blighted areas within the State of Oregon.
213. "PLAN" or "DEVELOPMENT PLAN" means the City Center Development Plan, am 1p f- >L!
Urban Renewal Plan of the City of Tigard, ORegon. 61-P
214. "STATE" means the State of Oregon including its various departments, divisions '/
and agencies.
215. "TAX INCREMENT FINANCING" means a method of financing indebtedness
incurred by the Tigard Development Agency in preparing and implementing the
Development Plan. Such Tax Increment Method is authorized by ORS sections
457.420 through 457.450 and provides that the tax proceeds, if any, realized from
an increase in the taxable assessed value of real, personal and public utility
property within the Development Area above that existing on the County tax roll
last equalized prior to the filing of this Plan with the County Assessor, shall be
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paid into a special fund of the Agency. Such special fund shall be used to pay
the principal and interest on indebtedness incurred by the Agency in financing
or refinancing the preparation and implementation of the approved Development
Plan.
216. 'TAXING BODY' means any of the public jurisdictions which levies ad valorem
taxes within the boundaries of the Development Area.
217. "URBAN RENEWAL LAW' means Chapter 457 of the Oregon Revised Statutes as
same exists on the effective date of this Urban Renewal Plan or as same may be
amended from time-to-time by action of the Oregon Legislature.
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SECTION 300. LEGAL BOUNDARY DESCRIPTION
301. The legal description of the boundaries of the Development Area are:
A tract-.i of land located in the southeast quarter of Section 35, Township 1
South, Range 1 West., Willamette Meridian, and Section 2, Township 2 South,
Range 1 West, Willamette Meridian, City of Tigard, Washington County, Oregon,
being described as follows:
Beginning at the northwest corner of Lot 28, Chelsea Hill, a recorded plat,
Washington County Plat Records; thence North 43002'31" West, 235.81 feet to
the most northerly corner of Lot 54, Chelsea Hill No. 2, a recorded plat,
Washington County Plat Records; thence South 42058'08" West, 165. 14 feet to
the southwesterly right--of-way line of SW Hill Street; thence North 43036'
West, on said southwesterly right-of-way line and its northwesterly extension,
684.24 feet to the southeasterly line of Lot 20, Viewcrest Terrace, a recorded
plat, Washington County Plat Records; thence North 38025'05" East on said
southeasterly line approximately 20 feet to the most easterly corner of said
Lot 20; thence North 43035'40" West, 455.22 feet to the most northerly corner
of Lot: 16, said Viewcrest Terrace; thence North 44010' West, 546.0 feet to the
southeasterly end of SW McKenzie Place (a 40' wide roadway dedicated to the
public: in Book 879, Page 212, Washington County Deed Records); thence South
45055' West, 26.68 feet to the most southerly corner of said SW McKenzie
Place; thence North 44007' West on the southwesterly line of said SW McKenzie
Place and its northwesterly extension approximately 359 feet to the
northwesterly right-of--way line of State Highway 99W (SW Pacific Highway);
thence northeasterly, on said northwesterly right-of-way line, approximately
1735 feet to the most: easterly corner of that parcel shown on Country Survey
410102, Washington County Survey Records; thence northwesterly, on the
northeasterly line of said parcel, 2.0.28 feet; thence continuing on said
parcel boundary the following courses; northeasterly 11 feet, and North 52008"
West, 98 . 1.5 feet to the southwesterly right--of-way line of SW Tigard Street
(County Road 767); thence North 65049' West, on the southwesterly right---of-way
line of said SW -Tigard Street, approximately 785 feet to the southeasterly
right--of--way line of SW Grant Avenue (County Road 1496); thence northeasterly,
approximately 240 feet: to the most: westerly corner of L.ot 7, Mariel.l, a
recorded plat, Washington County Survey Records; thence southeasterly, on the
northeasterly right..-of--way line of SW Commercial. Street, approximately
~� ~�
050 feet to the sout..�ayt line of the John Hioklin No. 37; thence North
451118` East on saiJ DLC line' approximately 308 feet to the southerly
right—of—way line of SW Center Street (County Road 072^ being 40 feet wide);
thence South 68120' East, on said southerly right—of—way line, approximately
180 feet to the southwesterly extension of the southeasterly right—of—way line
of SW Center Street (County Road 1365^ being 50 feet in width); thence
northeasterly, on said southeasterly right—of-way line' approximately 500 feet
to the most westerly corner of Lot 7' Block l' Kingston, a recorded plat,
Washington County Plat Records; thence South 44030' East (on the southwesterly
line of said Lot 7)' approximately 00 feet to the northerly right—of—way line
of State Highway 99W (SW Pacific Highway); thence northeasterly on said
northerly highway right—of—way line, approximately 1110 feet to the southerly
extension of the east right—of—way line of SW Hall Boulevard; thence southerly
approximately 110 feet to east right—of—way line of SW Hall Boulevard at its
point of intersection with the southerly right—of—way line of said State
Highway 99W; thence southerly on the east right—of—way line of said SW Hall
Boulevard, approximately 4380 feet to its intersection with the easterly
extension of the south right—of—way line of SW Omana Street; thence westerly,
on said south right—of—way line, 514.89 feet to the uaut right—of—way line of
SW Edgewood Street; thence South 31157`39" West, on said east right—of—way
line, 185.92 feet to the easterly extension of the south right—of—way line of
SW 0mara Street; thence North 87055`57" West, on said south right—of—way line'
323 feet to the southerly extension of the east line of Chelsea Hill, a
recorded plat, Washington County Plat Records; thence North 3036` 30" East, on
said east line' 571 . 1.2 feet; thence North 65054`27" West 74.22 feet; thence
South 48»08` 32" West' 89.36 feet to the north right—of—way line of SW Chelsea
Loop; thence, westerly on said north right—of—way line, on a 140 foot radius
nontangunt curve concave to the south (the chord bears North 78027' 14" West,
167.06 feet) ' 179.00 feet; thence North 62»27'01" West, 140.70 feet; thence
South 75000` West, 90.00 feet to the point of beginning.
301' Exhibit ' Map of Development Area which shows the area encompassed by
the foregoing legal boundary description.
SECTION 400 - MISSION STATEMENT AND GOALS OF THE DEVELOPMENT AGENCY FOR THE
CITY CENTER DEVELOPMENT PLAN.
401. MISSION STATEMENT
The mission of the Development Agency is to strengthen the economic vitality of
the City Center of Tigard by eliminating blighting conditions and to create a
sense of place and identity as the "Heart of the City" - a vital center of
social, cultural, economic and political activity.
402. GOALS
To accomplish its mission the Development Agency will implement this City
Center Development Plan, the goals of which are:
A. To remove limitations to economic growth in the City Center study area
created by existing blighting conditions so that vacant and
underdeveloped properties can realize their full market potential and be
utilized to their highest and best use consistent with other goals of the
the City Center Development Plan;
B. To encourage and enhance opportunities for commercial, residential and
industrial property to be developed and improved in the City
Center with an emphasis on establishing a visible and economically active
city center;
C. To encourage multi-family housing in the City Center to actively support
commercial development and provide a diverse environment;
D. To retain and expand existing businesses in the city center area to be
compatible with the Development Plan; .
E. To provide pedestrian and vehicular transportation access and circulation
systems which support development of the city center in accordance with
the Development Plan;
F. To encourage a more efficient public transportation system to support the
residential and employment population of the city center;
G. To ensure that infrastructure and other public facilities within the city
center are adequate and timely to accomodate current and future
development;
H. To provide a network of public and private open spaces adaptable to a wide
variety of uses. Extend the network of open space from Fanno Creek Park
throughout the city center to develop the theme of "the City in the Park"
I. To create an atmosphere in the city center which is attractive and
encourages investment in and occupancy of business and residential
properties in the city center.
403. RELATIONSHIP OF PLAN TO LOCAL OBJECTIVES
This Plan is intended to further the objectives of the City Comprehensive
Plan. Further this Plan is intended to improve land uses, traffic flow, access
to and from the DevE ment Area, and improve streE sewers, storm drain
systems, park areas, puwiic parking and other public facilities.
404. CONSISTENCY WITH CITY'S COMPREHENSIVE PLAN
This Plan has been prepared in total conformity with the City's adopted
and acknowledged Comprehensive Plan including its goals, policies, procedures
and implementing provisions. Comprehensive Plan policies which apply to this
plan are as follows:
CITIZEN INVOLVEMENT
2.1.1. The City shall maintain an ongoing citizen involvement program and
shall assure that citizens will be provided an opportunity to be involved in
all phases of the planning process.
PARKS, RECREATION AND OPEN SPACE
3.5.3. The City shall designate the 100-year floodplain of Fanno Creek, its
tributaries, and the Tualatin River as greenway, which will be the backbone
of the open-space system.
3.5.4. The City shall provide an interconnected pedestrian/bikepath
throughout the City.
3.6.1. Individual park sites, as defined by the Parks and Open Space
standards and classification system shall be developed according to the
following priorities:
b. Parks should be planned to insure maximum benefit to the greatest
number of local residents. For this reason, acquisition and development of
community level parks should be given the highest priority.
ECONOMY
5.1.1. The City shall promote activities aimed at the diversification of the
economic opportunities available to Tigard residents with particular emphasis
placed on the local job market.
5.1.3. The City shall improve and enhance the portions of the Central
Business District as the focal point for commercial, high density
residential, business, civic, and professional activity creating a
diversified and economically viable core area.
HOUSING
6.1.1. The City shall provide an opportunity for a diversity of housing
densities and residential types at various price and rent levels.
TRANSPORTATION
8.1.1. The City shall plan for a safe and efficient street and roadway system
that meets current needs and anticipated future growth and development.
DOWNTOWN
11.1.1. The redevelopment of downtown shall be accomplished in order to make
it complementary to newer shopping areas. Convenience, appearance and the
needs of the shopping public should be primary considerations.
11.2.1. Ash Avenue shall be extended across Fanno Creek, enabling access to
the neighborhoods and commercial area without using Pacific Highway. Design
features shall be used to slow traffic and make the street as safe as
possible. Ash Avenue shall be designated as a minor collector in conformance
with the Master Street Plan. Design features and mitigation measures shall
hold traffic volumes to the middle limits of a minor collector; and
405. CONSISTENCY WITH EkONOMIC DEVELOPMENT POLICY
The City Counci" .nd the City's Economic Devc•• ')ment Committee have
identified implementaisvn of a City Center Develc.,.ant Plan as a top
priority. The projects included in the plan were selected in an effort to
encourage private investment in the area through a demonstration of public
committment.
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SECTION 500. LAND USE PLAN
The use and development of all land within the City Center Development Plan
shall comply with provisions of the City's Comprehensive Pian and all of its
applicable implementing provisions. The Comprehensive Plan is the City's
acknowledged Plan as required by State Law.
501. LAND USE DESIGNATIONS
The land use designations of the City's comprehensive Plan which affect
the City Center Development Area are delineated on Exhibit of this plan and
are described in full in Chapter 18.66 of the City's Development Code.
The purpose of the CBD zoning district is to provide for a concentrated,
central commercial office and retail area which also provides civic, high
density residential and mixed uses.
The CBD zoning allows for 40 Residential units per acre except within
the area south of Fanno Creek defined as follows:
"All lands bounded by Fanno Creek, Hall Blvd. , Omara, Ash Ave. , and Hill
Street shall be designated for 12 residential units per acre."
The maximum height for residential uses is 60 feet.
There are no floor/area ratios setforth in the CBD development code
requirements for non-residential uses. Dimensional requirements allow for
building heights up to 80 feet. There are no lot area or width requirements and
no minimum setbacks.
503 . The use, development or redevelopment of all land within the
Development Area shall comply with the provisions of the
City's Comprehensive Plan, implementing Ordinances, codes,
policies, and regulations described in Sections 501 and 502
above, and with all other applicable Federal, State, County
and City regulations.
504. The City's Development Code including the Building and
Safety Codes as they exist on the effective date of this
Plan or as they may be amended from time to time, are hereby
made a part of this Plan as though included herein in full.
All development and redevelopment within the Third Bridge
Corridor Development Area shall comply with all provisions
of the City's Development Codes including the Zoning,
Building and Safety Codes regarding maximum densities and
building requirements.
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SECTION 600. DEVELOPMENT PLAN ACTIVITIES
To achieve the goals and objectives of this Plan, the following projects and
activities, subject to the availability of appropriate funding, may be undertaken by
the Development Agency, or caused by it to be undertaken by others, in
accordance with applicable Federal, State, County and City laws, policies and
procedures, and in compliance with provisions of this Plan.
Where project/activity descriptions include specifically named components, it is
for identifying the type, quality or scale of the project or activity and is not meant
to be all-inclusive. Details of projects will be laid out as specific projects are
engineered, designed and budgeted. In the development of such detail the
Agency will be guided by the objectives of this Plan and aided by elements of
the City Center Urban Design Plan, the Fanno Creek Park Master Plan and
similar studies and staff work.
601. DEVELOPMENT PLAN PROJECTS AND IMPROVEMENT ACTIVITIES
The following projects, numbered 1 through 23, are hereby deemed necessary
to eliminate blighting conditions and influences within the Development Area and
necessary to make the Area usable for expanding existing businesses and other
compatible uses and for the Area to be attractive for new businesses and multi-
family residential development.
All utility systems, streets and highways, bike and pedestrian paths, parks, public
parking facilities, bridges and other public improvements shall be complete with
all appurtenant and supporting parts, consistent with sound engineering principles
and conforming with the standards of the City. With funds available to it, the
Development Agency may fund in full, in part, or a proportionate share based on
use and demand within the Development Area, the following projects.
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STREETS AND TRAFFIC
1. Main Street Bridge. Construct new bridge across Fanno Creek to be
complementary to new park development and the reconstruction of Main
Street.
2. Main Street. Reconstruct Main Street between the Fanno Creek Bridge
and Scoff ins Street, including new sidewalks, landscaping, street furniture,
decorative lighting standards, improved railroad crossing and special
intersection treatment to improve pedestrian movement.
3. Pacific Highway Ramp. Construct ramp to permit southbound traffic on
Route 99W to enter City Center via Tigard Street.
4. Tigard Street. Full improvement of Tigard from new ramp to intersection
with Main Street.
5. Burnham Street. Realign and improve westerly section to intersect Main
Street opposite Tigard Street and improve to include landscaping,
sidewalks, street furniture, decorative lighting standards to match or
complement Main improvements. Improve balance of Burnham easterly
to Hall Boulevard.
6. Ash Street. Extend and improve Ash Street from the south boundary of
Development Area to its connection with Scoffins & Hunziker. Bridge
Fanno Creek Park.
7. Commercial Street. Improve from Main to Hall.
8. Hall Boulevard, Improve Hall Boulevard from Pacific Highway to Fanno
Creek. Provide for lands Eaiped-mod)'an and special landscaping at both
sides.
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DRAFT
9. Scoffins Street. Realign at intersection with Hall Boulevard and to
accommodate the extension of Ash Street.
10. Pacific Highway. Improve intersections through reconstruction and/or
signalization to improve access into City Center Development Area.
PARKS, BEAUTIFICATION ENTRYWAYS
11. Fanno Creek Park. Develop from Hall to Main in accordance with Master
Plan. Acquire additional public park area as needed.
12. .11 Mini-Parks." Provide for the development and maintenance of mini=parks,
special landscaped areas adjacent to streets and pedestrian ways,
particularly along Burnham. Encourage private property owners to
participate significantly in these projects.
13. Entryways. Develop highly visible, attractive entryways at key access
points to City Center Area using landscaping, special structures, lighting,
signage, etc. to achieve special identity.
14. Public Art. Provide for development of public art (sculpture, fountains,
murals, mosaics, etc.) which can be viewed from plazas, walks or within
public buildings.
OTHER PUBLIC FACILITIES
15. Parkincl. Develop additional off-street public parking facilities to
accommodate present and newly developed demand. Construct structures
and develop surface lots to serve users of commercial and public facilities
in the Main-Burnham area particularly.
16. Tigard Square. Acquire and develop a public plaza in the Main-Burnham
area to serve as a focal point for commercial development and public
activity.
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17. Community Center. Locate and develop a community center building on
or adjacent to Tigard Square.
18. Towers. Provide for the construction of highly-visible vertical landmarks
(bell towers, sculpture, observation towers, etc.) on or adjacent to Tigard.
Square and near easterly end of Burnham in or near Civic Center
expansion.
19. Public Restrooms. Develop from several public restrooms to serve new
areas of public congregation, i.e. near park, Tigard Square, Main-
Burnham, etc. Encourage such facilities as part of public or private
buildings rather than as free-standing structures.
PROGRAMS/ACTIVITIES
20. Program Administration. The Agency will make provision, through
development and adoption of an annual budget, for necessary
management and supporting services adequate to coordinate project
construction, program activities, marketing efforts and business
development or redevelopment activities.
21. Loan Programs. The Agency will budget available funds to establish and
carry on a below-market interest loan program to assist and encourage
rehabilitation, renovation or improvement of,structures which add to the
overall upgrading of the Development Area. Criteria for eligibility to apply
for such loans and other program details will be established by the
Agency.
22. Relocation Assistance. The Agency will provide both technical and
financial aid to occupants of property acquired by the City or Agency in
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furtherance of Plan objectives or construction of public facilities within
the Development Area.
23. Pedestrian Weather Protection. The Agency may, subject to availability
of funds, establish and carry on a program designed to encourage the
extension of buildings, marquees, awnings or other forms of weather
protection over pedestrian ways in the more densely developed and used
portions of the City Center.
602. ACQUISITION OF REAL PROPERTY - Language being written and
reviewed by staff, City Attorney and the Consultant.
603. IDENTIFY PROPERTY FOR ACQUISITION - Language being written
and reviewed by staff, City Attorney and the Consultant.
604. PROPERTY ACQUISITIONFOR NON-IDENTIFIED PROJECTS - Language
being written and reviewed by staff, City Attorney and
the Consultant.
5. RELOCATION ACTIVITIES
should the development agency acquire property which is occupied and which
would cause the displacement of the occupants, the Agency shall provide
assistance to persons or businesses to be displaced. Such displacees will be
contacted to determine their individual relocation needs. They will be provided
information on available alternative building locations and will be given assistance
in moving. All relocation activities will be undertaken and payments made in
accordance with the requirements of ORS 281.045 - 281.105 and any other
applicable laws or regulations. Relocation payments will be made as provided in
ORS 281.060. Payments made to persons displaced from dwellings will be
assisted to relocate in habitable, safe, and sanitary dwellings at costs or rents
within their financial reach. Payment for moving expense will be made to
businesses displaced.
.....................................
Vers. 1/30/89
Prior to acquiring any property which will cause households, businesses, offices
or other uses to be displaced, the Agency shall prepare, adopt, and maintain a
Relocation Policy conforming to the provisions of ORS 281.045 - 281.105. Such
policy will be available to interested parties at the Agency's office and will set
forth the relocation program and procedures, including eligibility for and amounts
of relocation payments, services available and other relevant matters.
606. PROPERTY DISPOSITION AND REDEVELOPER OBLIGATIONS
A. PROPERTY DISPOSITION. The Development Agency is authorized to
dispose of, sell, lease, exchange, subdivide, transfer, assign, pledge, or
encumber by mortgage, deed of trust, or otherwise any interest in real
property which has been acquired by it in accordance with provisions of
this Plan and with the terms and conditions set forth in a Disposition and
Development Agreement mutually agreed to by all affected parties.
All real property acquired by the Development Agency in the City Center
Development Area, if any, shall be used or disposed of for development
consistent with the uses permitted in this Plan. The Development Agency
shall obtain fair re-use value for the specific uses to be permitted on the
real property. Real property acquired by the Agency may be disposed of
to any other public entity without cost to such other public entity, in
accordance with provisions of this Plan. All persons and entities obtaining
property from the Development Agency shall use the property for the
purposes designated in this Plan or specified by the Agency and shall
commence with complete development of the property within a period
of time which the Development Agency fixes as reasonable, and shall
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TAT "FT
comply with other conditions which the Development Agency deems
necessary to carry out the objectives of this Plan.
In the conveyance of any property, the Development Agency shall provide
adequate safeguards to ensure that provisions of this Plan will be carried
out to prevent the recurrence of incompatible uses or blight. Leases,
deeds, contracts, agreements, documents, and declarations of restrictions
by the Development Agency may contain restrictions, covenants,
covenants running with the land, rights of reverter, conditions precedent
or subsequent, equitable servitudes, or any other provisions necessary
to carry out this plan.
B. REDEVELOPER'S OBLIGATIONS. A Redeveloper is any public entity or
private party who acquires property from the Development Agency. Any
Redeveloper and its successors or assigns within the Development Area
must comply with provisions of this Plan and with terms and conditions
of the Disposition and Development Agreement. Among the provisions
which the Agency may include within the Disposition and Development
as requirements of the Redeveloper are the following:
1. Obtaining necessary approvals of proposed developments from
all Federal, State and/or local agencies that may have jurisdiction
on properties and facilities to be developed or redeveloped;
2. Development or redevelopment of such property in accordance
with the land-use provisions and other requirements specified in
this Plan;
3. Submittal of all plans and specifications for construction of
improvements on the land to the Development Agency or such
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:.
of its agents as the Agency may designate for review and
approval prior to distribution to appropriate reviewing bodies as
required by the City;
4. Reasonable time lines for commencing and completing the
specified development of such property;
5. No execution of any agreement, lease, conveyance, or other
instrument which contains restrictions upon the basis of age,
race, color, religion, sex, marital status, or national origin in the
sale, lease or occupancy of the property;
6. Maintenance of the developed and/or undeveloped property in
a clean, neat, and safe condition.
607. BUILDING REHABILITATION LOAN FUND
With funds available to it, the Development Agency may promulgate rules,
guidelines, policies and establish a below market value loan fund for the
rehabilitation and restoration of existing buildings located within the boundaries
of the Development Area. Such loan fund is hereby deemed an appropriate
adjunct to this Plan to eliminate blight and to further Plan objectives.
609. OWNER PARTICIPATION
Property owners within the Development Area proposing to improve their
properties and receiving assistance from the Development Agency shall do so in
accordance with all applicable provisions of this Plan and with all applicable
codes, ordinances, policies, plans and procedures of the City.
610. ADMINISTRATIVE ACTIVITIES
A. The Development Agency may obtain its administrative support staff from
the City and the City may provide the personnel necessary to staff the
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SFT
Agency on such terms and conditions as the Development Agency and
the City may from time to time agree. In developing the staffing
requirements of the Development Agency, the Development Agency will
evaluate and make recommendations to the City regarding their personnel
support needs. Development Agency staffing recommendations shall be
included in the annual budget proposal of the Development Agency to
the City.
B. Further, the Development Agency may retain the services of independent
professional people, firms, or organizations to provide technical services
in such areas as legal, economic, financial, real estate, planning,
engineering and any other skill deemed necessary by the Agency.
C. The Development Agency may acquire, rent or lease office space and
office furniture, equipment and facilities necessary for it to conduct its
affairs in the management and implementation of this Plan.
D. The Development Agency may invest its reserve funds in interest-bearing
accounts or securities consistent with provisions of City, State and
Federal law.
E. To implement this Plan, the Development Agency may borrow money,
accept advances, loans or grants from any legal source, issue qualified
redevelopment bonds, tax increment bonds, and may receive tax
increment proceeds as provided for in Section 700 of this Plan. An
affirmative vote by a majority of the then filled positions of the
Development Agency shall be required for the Development Agency to
issue any bonds.
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DRA`::'*`::
F. Authorization and Powers: Without limiting any other provision, power or
authorization of this Plan, the Development Agency shall have all of the
powers and responsibilities allowed under provisions of ORS Chapter
457 except as may be expressly limited by the City Council's approval
of this Plan.
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PRAFT
SECTION 700. FINANCING OF DEVELOPMENT PLAN INDEBTEDNESS
The Development Agency may borrow money and accept advances, loans, grants and
any other legal form of financial assistance from the Federal Government, the State, City,
County, or other public body, or from any legal sources, public or private, for the
purposes of undertaking and carrying out this Plan, or may otherwise obtain financing
as authorized by ORS Chapter 457.
701. SELF LIQUIDATION OF COSTS OF URBAN RENEWAL INDEBTEDNESS (TAX
INCREMENT FINANCING).
Projects and activities of the Agency may be financed, in whole or in part, by
self-liquidation of the costs of renewal activities as provided in ORS 457.420
through 457.450. The ad valorem taxes, if any, levied by a taxing body upon the
taxable real and personal property situated in the Development Area shall be
divided as provided in ORS 457.440. That portion of the taxes representing the
levy against the increase, if any, in the assessed value of property located in the
Development Area over the assessed value specified in the certificate filed under
ORS 457.430, shall, after collection by the tax collector, be paid into a special
fund of the Development Agency and shall be used to pay principal and interest
on any indebtedness incurred by the Agency to finance or refinance this Plan
and any projects or activities authorized and undertaken pursuant to provisions
of this Plan.
Upon completion of the projects and activities identified in this Plan or
subsequent amendments to this Plan, and the satisfaction of all outstanding
Agency indebtedness, the division of taxes under ORS 457.420 - 456.450 shall
cease as provided by ORS 457.450.
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Vers. 1/30/89
PMF::T
702. PRIOR INDEBTEDNESS
Any indebtedness permitted by law and incurred by the Agency, or the City in
connection with preplanning for this Development Plan may be repaid from
Development Agency funds when and if such funds are available.
703. ANNUAL BUDGET
The Development Agency shall adopt and use a fiscal year ending June 30. Each
year, by July 1, the City Council shall adopt a budget for the Development
Agency in conformance with provisions of ORS 294 (the local Budget Law) and
ORS 457.460 which shall describe its sources of revenue, proposed expenditures
and activities.
The Development Agency shall submit its proposed budget to the City's Budget
Committee for its review and approval and such Agency shall not undertake any
activities nor expend any funds except as provided in the budget approved by
the City Council.
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FT
SECTION 800. ANNUAL FINANCIAL STATEMENT REQUIRED
801. REQUIRED FINANCIAL STATEMENT
ORS Section 457.460 requires that the Development Agency, by August 1 of each
year, prepare a statement containing:
A. The amount of tax increment revenues (ORS 440(4)) preceding fiscal year
and from indebtedness incurred by ORS 457.440(6);
B. The purpose and amounts for which such money were expended during
the preceding fiscal year;
C. An estimate of tax increment monies to be received during the current
fiscal year and from indebtedness incurred under ORS 457.440(6);
D. A budget setting forth the purposes and estimated amounts for which all
such monies are to be expanded during the current fiscal year; and
E. An analysis of the impact, if any, of carrying out the Development Plan
on the tax rate for the preceding year for all taxing bodies included
under OR 457.430;
F. If the August 1 deadline to met provisions of the ORS Section 457.460
is changed by the legislature, then the Agency will conform to the new
date to prepare the requirement statement.
802. STATEMENT FILED AND PUBLISHED
The statement required by subsection 801 shall be filed with the City Council and
notice shall be published as provided by state law that the statement has been
prepared and is on file with the City and with the Development Agency and the
information contained in the statement is available to all interested persons. The
notice shall summarize the required information as set forth in subsection 801
herein.
26
Vers. 1/30/89 ^!y
SECTION 900. CITIZEN PARTICIPATION
The activities and projects identified in this Plan, the development of subsequent plans,
procedures, activities and regulations, and the adoption of amendments to this Plan shall
be undertaken with the participation of citizens, owners and tenants as individuals and
organizations who reside within or who have financial interest within the City Center
Development Area and with the general citizens of the City. For this purpose the City
Council established the City Center Plan Task Force to advise and assist in the details
and preparation of this Plan. The Council has also established the City Center
Development Advisory Commission to advise and assist it and the Development Agency
in implementation of and any future amendments to this Plan.
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Vers. 1/30/89
SECTION 1000. NON-DISCRIMINATION
In the preparation, adoption and implementation of this Plan, no public official or private
party shall take any action or cause any persons, group organization to be discriminated
against on the basis of age, race, color, religion, sex, marital status or national origin.
SECTION 1100. RECORDING OF PLAN
A copy of the City Council's ordinance adopting this Plan under ORS 457.095 shall be
sent by the Council to the Development Agency. Following approval of this Plan as
required by the City Charter, the Agency will have the Plan recorded with the Recording
Officer or Washington County.
SECTION 1200. PROCEDURES FOR CHANGES OR AMENDMENTS IN THE APPROVED
CITY CENTER DEVELOPMENT PLAN
This Plan will be reviewed and analyzed periodically and will continue to evolve during
the course of its implementation. The Plan may be changed, clarified, modified or
amended as future conditions may warrant. Where, in the judgment of the Development
Agency the proposed modification will substantially change the Plan, the modification
must be duly approved by the City Council in the same manner as the original law. The
provisions of OR 457.095 and ORS 457.220 and of Section 1203 of this Plan shall apply.
The various types of Plan changes, clarifications, modifications or amendments and the
official actions which shall be taken prior to their implementation, are as follows:
1201. MINOR CHANGES
Minor changes shall not modify the goals and objectives of this Plan or any of
its provisions. Such minor changes may include:
A. Clarification of language or the State Legislature's changes in applicable
laws, or ORS Chapter and Section references;
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Vers. 1/30/89
SECTION 1000. NON-DISCRIMINATION
In the preparation, adoption and implementation of this Plan, no public official or private
party shall take any action or cause any persons, group organization to be discriminated
against on the basis of age, race, color, religion, sex, marital status or national origin.
SECTION 1100. RECORDING OF PLAN
A copy of the City Council's ordinance adopting this Plan under ORS 457.095 shall be
sent by the Council to the Development Agency. Following approval of this Plan as
required by the City Charter, the Agency will have the Plan recorded with the Recording
Officer or Washington County.
SECTION 1200. PROCEDURES FOR CHANGES OR AMENDMENTS IN THE APPROVED
1201, 1202 CITY CENTER DEVELOPMENT PLAN - Language being written
and 1203 and reviewed by staff, City Attorney and the Consultant.
Vers. 1/30/89
SECTION 1300. DURATION AND VALIDITY OF APPROVED DEVELOPMENT PLAN
1301 DURATION OF DEVELOPMENT PLAN
This Plan shall remain in full force and effect for a period of not more than fifteen
(15) years from the effective date of this Plan. Any extension beyond fifteen (15)
years shall require an authorized extension and shall be considered as a
substantial change pursuant to Section 1203,
1302 VALIDITY
Should a court of competent jurisdiction find any word, clause, sentence, section
or part of this Plan to be invalid, the remaining words, clauses, sentences,
sections or parts shall be unaffected by such finding and shall remain in full force
and effect for the time period described in subsection 1301 and 701.
31
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