03/06/2023 - PacketPLANNING COMMISSION AGENDA – March 6, 2023
City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | Page 1
City of Tigard
Planning Commission Agenda
MEETING DATE: March 6, 2023 - 7:00 p.m.
MEETING LOCATION: Members Remote in via Microsoft Teams
Link to virtual hearing online: www.tigard-or.gov/virtualPC
1. CALL TO ORDER 7:00 p.m.
2. ROLL CALL 7:00 p.m.
3. COMMUNICATIONS 7:02 p.m.
4. CONSIDER MINUTES 7:04 p.m.
5. FOLLOW-UP BRIEFING 7:05 p.m.
“MADE” (Maintain, Advance, and Diversify Employment)
Staff: Associate Planner Hope Pollard
6. OTHER BUSINESS 8:15 p.m.
(Planning Commission Officer Elections)
7. ADJOURNMENT 8:30 p.m.
March 6, 2023 Page 1 of 7
CITY OF TIGARD
PLANNING COMMISSION
Minutes – March 6, 2023
Location: Members Remote via Microsoft Teams
Link to virtual hearing online: www.tigard-or.gov/virtualPC
CALL TO ORDER
Acting President Jackson called the meeting to order at 7:00 p.m.
ROLL CALL
Present: Acting President Jackson
Commissioner Brandt
Commissioner Miranda
Alt. Commissioner Murphy
Commissioner Roberts
Commissioner Schuck
Commissioner K7 Tiruvallur
Commissioner Watson
Absent: Commissioner Bowerman; Commissioner Choudhury
Staff Present: Tom McGuire, Assistant Community Development Director; Hope
Pollard, Associate Planner; Doreen Laughlin, Executive Assistant; Lloyd
Purdy, Economic Development Manager
COMMUNICATIONS – Tom McGuire introduced the new City Council Liaison to the
Planning Commission, Councilor Jai Raj Singh. Acting President Jackson let the commissioners
know that the city has begun to have open houses and meetings regarding the Hall Boulevard
Visioning. He noted that the next Open House is coming up in April. You can check the city
website for more information on that here: www.tigard-or.gov/your-
government/departments/community-development/hall-boulevard-corridor-visioning-project
CONSIDER MINUTES
Acting President Jackson asked if there were any additions, deletions, or corrections to the
11/7/22 minutes; there being none, Acting President Jackson declared the minutes approved as
submitted.
BRIEFING
TIGARD MADE (Maintain, Advance, and Diversify Employment)
Associate Planner Hope Pollard introduced herself and began the presentation. She shared a
PowerPoint (Exhibit A). She noted that she was here with Assistant Community Development
March 6, 2023 Page 2 of 7
Director Tom McGuire and Economic Development Manager Lloyd Purdy to provide a
briefing on the Tigard MADE project. This is a follow-up to the joint briefing held on Feb 21
with the City Council. She said that the materials provided to the commissioners ahead of the
meeting provided some more detail on potential zoning changes and they’re back to request
policy direction given this additional information. The Tigard MADE project aims to enhance
job density and adapt nimbly to market changes by adjusting the zoning of Tigard’s employment
lands. She emphasized that they are not requesting a formal decision at this time but are
requesting policy direction regarding whether they should move forward with creating code
updates that prioritize job density and create some non-conforming situations.
The project is partially in response to an Economic Opportunities Analysis, which is a report
required by the state to estimate the amount of employment land necessary to accommodate
employment growth over the next twenty years. A consultant was hired to complete the report
in 2021 and found that they were severely land constrained—that while estimated to need about
600-1100 acres of land over the next 20 years, there was only about 230 acres vacant, partially
vacant, or redevelopable.
Staff has worked to develop potential zoning solutions that prioritize job density and
accommodate shifting development trends. The concepts of those solutions were presented to
the Commission at previous meetings, and they’ve been outlined in further detail in the
materials for this evening. These solutions will create some nonconforming situations. We’re
here to ask whether we should move forward with the focus on job density, and if so, asking
how we should treat nonconforming uses? The meaning of a nonconforming situation in this
case is that it’s currently allowed but would no longer be allowed in a specific location with the
potential zoning changes. These uses would be allowed to remain but not expand their physical
footprint and can switch out with an identical use as long as there is no longer than six months
vacancy between tenants (Ex. A, Slide 6).
In the last briefing, staff introduced the potential zoning solutions (Ex. A Slide 7). These
solutions are based on the consolidation of Tigard’s nine existing employment zones into just
four zones that simplify the code and prioritize job density overall. At that briefing staff was
asked to return with additional detail on the code and a draft map of where these zones are
being considered.
Hope then touched on some of the specifics of the code ideas.
1. Nonconforming uses: we propose allowing longer than six months vacancy between
tenants. Perhaps 1 to 2 years.
2. Base zones: The C-G (Commercial-General) zone, shown in red, would allow the
same uses currently allowed in C-G: think everything from mom-and-pop stores to
big box stores. The new C-G would also allow more uses, such as industrial and
warehouse and more residential. The MUE (Mixed Use Employment) zone, shown in
blue, would allow the broadest range of low-impact activity. It would allow
everything from industrial maker spaces to office to retail and even a small amount of
warehouse and off-site services. The IL (Industrial-Light) zone, shown in gray, and
IH (Industrial-Heavy) zone, shown in darker grey, would allow pretty much only
manufacturing, with the only exception being that in the IL zone there would also be
a very limited amount of employee-serving retail allowed.
March 6, 2023 Page 3 of 7
3. The third section of attachment one gives a breakdown of some of the primary use
standard changes. That table gives you an idea of where things will become
prohibited (nonconforming if currently located there) and where things will be newly
allowed in the city.
4. The next section, commercial land use standards, further spells out some of the use
standard changes. Again, in the C-G zone there would only be more uses allowed.
The MUE zone would limit commercial sales and services to 25000 sf, and
warehouse and distribution and off-site services to 20000. These sf limits are still up
for discussion—whether we’ve hit the right number just yet—and can also be
adjusted through the adjustment process if they provide community benefits.
Additionally, we propose a warehouse and distribution overlay—highlighted in the
hatched section of this map—where the existing square footage of this use would be
allowed going forward.
5. And finally, in the industrial land us standards section, we see the major changes to
the industrial zones. Only manufacturing allowed, with a few exceptions in the IL
zone.
She ended her presentation saying, “We also provided some more detail in response to your
specific questions in the materials we provided; however, in response to perhaps the biggest
question, we provided a deeper look into how many businesses would be made nonconforming
with these potential changes. While it’s difficult to predict the number of nonconforming
situations Citywide, since much of the city will go Mixed Use Employment, which allows most
uses but with some square footage limits and the tools we have available don’t allow us to
readily distinguish building size. Once again, however, the square footage limits may be adjusted
through a land use process with the provision of community benefits.
In the industrial focus areas, we can more readily predict the number of nonconforming
situations. The breakdown is shown in this chart (Ex. A Slide 8). Of the 2300 acres of
employment land in the city, 1343 acres and 1136 firms are covered by MADE. 251 of these
acres, with about 104 firms and 2220 employees, are in the proposed industrial focus areas.
About 85 firms with 1450 employees would be made nonconforming. It should be noted that
this is just a rough estimate based on business license data we have, which is an imperfect tool.
If this land were to transition to all manufacturing uses, it could accommodate about double the
number of employees=5200 employees. Zoning cannot guarantee these changes, but it can
accommodate and encourage. This would be about 30 percent of projected employment growth
that could be accommodated by 11 percent of the city’s employment land by promoting more
job dense industries in a specific location.”
PROJECT SCHEDULE
• Development Code and Policy Adoption: Fall/Winter 2023
• Development Code and Policy Implementation: Winter 2024
March 6, 2023 Page 4 of 7
STAFF RECOMMENDATION
Continue with Development Code updates, including where they create nonconforming
circumstances, to promote development that aligns with Strategic Plan Objectives and City
Council Goals.
QUESTIONS
Can you confirm agriculture is considered an industrial use? Hope Pollard answered, “Yes,
it will be considered an industrial and manufacturing use.”
How does Tigard MADE apply to River Terrace 2.0? Will these concepts be applied to
our expansion? Tom McGuire answered, “We have a concept plan that identifies a relatively
small number of acres on the northern edge near Scholls Ferry for employment lands, but at this
point we haven’t done the zoning, so if we go forward with the MADE project and create these
four zones, we have the choice of one of those to apply – most likely MUE. That’s my guess
just because of the nature of the area and the variety of things that it does allow. But we could
have a look at that as part of the Community Plan and that would all come to the Planning
Commission in a year or so; likely two years.
If I was a nonconforming business or somebody who knew this was coming , I might
protest. Yet, it’s kind of strangely silent. Do you have any examples of businesses that
have protested this policy? Hope answered, “There have been a few businesses who have
responded to the mailers that we sent out. We tried to be a little “scary” in our last mailer to
really get folks attention and let them know things might be changing. Basically, “if you want
that to stop, talk to us now.” So there have been a couple of different property and business
owners – usually in the offsite services category where we’ve heard concern. That’s also part of
why we’re here with you all tonight. Once we do actually come to the point of code adoption,
where we’re going to be required to send out these mailers that really let people know that this
could be impacting their property and we do expect that at that time – that’s when people tend
to show up to the actual hearings with their concerns. That’s one reason we’re here with you all
tonight is to give you a heads up that that might be coming.
I heard you say that they can remain in business as long as they don’t change their
footprint. But what if they need a water heater, or a new sprinkler system, or one of the
myriads of other things that you would need a permit for that doesn’t involve square
footage change. Are they allowed to continue to get those types of permits, or does any
permit trigger a “hey, you’re a nonconforming business.” It’s only if it increases the square
footage in the footprint; something outside.
FEEDBACK
Acting President Jackson said he’d like to get a little more feedback from the Commissioners
trying to answer the questions from staff, specifically around the thought of – do we want them
March 6, 2023 Page 5 of 7
to focus on densification of employment – and how comfortable are we with introducing non-
conforming uses.
Commissioner Roberts: As we go for densification, we need to make sure we’re doing the
right thing in terms of transportation and residences and so on. That all has to really dovetail
together is what I’m thinking. You’re going to have a lot more people working, and they’ve got
to get there. And at the same time, we’re doing the parking changes. So, they may not be as
easily able to drive to those places; it’s all going to be tightly integrated.
Commissioner K7: Any of the concerns I had were addressed by Hope or Tom, so I don’t
have any other questions. I think I’m in favor, but I think it has to be a holistic integrated plan –
and we are assuming you all are working on that; things like the Max rail that’s going to go
through along 72nd et cetera. We have to take that into account and make sure we provide the
right kind of transportation for people who come in to work here. We have to make it attractive
for them to come and work here. I think it’s a necessary step we have to take – and I fully
anticipate that there will be some “teething” problems going forward.
Commissioner Brant: So, if a business wants to adjust their actual footprint – say they’re
unable to push a wall out to get 10 feet or another 1000 square feet or something like that…
what happens if that makes it so that their business is no longer viable? Is there compensation?
Is there a tax credit? How are we going to anticipate we help these people in the future, so we
don’t lose the business? Or is it – we let them move, and then since it’s it’ll be like-for-like – the
next business will be something similar in there?
Tom McGuire: I’d like to step in and just be very blunt about this. Don’t lose sight of what this
proposal is in these areas. We’re making this proposal so that these businesses do turn over,
over time. So, your question about if they were a successful business and they needed to expand,
and they weren’t able to expand here, yes, they would probably have to look elsewhere - and
that property would become vacant. That would open up an opportunity for a more job dense
industrial manufacturing business to come into that space. When you boil it down to - that’s
what you’re considering here – is do we want to make that possible? That’s as much as we can
do with zoning., but that’s the amount of tilting the playing field that we can do to encourage
more job dense businesses.
Commissioner Roberts: Thank you, Tom. All of a sudden, I get it! What you’re doing is
stimulating a change, and you’re applying a filtering process so that as people do move out, for
whatever reason, they’re replaced by denser employment. That’s awesome. Thank you.
Alt. Commissioner Murphy: We’re talking about increasing the employment density of
industrial uses. Do those businesses exist in Metro Portland today? Are we looking at net new
business growth? Are we talking about attracting people from Beaverton? What?
Economic Development Director Lloyd Purdy: I would expect in the industrial zone to see
what I would hope to be more of the same. For instance, firms like Rogers Machinery, Biamp
Systems, Agilyx Recycling, Green Rhino Recycling, etc. These are regional serving
manufacturing firms – meaning they’re serving the businesses that support the semiconductor
March 6, 2023 Page 6 of 7
industry or other businesses in the region. Some of them are exporting outside of the state, but
for the most part just to characterize the industrial firms that we would expect to locate in
Tigard, it’s manufacturers that are serving the region or other businesses in the region – and as
the region grows, we expect to see more of that. Unlikely to see something like a Lam
Semiconductor, or Intel moving to Tigard. We don’t have that land supply, but we do have a
land supply and even in some cases, industrial buildings that are well suited for independently
owned manufacturing, whether that’s injection, molded plastics, or companies that cut, shape,
and weld things like plastics. That’s actually a very small business cluster for Tigard. So, yes, we
would expect to see some companies moving here as they’re losing locations elsewhere in the
region because there’s pressure.
WRAP UP
Acting President Jackson thanked everyone for their input and thanked staff. He said he was
going to summarize the general thought of what the Commissioners were saying and asked
them to please let him know if anyone disagrees with what he says.
• The Commission does support densification of employment as a goal and is more or less
comfortable with creating some nonconforming uses as long as we’re careful about it and
give maybe some extra leeway than we currently have now as far as vacancy periods.
(No one disagreed.)
OTHER BUSINESS – PLANNING COMMISSION OFFICER ELECTIONS
Acting President Nathan Jackson opened up the voting saying that anyone could nominate
someone, or they can nominate themselves. (A “second” is not needed.)
Commissioner Roberts nominated Acting President Nathan Jackson for President. There was a
vote and the majority voted yes using the raise hand option in Teams.
OUTCOME OF THE VOTE FOR PRESIDENT: President Jackson won with 6 votes and
one abstention.
President Jackson opened up the nominations for the office of Vice President.
Commissioner Ahsha Miranda nominated herself. There were no other nominations.
OUTCOME OF THE VOTE FOR VICE PRESIDENT: Vice President Ahsha Miranda
won by a vote of 7-0.
OTHER BUSINESS – In Person Hybrid VS All Virtual Future Meetings
Tom McGuire noted that the Rolling Calendar is blank at this point. He added that there are
more current planning projects coming up in the springtime.
March 6, 2023 Page 7 of 7
Tom brought up the topic of going to in-person/hybrid meetings. He said that the last time
they’d discussed this, the commissioners had decided that they would go back to in-person
(hybrid) meetings when the Covid pandemic was no longer an issue. After some discussion
there was a vote and everyone present was willing to go back to an in-person hybrid meeting.
Some said either was fine, but the majority wanted to go back to in-person.
DECISION: The commission will go back to in-person hybrid meetings going forward.
ADJOURNMENT
President Jackson adjourned the meeting at 8:15 PM
_______________________________________
Doreen Laughlin, Planning Commission Secretary
__________________________________________
ATTEST: President Nathan C. Jackson
C I T Y O F T I G A R D
R e s p e c t a n d C a r e | D o t h e R i g h t T h i n g | G e t i t D o n e
Tigard MADE
(Maintain, Advance, &Diversify Employment)
Development Code Update
March 6, 2023Presented to Planning Commission
By Hope Pollard, Associate Planner
EXHIBIT A
C I T Y O F T I G A R D
PROJECT INTRODUCTION
Tigard
Maintain
Advance
Diversify
Employment
C I T Y O F T I G A R D
PROJECT LOCATION
Tigard MADE covers the City’s employment lands: all commercial,
industrial, and mixed-use zones not included in existing Plan Districts.
C I T Y O F T I G A R D
ECONOMIC OPPORTUNITIES ANALYSIS
RESULTS: LAND CONSTRAINED
Need: 600-1100 acres
Have: 230 acres
C I T Y O F T I G A R D
POLICY DECISIONS
These updates will create nonconforming
situations for some existing businesses…
Should we move forward with prioritizing job density?
How should we treat nonconforming uses?
C I T Y O F T I G A R D
NONCONFORMING CIRCUMSTANCES
What it means:
Use can still remain, but not expand
Can switch out with an identical use, if building not
vacant longer than six months
Cannot switch out with another
prohibited/nonconforming use
Once an allowed use locates there, the nonconforming
rights are terminated
C I T Y O F T I G A R D
DRAFT Zoning Ideas
C I T Y O F T I G A R D
C I T Y O F T I G A R D
STAFF RECOMMENDATION
Continue with Development Code updates,
including where they create nonconforming
circumstances, to promote development that
aligns with Strategic Plan Objectives and City
Council Goals.
C I T Y O F T I G A R D
PROJECT SCHEDULE
Development Code and Policy Adoption:
Fall/Winter 2023
Development Code and Policy Implementation:
Winter 2024
C I T Y O F T I G A R D
THANK YOU
Questions?
ISSUE
Receive briefing on the Tigard MADE (Maintain, Advance, & Diversify Employment)
code project.
STAFF RECOMMENDATION / ACTION REQUEST
Briefing only - no formal action requested at this time. Staff requests confirmation
from the Planning Commission and City Council on previous policy direction
prioritizing job density in Development Code updates.
KEY FACTS AND INFORMATION SUMMARY
Introduction
Tigard MADE, which started in August 2020, updates the land use regulations
governing Tigard’s employment lands.
At the most recent joint briefing to the Planning Commission and City Council on
February 21, 2022, staff requested confirmation of policy goals to prioritize a greater
density of living wage jobs with this project. While the Commission and Council
generally supported this focus, they directed staff to provide additional information.
During this briefing, staff will provide additional information and request
confirmation of policy direction, particularly where it concerns creating
nonconforming circumstances.
Project Background
Staff is developing draft code updates on a policy direction that prioritizes a greater
density of living wage jobs with the land we do have available. This policy recognizes
that much of our existing employment land is underutilized with uses that act
primarily as storage for materials or vehicles. With different land use standards, the
City could enable more job dense industries to locate here. Staff now requests
direction from the Planning Commission and City Council regarding whether this is
the appropriate path forward.
Planning Commission and City Council Direction
At the February 21 joint briefing, the Planning Commission and City Council were
asked for direction about how to use the existing limited and underused available
land supply. While no formal action is required at this time, staff requested direction
on the following questions.
1. Should the Development Code prioritize job density?
2. Should the Development Code be updated regarding nonconforming uses?
At the briefing, Planning Commission and City Council asked for additional time and
information to consider before providing direction. Specific questions and answers
are provided in detail below.
1. How many acres of land are covered by this project and is any land being added to
employment zones?
Of the existing 2,300 acres of employment land in the city, about 1,343 acres are being
analyzed under the MADE project. No land is being added to or taken from
employment zones with this project.
2. How many nonconforming businesses will be created with this project? How many employees
will be impacted?
It is difficult to estimate the number of employees and businesses that will be made
nonconforming citywide, as much of the city would potentially be rezoned to MUE,
where all uses are allowed but some uses (such as Commercial Sales and Services and
Warehouse and Distribution) will have size limitations. The employment information
available to staff for research purposes does not include the building sizes.
Additionally, nonconforming situations in the C-G and MUE zones will generally be
able to be adjusted as described in the answer to Question 5 below.
Of the 1,343 acres covered by MADE, about 251 acres may be rezoned from an
existing commercial or industrial zone to an industrial focus area. Within the industrial
focus areas, about 85 of the existing 104 businesses are not manufacturing businesses,
meaning they would become nonconforming with these changes. The chart below
provides a breakdown of this information.
An estimate of nonconforming situations created in potential industrial focus areas,
where nonconforming situations will likely not be able to be adjusted, is provided in
the table below.
3. What goals are we going to achieve and how will we measure them?
With this project, we’re attempting to promote job density in our employment lands.
While we intend to make much of the city’s zoning more flexible to accommodate
market uncertainties, we propose being more focused within industrial zones to
preserve land for manufacturing uses. While zoning changes can accommodate greater
job density and adapt more nimbly to the market, they cannot guarantee changes.
For example, rezoning 251 acres of existing employment land to a focused industrial
zone could allow that land to accommodate nearly double the amount of jobs.
Currently these areas house about 104 firms with 2,220 employees (about 8.8
employees per acre). If this land were to transition to purely manufacturing uses, it
could accommodate about 5,200 employees (about 20.1 employees per acre).
That means these 251 acres, only about 11 percent of the city’s total employment
land, could accommodate up to 30 percent of Tigard’s total projected employment
growth.
The trade-off cost of this zoning change is that 82 percent of existing firms in these
areas (85 firms with about 1,450 employees) would be made nonconforming. That’s
about 2.4 percent of businesses and 3.2 percent of employees citywide.
4. What about access to childcare, transit, and other services from employment zones?
Under the current draft zoning ideas, Commercial Sales and Services (including
childcare and restaurants) could be located almost anywhere in the city’s employment
lands except for in the I-H zone. Even the I-L zone would allow a small amount of
commercial sales and services, so that childcare and other services would be allowed
close to all types of employment. All three potential industrial focus areas are located
near existing bus stop locations.
5. Will there be a path for businesses to become conforming if made nonconforming?
Any standard that is not expressly prohibited will be allowed to be adjusted under
future code. For example, if a business is limited to a certain square footage in the
future MUE zone but the business owner wants to become conforming, they can
apply for an adjustment to the maximum square footage standard. In exchange for
specific community benefits, the maximum size standard can be raised.
If a business is made prohibited with future zoning, however, that business would not
be allowed to apply for an adjustment. For example, if Warehouse and Distribution
were to be prohibited in the future I-L zone, a warehousing business could not apply
for an adjustment to become allowed outright. All of the businesses that are made
nonconforming are legal nonconforming meaning they are allowed to continue as is
for as long as they want. Nonconforming only becomes an issue if they want to
expand or if the property becomes vacant for longer than the nonconforming chapter
allows.
6. Industrial off-site impacts restrictions: will adding these to existing industrial uses in the new
MUE zone be a big impact for businesses?
This will require additional research and outreach to understand the existing impacts
of businesses that will be rezoned. Regardless of policy direction regarding job
density, staff will continue with this outreach to reach a solution that works for all.
7. What do we need along 99W, anything different suggested here?
MADE acknowledges that this location runs along an auto-centric transportation
corridor. The project leverages this location to accommodate auto-oriented
development that may be a hindrance elsewhere in the city but is still necessary at a
local level. Any deeper analysis of 99W issues—to be meaningful—would require a
more comprehensive 99W-focused plan.
8. How did you choose the industrial focus areas?
Industrial focus areas were chosen for their potential to accommodate a site at least 3-
5 acres in size with relatively flat land and identified in the Buildable Lands Inventory
as vacant, partially vacant, or redevelopable (see attached draft maps). Based on
research and interviews, staff considered these to be the ideal conditions for potential
future manufacturing development.
Dates of Previous and Potential Future Considerations
November 17, 2020: First briefing on project direction and objectives.
July 20, 2021: Briefing on Economic Opportunities Analysis and staff
recommendations for solutions to land constraint.
March 7, 2022: Briefing requesting policy direction regarding job density and
nonconforming situations.
February 21, 2023: Briefing providing additional data, introducing changes made as
a result of additional outreach, and requesting policy direction regarding job density
and nonconforming situations.
Upcoming:
Fall/Winter 2023: Consideration of code updates for adoption.
Public Involvement
At previous briefings for the MADE project in, City staff introduced the expansive
community engagement efforts that this project is founded on, including:
• Town hall series
o Staff invited all impacted business owners and property owners to a
town hall series that consisted of four in-person events and two virtual
events. This series was advertised through mailers sent directly to all
impacted business and property owners (approximately 1,500 mailers
in total), alerting recipients that upcoming zoning changes could impact
how they operate.
• Website with search tool and survey
o City staff developed a tool accessible via the MADE engagement
website that allows community members to search an address and see
how the draft code would impact that property.
• Coordination with the Tigard Chamber of Commerce
o City staff presented at a virtual event hosted by the Chamber,
introducing the project to attendees and requesting feedback.
o City staff identified Chamber members who would be impacted by
MADE-related changes and sent personalized emails to each member,
identifying how they might be impacted and requesting feedback.
• City staff conducted two types of interviews via Microsoft Teams with
business owners, property owners, developers, and partner agencies.
• Two events in Spanish for business owners, with Adelante Mujeres.
• Attendance at Oregon Association of Minority Entrepreneurs (OAME) Virtual
Coffee event.
• Business owner survey with 34 responses, available in English and Spanish.
Since the most recent briefing, staff has continued to seek community input through
interviews, emails, and site tours with individual business and property owners.
Impacts
The Tigard MADE project's draft code as written will open the door for job dense
development in the city's employment lands. While it will create nonconforming
circumstances for some existing businesses and properties, it will advance the City's
Strategic Plan Objectives and City Council Goals, particularly the following:
City Strategic Plan Objective 3.1 – Pursue land development that maximizes
public health benefits while increasing connection between people and community
destinations.
City Strategic Plan Objective 3.2 – Focus development-associated resources in
parts of the city that have the capacity to serve, house, employ, and attract the most
people with the least impact on Tigard’s systems and the climate.
City Strategic Plan Objective 3.3 – Understand the effects of development on
vulnerable Tigard residents and mitigate these impacts within projects over time.
City Strategic Plan Objective 3.5 – Plan and create in a manner that reduces
climate impacts to the maximum extent practicable, especially for those most
vulnerable.
City Council Goal 2 Outcome - A thriving Tigard community post-pandemic.
City Council Goal 3 Outcome – A reduced carbon footprint for the City.
OTHER ALTERNATIVES
Council may direct staff to pursue Development Code updates and propose
an approach that avoids creating nonconforming circumstances for existing
businesses. Provide staff with specific directives, identifying objectives,
concerns, and standards that should be addressed.
COUNCIL GOALS, POLICIES, APPROVED MASTER PLANS
Will add into official AIS along with previous council/commission consideration
18.50 Nonconforming Circumstances
The code currently allows a nonconforming use to continue even if tenants/owners change, so long
as the property remains vacant for no longer than six months between tenants. Staff proposes
increasing the vacancy term to allow one to two years vacancy between tenants.
18.100 Base Zones
The framework for potential zoning under MADE centers on converting the nine existing
MADE-covered zones into four new zones.
• C-G: General Commercial: allows a wide range of auto-centric commercial activity and
building sizes.
• MUE: Mixed-Use Employment: allows the broadest range of low impact uses to locate
near each other.
• I-L: Light Industrial: promotes manufacturing businesses with a higher density of on-site
industrial-sector jobs.
• I-H: Heavy Industrial: maintains a refuge for heavy manufacturing with heavier off-site
impacts.
Comparison of Primary Use Standard Changes
Use standards regulate where different business types can locate in the city. The biggest
potential changes to use standards are summarized in the table below and detailed further in the
following sections.
Current
Commercial
Zoning
(All
Commercial
Zones)
Current
Industrial
Zoning
(All
Industrial
Zones)
Where
changing
to C-G…
Where
changing to
MUE…
Where
changing to
I-L…
Where
changing
to I-H…
Commercial
Sales and
Services
Mostly
allowed
without
restriction
Mostly
prohibited
Mostly
allowed
without
restriction
Mostly
allowed, with
some
restrictions
on size and
drive-
throughs
Allowed with
restriction on
size
Prohibited
Warehouse
and
Distribution
Prohibited Mostly
allowed
Allowed Allowed with
size
restrictions
Prohibited Prohibited
Off-Site
Services
Prohibited Mostly
allowed
Allowed Allowed with
size
restrictions
Prohibited Prohibited
Industrial and
Manufacturing
Prohibited Mostly
allowed
Allowed Allowed Allowed Allowed
Indoor
Entertainment
Mostly
allowed
Mostly
prohibited
Allowed Allowed with
size
restrictions
Prohibited Prohibited
Gas stations Mostly
conditionally
allowed
Mostly
allowed
Allowed Prohibited Prohibited Prohibited
Auto repair Mostly
conditionally
allowed or
prohibited
Mostly
allowed
Allowed Prohibited Regional
scale allowed
Regional
scale allowed
Auto sales Mostly
prohibited
Mostly
allowed
Allowed Prohibited Prohibited Prohibited
Self-Service
Storage
Mostly
prohibited
Allowed Prohibited
except as
part of
mixed-use
development
Prohibited
except as
part of
mixed-use
development
Prohibited
except as
part of
mixed-use
development
Prohibited
except as
part of
mixed-use
development
18.120.030 Commercial Land Use Standards
Staff proposes allowing a much broader range of uses within the C-G and MUE zones on both
the industrial and commercial ends of the spectrum. While C-G would accommodate a range of
uses from mom-and-pop shops to larger scale retail or warehouse, MUE would focus on
smaller sizes for commercial and warehouse uses to accommodate more mixed-use
development and mobility. Changes to this chapter would include:
• Allowing self-service storage only as part of a mixed-use building.
• Allowing a wide range of uses in the C-G zone: continuing to allow the same uses plus
also allowing Industrial and Manufacturing, Off-Site Services, and Warehouse and
Distribution.
• Allowing a wide range of uses in the MUE zone, with the following restrictions to
encourage smaller-scale pedestrian-friendly development. An increase to square footage
limits in return for community benefits can be considered through a land use review.
o Commercial Sales and Services allowed up to 25,000 square feet.
o Off-site services allowed up to 20,000 square feet and 20 vehicles parked
overnight.
o Warehouse and Distribution allowed up to 20,000 square feet.
o No drive-throughs, gas stations, motor vehicle sales, or motor vehicle repair.
o A Warehouse and Distribution Overlay allowing existing Warehouse and
Distribution square footage within this boundary (see attached map) to continue
to be allowed.
18.130.030 Industrial Land Use Standards
Staff proposes shrinking the amount of land zoned industrial, but coupling that change with more
focused use standards in these zones. Changes to industrial use standards could include:
• Allowing only Industrial and Manufacturing uses in the I-H zone.
• Allowing Industrial and Manufacturing uses in the I-L zone, and placing the following
limitations or prohibitions on other uses:
o Prohibit Warehouse and Distribution, Indoor Entertainment, and Off-Site Services.
o Allow up to 5,000 square feet of accessory/secondary Commercial Sales and Services
per site.
o Allow only regional scale auto repair.
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SSS
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MURRAY BLVD62ND AVEHUNZIKERRD
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150TH AVEMCDONALD ST
BROCKMAN ST
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99W
217
99W
5
Draft MADE Zoning Ideas
0 0.25 0.5
Miles
C-G
MUE
I-L
I-H
Warehouse District
Tigard City Boundary
P
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TLA
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UPPERBOONESFERRYRDC APITOL H W Y
MAINSTDARTMOUT H S TMURRAY BLVD62ND AVEHUNZIKERRD
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DDRGRE ENWAYME LR OSE STWESTLAKE DRLAKEVIEW BLVDOLESONRDD U R H A M R D
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MEA D OW S RD
LESSERRD
150TH AVEM C D O N A L D S T
BRO CK M A N ST
ELSNERRDWE IR RD
175THAVE99W
217
99W
RES-B
RES-B
RES-E
C-G
RES-C
RES-D
RES-B
PR
RES-E
I-L
RES-D
MUC-1
I-L
RES-D
PR
RES-C
C-P
C-G
RES-D
MUE-1
C-C
C-G
C-G
MUR-2
C-N
PRRES-C
PR
RES-B
RES-E
I-PRES-C
RES-B
I-P
I-H
RES-B
PR
PR
PR
I-P
PR RES-D
I-P
RES-E
C-C
RES-D
PR
RES-D
I-P
RES-B
C-N
MU-CBD
RES-A
PR
RES-DRES-A
RES-E
RES-D
PR
RES-D
RES -B
RES-C
PR RES-A
MUR-1
RES-C
C-N
MUC
RES-D
MUE-2
RES-C
PR
C-G
RES-B
RES-D
RES-B
RES-C
RES-E
RES-B
C-P
C-P
RES-D
MUR-2
RES-E
RES-E
MU-CBD
C-P
RES-C
RES-B
PR
PR
RES-E
PR
RES-D
RES-D
PR
C-G
RES-C
TMU
PR
C-G
C-G
RES-B
MUE
RES-D
PR
RES-C
RES-C
PR
MUE
MUR-1
5
Plot Date: 2/25/2023 File Location: \\tiggisdbdev2\Geoprocessing\MapGallery_MXDs\d_planning\c_zoning_comp_plan\zoning_comp_plan1117.mxd
Low Density Residential
Medium Density Residential
Medium-High Density Residential
High Density Residential
Mixed Use Residential 1
Mixed Use Residential 2
Mixed Use Central Bus Dist
General Commercial
Professional Commercial
Community Commercial
Neighborhood Commercial
Mixed Use Commercial
Triangle Mixed Use
Mixed Use Employment
Mixed Use Employment 1
Mixed Use Employment 2
Light Industrial
Heavy Industrial
Open Space
Public Institution
(Washington County)
Zoning ClassificationsComprehensive Plan Designations
0 0 .25 0 .5Mil esScale Ci t y o f Tiga r d13125 S W Hall B ou l e v ar dTigard, Or e g on 9 72 2 3503 . 6 39 . 4 17 1www.t i g ar d -or.g o v
Tig ar d C ity Bou n dary
U rb a n Ser vic es Bo un dar y
City of Tigard, Oregon
Zoning Districtsand ComprehensivePlan Designations
Comprehensive plan designations for the City of Tigard in conformity with the City’s 2027 Comprehensive Plan. The map is intended as a general reference only and comp plan designations should always be verified.Current zoning designations for the City of Tigard in conformity with the City's Comprehensive Plan guides development throughout the City. The map is intended as a general reference only and zoning designations should always be verified.
This map was derived from several databases. The City cannot accept responsibility for any errors. Therefore, there are no warranties for this product. However, any notification of errors is appreciated.
Disclaimer
MUR-1 Mixed Use Residential 1MUR-2 Mixed Use Residential 2RES-A Residential ARES-B Residential BRES-C Residential CRES-D Residential DRES-E Residential E(HD)Historic Resource Overlay
C-C Community CommercialC-G General CommercialC-N Neighborhood CommercialC-P Professional CommercialI-H Heavy IndustrialI-L Light IndustrialI-P Industrial ParkMU-CBD Mixed Use Central Business DistrictMUCMixed Use CommercialMUC-1 Mixed Use Commercial 1
MUE Mixed Use EmploymentMUE-1 Mixed Use Employment 1MUE-2 Mixed Use Employment 2
PR Parks And Recreation
Effective 10/06/2022
Triangle Mixed UseTMU