07/10/2023 - PacketPLANNING COMMISSION AGENDA – July 10, 2023
City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | Page 1
Maintain
City of Tigard
Planning Commission Agenda
MEETING DATE: July 10, 2023 - 7:00 p.m.
MEETING LOCATION: Members Remote in via Microsoft Teams
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. BRIEFING 7:05 p.m.
“MADE” (Maintain, Advance, and Diversify Employment)
Staff: Associate Planner Hope Pollard
6. OTHER BUSINESS 7:35 p.m.
7. ADJOURNMENT 7:55 p.m.
July 10, 2023 Page 1 of 4
CITY OF TIGARD
PLANNING COMMISSION
Minutes – July 10, 2023
Location: Members Remote via Microsoft Teams
CALL TO ORDER
President Jackson called the meeting to order at 7:00 p.m.
ROLL CALL
Present: President Jackson
Commissioner Bowerman
Commissioner Brandt
Commissioner Choudhury
Commissioner Miranda
Alternate Commissioner Murphy
Commissioner Roberts
Commissioner Schuck
Commissioner K7 Tiruvallur
Commissioner Watson
Absent: None.
Staff Present: Tom McGuire, Assistant Community Development Director; Hope
Pollard, Associate Planner; Lloyd Purdy, Economic Development Manager;
Joe Patton, Sr. Administrative Assistant
COMMUNICATIONS – President Jackson gave an update on the Charter Review
Committee. Their recommendation will go to Council, they will review it and decide upon any
possible changes. If everything goes smoothly, the new Charter will be up on the ballot this fall.
CONSIDER MINUTES – None submitted.
BRIEFING
TIGARD MADE (Maintain, Advance, and Diversify Employment)
Associate Planner Hope Pollard introduced herself and went through her PowerPoint
Presentation (Exhibit A).
In August 2020, staff began the Tigard MADE (Maintain, Advance, and Diversify Employment)
project to address a severe constraint of employment land in Tigard. Since that time, staff has
worked with the Planning Commission, City Council, and members of the public to develop
draft code ideas that prioritize a greater density of living wage jobs with the land we have
July 10, 2023 Page 2 of 4
available. At the most recent briefing, staff was directed to continue with updates that ensure
existing businesses feel welcome and supported while also promoting density in the future. In
response to feedback from the Planning Commission, City Council, and the public, staff has
updated code ideas to be more accommodating to existing businesses than the current
nonconforming circumstances section of the code allows.
New updates would allow warehouse and distribution, wholesale, and off-site services uses, if in
existence prior to the adoption of the MADE code, to:
1. Continue to be allowed on the site where they are currently located
2. Expand on the site where they are currently located
3. Potentially expand onto sites adjacent to where they are currently located
4. Potentially allow transfer of the above rights to future occupants of the site
STAFF RECOMMENDATION
Continue with Development Code updates, including more generous allowances for some
existing businesses, to promote development that aligns with Strategic Plan Objectives and City
Council Goals.
PROJECT SCHEDULE
➢ Development Code and Policy Adoption:
Fall/Winter 2023
➢ Development Code and Policy Implementation:
Winter 2024
QUESTIONS / COMMENTS
“What if the adjacent locations are not zoned IG? It’s something else – CG or something
else. Do we still allow it or is that covered under this proposal? Or do we need to answer
that question also. In other words, what’s the scope of the question?” I don’t think we’re
going to allow them to go from, for instance, General Industrial and expand onto a General
commercial – that’s not going to happen yet. If they have adjacent properties they have to go by
whatever zone that property is zoned – or they have to go through the quasi-judicial zone
change process and justify that change. The example we’re talking about is adjacent properties
that are zoned the same.
“Have you heard from any particular businesses about wanting to expand onto adjacent
properties?” Not in particular, not in response to the MADE code. As part of current planning,
we have seen businesses that currently are seeking to do that, but we haven’t seen any as a result
of the MADE code asking for that. People have been asking basically for the maximum
allowances. “Thank you. I like the idea of limiting it to their own property.”
July 10, 2023 Page 3 of 4
There were more questions and comments. Some comments were about the PacTrust memo
that had been forwarded to the commissioners earlier in the day. It was noted that it appeared
there was no animosity on their part, and that it seems they are a partner willing to work
together with the City.
SUMMARY
The commissioners considered the three main questions that had been presented
regarding how to treat existing businesses, and below is a summary provided by
President Jackson:
1. Should they be able to expand on the site where they currently are located?
“It appears the group is largely in favor of the first question – so that’s a “yes” to the first
question.”
2. Should they be able to expand onto sites adjacent to where they are currently
located?
“There were no openly negative comments to this second question, but you showed
more caution – so that looks like a “soft no,” or a “qualified yes.”
3. Should the rights to the use be allowed to transfer to the next tenant?
“I mostly heard support, but at least one person said “no” - and that was the question
where in the previous meeting we got into the question of ‘Okay, what’s the vacancy
period allowed?’ and that kind of thing. So I don’t know if there’s a halfway point answer
on that question to where – ‘yes… but we’re expanding it beyond the six months, but
not to two years’.”
In summary, the Planning Comission offered feedback on the above points and generally
supported the direction, with some reservations about allowing the uses to expand onto adjacent
sites.
OTHER BUSINESS –
Tom McGuire talked about potential bus and walking tour options. He asked what the group
was interested in and took note as he would be planning the upcoming summer tours. There
was interest in employment lands, River Terrace, Downtown, and Art Rutkins Elementary
School located in the new River Terrace area. There was also an interest in transportation; Tom
said he will arrange a briefing on all the programs that are currently running or are about to get
started in the transportation area.
The question came up about the upcoming hybrid meetings and what to expect. Tom said that
on the technical side, the room is all set up for a hybrid meeting with cameras and microphones.
The commissioners will sit up at the dais. He said that the expectation is that the
Commissioners will be attending the meetings in -person, and that the public can access the
meetings in-person or remotely – whichever way they’d like. Some exceptions for the
July 10, 2023 Page 4 of 4
commissioners can be made if they’re away on business and want to attend the meeting
remotely; and that’s something that can be allowed.
ADJOURNMENT
President Jackson adjourned the meeting at 8:20 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
July 10, 2023Presented to Planning Commission
By Hope Pollard, Associate Planner
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
ECONOMIC OPPORTUNITIES ANALYSIS
RESULTS: LAND CONSTRAINED
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
How should we treat existing businesses?
Should they be able to expand on the site where they
currently are located?
Should they be able to expand onto sites adjacent to
where they are currently located?
Should the rights to the use be allowed to transfer to
the next tenant?
C I T Y O F T I G A R D
POLICY DECISIONS: EXAMPLE
Say there’s an existing
26,000 sf wholesaler in
the I-G zone.
Existing
Wholesale
Building
STREET
C I T Y O F T I G A R D
POLICY DECISIONS
Should they be able to…
Expand on site?
Existing
Wholesale
Building
STREET
C I T Y O F T I G A R D
POLICY DECISIONS
Should they be able to…
Expand to adjacent sites?
Existing
Wholesale
Building
STREET
C I T Y O F T I G A R D
POLICY DECISIONS
Should they be able to…
Transfer rights to next
tenant?
Existing
Wholesale
Building
STREET
C I T Y O F T I G A R D
STAFF RECOMMENDATION
Continue with Development Code updates,
including more generous allowances for some
existing businesses, 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?
AIS-5216 0.
Workshop Meeting
Meeting Date: 07/18/2023
Length (in minutes): 45 Minutes
Agenda Title: Briefing on Tigard MADE (Maintain, Advance, and Diversify Employment)
Authored By: Hope Pollard
Presented By: Associate Planner Pollard, Assistant Comm. Dev. Director McGuire & Economic
Development Manager Purdy
Item Type: Update, Discussion, Direct Staff
Public Hearing No
Legal Ad Required?:
Publication Date:
Information
EXPLANATION OF ISSUE
Receive briefing on the Tigard MADE (Maintain, Advance, & Diversify Employment) code project.
ACTION REQUESTED
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.
BACKGROUND INFORMATION
Dates of Previous and Potential Future Considerations
November 17, 2020: First briefing on project direction and objectives.
July 20, 2021: Briefing introducing Economic Opportunities Analysis results indicating a severe
employment land constraint and staff recommendations for solutions.
March 7, 2022: Briefing requesting confirmation of policy direction regarding job density and
nonconforming situations.
February 21, 2023: Update to introduce project to new Councilors and request confirmation of policy
direction regarding job density and nonconforming situations.
March 14, 2023: Briefing providing additional information and data and requesting confirmation of policy
direction.
Upcoming:
Winter 2023/24: Consideration of code updates for adoption.
Introduction
In August 2020, staff began the Tigard MADE (Maintain, Advance, and Diversify Employment) project to:
1. Meet state requirements for completing an Economic Opportunities Analysis (EOA) and
accommodate projected job growth;
2. Simplify the Development Code to accommodate shifting trends; and
3. Build Strategic Plan Objectives and City Council Goals, such as economic diversity and
environmental resilience, directly into the Development Code.
Project Background
In 2021, the EOA confirmed that the City of Tigard is severely land constrained, meaning we have
insufficient vacant or redevelopable employment land to accommodate projected job growth over the next
20 years.
Since that time, staff has worked with the Planning Commission, City Council, and members of the public
to develop draft code ideas that prioritize a greater density of living wage jobs with the land we have
available. These ideas recognize that much of our existing employment land is underutilized with uses that
act primarily as storage for materials or vehicles. It converts nine existing base zones into three new base
zones, listed below in order of the least restrictive to the most restrictive.
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-G: General Industrial: promotes manufacturing businesses with a higher density of on-site
career-pathway living-wage jobs. In previous briefings, this was introduced as two separate zones:
the I-L (Light Industrial) and I-H (Heavy Industrial). However, after refining the code and
consulting with real estate experts, we determined that a single zone would be simpler and more
efficient without negatively impacting heavy industrial users in the existing I-H zone.
In previous briefings, staff introduced the concept of nonconforming circumstances—that some existing
businesses would no longer be allowed in their current location under new code.
According to Section 18.50.030 of the existing Development Code:
These uses are allowed to continue their operation but not expand.
The use can continue even if tenants/owners change, so long as the property remains vacant for no
longer than six months between tenants.
Once an allowed-by-right use occupies the property, it will terminate the nonconforming rights for
that property.
The following businesses would be most significantly impacted:
Warehouse and distribution would only be allowed in specified areas.
Off-site services and wholesale uses would be restricted to 20,000 square feet and 20 vehicles
parked overnight in the I-G, C-G, and MUE zones.
Commercial sales and services would be restricted to 25,000 square feet where land is being
rezoned from a commercial zone to MUE.
Drive-throughs, gas stations, and motor vehicle sales and repair would no longer be allowed
where land is rezoned from a commercial zone to MUE.
Indoor entertainment would no longer be allowed in the I-G zone.
At the most recent briefing, staff was directed to continue with updates that ensure existing businesses feel
welcome and supported while also promoting density in the future.
In response to feedback from the Planning Commission, City Council, and the public, staff has updated
code ideas to be more accommodating to existing businesses than the current nonconforming
circumstances section of the code allows.
New updates would allow warehouse and distribution, wholesale, and off-site services uses, if in existence
prior to the adoption of the MADE code, to:
1. Continue to be allowed on the site where they are currently located
2. Expand on the site where they are currently located
3. Potentially expand onto sites adjacent to where they are currently located
4. Potentially allow transfer of the above rights to future occupants of the site
The above allowances provide security and opportunity for expansion to existing businesses, while
encouraging greater density in the future. However, these allowances could also lead to more permanent
development that discourages redevelopment to more dense industries in the future.
Conclusion
The City of Tigard is land constrained with insufficient employment land to meet forecasts of land needed
to accommodate business growth according to the EOA. Staff has developed draft Development Code
updates that respond to this constraint and prioritize job density and innovative development. In response
to feedback, staff has updated code ideas to be more generous to existing businesses.
Staff recommends moving forward with draft code updates, including allowing existing businesses to
continue and even expand on their existing site, to accommodate greater job density in the future.
Council should understand that this direction discourages more dense employment of these lands in the
future – a core tenet of the MADE project and several Strategic Plan Objectives (listed below).
Public Involvement
See public involvement attachments for a history on engagement throughout this project.
Since the most recent briefing, staff has continued to seek community input through interviews, emails,
and site tours with individual business and property owners. Staff also conducted employment lands tours
with City Councilors and the Tigard Chamber of Commerce.
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 may 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.
ALTERNATIVES & RECOMMENDATION
Staff recommends moving forward with draft code updates, including allowing existing businesses to
continue and expand on existing sites, to accommodate greater job density in the future, given prior
direction
ADDITIONAL RESOURCES
Attachments
MADE Preseentation
Attachment 1_Code Ideas Outline
Attachment 2_Map
Attachment 3_Previous Community Engagement
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 three 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-G: General Industrial: promotes manufacturing businesses with a higher density of on-
site industrial-sector jobs.
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-G…
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
Warehouse and
Distribution
Prohibited Mostly
allowed
Prohibited Limited to
existing square
footage, with
some additional
allowances in a
specific area
(see map)
Limited to
existing square
footage
Off-Site Services Prohibited Mostly
allowed
Allowed with
size
restrictions
Allowed with
size restrictions
Allowed with
size
restrictions
Industrial and
Manufacturing
Prohibited Mostly
allowed
Allowed Allowed Allowed
Indoor
Entertainment
Mostly allowed Mostly
prohibited
Allowed Allowed with
size restrictions
Prohibited
Gas stations Mostly
conditionally
allowed
Mostly
allowed
Allowed Prohibited Prohibited
Auto repair Mostly
conditionally
allowed or
prohibited
Mostly
allowed
Allowed Prohibited Allowed
Auto sales Mostly
prohibited
Mostly
allowed
Allowed Allowed with
size restrictions
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
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 low-impact Industrial and Manufacturing and Off-Site Services. Previous
drafts also allowed Warehouse and Distribution in the C-G zone but, due to its
proximity to naturally occurring affordable housing, staff has removed this allowance.
• 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 Motor Vehicle Sales allowed up to 25,000 square feet, as long as it functions
similarly to other Commercial Sales and Services (all storage, including vehicle
inventory, must be indoors).
o Off-site services allowed up to 20,000 square feet and 20 vehicles parked
overnight.
o No drive-throughs, gas stations, motor vehicle sales, or motor vehicle repair.
o Allowing existing Warehouse and Distribution square footage within a specific
boundary (see attached map) to continue to be allowed.
• Off-Site Services, Warehouse and Distribution, and Wholesale businesses in existence
prior to adoption of the MADE code will be allowed to:
o Continue operating on their existing site.
o Expand on their existing site.
o Expand onto sites adjacent to their existing site.
o Transfer the above allowances to the next tenant.
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 Industrial and Manufacturing uses in the I-G 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 Industrial and Manufacturing and Motor Vehicle Repair uses without
restriction.
• Off-Site Services, Warehouse and Distribution, and Wholesale businesses in existence
prior to adoption of the MADE code will be allowed to:
o Continue operating on their existing site.
o Expand on their existing site.
o Expand onto sites adjacent to their existing site.
o Transfer the above allowances to the next tenant.
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MUE
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Warehouse Area
Tigard City Boundary
Community Outreach: Phase I
Tigard MADE: Community Input Summary
Staff conducted extensive community outreach while developing potential updates to
land use policies and the Development Code, recognizing that changes need be built
on the real needs and concerns of community members, this includes residents,
commercial property owners, businesses and employees. Our outreach approach
included:
• A website with information and surveys for business owners and residents .
226 participants spent time on at least one tab, 126 residents completed a
survey, and 34 business owners completed a survey.
• Presentations via hosted events, with more than 35 business owners.
• Individual interviews with 38 business owners, developers, and planning
experts.
Community Input
Business Owners
In order to understand local business owner perspective, staff:
• Held two events for the Spanish-speaking business community with Adelante
Mujeres (with 20 and 15 participants, respectively).
• Held one event for the English-speaking business community with the Tigard
Chamber of Commerce (with 12 participants).
• Presented at the January 2021 Oregon Association of Minority Entrepreneurs
(OAME) Coffee and Issues meeting, to listen to the concerns of 86 members
of the regional business community and share information on MADE.
• Hosted an online survey for business owners, available in both English and
Spanish. We received 34 responses (33 in English, 1 in Spanish).
• Conducted interviews with five business owners via Microsoft Teams.
Feedback from business owners indicates broad support for expanding allowable uses
throughout the city. Most business owners indicate an interest in occupying flex
space, small offices, mixed-use developments, and strip malls while desiring to be
further away from large format retail and heavy manufacturing. They note the most
Community Outreach: Phase I
important aspects of choosing a business location are access to highways and major
roads; access to loans, funding, and assistance programs; affordable rent; and flexible
parking requirements. New or prospective business owners note a need for assistance
with funding and navigating the process of starting a business in Tigard. Outreach
thus also served as an opportunity to introduce these new community members to the
city’s existing economic development programs that support new businesses.
Residents
In order to understand resident concerns and desires regarding Tigard’s employment
land and local commercial activity, staff hosted an online survey, available in English
and Spanish, which received 126 responses.
Resident survey responses indicated a demand for coffee shops, takeout, and
restaurants close to home, followed by personal service, convenience food stores, and
retail. Responses show support of these uses within .25 -.5 miles of home. On the
other hand, surveys indicate a desire for warehouse, large format retail, offices, and
flex spaces at least a mile from home. Responses also show that residents’ highest
priorities when looking for employment opportunities are pay and commute.
Figure 1: While business owners show support for a broader range of land uses located close to their businesses, residents generally de sire
businesses to operate further from home. However, both groups indicate a stronger preference for coffee shops, takeout restaurants, and dine-in
restaurants within a half mile of their location. Note: 82.3 percent of resident respondents own the place where they live.
Community Outreach: Phase I
Builders, Bankers, and Brokers
In order to understand development constraints and market demand, staff held 15
interviews with members of the local and regional development community (i.e.
professionals in commercial banking, development, and real estate in Tigard or the
Metro region).
Development professionals advocate for predictable land use standa rds, review
processes, incentives structures, and subsidies or fee waivers to aid in meeting project
bottom lines for innovative developments. They broadly support bringing together a
mix of land uses and economic activity in new development, with the note that certain
projects may not yet be feasible in a suburban environment (i.e. mixed -use structures
with industrial ground floors) and that financing may not yet be available for certain
types of redevelopment (i.e. conversion of office buildings to reside ntial mixed-use).
Planning Experts
In order to translate feedback into effective land use regulations, staff:
• Attended the 2021 American Planning Association National Planning
Conference, with a focus on sessions that addressed equity, sustainability, and
mixed-use development.
• Conducted interviews with five representatives of City planning departments
or private planning-related firms.
• Hosted a graduate team from Portland State University (PSU), who conducted
case studies of five Cities throughout the nation and held interviews with 13
planning experts from across the country to explore Tigard MADE themes.
Planning experts highly recommend the use of incentive structures and predictable yet
flexible standards. Incentive structures are most effective when tied directly to
reducing development costs. Standards are most effective when specific enough to
avoid confusion and flexible enough to allow for adjustments that align with City
objectives. They also encourage pursuing mixed-use zoning, except in industrial areas
where residential and commercial encroachment could push out job-dense industrial
uses. Planners also identify some key standards that can be used to encourage
sustainability (i.e. reduced energy consumption, eco roofs, LEED certification) and
equity (i.e. smaller tenant spaces, short term leases, publicly accessible open space).
Community Outreach: Phase I
Conclusion and Next Steps
Through Phase I of engagement, staff learned that the most important things for
business owners and developers are clarity, predictability, and reduced costs .
Residents desire walkable access to small retail, takeout, and coffee services . Planning
experts recommend the use of clear but flexible standards, incentives structures,
allowed mixing of compatible uses, and preserving industrial zones. Overall,
community input indicates support for opening up more of the City’s employment
land to a mixture of uses, with the caveat that this be done intentionally and with
heavier industrial uses still located further from residential and commercial nodes.
During Phase II of this project, staff will share more specific land use updates with
the residential, business, and development community to gauge interest and concern
regarding potential changes. Phase II will include continued conversations with
existing business owners and property owners located in MADE -covered
employment zones, hosting online or in-person town halls, and conducting additional
interviews.
Community Feedback Phase II
Since June 2021, staff has continued to seek community input through the following
formats:
• 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. A total of two property owners and two business
owners attended these sessions; none expressed significant
concern.
• 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. The tool includes a
survey to gather feedback on these changes. The survey received four
responses (three expressing support of the changes and one
expressing strong dislike).
• Coordination with the Tigard Chamber of Commerce
o City staff presented at a virtual event hosted by the Chamber,
introducing the project to about 20 attendees and requesting feedback.
Staff received no feedback expressing strong concern.
o City staff identified 61 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. Staff
received no feedback expressing strong concern.
• City staff conducted two types of interviews via Microsoft Teams with
two business owners, two property owners, eight developers, and
partner agencies:
o Went over code changes and implications in detail, received input,
and made changes to the code accordingly
o Requested professional input regarding development standards and
incentive structure
Community Feedback Phase III
Since March 2022, staff has continued to seek community input through the
following formats:
• Talking sessions
o In June 2022, staff invited all impacted business owners and property
owners to a talking session series consisting of six in-person events.
Staff met with business and property owners at various locations
throughout the city, answering questions and receiving feedback. This
series was advertised through mailers sent directly to all impacted
business and property owners, alerting recipients that upcoming zoning
changes could impact how they operate. A total of nineteen business
and property owner representatives attended these sessions. The
primary concerns shared at these events were regarding restrictions on
warehouse and distribution and off-site services.
• Over the second half of 2022, City staff continued to coordinate with business
and property owners who were concerned after receiving mailers for the
talking sessions. Staff conducted email correspondence and interviews (in-
person and via Microsoft Teams) with four property owners and business
owners. During these meetings, we went over code changes and implications
in detail, received input, and made changes to the code accordingly. The
primary areas of concern were regarding restrictions on warehouse and
distribution, off-site services, and nonconforming circumstances.
• In early 2023, City staff held interviews with four economic and
development experts to review code ideas and solutions. Experts generally
supported the solutions staff proposed regarding industrial focus areas and
locations, assumptions regarding market expectations, and compromises made
with property and business owners.