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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. ¥§¨¦ SSS SSS SSS U P P E R D RHALLBLVD PILKINGTON RDC A R M A N D R B ARBURBLVDGREENBURGRD72ND AVEBONITA RD WALUGADRL O W E R B O O N E S F E R R Y R D JEAN RD B E E F B E N D R D B O O NESFERRYRDBANGYRDW A L N U T S T BULL MOUNTAIN RD TIEDEMANAVEUPPERBOONESFERRYR D CAPITO L H W Y SCHO L L S F E R R Y R D PACIFICHWY63RD AVEGAA RD E S T JEANWAY61ST AVEM A IN STDARTMOU T H S T170TH AVEKEMMER RD MURRAY BLVD62ND AVEHUNZIKERRD 62N DDRMELROSE ST175TH AVEGR E ENWAYB U R N H A M S T WESTLAKE DRLAKEVIE W BLV D L A K E F O R E S T B L V D O L E S O N R D DURHAM RD TAYLORS FERRY RD ROYROGERSRD135TH AVEELSNERRD125TH AVE121STAVEKRUSE WAY M E AD OWS R D L E S S E R R D 150TH AVEMCDONALD ST BROCKMAN ST WEIR RD 99W 217 99W 5 Draft MADE Zoning Ideas 0 0.25 0.5 Miles C-G MUE I-G 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.