Ordinance No. 82-80 CITY OF TIGARD, OREGON }l
=t,..----• -- ORDINANCE NO. 82---k_
AN ORDINANCE ADOPTING THE ECONOMY ELEMENT OF THE TIGARD COMPREHENSIVE PLAN;
AND DECLARING AN EMERGENCY. _
WHEREAS, the City of Tigard finds it necessary to revise its Comprehensive
Plan periodically to improve the operation and implementation of that Plan;
and
WHEREAS, the Tigard Planning Commission has recommended the adoption of a
citywide Comprehensive Plan Element on Economy, after holding a public hearing
regarding the same; and
WHEREAS, the proposed Economy Element has been reviewed by the Committee for
Citizen Involvement of the City of Tigard; and
WHEREAS, the proposed Element has been the subject of comments from the City's
Neighborhood Planning Organizations (NPO'S) and individual citizens; and
WHEREAS, after considering the comments of the Planning Commission, the
Committee for Citizen Involvement, Neighborhood Planning Organizations and
individual citizens, the Council believes that the Economy Element of the {
Tigard Comprehensive Plan should be adopted in the form set forth in Exhibit
"A" attached hereto and, by this reference, made a part hereof: €
NOW, THEREFORE,
THE CITY OF TIGARD ORDAINS AS FOLLOWS:
Section 1: The Economy Element of the Tigard Comprehensive Plan, as set forth
in Exhibit "A", cons sting of a title page and twenty-three pages of text be,
and the same_ hereby is, adopted as a part of the citywide Comprehensive Plan
of the City of Tigard.
Section 2: In revising and compiling the Tigard Comprehensive Plan, the
Planning Director is authorized and directed to edit the Plan as necessary to
provide -a readable text; however, the Director shall not edit or change any
policy or implementation strategy adopted in Exhibit"A" and shall present all
portions of the edited Comprehensive Plan to the City Council for its approval.
Section 3: In order to provide a uniform date for the effectiveness of this
series of Comprehensive Plan revisions to be adopted by the City Council in
1982, an emergency is declared and this portion of the Comprehensive Plan
shall become effective on January 1, 1983.
PASSED: By_011&111d2auS vote of all Council members present, after being
read by number and title only; this I�day of 4 1982.
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Recorder City oigard
APPROVED: By the Mayor, this .L�_ day of Gey , 1982.
Mayor - City of Tigard
ORDINANCE NO. 82-� _
(File 0333A)
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E c 0 Aj M y
Comprehensive Plan Report
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CITYOF
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WASHINGTON COUNTY,OREGON
ADOPTED BY CITY COUNCIL
DECEMBER 13, 1982
ORDINANCE 82-80
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ECONOMY j
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TIGARD COMPREHENSIVE PLAN REPORT
DEPARTMENT OF PLANNING AND DEVELOPMENT
NOVEMBER, 1982
REVISED DECEMBER 10, 1982
City Council Planning Commission
Wilbur Bishop - Mayor Frank Tepedino - President
John Cook Cliff Speaker
Tom Brian Donald Moen
Nancie Stimler Richard Helmer
Ken Scheckla Mark Christen
Roy Bonn
Bonnie Owens
Deane Leverett
Phil Edin
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Project Staff
Bob Jean - City Administrator
William A. Monahan - Planning Director i
Jeremy Coursolle - Associate Planner
Liz Newton - Associate Planner
Adrianne Brockman - City Attorney's Office
Patt Martin - Word Processing
Loreen Wilson - Office Manager
ADOPTED BY TIGARD CITY COUNCIL DECEMBER 13, 1982
ORDINANCE NO. 82-80
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TABLE OF CONTENTS
Page
I. INTRODUCTION
1
II. ECONOMIC CONDITIONS
2
A. Labor Force
B. Population 2 2
C. Residential Location of Workers 7
D. Income
7
III. RECENT DEVELOPMENT TRENDS 9
A. Buildable Lands 9
B. City Commercial Development 11
C. City Industrial Development 11
D. Transportation 12
E. Public Facilities 12
FINDINGS
14
POLICIES 15
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IMPLEMENTATION STRATEGIES 16
IV. ACTION PLAN 18
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I. INTRODUCTION
This report addresses LCDC Statewide Planning Goal #9 requirements titled
"Economy of the State." The recommended findings and policies have been
developed to blend Tigard's individual economic programs into those of the
region and state to meet Goa]. #9 requirements.
The Goal #9 statement reads: "To diversify and improve the economy of the
state."
"Both state and federal economic plans and policies shall be coordinated by
the state with local and regional needs. Plans and policies shall contribute
to a stable and healthy economy in all regions of the state. Plans shall be
based on inventories of areas suitable for increased economic growth and
activity after taking into consideration the health of the current economic
base; materials and energy availability; labor market factors; availability of
renewable and nonrenewable resources; availability of land, and pollution
control requirements.
Economic growth and activity in accordance with such plans shall be encouraged
in areas that have underutilized human and natural resource capabilities and
want increased growth and activity. Alternative sites suitable for economic
growth and expansion shall be designated in such plans."
The Tigard economy is greatly influenced by economic forces which affect the
Portland SMSA, the State of Oregon, and the nation. Although the economy has
suffered during the past several years, Tigard has experienced much new
economic development. Although the residents of the City are dependent upon
Portland for job opportunities, Tigard also has exhibited the ability to
survive as a separate economic entity of the SMSA. The steady economic growth
` within the City growth boundaries has reinforced the opinion of City officials
that Tigard has an opportunity during the next few years to take advantage of
its location, highway access, municipal services, and other positive factors
to attract further economic development.
Tigard is prepared to coordinate its economic development efforts with those
of other cities of Washington County, the County, Metropolitan communities,
and the State. In addition, the City will take appropriate steps to provide
technical assistance to property developers while streamlining the economic �
development approval process.
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Economic Development
Goal: The goal of the City of Tigard is to improve the economic base of the
community by creating a wide range of job opportunities. Further, it is the
intent of the City to create stability in the City's economy through
diversification.
To implement the economic policies of the City stated on pages 12-15, Tigard
will work to develop a public/private partnership aimed at maintaining an
be
ongoing economic development program. For success to occur, resources must es
identified, compiled, and regularly updated concerning economic activities
underway or planned, available and planned municipal resources, available
land, and available financial resources. The City will take a lead to
initiate the cooperative effort, however, for the program to be successful,
the business community must be willing to commit resources and time to
formulate strategies which reflect the needs of the private enterprises and
firms located in Tigard.
II. ECONOMIC CONDITIONS
The majority of job opportunities in Tigard, Washington County, and the entire {
Portland SMSA, are available from the private sectors. Therefore, in order to
create new, more diversified, and higher paid skilled jobs, the City must
focus on stimulating private business development. To accomplish this, the
City must identify those firms which either exist presently in Tigard and are
suitable for expansion, or could be attracted to Tigard. Given the recent
influx of so called high technology industries to Washington County, Tigard
should concentrate energy toward a continued program to attract some of the
associated firms into the City. Success has already occurred in this area and
should continue, however, for a truly stable economy Tigard must attract a
diversified mix of commercial and industrial uses. The Tigard economic goal
is directed t"ard creating conditions conducive to promoting business
expansion both physical and related to job opportunities, attracting new
industries, and assisting private firms to prosper in Tigard. A diversified
economy, with a continuing reliance on the high technology industry, within a
pro growth environment properly guarded by municipal officials is the economic
goal of Tigard.
A. Labor Force
Tigard as a part of the Portland SMSA has fared better than the state as a
whole or the nation in terms of unemployment and the economy generally. ' In
July 1982, unemployment in the Portland SMSA was 9.5%, the highest rate since
1975, however, the"rate is lower than the state rate of 10.7 or the national
rate of 9.8.
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TABLE I
CITY OF TIGARD
PORTLAND SMSA
AVERAGE ANNUAL UNEMPLOYMENT
AS A PERCENT OF LABOR FORCE
Portland
Year SMSA I Oregon U.S.
1970 6.3% 7.1% 4.9%
1971 7.1 7.6 5.9
1972 6.4 6.8 5.6
1973 5.4 6.2 4.9
1974 6.2 7.5 5.6
1975 9.5 10.6 8.5
1976 8.7 9.6 7.7
1977 6.8 7.3 7.0
1978 5.2 6.0 6.0
1979 5.4 6.8 5.8
1980 6.2 8.2 7.1
1981 7.9 9.7 7.6
July 1982 9.52 10.7 9.8
1 Includes Clackamas, Multnomah and Washington Counties.
2 Not seasonally adjusted.
i From 1971 to 1982 the SMSA experienced a 3.96% annual increase in labor force,
from 442,900 to 653,000. During this same time period the percent of workers
employed in manufacturing dropped from 21.3% to 19.5% while the percentage of
workers employed in nonmanufacturing jobs went down. Meanwhile, 23,000 new
manufacturing opportunities came into the area comprising a significant
percentage of the new jobs in the SMSA. s
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TABLE II i
CITY OF TIGARD
PORTLAND SMSA
EMPLOYMENT - ANNUAL AVERAGES AND PERCENT BY INDUSTRY GROUP
1971-81
Annual
Percent Percent Rate of
1971 of Total 1981 of Totall Char nge
CIVILIAN LABOR FORCE +3.96%
Labor Force 442.900 653,000
Unemployed 31,300 48,100 +4.39
Percent of Labor Force 7.1% 8.0%
Unemployed 2 411,600 600,500 *3.85
Total Employment
Non-Agricultural wage and 385,800 545,500 +3.52
Salary Employees
Agricultural Total 8,500 2.2% 7,800 1.4% -0.86%
Manufacturing total 84,000 21.3% 107,700 19.5% +2:52%
Durable Goods 53,700 13.6 76,800 13.9 +3.64
Non-Durable Goods 30,300 7.7 30,900 5.6 +0.20
Non-Manufacturing Total 301,800 76.51. 437,800 79.1% +3.19%
Trade 94,100 23.9 141,800 25.6 +4.19
Government 64,200 16.3 81,000 14.6 +2.35
Service and Miscellaneous 70,500 17.8 111,600 20.2 +4.70
Finance. Insurance, 25,100 6.4 45,400 8.2 +6.11
Real Estate
Transportation, Communi- 29,900 7,6 36,500 6.6 +2.01
cations and Utilities +1.79
Construction 18,000 4.6 21,500 3.9
Labor-Management Disputes 1.0 0.3
TOTAL AGRICULTURAL. MANUFACTURING 394,300 100.0% 553,500 100.0% +3.45%
AND NON-MANUFACTURING EMPLOYEES
IPercent of Total is based on total agricultural, manufacturing and non-manufacturing employees.
21nrludes non-agricultural wage and salary, self-employed, unpaid family workers, domestics,
agricultural workers and labor disputants.
Source: State of Oregon Department of Human Resources. Employment Division.
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B. Population
Tigard as a sub-element of the SMSA has undergone a significant increase in
population (173.7% since 1970) exceeding that of the State and even Washington
County. Population growth
development would not ave occurred coupled with the ationan eofe severain l
opportunities and Priv P
areas. Some of the most recent trends indicate that the ga high advantageous
technology
highway accessibility, proximity to Portland, g
concentration in Washington County, and the quality of. life in general will
continue to make the City an attractive place for economc growth. 4
esult of annexations which are in process
The City will continue to grow as a r
as well as proposed.
TABLE III
CERTIFIED POPULATION
II CITY OF TICARD
1970 TO 1982 ,
YEAR POPULATION % INCREASE OVER PREVIOUS YEAR
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1970 6,300 12% ('
1971 7,065 0 ,
1972 7,062 4
�.. 1973 7,379 28
1974 9,500 6
1975 10,085 1 x
1976 10,226 8
1977 11,114 7 t
1978 11,8;9 15 1
1979 -3,697
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1980 L4,855 -1
1981 14,690 17
1982 17,244
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Source: Center
for Population Research and Census, Portland State University.
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TABLE IV
STATE AND COUNTY POPULATION TRENDS
% of % of
Area 1960 SMSA 1970 SMSA 1980
Oregon 1,768,700 2,091,400 2,633,105
Portland 821,800 1,009,200 1,242,594
Wash. County 92,200 11.2 157,900 15.6 245,808 J
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Clackamas 113,000 13.7 166,100 16.4 241,919
Multnomah 522,800 63.7 556,700 55.2 562,640
Clark 93,800 11.4 127,500 12.8 192,227
Tigard 1,084* .82 6,300 1.4 14,855
* 1961.
Source: U.S. Department of Commerce, Bureau of Census.
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C. Residential Location of Workers
While an attempt can be made to achieve a balance between job opportunities
and job requirements at a local level, there is no strong evidence that
residential location choices are determined in relationship to distance from
the place of employment. In fact, throughout the SMSA, work locations became
more dispersed between 1960 and 1970, with a greater percentage of each i
county's residents finding work outside their resident county. The majority
of Washington County residents working outside of the county in 1978 were
employed in Multnomah county (16%) with 186 of the employed residents of
Multnomah County working in Washington County. The 1981 Community Needs
Assessment prepared by Washington County indicates that somewhere between 48
and 60% of Tigard workers commute to work outside of Washington County. Most
of these workers commute north to Portland.
The evidence is clear that employment structures within the entire
metropolitan area are interrelated. Therefore, the placement of new
industry/commerce within any jurisdiction can affect residents of other
jurisdictions in the area. Because of the regional nature of employment the
adequacy of job opportunities within the region is the critical issue and not
employment within any single jurisdiction.
The relationship of employment to housing is a slightly different issue.
Wages earned determine the affordable price range of housing (generally
considered by HUD to be 25% of monthly income). Therefore, the availability
of housing at various price ranges within any given area will determine/or
limit the locational choices available to workers in each wage earning
category.
D. Income
Income, analyzed in terms of dollar amounts and source, provides evidence of
economic well-being and diversification.
The median family income for Tigard in 1980 was $22,293, less than that of
Washington County, but more than the state average. Almost sixty percent of
the families in Tigard had a 1980 annual income above $20,000.
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TABLE V
CITY OF TIGARD
WASHINGTON COUNTY
INCOME ESTIMATES
Family Income Characteristics
Income No. of Families % of Families
Less than $ 5,000 165 4.1
$ 5,000 - $10,000 352 8.8
$10,000 - $15,000 450 11.3
$15,000 - $20,000 659 16.5
$20,000 - $25,000 732 18.3
$25,000 - $35,000 877 22.0
$35,000 - $50,000 542 13.6
$50,000 - over 216 5.4
3,993 100.0
Median Family Income - $22,293
Mean Family Income - $25,034
Source: University of Oregon Bureau of Government Research.
(Most Recent Figures Available)
Washington State of
Year County Oregon U.S.
TOTAL PERSONAL INCOME (in millions)
1979 $ 2,280 $22,460 $1,927,005
PER CAPITA INCOME'
1979 $10,108 $ 8,887 $ 8,757
MEDIAN FAMILY INCOME
1980 $26,486 $20,952 N/A }
MEDIAN HOUSEHOLD EFFECTIVE BUYING INCOME
1980 $23,284 $17,162 N/A
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1 According to he U.S. Department of Commerce, Bureau of the Census, 1977
per capita money estimates for counties and incor orated Elaces in Oregon, the
City of Tigard had an estimated 1977 per capita income of $6,995.
Source: U.S. Department of Commerce, Bureau of Economic Analysis, Survey of
Current Business.
State of Oregon Department of Commerce, Housing Division.
Sales and Marketing Management, Survey of Current Business.
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yIII. RECENT DEVELOPMENT TRENDS
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From 1970 to 1980 Tigard underwent a change from a rural community to a
suburban community with a strong economic base. The major factors are
location and the accessibility to transportation. It is anticipated that
recent trends will continue as the available buildable land becomes utilized
in response to increasing economic pressures. Tigard intends to channel
growth, through its land use and public facilit/ construction policies, in a
manner which makes the best use of the remaining acreage while promoting the
expansion of job opportunities to meet the needs of a growth population.
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A. Buildable Lands
A vacant buildable land inventory was completed for Tigard in September of
1981. It was found that 176.72 acres of commercial land was available as
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follows:
32.55
C-3 42.32
C-4 12.90
C-5
C-P 88.95
An additional 7.77.57 acres of industrial land was identified:
M-2 5.:0
_ 131.40 E
M-4 140.47
In total, vacant-buildable commercial and industrial land comprised 32.07'% of E
the 1,416.97 vacant-buildable acres inventoried. The bulk of the commercial
and industrial land is located within those areas of the City with best access }
to I-5 and Hwy. 217 making these pars:-ls more attractive to potentia-
developers.
otentiadevelopers.
These parcels are attractive because of their proximity to similar land uses,
transportation systems, and the availability of public facilities. The
corridor between Hwy. 217 and the Oregon Electric Railroad tracks as well as
the Tigard Triangle, that area contained by Pacific Highway, I-5 and Hwy. 217,
are zoned for business uses and have undergone significant economic
developments in recent years. With provision of p:,i:lic facilities in the next
several years, the major industrial and commercial office development will
take place here.
Commercial shopping development will occur along Pacific Highway on land zoned
commercial which
is closer in proximity to residential development than the
region will
highway oriented sites. Tigard's location in relation, to the
dictate that the locations along either side of Hwy. 217 will be developed for
industry and offices providing employment opportunities for the region as a
whole.
Ultimately, individual development decisions will be made on the basis of site
availability, adequacy of a site for a particular purpose in terms of size and
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LARGE VACANT BUILDABLE LAND AREAS + ✓� " `' ` r b '� ���
PROPOSED DEVELOPMENT
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shape, municipal development standards governing the land, topographic
features, availability and capacity of utilities, as well as access to highway
and proximity to uses of a similar nature. These geographical considerations
will be evaluated along with the psychological factors and economic features
which are evaluated by individual business concerns.
B. City Commercial navel-mens
Rapid population growth between 1970 and 1980 changed the complexion of the
City from a rural communityto
a growing suburban community and created a
rapidly expanding demand for goods and services. Trade patterns followed the
major highways through the City, developing commercial zones along the
highways and other major arterial streets. City residents rely not only on
commercial concerns within Tigard to meet their needs. Regional and local
facilities located in Beaverton, Lake Oswego, and unincorporated county areas,
as well as Portland, meet specific buying needs of Tigard residents. Of
particular note are Washington Square and Kruse Way which provide shopping
opportunities which attract consumers from Tigard and other communities.
'these facilities will continue to meet special shopping needs of Tigard
residents.
According to the 1980 Update of Washington County's Overall Economic
Development Plan (OEDP), the supply of vacant commercial land in Tigard is
adequate for the time being. If the current economic recession ends and
development begins, the City may have a shortage of commercial land in a short
time. The supply of developed commercial space is low but it is expected that
the supply will catch up with needs before long.
Commercial activity has developed in a strip along State Highway 99W (pacific
Highway), with increasing development along Highway 217 and hall Boulevard.
This includes eating and drinking establishments, general retail and numerous
individual businesses. Commercial and professional office development is
increasing along Pacific Highway and in the triangle formed by Pacific
Highway, Highway 217 and Interstate 5.
Washington Square, one of the metropolitan area's three major regional
Shopping centers, is located ot. tF.e northern boundary of the City rjust outside
the City limits. Plans are currently under way for a major expansion; and a
medium-rise office building is planned, with another of equal size to be built
in the future. When these expansions are completed, they will provide
approximately 425 to 500 new jobs in the area, in addition to the
approximately 2,000 jobs already located at the center.
Facilities such as Washington Square and the Kruse Way corridor represent the ,
type of development which assists the City to develop a stronger image of
economic vitality which is so vital to attracting new economic development.
Shopping opportunities represent one of
of life attributed to an area. the factors which make up the quality
C. City Industrial Development
As industrial land in Portland has become increasingly scarce and costly, the
greater supply of industrially zoned land in the Tigard area has attracted a
variety of manufacturing firms. Major manuracturing employers in the City
include both heavy and light industry. New developments include mostly light
industry.
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Industrial development in the City is concentrated west of Interstate 5, along
the Burlington Northern and Southern Pacific railroad tracks, and along
Southwest 72nd Avenue south of Highway 217.
Tigard has attracted some major development during the last few years which,
like Washington Square on the commercial development side, acts as a magnet to
other similar or associated industries which follow the trends of major
firms. Business parks such as those developed at 72nd Avenue and Upper Boones
Ferry Road and at Scholls Ferry Road and Highway 217 are sources of
encouragement for Tigard's economy. With an estimated 277 acres of buildable
industrial land located close to I-5, similar parks which are great assets to
the community should be developed in the next few years.
D. Transportation
Tigard is located adjacent to the major highways on the western boundary of
metropolitan Portland including Interstate 5, Highway 217 and Highway 99W
(Pacific Highway). The bulk of the buildable land remains along I-5 which
should be attractive to economic development. Figure 4-1, adopted from the
Regional Transportation Plan prepared by Metro illustrates the existing and
proposed principal routes and major arterials.
Street patterns have developed on a rural base, resulting in some
inconvenience and congestion. Highway 99W passes through downtown Tigard and
i serves as a major thoroughfare. Heavy congestion through the City has been
relieved with new signals and site design.
In the urban parts of Washington County, about 84 percent of all daily trips
are made in private autos, according to the Washington County Draft
Comprehensive Plan. Only 2.5 percent are made by public transit. Tri-Met,
the regional public transit agency, has improved service in the area and plans
to continue to do so, with the audition of a transit center in Tigard, a
beltline route for intra-county travel (that is, suburb-to-suburb), and a
light rail system (now in the conceptual stage). The agency is looking for
new sources of funding, with an emphasis on local sources. Increased use of
public transit is expected to relieve some of the traffic congestion.
Rail service is provided to Tigard by Burlington Northern Railroad and
Southern Pacific Railroad while air service is provided by the Port of
Portland, which operates the Portland International Airport, 17 miles
northeast of Tigard in Portland. This airport is served by eight scheduled
airlines. The Port also operates a general aviation airport approximately 15
miles south of Tigard at Aurora and 14 miles northwest of Tigard at Hillsboro.
The Port of Portland maintains shipping facilities on the Willamette River
which is 12 miles from the City of Tigard.
E. Public Facilities
Water is provided to the City from the Tigard Water District and the Metzger
Water District. Tigard Water District draws its supply from the Clackamas
River and the Bull Run Reservoir. The system and supply are adequate to the
year 2000, according to the district's manager. The water source for Metzger
Water District is also Bull Run Reservoir.
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A policy of the City contained in the Public Facilities and Services element
requires that as a precondition to development a site must be served by a
water system having adequate water pressure for fire protection purposes and
the development shall not reduce the water pressure in the area below a level 1
adequate for fire protection purposes.
Sewer service is provided by the Unified Sewerage Agency (USA) which treats
sewage at the Durham Treatment Plant. The City of Tigard owns and maintains y
the collection system. The treatment facility as constituted, according to
USA, has adequate facilities for an additional 19,000 residential hookups, or
the equivalent. USA also projects that it will be necessary to create
additional. capacity within five to ten years.
Presently, the City does require that all new development be connected to a f
sanitary sewer service.
In order that growth may occur in a rational manner, the City has taken steps k
to anticipate growth and provide necessary services to areas which are prime 1
for. development. The City also encourages the use of local improvement
districts to .fund the public improvements needed by a business choosing to r
locate on a vacant parcel of land. Coordination is necessary in order that
delay is minimized when a potential development project surfaces. z
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Other public and private facilities such as fire protection, police
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protection, health care, educational facilities such as Portland Community f
College, and utilities are available to the citizens of Tigard. Energy is
still plentiful and relatively inexpensive, as it is throughout the Pacific
Northwest. Eventually, however, demand is projected to exceed supply as
population and industry continue to grow. :
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Recent projections indicate that energy deficits will not occur until the late R
1990's. To prepare for the future, a regional power planning council was
created to develop a regional load forecast to determine the amount of power
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needed to meet the requirements of the Oregon, Washington, Idaho, and Montana
region.
Overall, adequate public facilities, mostly with a long economic life, are
available to industries choosing to move to Tigard. Coupled with the p
availability of sewer, the City will encourage growth through its land use
policies by streamlining the development process to prevent unnecessary delays E
in the process to obtain permits for construction. The City is aware,
however, that new and expanded public facilities wii_ be required to open new
- areas up for commercial and industrial uses. By the creation and
implementation of a capital improvements program, the City will work to
anticipate and plan for the optimum economic use of the remaining land in
Tigard.
FINDINGS
Through analysis of the economic conditions which affect Tigard, the existing
make up of the community, the potential for growth, and the City's interest in
assisting existing and new businesses to expand in and relocate to Tigard, the
following findings were identified.
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o The City of Tigard is a sub—element of the Portland metropolitan economic
region.
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o The economic climate of the City, in part, is subject to the influences of
external economic forces beyond the control of the City.
o The City continues to experience steady commercial and industrial growth
despite the national and state economic situation.
o A significant- amount of commercial and industrial buildable land is i
available in areas where all services are provided making it suitable for j
development.
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o Manufacturing, wholesale and retail activities provide the majority of the j
employment opportunities to area residents.
o An increasing regional dependence on electrical, electronic, and
instrument related manufacturing employment has occurred in recent years.
o There is a need for new and expanded public facilities to open areas for
industrial and commercial uses.
o Economic data, particularly that relating to sites available for
development purposes, is largely unavailable or not kept ;D to date.
o A need exists to promote the benefits of operating a business in Tigard.
( o The Central Business District demands attention and community support in
order that improvement programs may be set in motion to make it a more
diversified and economically viable core area.
o The existing railroad facilities in Tigard are an asset to industrial and
commercial development on property adjacent to the rails.
o Ease of access to I-5 and Highway 217 serve as incentives to economic
development in Tigard.
o Tigard's proximity to Portland Community College provides opportunity for
the creation of specialized job training programs to serve existing,
expanding, and new industries in the City.
o Complementary residential development in commercial districts can support F
agglomerations, help to minimize crime within the commercial districts,
provide housing for senior citizens which is in close proximity to g
shopping areas, and minimize vehicular- travel who --h would reduce pollution t
and conserve energy.
o A need exists for public facility development to make industrial and
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commercial lands available for economic development purposes.
POLICIES
5.1.1 THE CITY SHALL PROMOTE ACTIVITIE`7 AIMED AT THE DIVERSIFICATION OF THE
ECONOMIC OPPORTUNITIES AVAILABLE TO TIGARD RESIDENTS WITH PARTICULAR
EMPHASIS PLACED ON THE GROWTH OF THE LOCAL JOB MARKET.
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5.1.2 THE CITY SHALL WORK WITH WASHINGTON COUNTY AND ADJACENT JURISDICTIONS
TO DEVELOP AN ECONOMIC DEVELOPMENT PLAN INCORPORATING A LOCAL
ECONOMIC DEVELOPMENT PLAN.
5.1.3 THE CITY SHALL IMPROVE AND ENHANCE THE PORTIONS OF THE CENTRAL
BUSINESS DISTRICT AS THE FOCAL POINT FOR COMMERCIAL, HIGH DENSITY
RESIDENTIAL, BUSINESS, CIVIC, AND PROFESSIONAL ACTIVITY CREATING A
DIVERSIFIED AND ECONOMICALLY VIABLE CORE AREA.
5.1.4 THE CITY SHALL ENSURE THAT NEW COMMERCIAL AND INDUSTRIAL DEVELOPMENT
SHALL NOT ENCROACH INTO RESIDENTIAL AREAS THAT' HAVE NOT BEEN
DESIGNATED FOR COMMERCIAL OR INDUSTRIAL USES.
5.1.5 THE CITY SHALL PROHIBIT RESIDENTIAL DEVELOPMENT IN COMMERCIAL AND
INDUSTRIAL ZONING DISTRICTS EXCEPT:
COMPLEMENTARY RESIDENTIAL DEVELOPMENT SHALL BE PERMITTED ABOVE THE 1
FIRST FLOOR IN NEIGHBORHOOD COMMERCIAL AND THE CENTRAL BUSINESS
DISTRICT, AND ABOVE THE SECOND FLOOR IN COMMERCIAL PROFESSIONAL
DISTRICTS. (THE DENSITY OF RESIDENTIAL DEVELOPMENT SHALL BE
DETERMINED IN ACCORDANCE WITH THE R-20 DISTRICTS.)
5.1.6 THE CITY SHALL CONSIDER PRIVATE FINANCING BY PRIVATE DEVELOPERS IN
COORDINATION WITH AVAILABLE BONDING METHODS TO PROVIDE PUBLIC
FACILITIES TO COMMERCIAL AND INDUSTRIAL LAND DESIGNATED ON THE
COMPREHENSIVE PLAN MAP.
IMPLEMENTATION STRATEGIES
1. The City's Community Development Code shall incorporate revisions needed
to remove unnecessary obstacles which may deter new economic activities.
2. In the process of administering the City's Comprehensive Plan, careful
s consideration shall be given to the economic im.lications of all proposed
policies, programs and regulations.
3. The City shall identify regional economic needs through interaction with
officials of other Washington County jurisdictions and take appropriate
action to adjust local policies to respond to their regional concerns and
reeds.
4. The City, along with the business community, shall develop an economic
development program aimed at attracting new commercial and industrial
development to Tigard while also encouraging the expansion of existing f
business concerns.
5. The City shall participate in the formulation and implementation of a
regional economic development program for the Washington County area.
6. The City shall work with the local business community to develop and
maintain an up-to-date economic data resource file which will be made
available to existing and potential Tigard business concerns.
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7. The City shall work cooperatively with the business community seeking its
involvement and advice when working toward arriving at decisions having
economic implications for the business community.
8. The City shall concentrate resources for the improvement and enhancement
of the T.U.R.A. program aimed at revitalizing the CBD utilizing public
funds and a program to encourage private investment.
9. The City shall establish a downtown revitalization plan which encourages
new development by allowing more flexible zoning standards than allowed
citywide while requiring review of all development proposals in the
T.U.R.A. area for compliance with a revitalization plan.
10. The City shall develop and implement an economic development program
compatible with the potentials and constraints of the City and will:
a) Aid in the creation and maintenance of new and continuous employment
opportunities to afford City residents the choice of working within
the City;
b) Strive to improve, diversify and stabilize the economic base of the
community thus reducing the tax burden of the residential property
owner;
f c) Aid in the effective utilization of the land, energy and human
t resources; and
d) Provide for the timely development of all public facilities and
services and their delivery systems.
11. The City shall encourage the location and development of economic
activities which meet the occupational and employment needs of all City
res:-2nts, particularly the unemployed and underemployed.
12. The Community Development Code shall limit development on lands planned
for commercial use to commercial uses. Residential uses will be allowed
above the first floor.
13. The City shall compile a document which identifies all parcels of land
zoned for commercial or industrial purposes and which identifies:
a) The amount and type of development on the land, if any;
b) The name of the owner;
c) The public services which are available to the site;
d) The current zoning designation; and
e) The assessed value.
14. The City shall maintain development codes which describe standards for
landscaping and buffering where commercial and industrial uses abut
residential districts.
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15. The City shall work with Portland Community College to develop training
programs as an incentive to new industri.es locating in Tigard needing a
trained labor force.
16. The City shall coordinate its planning efforts with the Metropolitan
Service District and Oregon Department of Transportation to ensure
adequate access from major arterial routes to designated commercial and
industrial areas.
17. The Tigard Community Development Code shall designate types of permitted
residential development in C-N, C-P and CBD commercial districts.
18. The City shall encourage private landowners to consider utilizing j
available bonding methods, in addition to private financing methods, to
provide public facilities to vancant buildable lands with the potential
for industrial or commercial development.
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19. The City should not preclude any financing mechanism for the
implementation of its economic development objectives,
20. The City Council, upon the recommendation of its Economic Development
Committee, shall develop objectives, criteria, and standards for
determining its availability of bonding methods and use of bond proceeds
for private, commercial and industrial development.
IV. ACTION PLAN
To carry out the various implementation strategies formulated to address the
City policies, Tigard will undertake an economic development program. The
program will operate at two levels: 1) at the local level where City staff
and business representatives will sit as a steering committee to formulate and
carry out activities and 2) at the countywide level through participation in a
Regional Task Force on Economic Growth. While interacting with community and
countywide representatives to create a plan, the City will assemble and
maintain an inventory of land available for commercial or industrial use. The
inventory then will be available to those firms and individuals seeking to
expand or locate in Tigard.
Action Steps
City Economic Development Plan - The Planning and Development Department will
coordinate the City's effort to create an overall economic development
strategy for Tigard. Recent consolidation of the planning functions with
building and code administration gives the City the opportunity to prepare
strategies for economic development while also administering the various
processes which developers must deal with in Tigard. As a result, the
department is in a unique position where it is responsible for promoting
economic development while also requiring that all development comply with the
comprehensive plan and zoning as well as applicable building and code
standards. The situation should allow for prompt recognition by the
department personnel of existing procedures which may deter economic
develcpment. The interplay of personnel from the Planning Division and the
Building, and Code Division should result in a continually evolving modified
development process with a shorter approval period without the sacrifice of
community standards.
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Staff from the Planning and Development Department will provide technical
assistance to an economic development steering committee in Tigard. The
cotmnittee will be made up of city staff, local business people, and
representatives of the various facets of the economic community. Following is
a tentative list of possible representatives:
1. City Administrator
2. City Public Works Director
3. City Planning and Development Director
4. City Council Representative
5. Planning Commission Representative
6. Tigard Urban Renewal Advisory Committee Chairman
7. Tigard Chamber of Commerce President
8. Tigard Chamber of Commerce Manager
9. Representative of a Primary Industry
10. Representative of a Secondary Industry
11. Representative of a Service Industry, perhaps High Tech
12. Real Estate Representative
13. Banking Representative
14. Business Park Manager
15. Education Representative
16. Job Training Representative
17. Retail Merchant
18. Commercial/Private Property Owner
From this group, an executive committee of perhaps seven individuals will be
chosen to direct the effort to de-,elop a strategy. The two groups will then
develop strategies and begin to assist staff in identifying the type, source,
and extent of data which will be maintained in a central place describing land
and buildings available. At a minimum, all parcels of land zoned for
commercial or industrial use will be inventoried with the following
information provided:
a) Identification of the property;
b) The size, shape, and limitations of the site;
c) The use of the land;
d) Identification of buildings on the site;
e) The name of the owner;
f) The current zoning designation;
g) The assessed value;
h) The public services available to the site;
i) Any known interest on the part of the owner to sell or lease the
property; and
j) Proximity to other similarly usable land.
Once the inventory is in place, the City will aggressively make information
concerning the attractiveness of Tigard for a business location available to
interested groups and individuals. A marketing plan complete with a marketing
brochure and fact sheets about Tigard will be prepared and circulated. A city
sponsored committee made up of public and private sector representatives will
be responsible for coordinating an outreach effort which coincides with
attempts to encourage existing businesses in Tigard to expand.
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The overall goal of the economic development. program is to create a program i
which is compatible with the potential and constraints of the City. With this
in mind the committee will work to arrive at decisions which will affect the
business community by: `J
a) Aiding in the creation and maintenance of new and continuous
i
employment opportunities to afford City residents the choice of
working within the City; 1
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b) Striving to improve, diversify and stabilize the economic base of the k
community thus reducing the tax burden of the residential property
owner; ;
c) Aiding in the effective utilization of the land, energy and human
resources; and
d) Ensuring the timely development of all public facilities and services
and their delivery systems.
The committee will also identify particular needs for Lrained personnel and
work to develop programs to provide such employees. Job trainitio
organizations as well as educational institutions such as Portland Community
College will be contacted and involved in the goal setting process.
Particular attention will be paid to developing programs to meet the
occupational needs of unemployed and underemployed individuals particularly
those who are disadvantaged.
Regional Plan - The City of Tigard will participate in the Regional Task Force
on Economic Growth created by the City of Beaverton. This committee, made up
of representatives of twelve Washington County communities, will meet on an
ongoing basis to coordinate local economic development plans and objectives.
A common inventory/data base will be developed and a common attraction program
instituted. Tigard recognizes the advantage of participating in such
regional strategy both from a standpoint of greater exposure to potential
businesses, but also because Tigard realizes that successful economic
development in other Washington County cities will have a positive effect on
Tigard. For instance, a new industry which locates in. Beaverton can create
jobs that people from Tigard obtain, or, the industry may create the need for
other related industries or those that serve the prime industry. Such has
been the case over the years as Tektronix has not only expanded its operation
in the Washington County area, but its presence has attracted many similar
facilities.
The central goal of the regional program is to provide for an exchange of I
ideas and resources so that the participating cities may work together to
attract businesses which will be mutually advantageous in terms of jobs,
taxes, and stimulation of the economy. The cities will work together rather
i
than compete against one another for new industries.
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Tigard will also work closely with METRO, Port of Portland, and other regional
groupswhich may provide information and resources which are useful to
Tigard's economic development efforts.
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p T.U.R.A. - Tigard in 1980 appointed a Downtown Tigard Committee to begin a
study of the need for revitalization of the central business district. Out of
this group grew a concern that a study be undertaken concerning potential
funding for renewal activity, the boundaries of the study area, types of land
uses which should be encouraged, and the public facilities needed.
Eventually, on October 12, 1981, the Tigard City Council created the Tigard
Urban Renewal Agency charging the body with the responsibility of coordinating
the renewal effort to make the commercial business area viable again. This
agency is composed of the members of the City Council.. To advise the agency,
called T.U.R.A. , the Council then designated the Downtown Tigard Committee as
the T.U.R.A. Advisory Committee to assist in evaluating the problem of the
T.U.R.A. area and to help formulate solutions.
In 1981 the City Council approves; the Downtown Tigard Revitalization Plan and
Report with the goal that economic growth and revitalization take place in the
area defined as the downtown commercial district. To fund the cost of public
improvement in the designated area, it is proposed that tax increment
financing be used. Funds for such a purpose would be raised from increases in
the value of private property in the area from the base year of i981. The
Tigard City Council has asked that an advisory vote be taken to determine if,
in part, the voters of Tigard favor such a proposal and method of financing.
The advisory vote, or an advisory survey, will be completed by December, 1982.
It is vital to the City of Tigard that the downtown business area become a
major commercial center again. As Tigard has grown dramatically over the past
decade, the downtown has been neglected. A Beed now exists for the area to
become a focal point of economic activity with a better use of land a
paramount goal. The T.U.R.A. Advisory Committee has recommended that a
special Central Business District (CBD) zoning district be established which
will limit the uses allowed in the zoning district to commercial and
residential. Although this will result in several businesses becoming
nonconforming uses, the overall purpose of the zoning district will be
served. Over a period of years the character of *.he downtown area will change
sufficiently to again make the area a commercial center which also houses the
governmental offices of the community.
The City will also encourage high density residential development in the CBD.
The CBD zoning district will allow high density development as well as mixed
uses, that is, residential development above first floor commercial uses. The
mix of residential and commercial use will provide the proper character for a
suburban commercial downtown. Tigard intends to create a downtown with the
proper mix of retail, professional offices, civic, and residential uses to
make the downtown an economically viable core area without sacrificing
communit;7 standards. Some community standards will be revised for the
revitalization area only to encourage more innovative land use. Flexible
standards will be administered within a program of proposal review by T.U.R.A.
to insure compliance of T.U.R.A. area development proposals with the
revitalization plan.
In order that the downtown revitalization plan is successful, the City will
4 channel public resources, as available, to make improvements to the core. A
proposed civic center was rejected by voters in 1982. It is expected that a
modified proposal either for acquisition or lease of expanded office, library,
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and shop space will be pursued during the coming years. As Tigard continues
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to grow the responsibility for providing urban services results in a need for
additional municipal personnel. Tigard's efforts to respond to this need with
satisfactory municipal facilities will be directed intc the downtown area.
This commitment should provide some impetus to private commercial
development. Already a major shopping center is planned for the CBD which
itself should spark further revitalization in the form of rehabilitation of
existing structures and construction of new commercial facilities.
The City through its economic development program will focus on promoting the
downtown area. Of prime importance is the City's commitment to provide
incentives to existing businesses in the area to upgrade and expand. A solid
base now exists which given assistance through public investments, namely
resolution of traffic problems, creation of new parking facilities, and 'better
maintenance of public facilities should be receptive to improvement.
Municipal Codes - Within the Tigard Community Development Code modifications
have been made to existing processes to streamline development application
periods, to provide flexibility in some land use areas, and to allow for
maximum economic use of Land. These changes have been proposed, however, only
after protections have been built in for the environment as well as existing
uses and reside►.rial neighborhoods. Since Tigard has experienced steady
economic growth during a period of nationwide economic stagnation, the City is
not forced into a compromising position where it must accept economic
development at all cost. Rather, the City is in a position where it
- recognizesthe need for encouraging economic development, but, only while
maintaining the high sta_Zdards which have made Tigard an attractive place for
new economic growth.
As Tigard continues to grow economically filling up the vacant spaces which
remain, the City will continue to preserve the integrity of residential
neighborhoods. Steps will be taken to continue City policy of buffering
commercial and industrial areas from residential. Existing restrictions and
standards have pr_ ,en to be adequate. The City will maintain the development
codes which describe standards for landscaping and buffering between
s residential and other uses. Encroachment of commercial and industrial uses
into residential areas will be prohibited as the City will protect existing
neighborhoods.
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