Ordinance No. 91-01 i
r _
CITY OF TIGARD, OREGON
.. ORDINANCE NO. 91 �-:)l
AN ORDINANCE AMENDING THE ECONOMY CHAPTER OF THE TIGARD
COMPREHENSIVE PLAN RESOURCE DOCUMENT -- VOLUME I, AND; AMENDING THE
ECONiZP14IC DEVELOPMENT FINDINGS AND IMPLEMENTATION MEASURES SECTION
Of COMPREHENSIVE PLAN a-- VOLUME II.
WHEREAS, OAR Division 19 requires jurisdictions to review the Goal
9: F_nnnminne:•elo„TMM.^.t ae..4-4 a 4. aj ..�_��_�
0
L---..t C-C 101M Vi Mh Lr Plans at
the time of Periodic Review, and
WHEREAS, the purpose of Goal 9: Economic Development review is to
ensure:
1) That Comprehensive Plan Policies and Map designations are
appropriate to support anticipated future economic development
activities.
2) That planning for economic development takes into account
information concerning state, local and national trends, and;
4
3) That adequate ssrvicEeable industrial and commercial land is
■ available to accommodate future economic development
activities, and;
WHEREAS, a review has been conducted of Tigard's Comprehensive Plan
Goal 9: Economic Development element which is contained in Volumes '
I and II of the Plan, and;
WHEREAS, the Tigard Plannir= ; Commission has recommended acceptance
of the amended Goal 9: BconomiLc Implementation Measures
and Findings, identified as Exidbit A and cf the amended resource
material entitled, "City, o! Tigard - Economic Development
Conditions,” identified as Exhibit B, and;
WHEREAS, 'the Tigard City Council finds that amending Volumes I. and
II of the Comprehensive Plan b; incorporating the above revisions
r is necessary to ensure the Cit;,'s Comprehensive 'Plan is able to
accommodate future economic development and to comply with OAR
Division 19: Periodic Review. ti
ORDINANCE NO. 91- Ot
Page 1
THE CITY OF TIGARD ORDAINS AS FOLLOWS:
SECTION 1: That the Economy Section of Volume II of the Tigard
Comprehensive Plan be amended by incorporating the
revised findings and implementation measures as
shown in Exhibit A, and;
SECTION 2: That the "Economy of 'ha City Section" of the
Tigard Comprehensive Plan Resource Document --
Volume I, be amended by incorporating the report,
n%,- i.. f Tigard _ t4'cOnnm4 n Development Conditions.11
attached as Exhibit B.
SECTION 3: This ordinance shall be effective 30 days after its
passage by the Council, approval by the Mayor, and
posting by the City Recorder.
PASSED: By U041?rIVd-S vote of all Council members present after
bei read by number and title only, this o-Qnd day
of i.,i►ia 1991.
v
Catherine Wheatley, City Ra order
APPROVED: This day, of 1991.
,��f.��, '`�; ",yam y✓J
Gerald R. 3:rds, Mayor
Approved as to form;
IAI LI
r Lam..
d'iftyl Attorn
Date
rb/ordecode.rpt
ORDINANCE NO. 9:L-.-61
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Goal 9 Economic Development
Technical Report
City Of Tigard
I'lannirg Department
August 1990
r.
3
5 r
TABLE OF CONTENTS
Page No.
I. INTRODUCTION
A. Economic Development . . . . . . . . . . . . . . . 3
ii= RiYlrjOMIC MMITIONS
A. Labor Force 3
B. Population . . . . . . . . . • • • . • • • 8
C. Residential Location of Workers - 9
D. Income 10
III. RECENT DEVELOPMENT TRENDS
A. Buildable Landa _ _ . . . . . . . . . . 11
B. City Commercial Development . . . . . . . . . . 13
C. C;ty Industrial Development . . . . . . . . . . 16
1 D. National Economic Trends. . . . . . . . . . . . 17
E. Transportation. . . . . . . . . . . . . . i8
l F. Public Facilities . . . . . . 19
IV. ACTION PLAN
A. Actions Steps 20
B. Central Business District . - - - . 24
C. Tigard Triangle . . . . . 25
Page 1 -
I. INTRODUCTION
This report addresses LCDC Statewide Planning Goal U9 requirements titled
"Economy of the State." The recommended findings and policies have been
developed to bleud Tigard's individual economic programs into those of the
region and state to meet Goal 19 requirements.
The Goal #9 statement reads:
"To diversify and improve the economy of tLe 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.
Pians 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; maieriaia and ens..+..- --�, 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 under-utilized 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."
Tigard City officials recognize that Tigard's economy does not begin and end
with the City boundary. Instead, the City economy is viewed accurately ars an
integral part of a regional economy involving all of the communities located
within the Portland metropolitan area. Similarly, Zocal economic development
is seem as a regional enterprise involving all of the communities that share
this common market area. Tigard's active participation in the 1-5 Association
and: other economic development organizations is illustrative of the City's
determination that economic development should be conducted in coordination .
with other metropolitan communities and other tiers of government, including
County and State government - agencies concerned with economic development
aspects:.
Tigard's place ir� the Portland metropolitan area economic region, or the local
context, is that Tigard isa growing community with new opportunities for
business and commercial 'expansion. Although it contains a small 2.47• of the
ic.,i^ 's population, the C.ity'e ass_a.._-a value per capita has been one of the
i.inhes:- a` any community .in ts>1 `:tte; and during the last tour years locally
based commercial and industrial development has generated an annual average of
more than one thousand new jobs. With new projects now in progress and in the
planning stages- prospects are for a continuation of present trends and for
Tigard to continue to be a major growth area. Although not under pressure to
respond to economic problems, Tigard i3 taking stepa t^ maj_ntai.n its
competitive advantages in transportation links, infrastructure, housing stock,
and community services that together create an ince.^.ing environment for a firm
M to develop or locate in the City.
Page 2 -
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A. ECONOMIC DEVELOPMENT
Goals The goal of the City of Tigard is to improve the economic base of the
community by creating a wide range of job opportu.iities. 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, Tigard will work to develop a
public/private partnership aimed at maintaining an ongoing economic development
program. For success to occur, resources must be 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. For
the program to be successful, however, 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 ty of job opp^„rtU nitier. in Tigard, T.'.':shiny o n county and the entire -
Portland SMSA, are available from the private sector. 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 that either exist presently in Tigard and are suitable for
expansion, or could be attracted to Tigard. For a truly stable economy, Tigard
must attract a diversified mix of commercial and industrial uses. The Tigard
economic goal is directedtoward 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, within a pro growth environment properly guarded by municipal
officials is the economic goal of Tigard.
A. LABOR FORCE
Table I displays historical trends in metropolitan Portland, state, and
national unemployment rates from 1970 to 1989. Special highlights ,are that
from a national recession peak of 11.5 in 1983, unemployment in the Portland
SMSA has declined steadily to a twenty-year -low of 4.58. Another prominent
trend is that 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.
Page 3 _
Table T
AVERAGE ANNUAL UNEMPLOYMENT RATE
PERCENT
12
PORTLAND SMSA
OREGON
10 '
U.S.
.............
8 \
6 ,
-
4L ,
YEAR
Table II shows manufacturing and ren-manufacturing employment trends in the
} 8Ms aur_ny t::c t:,riw i38i-ig8u. A aallunL feature is thar- manufacturing
- . J employment in 1988 was 9,100 below the level achieved in 1981. In contrast,
non-manufacturing employment increase by 43,000 during the same eight year
period. A 1994 forecast indicates a continuation of presents trends with
manufacturing employment holding steady and mon-manufacturing employment
gaining 18,400.
- Page 4 -
i
TABLE I£
CITY OF TIGARD
PORTLAND SMSA
EMPLOYMENT - ANNUAL AVERAGES AND PERCENT BY INDUSTRY GROUP
Percent Percent
1981 of Total 1988 of Total
CIVILIAN LABOR FORCE
Labor Force 653,000 640,500
Unemployed 48,100 30,500
Percent of Labor Farce
Unemployed 8.0% 4.8%
Total Employment 600,500 610,100
Non-Agricultural 545,500 549,400
Wage and Salary
Employees
Agricultural Total 7,800 1.4% 19,1001 1.5%
Manufacturing Total 107,700 19.5% 98,600 16.88
Durable Goods 76.800 13.9 70,700 12.0%
Non-Durable Goods 30,900 5.6 28,000 4.8%
Non-Manufacturing Total 437,800 79.18 480,800 81.78
Trade 141,800 25.6 152,100 25.88
Government 81,000 14.6 79,500 13.58
Service 111,600 20.2 143,600 24.4%
Miscellaneous
Finance, Insurance, 45,400 8.2 48,600 8.3$
Real Estate
Trans, Communications,
and Utilities 36,500 6.6% .35,600 6.0%
Construction 21,500 3.9 20,900 3.6
Labor-Management Disputes 0.3 0.5
TOTAL (PRIVATE SECTOR)
AGRICULTURAL, MANUFACTURING
AND NC`L•MFG. EMPLOYEES 553,500 100.0% 588,500 100.0%
Source: Oregon Employment Division
Table III ' diaplays employment by sector for jobs covered by unemployment
insurance for Washington County and for-a data area slightly larger than the
current City boundary. These figures are the latest available for the
respective areas and allow a rough overview and comparison and of the two
economies. A major difference between the City and County is that
manufacturing _employment in "Tigard", including employment in electronic
-Page 5
1
substantially smaller proportion of total
accounts for a -Tigard"
manufacturing, Service
employment, i.e. 16.4 versus 26,5g. It is of interest that the
tit is another sector
figure also is below the
-Tigard- average Of 119*2% in
of total employment manufactoring.
industry employment in T g figure for the Country, as a whole.
that
is ocnsidecably
below the corresponding proportion
By contrast, "Tigard's" retail sector accounts for a markedly higher
of overall employment than is evident far the County-
these data indicate that the largest employment sectors of the
As suggested' are retail and manufacturing- Washington
'"City" and County, respectively, industry+ which
is the location of most of the.statrgdominanceine's high o manufacturing• The
County Count 's P
is a major contributor to the in center accounting for 1.260,000 square
location of Washington Square ShopP g s total inventory space, or approximately half of the City' to nt.
feet of retail spa ard`s" role as a center for retail employment'
+n
retail space: accounts for "Tig growth
t despite Washington County's continue=demployment u
Notable also is the p nt-based electronics industry, this industry makes p
the research and developme ".nsnar[j•s" total employment'
The reason that
less than three percen.. "' `'- low share of jobs iry p�anuia%.u►i-^.y
-Tigard" has captured a disproportionately0 of
and high technology is that the City lecke the extensive ane o her plantslable
industrial land required to attract major high technology
TABLE III
AVERAGE
.COVEREDEHpLoyMENT BY SECTORS
"Tigard"
Washington County 1987
Y� 1968
117.963. 100$
20,984 100%
TOTAL 1.7
4,221 3.6 348
NA
Agriculture 86 NA O.O. 5..22
13.5
Mining 5,965 5.1 1,083
Construction31,256 26.52 29
2,834 ..9
Manufacturing NA NA 601
Electrical Manufacturing 791 3.8
3,705 3.1 8.0
Trans, dun & Pub Otil 8,306 7.0 1,679
Wholesale 20.8 6,548 31.2
24,555 - 8,0
Retail 5,661 4.8 1,598
Fin, Ince, Real Estate 23,921 20.3 2,569 12.2
:
Services 10,285 8.7 1,905 9'1
GovernmentNA NA 1,026 4.9
.Self Employed
nt excludes self=employment and Partnerships.
Notes: "Covered" employme
source: Metropolitan Service District
Oregon Employment Divisio
J
page 6
■
A_
Table IV is a listing of Tigard's largest manufacturing, non-manufacturing, and
public sector employers ranked by number of local employees. More
specifically, it shows employers of 50 or more permanent, full-time equivalent
employees within the corporate limits of the City. It is observed that
department stores account for a large share of the non-manufacturing
businesses. The list of largest manufacturing businesses reflects a fairly
diverse array of manufacturing business types. Fabricated metals with a total
of three employers represents the industrial sector with the largest numv-c�r of
firms on the list. The school district is by far the largest public sector
employer and the City's largest employer overall. In combination, these
"large employers appear to account for somewhat less one-third of total City
employment.
TABLE IV
LARGEST PRIVATE AND PUBLIC EMPLOYERS
CITY OF TIGA.`RD
i7ui
PRIVATE EMPLOYERS
Manufacturing
Sentrol, Inc Electronic components 375
Coe Manufacturing Plywood machinery 340
precision Interconnect Cables for electronic 230
medical apparatus
Avia Sports shoes and apparel 230
Gerber legendary Blades cutlery 197
Fought and Co Steel fabrication 173
Williams Air Control Air brakes & valves
Puget Corp of Oregon Plastic injection molded 142
products
Irvington-Moore Sawmill machinery 110
circle AW Products Steel fabrication 90
Flir Thermal imaging systems 97
Western Foundary Iron and steel foundary al
Flight Dynamics Aircraft guidance systems 74
Rogers Machinery Air. compressor 67
ARNAV Aircraft navigation equip 59
Laerdal Medical Mfg External pacemakers 55
Non-manufacturing
Nordstrom Department store 400
Farmers Insurance Insurance 375
Meier and Frank Department,store @350
J C Penney Department store 258
Key Pacific Corp Bank operations ctr 235
Fred Meyer Shopping Center 220
GTE Communications sery 195
Embassy Suites Hotel Hotel 191
Sears Roebuck Dept. store 165
Georgia-Pacific Corp Trucking wood products i19
1 Page 7
Non-manufacturing (continued)
NW Landscape Industries Landscape installation 110
Computerland District sales office, 105
Frederick and Nelnon Dept. store 100
Automated Office Systems off. ernitic dealer 100
Hyster Sales Ca Lift truck dealer 90
Albertson's Grocery store 70
Southland Corp 7-11 food store admin ofe fib
Safeway Grocery store 61
First Consumer National Bank Bank 55
Food Connection Grocery store 50
PUBLIC EMPLOYERS
Tigard School District 457
i`i 4-v r,F. Ti na_rri 144
US+Postal Service 96
GRAND TOTAL 6,324
B. POPULATION
In the twenty-year period 1970-1989 the City's population has more than
quadrupled to 27,050 {Table V). During 1980-1989, the annual growth rate
averaged 6.7%. Since 1973, annexation has accounted for a total of 7,310, or
approximately one third of the total increase in population during the period.
TABLE V
CERTIFIED POPULATION — 1970 TO 1989
CITY OF TIGARD
Population
30.000
25.000
20.000
15.000
10.000
5.000
a h 6 1 � a O 1 ti S a h 0 1 p 1
1� 1` 1`1 1� 1 1 1 1 1 1 6 4 6 Qr 0 b 0
1A ,ai ,� .�°+ %q N0 N°� ,°� r°) N°� N°� %11�
Year
The populati-a of Washington County increased from 245,808 in 1980 to 295,000
in 1989; as shown below, this represents a 2.4% compounded annual rate of
growth. Significantly, the country is tho fastest a-rowing in the state.
Compounded Annual Rate of Change:
1980-1989 1985-1989 1988-1989
Tigard 6.7% 8.0% 6.08
Washington County 2.4 2.6 2.8
Source: Center for Population Research and Census
C. RESIDENTIAL LOCATION OF WORKERS
While an attempt can be made to achieve a balance between job opportunities and job
I requirements at a local level, there !a .-.e strong c=idcnce that residential loeatiOn
choices are determined in relationship to distance from the place of employment. 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 commuted north to Portland. Available data for the Tigard-Ring
City area indicate that in 1980 approximately 75% of employed persons living inside
the area worked outside. Conversely, 778 of the persons working inside Tigard-Ring
City lived outside this area.
The evidence is clear that employment structures within the entire metropolitan area
N-e interrelated. Therefore, the placement of new industry/commerce within any
Xrisdiction 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 1985 was $32,887. This war somewhat less the
Washington County Average but about $6,000 more the state average. A breakout of
-household income characteristics is provided in Table II-5.
- Page 9 -
TABLE VI
CITY OF "TIGARD"
HOUSEHOLD INCOME CHAdtACTERISTICS
1985
Income No. of Families $ of Families
Less than $10,000 776 8.0
$10,000 - $15,000 1,235 12.7
$15,000 - $25,000 2,940 30.2
$25,000 - $35,000 1,737 17.8
$?x.00o $50,00= 1,646 16.9
$50,000 - over 1.411 14.5
9,745 100.0
Mean Family Income - $32,887
Source: Metropolitan Service District
Note: The term "Tigard" identifies a data area slightly larger than the area within
the current City boundary.
RECENT DEVELOPMENT TRENDS
From 1970 to 1980 Tigard underwent a change from a rural community to a suburban
community with a strong economic base. Land development continued to occur at a rapid
tempo during the 1980•s. The major factors were 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` facility 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.
A. BUILDABIX LANDS
In late-1989 the City conducted a tax lot by tax lot survey of vacant and
underutilized land within the Tigard City limits. The characteristics researched in
the survey included parcel size, existing use, zoning designation, and information on
whether any portion of the parcel is within the floodplain. Characteristics that
were not researched included the exact amount of land within the floodplain and the
ar,,,,.int of acreage with slopes exceeding 25%. This vacant land survey is the only land
inventory information currently available. It gives a rough indication of amount of
buildable land designated for commercial a`t;l industrial use. Also included below are
acreage totals from a vacant land survey undertaken in 1981.
- Page 10
Flood
1981 1989 Plain
C-G 140.1 58.6 3.3
CESS 17.2 17.2 3,8
C-N 4.0 417 .n
C-P 108.7 86.3
t-H 2.1 .3 .0
I-r. 95.6 79.7 52.1
I-P 126.8 90.8 25.7
A major highlight of the table is that land conversions generated by economic
development have drastically reduced the supply of land zoned for general commercial
use. Indeed, if the average annual rate of loss experienced during 1981-89 were to
continue, there would be no vacant c-G designated land available by 1994._ Another
highlight is that, taking into account r:he amount of such land that is constrained by
its location in the floodplain, the supply of I-L designated land also has been
severely reduced in area during the 1981-89 period. Although the exact amount of
flood-constrained land designated for light industrial uses has not been determined
as yet, floodplain maps show that a considerable amount of the 79.7 acres that
remained in 1989 are inside the floodplain. The same is true of large tracts of
vacant I-P designated land, specifically, those located west of SW 74th Ave. And URO
SP&S railroad line and those on the northern edge of the city between Fanno Creek and
the railroad tracks south of Koji Business Center. Of the few acres of vacant heavy
Industrial land that remained in 1981, virtually all had been utilized by 1989. The
supply of land designated C-P also has diminished, but to a lesser extent. Moreover,
s shown below, a significant amount of utilized a-P land, i.e. some 32 acres, most
of it located in the triangle formed by Interstate=5, Highway 217, and Pacific
Highway, is developed with single-family residential units and thus potentially is
available for redevelopment. In summary, the lack or diminishing supply of .Land
available for general commercial and industrial development is one of the core
problems facing City economic development. It represents the most significant change
in economic development opportunities since the City•s Comprehensive Plan was
acknowledged by LCDC in 1983.
Additional information for vacant lands identified in the 1989 inventory as required
by ORS 660-09-15 is provided below.
Total Total Serviced Parcels
Parcels Acres Parcels wPo onstraints
cc 48 59 48 47
CP 142 86 142 137
CBD 10 34 10 9
IH 1 0 1 1
IL 23 80 23 _ 15
Ip 32 91 32 21
Next, inventory Information on underutilized sites identified in 1989 is shown. The
vaat majority of these sites are in single family residential use.
-
Page 11 -
Total Serviced Parcels
J Parcels Acres Parcels w/o constraints
GC 71 70 71 70
CP 83 35 83 83
COD
IH O 0 0 0
IL 6 21 6 3
IP 26 49 26 16
Lastly, inventory information for vacant and underutilized sites five acres or larger
has been developed as follows.
Size Serviced No constraints
GC [3) 3 3
CP [2) 2 1
COD [i) 0 0
IH [0] 0 0
IL [5] 5 0
IP [4) 4 3
These tables show that Tigard•s inventory of vacant commercial and industrial land is
composed of a multitude of small parcels and that comparatively few unconstrained,
larger sites remain for future expansion and growth. On the positive side, all of
this land is already serviced or services can be easily extended.
map showing the location of tneae u!L=6 lb ;%i%a c;ai cLL Law euu .,i Liula LClxaii. iiiap
Is under preparation]
O. CITY COMMERCIAL DEVELOPMENT
Rapid population growth between 1970 and 1980 changed the complexion of the City from
-a rural coumunity to 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.
Commercial activity developed in a strip along State Highway 99W (Pacific_Highway),
with increasing development along Highway 217 and portions of Scholls Ferry Road.
This included eating and drinking establishments, general retail and numerous
individual businesses. commercial and professional office development increased
along Pacif3.c Highway and in the Tigard Triangle.
As displayed statistically in Table VII, during the period from 1980 commercial:
development in Tigard slowed during the national recession mid-eighties period, but
spurted to $24 minion each in 1998 and 1989. The effect of this development on the
supply of commercial land was outlined above.
.- - Page 12 -
i
TABLE VII
COMMERICAL CONSTRUCTION & ALTERATIONS
CITY OF TIGARD
(in millions)
Washington County Tigard
1981 $ 83,680 $ 6,439
1982 62,039 6,117
1983 55,019 3,194
1984 124,423 3,053
1985 135,741 6,818
1986 92,426 11,804
1987 121,833 20,601
1988 130,708 24.364
1989 159,167 24,887
Source: State Housing Division
Washington Square and Square II, one of the metropolitan area's three major regional
shopping centers, is looted on the northern boundary of the City in an area annexed
into the City in 1988. The center is a major regional facility attracting an average
of 48-50,000 shoppers per day and employing some 2,000. It also is the Tigard's
highest assessed business property with an estimated true cash value of more than
$65,000,000 (Table VIII).
TABLE VIII
HIGHEST ASSESSED BUSINESS PROPERTIES
CITY OF TIGARD
1989-90
Estimated
Assessed
Name Valuation
Washington Square Shopping Center $65,331,100
Oregon Business Park (all phases) 47,111,800
Lincoln Center 45,879,170
Embassy Suites Hotel 14,750,60
Meadow Creek Apartments 11,431,50
Roll Business Center 11,141,100
Washington Circle Shopping Plaza 9,475,400
Farmers insurance 9,089,600
Tigard Town Square Shopping Center �3 E57,700
Park 217 7,885,600
Greenway Town Center 6,803,500
Hilltop Center 6,144,000
Fred Meyer Shopping Center 5,650.300
Coe Manufacturing 5,566,900
Sunflower Apartments I & II 5,142,800
Page 13 -
Tech Center Business Park 4,996,300
l Summerfield Clubhouse 4,877,000
/ RFD Publications 4,775,300
Fought S Co 4,552,600
Tom Moyer Theaters 4,481,500
R & B Commerce Plaza 4,211,300
Tigard Plaza Shopping Center 4,155,600
Source: County tax records
Table IX presents data on retail, wholesale, and service industries trade for the
years 1982 and 1987. The data source is the US Department of Commerce. According to
the table, Tiqard's retail stores reported sales totaling $197 million in 1!+'87. This
represents a 40% increase in sales from the $141 million reported in the 1982 census.
These sales volumes were the 15th largest for all Oregon places of 250000 or more in ,
both 1982 and 1987. In terms of current conditions, the annexa-on cf Waeh=ne.1tnn
Square Mall in 1988 roughly doubled the total retail floor space in the City. In
light of th6 center's higher sales volume per foot it probably more than doubled
Tigard's total aales. It is illuminating to note that adjusting Tigard's retail
receipts to include Washington Square would change the city's ranking to fourth in tte
state in terms of the 1987 retail sales volume figures. This ranking more accurately
depicts the damInant role of the Citv's retail sector and the influence exerted by
Washington Square on the Tigard economy. It also is consistent with the employment
data presented earlier that show a concentration in retail.
TABLE IX
RETAIL, WHOLESALE, AND SERVICE INDUSTRIES TRADE
CITY OF TIGARD
(in millions)'
1987 1982
Rank In Sales % of St Rank in Sales 8 of St
State Receipts Total State Receipts Total
Retail Trade 15 $197,293 1.2 15 141,775 1.1
Wholesale Trade 5 715,256 2.3 6 304,505 1.1
Service Industries 9 95,173 1.5 13 43,182 1.1
Sources: Census of Retail Trade, Census of Wholesale Trade, Census of Service
industr-y
Based on the limited supply of vacant land zoned for commei^ial development, some 50
plus acres, and the scarcity of high-traffic locations required by major retail,
particularly along the I-5 commercial strip, the long-terra future trend in retailing
will consist of rehabilitation of existing centers providing shopping opportunities
_ Page 14
more finely-tuned to the trade area. The scarcity of cites also should create
opportunities for the redevelopment of the City Center commercial area.
The Census of wholesaling indicates that the City's sales more than doubled from $304
million in 1982 to $715 million in 1967, respcctively ranking the City 6th and 5th
among Oregon places of 2,500 or more. This high ranking is further evidence of the '
relatively significant role of the wholesale sector in the local economy. This role
is indicative of the City's advantageous location near major interstate and regional
transportation corridors.
Tabular data on services Industries indicate that small sector plays a minor role in
the local economy with sales receipts totalling $95 million in 1987 and the City's
rank order approximately equaling its rank in terms of pope.lation. However, this
picture seems likely to charge in the future. This is because the zoning category
conta .ning the largest supply of vacant and redevelopable land is the C-P category.
As noted, the bulk of the land in this classification is located in the Triangle area.
Development standards for the area presume office development. The timing of public
improvements, especiaily roadway improvements, will determine one Liming wi thin
development.
In summary, commercial facilities such as Washington srn,are and the nearby Lincoln
Center Office Park represent the type of development that ansists the City to develop
a stronger image of economic vitality, which is important to attracting new economic
development. Additionally, shopping opportunities represent one of the factors that
make up the quality of lifts attributed to an area.
C. CITY INDUSTRIAL DEVELOPMENT
, ,)his sector represents basic employment, " or employment associated ,with busL•.;aas
activities that sell their goods and services primarily outside of the local area.
- Major manufacturing employers in the city include both heavy industry, such as the
fabricator metals industries Fought Steel, Circle AW and Western Foundary, and light
industry, such as sentrol (security system components), Puget (injection molding), and `
ARNAV Systems (aircraft navigation equipment) Most of the industrial land in the
City is zoned for light industry. 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_
As was indicated earlier, the total anw—unt of vacant industrially zoned land in all
classifications in the City is approximately 170 acres. of this amount,_three sites
are 30 acres or larger. It was observed that much of this land is constrained by
floodplain. It- was further observed that at the present rate of conversion all of the
suitable land zoned for industrial use could be built-out within a few 'years. This
characteristic of limited land supplies is evidenced by employment data. As mentioned
earlier, Tigard's 16% of_employees engaged in manufacturing is considerably below the
Oregon average of 19% in manufacturing and far below the county's 26% figure.
The latest available Census of Manufacturing data ars for 1982. According to these
data, Tigard's then-existing 73,manufacturing firms reported adding $69.2 million in
value and 125.1 million in the value of shipments. These amounts represented 0.87%
and 0.6%, respectively,, of the state figures for value added and value of shipments.
} - Page 15 -
L
Fabricated metals, with. 14 estnblishments, was the largest industrial group with 20 or
..'pore employers.
Assumming a desire to do so, the City hae a limited number of options to expand its
supply of industrial land and thereby diversity its economic base. Very little
developable land is available for rezoning. Because of the character and existing
county zoning of unincorporated land adjacent to the city boundary, expanding the City
limits would not result in the capture of lands suitable for industrial development.
This justifies the need to preserve existing vacant industrial land for industrial
uses when considering requests for rezoning to non-industrial uses. It also affects
the need to consider a more detailed, site specific inventory of the remaining
itiventory of vacant industrial in terms of slope and floodplain constraints in order
to determine how much of this land is developable and to facilitate its availability
for industrial use.
In conclusion, land designated for industrial uses is in short supply. A sidelight to
f hi a i aaLn £s th at ox ansirj.r, rf tuct city limits would not add to the supply of
developable industrial land.
Apropos of this discussion, it should be noted that the largest industrial project
attempted in Tigard is now in progress. PacTrust plans a mixed-use development on 30
acres adjacent to the firm's Oregon Business Park. The park will be developed over
the next three to five years and will include 800,000 to one million square feet of
space at completion. The $40 million park will incorporate office, retail and flex
space, as wall as a restaurant and hotel. The firm has coupleted the access road
through the property and is in the process of erecting the first buildings.
s-
- J. NATIONAL ECONOMIC TRENDS
To assist in identifying the major categories of commercial and industrial uses that
could be expected to locate or expand within Tigard, it is instructive to look at
state and national economic trends. In brief, information contained in the "Oregon
Economic Trends Project, State and National Trends Report", indicates that the major
national trend is the emergence of a so called transition economy. This transition
economy is described as including "th development and implementation of a wave of new
technologies; the globalization of the economy; and the shift to service industries
and occupations" In contrast to traditional manufacturing industry, the new high
tech industries have low resource, energy, and transportation requirements. High tech
development can occur almost anywhere. Another marked contrast is than whereas
traditional industry affords high-wage blue collar jobs, occupations in high tech tend
to be either higher-paying professionalortechnical jobs, or low-paying clerical and
assembly jobs. The globalization of the economy refers to the growing Integration of
the U.S. and world economies, which is characterized by development of transnational
corporations, the "explosive" growth of international trade, and the extreme mobility
of financial capital. Lastly, the shift to service industries and occupations refers
to the increauing share of employment in this sector. The fastest growing service
industry has been computer softwara and data processing.
State economic trends reflect fundamental changea in the state's economy brought
about by technological innovations and globalisation. In the 1980's technological
innovation led to a loss of jobs for production workers in a wide array of industries,
J - Page 16 _
7
ranging from plywood manufacturing to financial services. The effects of
globalization had positive and negative impacts on the Oregon economy. Grain, food
•rocassing, fishing, textile, aF.d aluminum firms began to decline under the pressure
of domestic and foreign competition. The structural changes that occurred in Oregon
during the eighties had different impacts on different areas of the state. The
Portland metropolitan area, with the state=s most diverse economy, was the area least
affected by structural change. Future prospects for the Oregon economy are
described as "not overly optimistic". But market niche opportunities do exist even
in declining industries such as fishing, forest prod"cts, and food processing. migh
tech tourist industry development and import distribution are identified as industries
that should continue to prosper.
To promote industrial development the state has developed a list of industries for
statewide recruitment and expansion in both metropolitan and non-metropolitan areas.
The list of 25 industries was developed by the use of a detailed ranking method
designed to identify industries that offer growth opportunities in sectors that will
diversify and strengthen Oregon's economy. The locational requirements of each of
the identified industries also has been determined through a state-sponsored survey..
With this information a community can compare its attributes and advantages to the
industries locational needs.
With respect to Tigard's growth opportunities, it is significant to note that seven of
the indicts=2^o contain1._ the «tate�� li9t are ser rggEa[1tPd in Tigard by firms
employing fifty wor more. These industries include plastic products, industrial
controls, telephone and telegraph e(raipment, electronic components, x-ray apparatus
and tubes, measuring controlling instruments, and surgical appliances and supplies.
though individual site needs vary, these target industries have in common the broad
ite requirementsof accessibility to'aervices, air transportation, interstate highway
access, institutions of higher education, and various specific critical supply and raw
material needs. Based on informal discussions, it appears that these existing firms
site needs are well met by their current location in Tigard. The community's main
disadvantage relative to attracting new and expended development_ is the shortage of
land supplies. This represents a significant change in long-term economic
opportunities from 1983. - Giver. this essential fact, Tigard has, no expectations for
major new industrial growth. It is assumed that ample room for industrial growth and
expansion is available on a regional basis.
By way of contrast, a key site requirement that Tigard does have in abundance is
leasable industrial and :.lex space in new industrial parks, such as Oregon_Business
Park (1,900,000 square feet), Koll Business Center (277,597 square feet), Tigard
Industrial Park (85,000) and several Wither existing and proposed industrial centers.
In the case of smaller and younger firms, the provision of buildable land is not a
primary requirement. Rather, the primarily site requirement of these enterprises is
tenant space. Tigard's special market niche is an the ample provision of the
developed commercial and industrial space needed by these smaller firms.
■
E. TRANSPORTATION
Tigard is located a6jacent to the major highways on the western boundary of
metropolitan Portland including Interstate 5, Highway 217 and Highway 99W (Pacific
.11 Page 17 -
Highway). Diagram I, 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 serves as a major
thoroughfare. Average daily traffic volumes on the state highways inside Tigard range
up to 102,400; 90,500; 47,600, respectively, at the most heavily trafficked mileposts
on Interstate 5, Highway 217, and Pacific 'Highway.
In the urban parts of Washington County, about 84% of all daily trips are made in
private autos, according to the Washington County Draft Comprehensive Plan. Only
2.5% are made by public transit.
In 1988, Tri-Met, the regional public transit agency, completed construction of a
clean, modern, and attractive transit transfer station on Commercial street in downtown
Tigard. Plans are currently nnderwav f-r the .a�_+ca r,€
-'- »Z _ ».,. - a E+atria an4 Flae station On
Pacific Highway in or near the City. The size, design, auto parking capacity and
location of the facility have not been determined as yet. The eventual extension of a
light rail line is in the conceptual stage. On' the other side of the coin, the recent
and proposed improvements in the physical facilities serving Tigard so far has not been
accompanied by a corresponding improvement in transit servic-oz. In recent years the
number of bus routes serving the city has been reduced from four to three, with the
elimination of one of the two routes that formerly ran from Washington Square through
Tigard. Moreover, none of the existing routes serves Tigard Civic Centeir.
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 28 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.
The significance of the transportation network is that it affects the location
decisions of firms and the efficient provision of goods and services. The types of
locations that are successfully attracting investment and jobs are those with good '
access and circulation. In contrast, poor access and circulation are factors that
have been barriers to private investment in the downtown and Triangle areas of the
City.
B. $8.8 million transportation funding measure that provided funding for improvements
to segments of ten major streets in the City was passed in the 1988 general election.
The projects were started in 1989 and scheduled to becompletedin 1991- These
improvements will improve the safety and efficiency of the road system for the
foreseeable future.
- Page 18 -
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I L_
F. PUBLIC FACILITIES
, .)Water is provided to the City from the Tigard Water District and the Metzger Water
'
District. Tigard Water District craws Its supply from the Clackamas R--ver and the
R_l' Run Reservoir. The system and supply are g.,le-r ata to the year 2000 according to
the district's manager. The water source for Metzger Nater District is also Bull Run
Reservoir.
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 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 the collection
...,..
In 1990 ..o.tacts aero ln4 for the nnnwtr.�ctinn o€ a new primary clari€i_er and
raw sudgepumping ystation. These and a series of other improvements planned over the
next three years will increase the design capacity of the treatment facility by 50%.
Presently, the City does require that all new development be connected to a sanitary
sewer service.
In order that growth may occur in a rational manner, the City has taken steps to
anticipate growth and provide necessary services to areas which are prime for
development. The City also encourages the use of local improvement districts to fund
the public improvements needed by a business choosing to locate on a vacant parcel of
�jland. Coordination Is necessary in order thatdelayis minimized when a potential
development project surfaces.
other public and private facilities such as fire protection, police protection,
health care, educational facilities such as Portland Community 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.
Recent projections indicate that energy deficits will not occur until the late 1990,9.
To prepare for the future, a -regional power planning council was created to develop a
regional load forecast to determine the amount of power needed to meet the
requirements of the Oregon, Washington, Idaho and Montana region.
overall, adequate public facilities, moat ly wit. a ione economic life, are'available
to industries choosing to move to Tigard. The City is aware, however, that new and
expanded public facilities will 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.
According to the 1989 Oregon economic development plan, one of the activities
considered to be the most effective for economic development is infrastructure
development. The importance of adequate infrastructure for local economic development
Page 191
t
is clearly recognized by Tigard officials. Indeed, it is seen as one of the most
U7ffective development strategies that the City government oan take.
insummary, the di ar,zssi-n above has addre-eee d the current status of the 10cal
,., ,,my a measured by statistics. The main points are that Tgard is dmajor growth
area. The City is not. under pressure to respond to economic problems. Therefore, a
modest economic develo;,ment strategy for Tigard is proposed. The following actin„
-is
form the key elements of the strategy.
IV. ACTION PLAN
In 1483, in compliance with the industrial and c`-omrc clai oevelopment Rule, the City
adopted an economic development program. The program operated at two levels: 1)at
the local level a steering committees composed of City staff and business
representatives and called the Economic Development 0--mmittee was established to
formulate and carry out activities] 2) at the county-wide level the City actively
participated in a Regional Task Force on Economic Growth. In addition to interacting
with community and county-wide representatives to formulate programs and activities,
the City assembled a buildable commercial and industrial lands inventory and map to
facilitate site selection for business and industry.
I ,
A. 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. Consolidation of the planning functions with building
and code administration gives the City the opportunity to prepare strateies
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
allows for prompt recognition by the department personnel of existing
procedures which may deter economic development. The interplay of personnel
from the Planning Division and the Building and Code Division results in an
efficient development process with a shorter aimprovall period w1thout th=
*fisacr
^c :.f ouweunity standards.
Staff from the Planning and Development Department will continue to provide
technical assistance to the Economic Development Committee. The committee
is made up of city staff, local business people and representstivea of the
various facets of the economic community.
1 _ - Page 20 -
The overall goal of the economic development program is to create a program
which is compatible with the potential and constraints of the City. The four
components of this strategy are:
a. Aiding in the creation and maintenance of new and continuous
employment opportunities to afford City residents the choice of
working within the City;
b. Striving to improve, diversify and stabilize the economic base of the
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. Ensurinq the timely deve-lo- hent of all nnhlin favilitiea and services
and their delivery systems.
As defined by the City Council, the role of the committee is to assist in
attracting new businesses to the area, to development methods to enhance the
existing business climate in Tigard, and to facilitate cooperation with
neighboring communities with regard to economic development and
transportation and planning coordination. other tasks include acting as
"ambassadors" to the business community and promote doing business in Tigard,
participating in City Center and Tigard Triangle development efforts, and
monitoring the inventory of buildable commercial and industrial land in
Tigard.
- Regional Plan - The City of Tigard will continue to participate in the
Washington County Economic Development Task Force, composed of
representatives of each of jurisdictions and of various other public and-
private organizations located within the County. Tigard recognizes the
advantage of participating in such a 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 effort 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
expanded t operation i n tha W h-in.ton County area_: but its presence
I vniji caYcuucv ia.n a,rciaztivji ....�. .�..y...... ...,_... ,_
has- attracted [many similar facilities.
The central goal of the regional program is to provide for an exchange of
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
than compete against one another for new industries.
Tigard will continue its involvement with the METRO, Tualatin Valley Economic
Development Corporation, I Association, Chamber of Commerce, Washington
County Visitors Association, and other regional groups which may provide
t 1)
/ - Page 21
c<.
i_
s
information and resources which are useful to Tigard's economic development
' efforts.
3. Municipal Code] - Within the Tigard Community Development. :,ode modifications
have been and will continue to he -made to existing processes to streamline
development application periods, to provide flexibi =y i:i some land use
areas and to allow for maximum economic use of land. These changes have been
proposed, however, will be put in place only after protections have been
built in for the environment as well as existing uses and residential
neighborhoods. Since Tigard has experienced steady economic growth, 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
I recognizes the need for encouraging economic development, but only while
maintaining the high standards which have mads Tigard an attractive place for
new economic growth.
In regard to this subject, it is pertinent to note that Tigard is recognized
as having an efficient development review process. Developers, engineers,
and architects praise the effectiveness of Tigard's process. Since
acknowledgement of the City's comprehensive Plan in 1983, initiatives to
ntream-li_�e development review have consisted primarily of revising the Me-
application procedure to include concurrent review by all relevant
departments and of developing options to facilitate greater coordination
during development review. Some streamlining activities are mandated by
state law, such as legislation passed in 1983 which places a 120-day limit on
the processing of certain applications. Revisions to the development code
will continue to be inplemented to comply with state statutes and to correct
any glitches or potential problems uncovered in the "processing of
applications.
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 development codes
which describe restrictions and standards for landscaping and buffering
between residential and other uses will be strengthened. Encroachment of
commercial and industrial uses into residential areas will be prohibited as
the City will protect existing neighborhoods.
4. Regional Economic Development Act Ir. 1987 the state of Oregon instituted
the Regional Strategies Program. This program requires regions to choose one
industry of focus in partnership with the state. As discussed, the City of
Tigard ispartof the Portland metropolitan region. The approved regional
strategy for the region is visitor industry development or tourism. The
tourism strategy adopted for the region incorporates the goals of the Oregon
Tourism Alliance (OTA). These goals focus on improving and promoting the
quality of life amenities of the state, which are presumed to include, most
importantly, the availability of high quality outdoor recreation activities
and uncrowded conditions. The City's plan to upgrade Cook Park, including
particularly the development of the riverfront portion of the park, will
improve access to one of the region's most underutilized recreational
assets, the Tualatin River, and help to relieve pressure on, other boat access
facilities on other rivers within the state'v largest population center. As
- Page 22 -
■
i
such, the project is in line with two OTA goals: Goal 3, "to help projects
that support in-state substitution," and Goal 4, "to further projects that
encourage visitors to extend their stay." The City also engages in other
activities that foster tourism. These include: community events, such as
I Cruifsin' Tigard and the Fourth of July Celebration, and providing playfields
in Cook Park for major sporting events, such as regional youth soccer
tournaments.
5. Development opportunities presented by the Tualatin River clean-up - In
response to planning requirements established by the Oregon Department of
Environmental Quality, new regulations for surface water management in the
urbanized area of Washington County are scheduled for adoption in 1990. The
main opportunity presented by the regulations is increased water-base
recreation, including fishing and small boating recreation. At present
public access to the Tualatin River is highly limited, especially on the
valley door. The "_'"ualatin n_.,ar, nipan-un efforts will make the river more
attractive as a site for streamside picnic and other water-related
recreational facilities. These are the most significant deficit facilities
in the Washington County, according to the Oregon Statewide Comprehensive—
Outdoor Recreation Plan.
I 6. Citv Informational Resources - Two main information sources are available
for those wanting up-to-date information on the economic deve ^^`=t
potential of the community. These are Tigard Database and Tigard Quarterly
Report.
Tigard Database is a unique and valuable resource book that contains detailed
information and statistics specific to the Tigard area. The volume's one-
hundred pages of data are organized into twenty-four topic areas. These
range from general characteristics of the population to commercial and
industrial development, to largest private and public employers, to traffic
volumes on City Streets. Also included in the book are listings of available
industrial properties provided by the Oregon Economic Development Department
Industrial Inventory System and a comprehensive listing of retail, office,
and industrial properties with divisible space for two or more tenants. A
primary purpose of the book is to facilitate site selection for business and
industry.
Another informational resource put together by the City for business and
industry is The Tigard Quarterly Report. The report is published four times
per year and cc:ritains information on projects submitted for development
review, building permits issued, and new business tax registrations. It
also contains stories on topics of interest to the business and development
community. Subscriptions are available at no charge.
7. Quality of Life - Racent evidence suggests that a high quality of life playa
an important role in attracting and holding businesses. Looking at Tigard in
this regard, although many cultural and -recreational opportunities are
available in the metropolitan area, comparatively few such opportunities are
available locally. For example, unlike several other suburban cities in the
area, Tigard lacks a cultural center or any community performing arts groups.
Similarly, Tigard has a park system composed of a total of some 98 acres,
�) - Page 23
but as Tigard,s population has grown the amount of active park space per
person has declined steadily and currently stands at 3.8 acres per 1,000 City
residents. Furthermore, Citv park facilitfeR do .not include an indoor
recreation center. Given the importance of such facilities to community
ecanomic health, the conclusion is reached that more culLural and
recreational facilities are needed to maintain and enhance Tigard•s quality
of life. Increased emphasis on varied entertainment and leisure time
choices and good cultural offering; and on expanding park and green areas
also would mark a significant step toward achieving a distinctive community
identity.
Another key area for attention includes improving the appearance of gateways
along main highways passing through Tigard. In particular, Pacific Highway
corridor presents motorist with a chaotic and cluttered view as they enter
Tigard. A proliferation of signs, unharmonious buildings, cries-crossing
wires, and unrelated parking lots all come into view. The impression given
is .or a community that does not care about the appearance or its main
gateway. Investors often see this as a sign that a community is poorly
managed and not interested in having high quality development projects. To
improve this unattractive image, road, sidewalk, landscape and other
improvements aimed at creating more of a boulevard effect for the highway
should be considered. Where public improvements are required, the
N establishment of Local improvement Districts and Economic Improvements
Districts are possible financing devices. While roadside and landscape
improvements to Pacific may be costly, a more progressive image for Tigard
would 1--e the result.
-J- CENTRAL BUSINESS DISTRICT
Tigard CityCenter is defined as the area encompassed by Hall Blvd., Hill St.,
Pacific Highway and O'Mara. Recognizing the need for an economic development and
physical improvement plan for the city center, in 1989 the City Council adopted the
City Center Development Plan. The goal of the plan is to strengthen the economic
vitality of the City Center and to create a sense of identity as the heart of the
City. The activities envisioned in the development plan represent a combination of
private and public investment. Two of the projects proposed in the plan are scheduled
to start in late 1990. One is the replacement of the Fanno Creek Bridge on Main St.
The other is the development of Fanno Creek Park in accordance with the Fanno Creek
Master Plan. These projects mark a significant step toward the goal of reinvigorating
the downtown area and achieving new development. A "Land Use Policy Statement"
adopted 'by Council states that land use regulations will be reviewed through City
staff working with business and property owners. It is contemplated that these
development regulations will facilitate a diverse mix of uses.
C. TIGARD TRIANGLE
The Triangle is the area encompassed by Pacific Highway, Highway 217, and Interstate
5. Zoning is primarily commercial with small pockets of single-family residential.
The City has identified the Triangle area as a potential area of focus. An area study
is planned. The proposed study would be the first comprehensive and coordinated
- Page 24
isof the area. The primary reason the Triangle was picked for possible study
�s its potential for economic development. This potential is based on the large
tracts of vacant land available for commercial use within the area and the area•A
central location at the crossroads of three primary traffic carriers. The tentative
work program for the study calls for a detailed physical and socio-economic analysis
followed by the development of alternative development plans and a recommended
alternative. Important issues to be addressed include the location; type, and tuning
of public improvements; the impact of the planned reconfiguring of the 217/I-5
interchange; and how to maintain the liveability of existing residential areas.
Citizens in the area would have the opportunity to be involved in formulating the area
plan. It is expected that the combination of technical and public review will lead to
better area programs and projects.
- Page 25 -
EXHIBIT B: SCONGKIC DEVELOPUNNT FINDINGS, INPLEMENTATION
X&MURES, AND POLICIES
( j indicates deletion indicates addition, subtitrles excepted
I. ECONOMY
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 Goal #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 anerg av?i'_ability; 1,1-or Marl—
factors; availability of renewable and non-renewable 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
plana.
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.
o The City of Tigard is [a sub-element of the Portland metropolitan economic
region] an important economic. and employment center within the Portland
metropolitan economic region.
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.] thriving commercial and
industrial growth.
o In spite of continued growth and prosperity and a healthy economy overall,'
economic growth has had very uneven spatial impacts within the community. In
particular, comparatively little new economic activity has occurred in the
city center. Tigard Trianaic and 74th Avenue Corridor areas.
P
o Tigard has not had to induce development with financial or other incentives.
o Tigard is recognized as having clear and consistent development review
e
fstandards--and a efficient and we!!-coordinated ea .szogeaa.
o A significant amount of commercial [and industrial] buildable land is
available [in areas where all services are provided making it suitable] for
development. Most of this land is concentrated in the Tigard Triangle area.
o A core problem facing the City is lack of buildable land designated for
industrial use.
o The City's large industrial parks provide an ample Supply of leasable space
for smaller and younger industries.
v [riaiauacscuring,j wholesale and retail aC*"4v tieB provide the majority of the
local 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. This particularly apr,lies to the Tigard
Triangle commercial and the 74th Avenue industrial areas.
y o A computerized database of comprehensive and up-to-date economic data,
particularly that relating to sites available for development purposes, [is
largely unavailable or not kept up to date] is expected to be available from
late-]990.
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] utilized by some businesses located on property
adjacent to the rails.
o [Ease of access] Proximity to 1-5 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 [Residential development in commercial districts complements commercial uses,
helps to minimize crimp: within the commercial dietricts, provides housing for
senior citizens which is in close proximity to shopping areas, and minimizes
vehicular travel which would reduce pollution and conserve energy.]
o (A need exists for public facility development, to make industrial and
commercial lands available for economic development purposes.
Ia Recognizing that liveability is an important component of economic
development a need exists - for more local cultural and recreational
opportunities to maintain and enhance igard°n Quality of life.
o Attractiveness or amenity of a particular area is an important factor
influencing location decisions for new private sector investment.
o New water quality standards for the Tualatin River will increase the
attractiveness of the river for water-based recreational activities.
o New water Quality standards together with various increased development fess
imposed at various times since 1383 Lave increased the cost of developing
land.
o Traffic congestion in some designated commercial and industrial areas has
been detrimental to economic development.
POLICIES
VI.1 THE CITY SHALL PROMOTE ACTIVITIES AIMED AT THE DIVERSIFICATION OF
THE ECONOMIC OPPORTUNITIES AVAILABLE TO TIGARD RESIDENTS WITH
PARTICULAR EMPHASIS PLACED ON THE GROWTH OF THE LOCAL JOB MARF.ET.
VI.2 THE CITY SHALL WORK WITH WASHINGTON COUNTY AND ADJACENT
JURISDICTIONS TO DEVELOP AN ECONOMIC DEVELOPMENT PLAN
INCORPORATING A LOCAL ECONOMIC DEVELOPMENT PLAN.
VI.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 CRBATING A
DIVERSIFIED AND ECONOMICALLY VIABLE CORE AREA.
VI.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.
VI.5 THE CITY SHALL PROHIBIT RESIDENTIAL DEVELOPMENT IN COMMERCIAL AND
INDUSTRIAL ZONING DISTRICTS EXCEPT:
COMPLIMENTARY RESIDENTIAL DEVELOPMENT SHALL BE PERMITTED ABOVE THE
FIRST FLOOR IN 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-40 DISTRICTS.
VI.6 THE CITY SHALL CONSIDER PRIVATE FINANCING BY PRIVATE DEVELOPERS IN
COORDINATION WITH AVAILABLE BONDING METHODS Tn PROVIDE PUBLIC
FACILITIES TO COMMERCIAL AND INDUSTRIAL LAND DESIGNATED ON THE
COMPREHENSIVE PLAN MAP.
z�
IMPLEMENTATION STRATEGIES
1. The City's Community Development Cade shall incorporate any revisions
needed to remove unnecessary obstacles which may deter new economic
activities.
2. In the process of administering the City's Comprehensive Plan, careful
consideration shall be given to the economic implications of all
proposed policies, programs and regulations.
13. The City shall identify regional economic needs through interaction with
`fficialaa,.a - .
�,tiier waeningtoa county jurisdictions and take appropriate
action to adjust local policies to respond to their regional concerns
and needs.]
3. The City shall cooperate with the I-5 Association the Tualatin Valley
Economic Corporation Washington Country and other tiere of government
on economic development activities
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
business concerns.
5. The City shall participate in the formulation and implementation of a
regional economic development program for the Washington County area.
16. 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 concezns.]
6. The City shall continue to maintain and expand its comprehensive data
base of demographic and economic information
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.
The City shall target efforts to strategic areas for growth and
diversification. Specific areas include the Central Business District
the Tigard Triangle and the 74th Avenue Industrial area
[8).9 The City shall concentrate resources for the revitalization of the
Central Business District utilizing Local Improvement Districts and a
program to encourage private investment.
19.110 The City shall encourage new development by allowing more flexible
zoning standards within the CBD than are allowed citywide.
11. The Citv shall develop a master Rlan and finane�, 1 scheme for
development of the Tigard Triangle area.
12: The City shall designate SW 74th Ave between Bonita and Durham as a
anecial study area. issues to bc addrerm "d include tr`;g exact location
of land in floodplain the feasibility of channelizing sections of the
creek flowing through the area. and the feasibility of actively
marketing suitable sites for industrial development
[10.]13The 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 caenn.,m_n ►,,ee of tho
community thus reducing the tax burden of the residential property
owner;
C. Aid in the effective utilization of the land, energy and human
resources; and
d. Provide for the timely development of all public facilities and
services and their delivery systems.
[11.114—The City shall encourage the location and development of economic
activities which meet the occupational and employment needs of all City
residents, particularly the unemployed and underemployed.
[12.]15The Community Development Code shall limit development on lands planned
for commercial use to commercial uses. Residential uses will be allowed
above the first floor in selected zones,
[3.]16 The City shall [compile an] complete the compilation of an automated
inventory 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 a aila`ule to the site;
d. The current zoning designation; and
e. The assessed value.
[4.]17 The City shall maintain development codes which describe standards for
landscaping and buffering where commercial and industrial uses abut
residential districts.
[5.]i8 The City shall work with Portland Community College to develop training
programs as an incentive to new industries locating in Tigard needing a
trained labor force.
IF
f6. 119 The City shall nnordi nate its planning ng efforts with the Metrnnnl i tan
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-P and CBD commercial districts.]
[18.]20The City shall encourage private landowners to consider utilizing
available bonding methods, in addition to private financing methzds, to
provide public facilities to vacant buildable lands with the potential
for induscriai or commercial development.
[19].21The 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.]
22. The City shall continue to demonstrate support for local industry
R Business Development Fund and Industrial Revenue bond applications for
low interest financing.-
23. The City shall apply for state lottery dollars for economic development
projects where appropriate.
24. Within the framework of community priorities and resources, the City
shall identify and apply for available park improvement and community
development grants.
25. Tne City shall support quality of life improvements, including private
sector projects that improve Cultural and recreational opportunities.
2b. Because highway accessibility to designated commercial and industrial
areas is more important than access by anv other means, the City shall,
actively endeavor to protect and enhance access to Highway 217 and
Interstate 5.
27. Because access within an area is a significant determinant of economic
location, the City shall develop and put into effect measures to reduce
traffic congestion.
28. The City shall investigate ways to make Pacific Highway more visually
attractive and less congested. These ways could include sidewalk,
landscape, and other improvements aimed at creating more of a boulevard
effect for the highway. They also could include the implementation of
transportation management techniques;- the adoption of site access and
1.
parkin lot controls: the accomvlishment in coordination with Tri-Metes
of a transit improvement program: the demonstration of support for the
development of a li ht rail line extending from downtown Portland to
Tigard along Pacific Highway: and other_proarams and proiects aimed at
improving traffic circulation.
29. The Cit shall im rove the Cit 's economic base b encoura in
developunent of targeted industries.
t :+
It