Resolution No. 89-72 CITY OF TIGARD, OREGON
RESOLUTION NO. 89-U
A RESOLUTION ACCEPTING THE CITY CENTER DEVELOPMENT REPORT.
WHEREAS, on February 13, 19890 the City Council adopted Ordinance No. 89-05
establishing the City Center Development Agency; and
WFDERZAS, on March 6, 1989, the City Center Plan Task Force presented the
City Center Plan and Report to the City Council; and
WFmREAS, the City Center Development Report was prepared in conformance with
OR5 Chapter 457 as a companion document to the City Cyntr.r Development Plant'
and
WHEREAS, the City Center Development Report contains recommendations on the
phasing and funding ,mix for projectia to be implemented and the documentation of
current conditions in the City Center Development area; and
WHEREAS, the City Council has reviewed the City Center Development Report;
and
yy NOW, THEREFORE, BE IT RESOLVED by the Tigard City Council that:
The City Council reviewed the City Center Development Report and the
council accepts the Report attached as Exhibit "A'.
Cathy Wheatley, Deputy City'Recorder
1i{fit
APPROVEDz This l day of89.
Geral Sdwarda, 1Kayor
Resolution No. 89--2-2
Page 1
X^
q
T:IGARD CITY CENTER
DEti ELOP,NMENT REPORT
a
jutt£1,1989
r..
CITY CENTER
DEVF.I.OPFiENT
PIAN
JUrIE, 1989
PRF.P."+RSD BY ?tOE ORBREITHP.UPT AND ASSOC_
CITY CEh;TF,R Pt=At'1 ASiC rORCE
CITY COiTNCZL
Stuart 'K- Cohen, Chair
Gerald Edwards - MaYar R. Michael Harr - Vice Chair
Valerie Jok+nsan Joy Henkle
Carolyn £adon Pain Juarez
Sohn. Schwartz Richard Horley
,doe Yastan Jolynn Ash - Former HeMber
William A. Monahan - Fozrser' Member
PF.O—L-T STAFF
Ed Murphy - Couuuunity Development Director
Liz Newton - Senior Planner
Duane Roberts - A.ssistanc Planner
NEIr- _
TABLE OF CONTENTS
INTRODUCT!ON . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
Section 100. DESCRIPTION OF EXISTING CONDITIONS AND ANTICIPATED IMPACTS. . . . . . . . I
101- Physical Conditions - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 1
W1.1 General Description . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
10F.2 Flcxxiplain . . - - - - • . . . . . . . . . . . . . . .
. . . . . . . . . . . . . . . . . . . . . 1
i01.3 Planning and Zoning . . . . . . . . . . . . . . . • . .
101.4 Land Use . . . . ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
Existing Land Use . . . . . . . . . . . • . . . . . . . . . . . . . . . 5
Establishments by SIC Corse Type . . . . . . . . . . . .. . . . . . . . 5
101.5 Existing Lotting Pattems - - - - - - - - - - --- - - - - - - - - -- - - - - - - - - - - - 5
101.6 Street Classifications and Improvements . . . . . . . . . . . . . . . . . . . . . . . 6
101.7 Traffic Safety . . . .. .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
101.8 Access . . . . . ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
101.9 Other Infrastructure . _ . - - - - -• • - - - • . . . . . . . . . . . . . . . . . . . . . 8
102- Social and Economic Conditions . . . . . . . . . . . . . . . . . . . . . . 11
102.1 Population . . _ . . .. .._ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
Development Area Population Assumptions . . . . . . . . . . . . .. . . . . . . . 11
Papulation of Development Area, City. County and Region . . .. . . _. . . . 11
102.2 Income . . . . . ... . . .. . . . . .. . . .. . . . . . . . . . . . . . ... . . . . .. . 11
Tigard 1979 Household Income . . . . . . . .. . . . . . . . . . . . .. . 12
102.3 Housing . . . . . ... .. .. . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . 12
102.4 Employment . .... . .. . . . .. . .. . . . . . .. . . . . . . . . . . . ... . . . . . _ 12
103. Propetty Values in Development Area . . . . . . . . . . . 13
104. l F pates of the Plan In Light of Adder!Services or increased Papulation . . . . . . . 13
105. Percent of City Represented in V-elopment Area . .. . . . . . . .. .... . . . . . . . 14
SECTION 200. REASONS FOR SELECTION OF CITY CENTER AS THE DEVELOPMENT AREA . . 15
SECTION 300 RELATIONSHIP BETWEEN PROJECTS TO BE UNDERTAKEN UNDER THE PLAN
AND EXISTING CONDITIONS IN THE AREA.. . . . ... . . . . . . . .. .. . . . . . . . 16
SECTION 400.PROJECT ACTIVITIES-TIMING.FUNDING SOURCES&COSTS . .... . . . . . . . 17
401.Tinning.Description,Estimated Cast&Funding Source . . . .. . . .. ... . . . . . . 17
401.A Projects.Costs&Funding Sources: Fiscal Years 1991-1995 ... . . . . .. . . IS
Period 199195 Revenue Summary ... . . .. . . . .. . . . .. . . . . . . . . . 19
Period 1991-95 Project Descriptions .. . . . . .. . . . . . . . .. . . . . . . . . .
19
401.6 Projects.Costs&Funding Sources: Fiscal Years 1996-2000 ... . . . . . . . . 22
Period 1996-2000 Revenue Sutr nary . . . .. . . . . . . . . ... . . . . .. . . 23
Period 1996-2000 Project Descriptions . . . . 23
?01-r^prnja_cts;Casts&Funding Sources:Fiscal Years 2001-2005 .. . . . . . . . . . 25
Period 2001-2005 Revenue Summary . . . .. . . . . . . . . . . . . . . . . 26
Period 2001-2005 Project Descriptions .. . . . . . . . . . . . .. .. . . . . . . . 26
402- Summary of Funding Sources . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
SECTION 500. FUNDS REQUIRED, TAX INCREMEf`3T PROCESS AND YEAR OF AGENCY'S
INDEBTEDNESS BEING SATISFIED. ... . . .. . . . .. . . . .. . . . . . . . . . . . . . . 28
5¢t. Projections of incremental Values and Revenues . . . . . . . . . . . . .. . . . . . .. . . 28
Development ActMty Worksheet . - - _ - . - - . 29
502, Cash Flow. Debt Repayment,and Year Debt is Satisfied. . .. . . . . . . . . .. 30
I
503. Finding of Financial Feasibility .. . . . . . . . . .. . . . . . . . . . . . . . . . . . . ... . 30
Projected Tax Increment Cash Flow . . . . . . . . .. . . . . . . . .. . . . .. . . 30
SECTION 600. TAX INCREMENT FINANCING IMPACTS ON OVERLAPPING TAXING
DISTRICTS - - ---- - - - - -- - ---- - - - - - - - - - - - - - - - - - - - - - - - - . . .. . . 31
0301. Taxing District Valuations,Levies, and Rates- History and Projections . . . . .. . . 37
Taxabis Value of Overlapping Districts
Historical and Projected . . . . . . . . . . . . . . . . . . . . . . . . .. . . 31
Imputed and Projected Levies
Overlapping Taxing Districts . . . . . . . . . . . . . . . . . . . . . . . . . . 32
Tax Rates-Historical&Projected
Overlapping Taxing Districts . . . . . . . .. . . . . . . . . . . . . . ... 32
502. Development Area Vaitation Relative to Distn ts'Valuations. . . . . . . . . . . .. 33
603. Analysis and Piojection of Tax Rate Impacts . .. . . . . . . . . . . . . . .. . . . .. . . 33
SECTION 700. RELOCATION REPORT . . .. . . ... . . . .. . . .. . . . . . . . . . . . . . .. . . . .. . . 36
701. Relocation Analysis . . . ... . . . .. . . . . . . . . . . . . ... . . . . . . . . . . . . ... . 36
702. Relocation Methods . . . . . . .. ... . . .. . . . . . . . . . .. . . . . . . . . . . . . . .. . 36
703. Housing Deletions 8.Additions ... . . . . . . . . .. . . .... . . . . . . . . . . . . .. . . 36
SECTION 800. CITIZEN PARTICIPATION . . . . . . . . . . . . . . .. . . . .. . . . . . . . . . . . . . ... . 37
LIST OF TABLES
Table 1 Existing Land Use . . ..... ... .. ..... . . . . . . .... .. .. . . . .. . . ... . . ... . . 4
Table 3 Development Area peculation Assumptions. .. .. . . . ... . . .. . . . . . . .... . . . .. . . 11
Table 4 Population of Development Area,City, County and Region . . .. . . . . . . . . . . . . . ... . 11
Table 5 Tigard 1979 Household Income ... ..... ... .. . .... . .. .. . . . .. . ... . . .. . . . 12
Table 6 Existing Conditions.. ..... .... . ..... . . . . 16
. . . ... .. .. .
Table 7 Prcjects,Costs&Funding Soures s: Fk,rl Years 1991-19i 18
Table a Projects,Costs&Funding Sources:Fiscal Years 1996-2000 . .. . . . . . . . ... . . ... . . 22
Table 9 Projects.Costs&Funding Sources: Fiscal Years 2001-2005 . .. . . . .. . . ... . . . .. . . 25
Table 10 Total Funding Source Summary .. ..... . . . .. . . ... . . .. . . . . .. . . . . . . . ... . 27
Table 11 Projected Tax Increment Revenues . . ... .. ... . . .. . . . .. . . . . . . . ... . . .... . 28
Table 12 Development Activity Worksheet . . . .... . . .. . . ... . . . .. . . . . . ... ... . . . .. . . 29
Table 13 Projected Tax Increment Cash Flow .... ..... . . ... .. .. . . . . . . . .. . . . .... . 30
Table 14 Taxable Value of Overlapping Districts Historical and Projected . . . . . . . . . . . . .... . 31
Table 15 imputed and Projected Levies Overlapping Taxing Districts 32
Table 16 Tax Rates-Historical&Projected Overlapping Taxing Districts 32
Table 17 Relationship of Development Area Valuation to Overlapping Districts . . . .. . . . .. ... . 33
Table 18 impacts on Tax Rates in Four Most Affected Districts ... . . .. . . . . . . . .. . . . . ... . 33
Table 19 Schon District 23J Tax Rate impact .... . . ... . . . . . . .... . . . . . . ... . . . .... . 34
Table 20 City of Tigard Tax Rate Impact ... ..... .. . .. . .... . .... . . . . . . ... . ..... . 34
Table 21 Tualatin Rural Fire Protection District Tax Rate Impacts . . .. . . . . . . . . . . . .... . . 35
Table 22 Washington County Tax Rate Impacts . . . . . . . . . .... . . .. . . . . . . . . . . . . ... . . 35
LIST OF MAPS
Map CITY CENTER DEVELOPMENT AREA ..... .. .. . . . ... .... . . . . .. . . . . . .. ... . 2
Map 2 FANNO CREEK FLOOD PLAIN . .. . ..... . . . . . . .... ... . . . .. .. . .. . . . . .. . . 3
Map 3 STREETS.CURBS&SIDEWALIKS . . ..... .. .. . ... . . . .. . . . . . . . .. . . . . ... . 7
Map 4 STORM DRAINAGE .. .... . . . . .. .. ... .... . .... . . .... . . . . . . . . . . . . .. . . 8
Map 5 SANITARY SEWERS . ... . . . . .. . . .... . . .. . . .... . . .. . . . . . . . . . . . . . .. . . 9
Map 6 WATER DISTRIBUTION SYSTEM . . . . . .. . . . . .. . ... . .. .. . . . . . . . . . . . . ... . . 10
ii
INTRODUCTION
This Report on the City Center Development Area is prepared to provide essential background
Information on the Area to the City Center Development Agency,the Tigard Planning Commission,
the Tigard City Council, and citizens_ it is prepared to comply with psalelsions of State Law
concerning urban renewal plans (ORS 457.085) and is to accompany T igard's City Center
Development Pian and should be read in conjunction with it.
Section 100. DESCRIPTION OF EXISTING CONDITIONS AND ANTICIPATED IMPACTS
101. Physical Conditions
1'17.1 Generai Description
The Development Area encompasses some 186 gross acres,approximately 120 buildable acres
and 165 separate tax lots,all within the city limits of Tigard.The boundaries of the Development
Area generally include Highway 99W on the North,S.W.Hail on the east,and S.W.McKenzie and
S.W. Hill on the vilest.To the south,the boundary is irregular and foiiows lot tines north at S.W.
Omara St Refer to the following Map 1 for speciffi:*.
101-2 Floodp!a"sn
Fanny Creek crosses the area from the northwest to the southeast and separates the vacant 13.4
acre SeaMrst property from the rentainder of the Development Area. The floodplain associated
with the creek varies in width from approx rrW.t-:y 200 feet to over 700 feet The creek and
fla8dplaln create a barrier to both pedestrian and vehicle traffic. (See: Map 2 showing flood
plair e).
101-3 Planning and Zoning
The: Development Area Is planned and zoned CBD (Central Business District). The CBD zone
affetvrs civic uses, commercial uses,and medium to high density residential uses.
101.4 Land Use
A wide variety of land uses exist within the Development Area including both conforming and
non-conforming uses. The uses in the area that are permitted in the CBD zone induce
commercial,civic,and rrsediur`r to high density residential uses.In addition,the area Includes the
following non-conforming uses: industrial, single family, and mobile homes. The pre%-a3ence of
noun-conforming us-es In the Development Area represents improper utilization of the land within
the Development Area.
S-W. Burnham Street exists as a primary link between S-W- Main Street (the commercial core)
and S.1,V. Hall Street(the City Hatt area).Land uses along S.W.Burnham Street include a mix of
Industrial,commercial,public/semi-public,and single family residential.Based on street frontage,
approximately 37%of the property along S.W.Burnham is currently used in ways which do not
conform to City zoning and plans for the area.
Excluding streets and railroad right-ol-way, the Development Area is approximately 136 acres in
size_ Within the Development Area approximately 34.2 acres are vacant with approximately 35%
of the vacant acres located within the floodplain. ExcludEng the 34-2 vacant acres. 102.3 acres
are developed-Based an ars analysis of current land use, non-conforming uses occupy 19%of
the developed.acres within the Development Area-
1
Map 1
CITY CENTER DEVELOPMENT AREA
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2
MAP 2
FANNO CREEK FLOOD PLAIN
99
4
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1;
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REEK
CREEK
�! PARK TIGARD
civic
CENTER
3
Actual land use within the Development Area is shown in the following table.
Tate 1
Existing Land Use
Land Use Acres
Conforming Uses
Commercial 37.5
Public/semi/public 24.6
Multi-family 11.3
Park 9.2
Non-Conforming Uses
Single family 5.5
Mobile Homes 2.0
lndustrial/other• 12.0
Sub-total Developed: 102.3
Vacant 34.2
Total 136.5
•Note. >oma other commercial uses do not meet Zone Code
uirements for parking. landscaping maintenance and
{ prohibitions on open outdoor storage.
There were 167 business establishments,including public and religious,In the area as of February
1988. The distribLgion of these establishments by type of business is shown on the foiling
table:
4
�o
r
Table 2
Establishments 5y SIC Code Type
February 1968
SIC Type of Busir ss No. of Sg_ft- X No. of EstauL- X
7 Agri- Services 9,440 }-b1X 4 2.40%
2,030 0.35% 3 1.80%
15 Gm- Contractor 18,17; 3-10% 7 4-19%
17 Specialty Contractor 13.60%
20 Food Manufacturing 27,340 4.66% 1
1 D.bOX
25 Furniture Manuf. 1,730 0.30%
2.99%
21 Vrintirg 20,170 3.44X S
35 Machinery 7,320 1.25X 3 1-80%
39 His._ M.,.facturing 4,Soo 0.77.1 1 0.60%
2,000 0.34% 1 0.60%
41 local T,..it 1»,400 2.46% 1 0.60%
43 Trans.&Warehousing 1.20%
48 Cos. —ication 53,69E 9.'.6% 2
5o Whtstc Durable Goods 21,825 3_T2X 6 3-5�
51 Whtst. MoYnur- Goods 27,500 4-69% 5 2- '
52 eld± Material Olrs 23,300 3.98% 4 2.413%
53General Merchandise 2,950 0.5� 1 0_60%
54 Food stores 3.500 0.60% 07.660%
55 Service Stations 27.800 4.74% 5 1.E0X
56 Apparel 3,595 0.61% 3
57 Furniture Stores
3,750 C.64% 3 1.,80%
58 Eating &Drinking 23,050 3.93% }0 5.99%
rn
59 Misc. Retail 38,450 6.56% 14 8-38%
60 Banking 19,500 3.33% 3 1.81A
64 Insuv a 4,000 0.68% 4 2.40%
65 Reat Estate 2,500 0.43X 2 1-20%
72 €ersonal Services 16,670 2.84% 1s
73 Business Services 9,140 1_56% 8 4.,719%
75 Auto Repair 25,900 4.42% 71 6.59%
76 Misc- Repair 10,950 1.87% 7 4.79%
79 Recreation 10.wo 1.71% 1 0.60%
80 Neatth Services 10,400 1.771- 8 4.79%
8t Legal Services 7,870 1.34% 5 2.99X
83 S.Ciat Services 9,580 1-63% 5 2.19%
86 Ror4w fit Oro- 105,000 17.91% 7
89 misc. services 18 126 3.04% 90 5.99%
586,159 167
Motu STC is Standard Industrial ClassificOtixt
101-5 Fxxistir g Lotting Patterns
The Development Area exhibits an inefficient lotting pattern for the planned GSD uses.The area
Includes 155 lots with an overall average lot size of 37,730 square feet Forty-one percent(41%)
of the lots are less than 12,SM square feet In size.Small lots Inhibit new development and require
consolidation of properties for new planned Commercial uses.
Excluding parcels greater than 2.5 acres in size, 31 lots are classified as flag lots, are land-
locked, or t,Ave a depth greater than twice the width. The lot configurations of these parcels
constrain development by limiting full utilization of the entire parcel.
5
101.6 Stfeet Classifications and Improvements - Existing streets within the Development Area are
classified as follows on the City Comprehensive Plan:
greet gasification
Pacific Hiat—ay 09W State Highway
S.VL Hall State Highway
S-W.Main Major G.11r,11or
SW.Burnham Major Coll---
S.W.Gommerciat MinorCoilector
S.W.Tigard Minor Collector
S.W.Ash(unbuitt) Miror Collector
S.W.Ah Local
S.W.$coffins Local
S_W.McKenzia Local
S.W.Electric Local
Public improvements along streets within the Development Area vary greatly. Main Street is the
only street to include concrete curbs and sidewalks along its entire length_Ai other streets lack
improvements to full City standards. (See: Map 3 showing location of street sections with curbs
and sidewalks).
Portions of S.W. Hall, S.W. Commercial, S.W. Burnham, and S.W. Scoffins do not meet street
width requirements for the classification assigned.The bridge on Main Street is narrow and does
not meet City standards. These conditions inhibit vehicular access into and through the City
Center, discourage pedestrian use and thus inhibit commercial and medium to high density
residential development.
101.7 Traffic Safety
Narrow street and bridge widths as noted In the previous section create traffic safety hazard
within the Development Area. Additional traffic safety hazards include:
Lack of turn lanes on S.W. Hail
■ Sight Distance on S.W. Hall inadequate
Sight Distance at S.W. Mair.and S.W. Burnham inadequate
■ Conger ton its the `.1St office area
■ Sharp carves on S.W.Scofftns
Turning conflicts on S.W. Scoffns
■ Bus turn movements on S.W. Commercial
Offset intersection at Scofftns and Hali/Hunziker
RR crossing surface and signals need improvement
In addition, the lack of sidewalks throughout the area ;ries serious safety hazards for
pedestrians.
101.8 Access
Vehicle access into and through the Development Area is inhibited. To enter the Development
Area, southbound traffic on Highway 99W must use turn lanes on Highway 99W. S.W. Main
intersects with Highway 99W at an acute angle which creates turning and access problems for
traffic entering and exiting Highway 99W.
As with most commercial enterprises, commercial uses along S.W. Main Street are dependent
upon highway and street access. c s prcb!0,ns from Highway 99W, create limitation for
successful commercial development in the area
Access through the Development Area is restricted by the lack of an adequate street system.
Other than Highway 99W and Main Street at the edge of the Development Area, no existing
streets cross the area in southwest to northeast direction. The lack of an additional
southwest/northwest street, limits access and development between Burnham and Commercial
4
Streets and limits access from residential areas to the sotahwest of the Development Area.
6
MAP 3
E STREETS, CURBS t SIDEWALKS
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� 6
v
4 �
yl �y0
a�
e000tneee a�ocer+sue
gaeoFerx rvea ----•— .
ssrraat sacs _.............
7
101.9 Other Infrastructure
Storm Drainagg
Thi`map showing the location of existing storm drains reflects the lack of fully improved streets
which normally contain storm drains within their rights-ol-way.According to the City Engineering
Department.the major deficiency within the area Is created by the railroad tracks wri:�h are an
obstacle to drainage from the area to the north tovrard the creek.
NAP 4
STORM DRAINAGE SYSTEM
l"
YIMMJLF
tutv[„T
t�
Sanitary Sewers
This map shovrs the existing sanitary sewers including the major trunk sewer for the greater
Tigara/Beaverton Area v"ch follow Fanno Creek_The existing collection system is adequate to
serve exis"rig development and would be expanded without major trunk development as new
buildings were constructed_
MAF S
SANITARY SEWER SYSTEM
r
i
1
jam.. •,.
r r
® a...kreotc
t'
` 3
Waxx r Distribution vstem
ting water distr bution lines Within the Development Area.They are
The snap below spews the exis
deemed by the Tigard Water District to be adequate for existing development and capable of
being expanded in response to new development and its requirements.
M" 6
WATER DISTRIBUTION SYSTEM
INIX
10
a 102. Social and Economic Conditions
102.1 Poi-)ulation
The total population estimated to be living within:the Development Area as of November 198a
was 571 persons.This population estimate is based on a survey of housing units in the area and
on the following persons per unit assumptions:
Table 3
t7EVELOPMENT ARFA POPULs9TION ASSUMPTIONS
27sIngle housing units x 2.ra4 persons/unit 71 persons
249 multi-famuy units x 1.&6 persons/uni- = 463 persons
37 mobile horne units x 1 person/unit = 37 persons
Total persons 571
City of Tigard Dept.of Community Development
Table 4
POPULATION OF DEVELOPMENT AREA,CITY, COUNTY AND REGION
Area Population %
Development Area 571 23%of City
City of Tigard 24,573 0.2%of County
Washington County 280,000 -
{ Portland MSA 1,307,000 -
City of Tiga OeDept of Commuriity Derveloprnent
102.2 Income
I-fousehvid income data was ccAeded for the 1980 Census and ie ese n5 1975 data,E
____.
"indicates that tjousehaW,income within the Development Area is less than that in the City as a
whole. The evidence for this conclusion Is drawn from the housing types, the pattem of
predominate renter residence, the generally low rent levels and the low average value of the
single family hornes vvt�ich do exist in the Development Area. This information is shown in the
next section on Housing.
91
s
Table 5
TIGARD 1979 HOUSEHOLD INCOME
_Income Level 156%
$0-$2,500 5.57%
$2,500-4,999 5.34%
$5.000-7,499 7.90%
$7,500-9,999
$10,000-12,499 6.84%
$12,500-14,999 7.10%
$15,000-17,499 7.01%
$17,500-19,999 8.47%
$20,000-22,499 8.92%
$22.500-24,999 7.10%
$25,000-27,499 5.28%
$27,500-29,999 4.55%
$30,00034,999 9.27%
$35,000-39,999 5.60%
$40.000.49,999 5.17%
$50,000-74,999 3-31%
$75,000 + 1.02%
102.3 Housing
A survey by the City of Tigard Department of Community Development In November of 1988
showed 313 housing Units in the Development Area.Approximately 80%were duplex and multi-
taml9y, 12_%were mobile-homes(all in one 37 unit mobile home park),and 8%singie family.Thus
there is an 80%to 20%split between multi-family and single family units. This compares to 64%
single family and 36%multi-family In the entire Tigard-King City area according to a 9983 forecast
mads(19888)-by
he 1980rCennsus found thatitan Service strict 54%for District 12 of the housingnunits�In in the City Tigard were Owner Occuard pied
Approximately 50% of the single family homes In the Development Area (4.5% of all housing
units) are owner occupied,and the remaining units are all rental.
The average assessed value of the single family residences In the Development Area is$70,500.
However,tills is a misieadingiy high figure since the land value is abnormal!-higfl compared to
the buridinr value.me ratio of building to land value is orgy.70 (an average of$41,438 for land
and$29.058 for improvements).Healthy single family neighborhoods have an average ratio of 1.3
to 1.6._Ileus for both multifamily and single family unit,are low to moderate in the Development
Area.
102.4 Employment
There are 167 establishments; Qrcluding public and religious) providing employment vrithin the
Development Area. Total employment provided in the Area as of February 1988 was estimated
by the city to be 1,169.The major types of employment currently provided in the Development
Area are: Communications- 14.37% (168); Nonprofit Organizations- 1249% (146), Eating and
Drinking,-establishments-8.47%(99),Local Transit-6.76% (79),special C. ontractor-6.07%(71),
and Miscellaneous Services-5.560A(68).These employment classifications account for over half
of the s-r;ployment currently provided in the area.
12
103. Property Jalues in Development Area
Property values for land and improvements have been compiled by City Planning Division staff
!or Pach separate tax lot within the Development Area-These values are for Fiscal Year 1987/88-
A sample of 22 properties(13%of total)were chosen at random from within each of the 10 Tax
Blocks within the area to track changes in total real estate assessed values over the past nine-
year period. This survey showed a 3enr=rai Increase in values during the 1980 through 1984
period with little change or same decrease in values, particularly among residential properties,
from 1984 to 1983-
The Washington County Department of Assessment and Taxation, Commercial Appraisal Section,
is currently (January, 1989) conducting physical reappraisals• of all properties within the
Development Area to establish new values as of January 1,1983-in contacts with the Department
it was reported that land values were highest on or adjacent to Pacific Highway (-t $6/square
foot); next highest for properties fronting on Main Street (t $4.80/square foot); and lowest for
industrial-use properties not on either of these two major streets (" $2.80/square foot)_
104. impacts of the Plan in Light of Added Services or Increased Population
Improvements to the street system in the area should reduce the City's costs of street
maintenance. Similarly,the improvements to the street system should improve traffic flow which
should, in tum,reduce fuel consumption, travel time, and air pollution.
By encouraging the use of vacant or under-utili`ed land within the area,the assessed value base
within the area should Increase substantially.This Improved assessed value base will benefit the
overlapping taxing districts when the tax increment process is completed since they will then have
a much higher assessed valuation within the Development Area upon which to levy taxes.
Because the Plan will encourage the construction,of some multi-family housing there Will be an
Increase in the resident population of the area The mufti-family housing planned for the north
bank of Fanno Creek Park is expected to eventually include as many as 500 units-This should
translate to approximately 700 to 800 persons. As the Devefopment Area is improved through
Implementation of the Plan,other residential developments may take place in other pars of the
area, thus the total population IMng in the Development Area could easily Increase from the
current 571 to 1,500 over the next fifteen years.
Since it is expected that most of the housing units developed within the area will be multi-family,
it is likely that the predominate resider's will be single and two-person households,with fewer
school age children than the average Tigard household. Thus the impact on focal school
enrollment should be minimal.
Greater commercial and residential development as anticipated under the Plan will place some
added demands on the City of Tigard Pollee Department in terns of patrol,and property crime
and traffic/parking enforce nent. Likewise,greater development will mean a potential increase in
the demand for fire prevention and suppression by the Tualatin Rural Fire Protection District.
However, for both the Pcl'sce and Fire agencies, the anticipated demands created by
implementation of the Plan should not require measurably larger budgets than could have
reasonably been expected given the overall magnitude of growth and development anticipated
over the next fifteen years throughout the entire City of Tigard and the entire Fire District.
AdJitional discussion of financW impact its included in the section of this Report which details the
impact of collecting tax Increment proceeds on the tax rates of the eight overlapping taxing
bodies.
13
105. Percent of City Represented in Development Area
The City cif Tigard has 6,460 total acres within its boundary. The Development Area has 186
acres or 2.68%of the total land area of the City_The total assessed value of the City of Tigard
as of January 1,19W was 31,326.114,000.The valuation of property within the Developmont Area
was approximately$35,000.000 or 2.64%of the total city valuation.
Both the land area and assessed valuation Of property w:.hin the Area are well within the statutory
limitations of 25%for cities of Tigard's population. (ORS 457.420)
6
14
SECTION 200. REASONS FOR SELECTION OF CITY CENYER AS THE DEVELOPMENT AREA
The following defects and Inadequacies as described In Se:=i_�n j00 of this Report were found
within the City Center area and are the reasons the area was selected as the Development Area.
9.The creek and floodplain create a barrier to both pedestiian and vehicle traffic.
2.The prevalence of nonconforming uses in ti.e Development Area represents improper utilization
of the land within the Development Area-
3.The Development Area exhibits an inefficient lotting pattern including small lots, land locked
lots and lots whose shape inhibits development and use for Central Business District purposes.
4.Most streets in the City Center area do not meet full City standards including those for curbing,
sidewalks,drainage and width.
. T.affic Safety was found to be a problem In many parts of the City Center area. These
problems included: narrow street and bridge widths.Additional traffic safety hazards include_
Lack of tum lanes on SAV. Hall
Sight Distance on S.W. Hall
Sight Distance at S.W. Main and S.W_ Burnham
Congestion In the post office area
Sharp curves on S.W.Scoffins
Turning conflicts on S.W. Scoffins
Bus tum movements on S.W. Commercial
Offset intersection at Scoffins and Hall/Hunziker
RR crossing surface and signals
o The lack of sidewalks throughout the area poses serious safety hazards for pedestrians.
7.Vehicle access into and through the Area Is inhibited.
9_ Inadequate storm drain placement and availability.
f
15
SECTION 300 RELATIONSHIP BETWEEN PROJECTS TO BE UNDERTAKEN UNDER THE PLAN AND
EXISTING CONDITIONS IN 'FHE AREA
The most significant projects within the Development Area, both in terms of moving fife Area
toward becoming a real Central Business District and allocation of funds, are improvements to
the street system-These projects improve access into the Area and to specific properties,enhance
pedestrian and vehicuiar safety and upgrade the general appearance and attractiveness of the
Area for its planned use.
Full development of Fanno Creek Park and Tigard Square will create useful public open space
which will help stimulate higher density residential development, additional commercial
development and generally encourage greater numbers of people to use the Area. All projects
are designed to help achieve goals set forth in the Urban Design Plan and the Development Plan
for the City Center.
Specific relationships of each project identified in the City Center Development Plan to five
categories of 'blighting conditions` are set forth in the following table. The five categories
encompass existing deficiencies and inadequacies with the City Center and follow the categories
defined in ORS 457.010 (1).
Table 6
Existing Conditions*
Plan Proiect Activit A S C D E
1 Main street !fridge X
2 Main Street Reconstruction X X X
3 Pacific Highway Ramp X X
4 Tigard street (part of Main) X X
5 Burnham Street X x x
6 Aah Avenue X X X X
7 calm rcial Street X X X
8 Hall Boulevard X X X X
9 Scoffing Street (part of Ash) x X
10 Pacific Highway X
11 Fawn,creek Park Devetopment X X X
12 Mini-parks X X X
13 Entryways X X
14 Public Art X X
15 Parking facilities X X X
16 Tigard Square X X
17 Greenburg Rd. Extension X
18 Towers x x
19 Program Administration X X X X X
20 Building Rehabilitation Assistance X X
21 Relocation Assistance X
22 Pedestrian Weather Protection X X
*Key to Existing Conditions,
A - An econosic dislocation, deterioration or disuse of property resulting from faulty planning
(lack of CBD development, tow lard values off of Pacific Highway and Main St.)
B = Laying out of property or lots in disregard of contours, drainage or other physical
characteristics of the terrain end surrounding conditions (inadequate drainage, underutilized
lots).
C = Existence of inadequate streets and other rights-of-way, open spaces, and utilities (tack of
iaKroved streets, useable public open space).
D = Existence of property or tots or other areas which are subject to inundation by water
(inadequate storm drainage through railroad rlght-of-way.)
E = Growing or total tack of proper utilization of areas resulting in a stagnant or us¢roductive
use of land potentially useful and valuabte for contributing to the public health, safety and
welfare (non-conforming uses, vacant land, stagnantideclining assessed valuation, poor
structure to land value ratios.)
16
Section 400. PROJECT ACTIVITIES -TIMING, FUNDING SOURCES&COSTS
The selection of projects and activities was made by the City Center Plan Task Force after
extensive review of City Ce,_er needs and recommended remedies in a nu^-iber of specific areas.
Street needs arvf projects were initially identified and discussed in joint meetings with the City's
Transportation Committee and its consultant traffic planner,Kittleson&Associates.Fanno Creek
Park development is based directly on the City's Park Mesta: Plan as prepared by Murase &
Associates in coiiaboration with the Parks and Recreation Board and, for Fanno Creek, also in
conjunction with the City Center Task Force. improvements related to urban design arise from
the Task Force's work with consultants Bart Guthrie and Donald Stastney in preparation of the
City Center Urban Design Plan.Factors which are currently inhibiting private activity appropriate
to a central business district and steps which might provide positive Incentives for development
were reviewed by the Task Force in their discussion of the City Center Market Evaluation
undertaken by Hobson and Associates and others.Other projects and activities come from the
Task Force's work with Moore Breiphaupt&AssociatesIr.claveloping a combined array of these
projects,i-nproverne--c and activities deemed most effective in correcting blighting conditions and
achieving the goals of the Development Plan.
401. Timing, Description, Estimated Cost& Funding Source
The projects and activities which are included in the Development Plan are more fully detailed
here and placed into one of three five-yeas time periods based on(1) their relative importance
to achieving Plan objectives; (2) their Importance In providing the necessary support and
Incentives for private redevelopment and new private construction; and (3) the availability of
funding from tax increment revenues and other various funding sources.Foliowng each summary
of projects and activities (and their costs and funding sources) Is a description of each project
and its major components.
The description is that of the project as conceived at the time of plan adoption, and has been
used as the basis for estimating the cost of such project or activity.As the budget for each fiscal
year of Development Agen y activities is prepared,each project will be refined to more precisely
accomplish Plan goals in light of then current conditions. This process will, in many cases,lead
to some design changes and consequent changes in cost estimates.
17
401.A
Table 7
Projects, Costs& Funding Sources
Period: Fiscal Years 1991-1995
(Amounts in Thousands)
PrQL-t/Ac-1iVtN Fundina Sources Total Cast
I- Building Renovation Assistance 90 Tax Increment $ 90
2, Burnham St. Realignment to Tigard/Main 700 Tax Increment
400 Spec=ial Assessments 1,100
3. Burnham/Nall Intersection turn lanes
& traffic signal 130 Dept- of Transp. 130
4_ Burnham St Improvement(east to ball) too Spec W Assessments
80 Tax Increment 180
5, Burrh.-Arn SL Enhancements/Beai.M%cation 50 Tax Increment 50
6. Entryw.-y, L--rdscaping. & Lnnd—rk Dev. 78 Tax increment 78
7. Fanno Creek Park Development-t &11 5W Parks Levy/Bond
20 State Parks Grant
360 Taut Increment 880
8. Nall &Pacific N`r+y Intersection Improv. 250 Dept of Transp. 250
9, Main St Bridge& Burnham Intersection $700 G.O. Bonds
Improvements 170 Tax increment 870
10, Main Street, Ptoses til,IV&V 680 Tax Increment 680
11. Main Street Enhancements/Beautification 100 Tax Increment 100
12.Parking Lot Dev. -Land&Improvements 100 Tax Increment 100
Period Total $4,508
Pet40c17:11tiven ge Sum.,znl ��
Tax Increment Revenues $2.408
Citys G.O. Street Bonds 700
State's Dept of Transportation Six-Year Plan 380
City Parks Levy and/or Bonds 500
i State Parks Grant(Lara) &Water) 20
I Burnham Local Imp. Districts Assessments 500
Total Revenues $4,508
t8
f�
Period 1991-95 Project Descriptions
1. Building Renovation Assistance
The Development Agency, with development of a low-interest :can program, wcuid provide to
qualifying businesses financial aid to assist and encourage structural renovations and
Improvements to enhance attractiveness and function of the buildings involved.Money suggested
here could possibly be leveraged to provide for more signifluant loan amounts.
2. Burnham Street Realignment
This Is the realignment of Burnham Street to Tigard Street, 1050 lineal feet. The Improvements
consist of a 44-foot wide roadway with Streetlights,a signal at Main Street and realigning Tigard
Street from Hwy. 99V:to Main Street. Acquisition of a 60-foot-wide right-of-way including any
necessary buildings is included.Not included are any nm�;difled pedestrian crossings at Main Street
or unprovements to the existing Burnham Street
3. Bumham-Hall Intersection
Installation of traffic signal, Improvement of tum lanes to provide easier access from Hall onto
Burnham. This Is a state-financed project to be coordinated with Burnham i improvement and
cornpau.e with new boulevard design,of Hall.
4. Burnham Street improvement.
This Includes improvements to 1,300 lineal feet of Burnham to full width major collector standards.
The improvements consist of pavement widening, resurfacing, sidewalks and sueetlig hts to
complete the existing roadway_Acquisition of a 60-foot right.of-way is Included.
5. Burnham Street Enhancement
Placement of features similar to those of Main Street along sections of realigned Burnham near
Again to complement new retail development.
E. Entryway Development, Landmark structures
This project activity follows descrptions within the urban Design Plan calling for special Identity
features at major entryways into the Tigard City Center. Specific elements would be designed,
budgeted and constructed as funds become available within the period frost July, 1990 through
Jurse, 1995_
19
7. Faetne Cr,ek Development
ss of Fannc•Creak perk devs!cpment and its major elernents is from the Pai ks Master
Plan as follows.
A. Asphalt Trail (8' wide, 3,270 LF.)
B. Bridge P.elocation
C. General Ripar;z; Plar:tins
D. Path fighting pq each)
E. East Entry
plaza Paving •;:.250 Sq. Ft.)
7. (Display ujosk & Park Sign
3. Benches (4)
4. Trash Receptacles (2)
5 Riparian Plantings
8, Irrigation (15,000 Sq. Ft.)
F Meadow Development
G. City Hail water Garden
1 Pond Excavation
2. Weir
3, Arbor and Arbor Patio
4. Planting
S. irrigation (33,000 Sq. Ft.)
g. Benches(7)
7. Picnic Tables (7)
H. Main Street Plaza and Water Garden
1. Plaza
d, Pianting
e. Plaza Creekside Steps and Weirs
2. Weirs (2)
3. pond Excavation
i 4. Rough Grading
5. Irrigation
g, Planting (weter and Tea Garden)
Riparian.Planting
#).
Soxlth Bank Asphalt Trail (8'vAde, 1,020 L..F.)
Costs from the Parks Plan estimate have been increased to cover inflation. contingencies and
obtaining additional land through purchase of fee title,easements or development ng
ginning ect in
described In summary are based upon two or three annual construction seg 9 9
Spring/summer of 1990.
g gall Fs pacific Highway lntemection Improvements
This projact,;,illy funded by the State is scheduled to occur in 1989.It Includes widening of flail
on both s.des of Highway 99W to permit added turn lanes plus related improvements to traffic
s!gna!s.
20
9. Main Street Bridge & Burnham intersection improvements-
This part of the Main Street improvement Incudes bridge reconstruction to full pavement width
with sidewalks, the reconstruction of pavement from the!ridge westerly to Pacific Highway and
the reconstruction of Burnham from its intersection with Main to the realigned Burnham(500 f-
---easterly from Main). Project Includes a 28400t roadway an 60 feet of right-of way for Burnham
and includes necessary property acquisition.Sidewalks, street Sighting and landscaping.
10. Main Street. Phases III, IV&V.
Phase III includes hmnrovemen£s from the bridge to the railroad crossing,800 lineal feet.
Phase IV inciudes knprovoments to the railroad crossing consisting of reiocating the signal and
cross arms and Improving the surface crossing with a rubberized surface.This phases does not
Include resurfacing Me two Burlington Northern tracks which are scheduled to be improved by
Burlington Northern in the near future.
Phase V Includes improvements from the railroad cro,sting to the east end at Pacific Highway.
11. Main Street Enhancements
Pincement of architectural and landscaping enhancements such as benches. p ante.-,pavement
texturing, kiosks, along the busier portions of Ma!n.
12. Parking Lot—nevei'opment
Development of strategically-placed putAlc parvtng lots should take place within this first five-
year porloC to meet existing and new demand for parking,primarily to serve customers of retail
and servicr, businesses. The prropos+d expenditure of$100,000 might provide for up to.:n off-
street spaces in paved, lighted and landscaped lots depending upon location and time of
acquisition and construction.
i.
21
401.8
Table 8
Pro}ects, Costs & Funding Sources
Period: Fiscal Years 1996-2000
(Amounts in Thousands)
Project/Activit Fundino Source Total Cost*
1. Ash Ave. impr. -Walnut to Burnham $2,000 L.I.D. Assmts
3,200 City G.V. Bonds $5,200
2, Building Rehabilitation Assistance 60 Tax Increment 60
3. Commercial St. impr. -Malti to Hall 300 E_I.D. Assmts.
200 Tax Increment 500
4. Entryways, Landscaping, Public Art 60 Tax tncremant
20 Private Grants g0
5. Fanno Park Development-Phase III
(Master Pian H.9-H.13) 252 Tax Increment 252
S. Pacific Highway Ramp to Tigard St. 5,t300 Dept of Transp. 5,600
7. Public Parking Structure-500 cars 3,500 Tax Increment 3,500
8. Tigard Puhlic Square Development 1,500 Tax Increment 1.500
Period Total $16,692
'Note: Project costs reflect 4%per year inflation cost Increase over current cost estirnatas
Period 1996-200 Revenue SumnOry
Tax Increment Revenues $5,652
City Capital Levy or Bond Issue 3,120
Commercial St. LI.D.Assmts 3G0
Ash Avenue LI.D.Assessments 2,000
State Dept of Transportation 5,500
Private,State and/or Metro Art=_Comm. Grants 24
i Teat Revenues 516,692
Mnte: 1t is estimated that about 60%of the Commercial St.improvements j
rare be assessed to ar j
benefitted properthe Ashties.
ies.maabout 40%of
i improvement can be b =
a c3.aesse6 due to maexpenditure on
I section bridging Fanny('reek Park.
^- 22
F
Period 1996-2000 Project Descriptions
I- Ash Avenue Improvement.
Thi.Phase I includes improvements from Walnut Street to Burnham Street,2450 lineal feet.The
Improvements consist of the stinal revisloris at Pacific Highway and Walnut Street.a separated
roadway with a landscaped median ani perimeter street trees,streatilghts,connection to existing
Asti Avenue,an elevated roadway over the floodplain and a abridge over Fanno Creek.Acquisition
of a 75-fooi wide right-of-way hn-c:v Ing any n1—Pssary buildings is included. Phase f does not
Include the median on the elevated roadway. Improvements to Walnut Street at Pacific Hwy,or
a signal at 3umham Street.The assumption Is made that the Corps of Engineers'Permit will be
granted without extensive administrative or engineering Effort.
2. Building Rehabilitation Asslstei» -
The Developfnent Agency, witti.=.zvc-7opment of a low-interest loan program, would provide to
qualifying businesses financial aid to assist and encourage structural renovations and
improvements to enhance attractiveness and function cf the buildings involved.Money suggested
here could possibly be leveraged to provide for more significant loan amounts.
3. Commercial Stfeet Improvement.
This project includes reconstruction of the existing roadway.except for recent Improvements,from
Hall Blvd.to Maki Street.1450 lineal feet.improvements consist of a 40-foot wide pavement with
sidewalks and streetlights.No right-of-way acquisition is required for a 60-foot wide right-of way.
This project does not Include pedestrian crossings at Main Street or signals at Main Street,Ash
Avenue, or Hall Blvd.
4. Entryways, Landscaping, Public Art.
Attainment of grants for art in public places through the Oregon Arts Commission or the Portland
Mettwolitan Arts Commiuslon is contemplated for par's of this project Specific sites for sculpture,
mosaics, murals or fountains would depend upon future location of major public spaces or
bindings most suitable for such features.Tax increment funds can be used as matching'money
and for enhancements at entryways and elsewhere.
5- Fanno Greek Park.Development-Phase fit.
This project for completion of tete Parks Master Plan projects within the park includes the
fc1lowing elements:
H. 9. Tea House and Courtyard
10. Amphitheater
11- Water Jet
12. Pump at well
13. North Bark Asphalt Bicycle Path replaced
t
23
5_ Pacific Highway Ramp.
This project, funded by Oregon Department of Transportation resources, would provide west-
bound traffic easy access onto Tigard Street and the heart of the City Center commercial area.
The City should work to secure this project as part of the State Highway Sic-Year Plant so that
it might be funded and constructed during this second fire-year period.improvements to T"sgwd
Street and the Tigard-Main-Burnham intersection undertaken in the first f.—s-yea!,period of the
Development Plan world be designed to accommodate traffic from this future access point.
7. Public Parking Structure.
Construction of a muM-srory public parking facility adjacent to Tigard Square is believed
necessary to provide adequate parking for customers of the retail and service businesses aril
offioes in the area and for persons rising the community center and attending events held It,the
Square or Fanno Creek Park facilities.Development and implementation of a parking management
program by the City is deemed desirable to achieve the most effective use of this structure and
other public parking facilities-
8, Tigard Public Square.
The Tigard Public Square serves as the focal point for commercial.,
cultural, and social activity for the city center area. It would be-
supported by adjacent shopping space and a public parking facility. The
!! actual location and configuration of the square mould be determined at a
laser dcAt.a.
i
f
I
I
V
za
011
401.0
Table 3
Projects, Costs & Funding Sources
Period, Fiscal Years 2001-2005
(Amounts in Thousands)
ProjectLAct[viry Funding Source Total Coat*
. Ash Avenue-Btlmham to Hall via Scoffins x.1,300 Assmts
(Phases 11 &IN) 2,700 Tax Increment $4,000
2. Building Rehabilitation Assistance 100 Tax Increment 100
3. Greeno-rq Road Extersion 1,500 Tax Increment 1,500
4. Hall Boulevard -Pacific Highway 4,500 Dept. of T ransp.
to Fanno Creek 1,60£ L.I.D. Assmts
2,400 Tax Increment F"500
5_ Pedestrian Weather Protection 100 Tax Increment 100
6. Public Art 25 Tax Increment
50 Grants &Donations 79
7, Public Parking Facilities 500 Tax increment 500
Period Total $15,379
*Note. Estimated costs for projects in this period include annual inflation factor of 4%over current year
cost estimates.
Period 2001-20 5 Revenue Summary
Tax Increment Revenues $7.928
State Dept. of Transportation 4,500
Local Improvement Dists.(LI.D.) Assmts 2,900
Arts Commission&Private Grants for Art
$15,379
t 25
Period 2001-2005 Project Descriptions
1. Ash Avenue, Burnham to Hall via Scoffins (Phases U and Ili).
Ash Avenue Phase 11 includes Improvements from Bu-nharn Street to Commercial Street, 750
lineal .feet. improvements consist of a signal at Burnham Street, a 44-foot wide roadway with
sheet trees, and streetlights and a railroad crossing. Acquisition of a 60-foot wide right-of-way
including any necessary buildings is included.The assumption is made that the railroad crossing
permit will be granted without extensive administrative or engineering effort.
Ash Avenue Phase 111 includes improvements from COmmercial Street to Hall Blvd. and the
realignment of Scoffins Street, 1100 lineal feet.The improvements consist of moditications to the
signal at Hall Blvd. and Hunziker Street, removal of the signal at Scotfins Street, street trees,
streetlights and the realignment of Scoffins Street to Ash Avenue. Acquisition of a 60-foot wide
right-of-way including any necessary buildings is included.
2. Building Rehabilitation Assistanfie.
This is ada2ional funding for the business renovatiers and improvement program described in the
111-05 period.
3. Greenburg Road Extension.
This project is a full street extension of Greenburg Roan between Greenburg Rd. and Hall Blvd.
south of Pacific Highvvay,including acquisition of property,street lighting,landscaping,intersection
Improvemo its,full street improvements,and signalization modifications.
F
4. Hatt Boulevard-Pacific Highway to Fanno Creek.
This project is a full street improvement of Hall including a landscaped median strip,turn lanes
at intersections, signalization, street lighting, perimeter landscaping and sidewalks. Project is
anticipated to receive up to half the cost from State Department of Transportation funding(not
for median and added landscaping and right-of-way costs), up to$2,000,000 from assessments
against benefitted properties and the balance from Development Area tax Increment funding.
5, Pedestrian Weather Protection.
Assistance to private property owners in areas of heavier pedestrian traffic to construct awnings,
marquees or other rooting structure over sidewalks and other pedestrian ways.
6. Public Art.
Added funding for placement of public art In indoor or outdoor public space within Development
Area.
T. Public Parking Facilities.
Estimated here are costs for acquiring land and developing lighted, paved,landscaped parking
lots at locations to serve added parking needs ra.ated to future commercial development within
the City Center.Costs estimated at$3000 to$3500 per space provided.
26
402. Summary of Funding Sources
Over the 16 year period in which projects and activities are to be accomplished,tax increment
revenues constitute the most import funding source-providing 43% or needed project revenues
in addition to funding interest on borrowed money and most of uia a:..:n;frative expenses.The
following table shows major funding sources by 5 year period and for the 16-,year Plan period.
Table 10
TOTAL FUNDING SOURCE SUMMARY
($000's)
Source 1991-95 % 1996�fa % 01 96 Total %
Tax Increment $2,408 53.4% $5,652 33.5% $7,929 51.6% $15,989 43.7%
LID 500 11.1 2,300 13.8 2,900 18.9 5,700 15.6
Dept-of Trans. 380 8.4 5,600 33.5 4,500 29.3 10,480 28.7
Other 1.220 27.1 3!4040 18.8 50 0.3 4.41 O 12.1
$4,448 $16,892 $15,379
$36,579
27
SECTION 5090. FUNDS REQUIRED. TAX INCREMENT PROCESS AND YEAR OF AGENCY`S
INDEBTEDNESS BEING SATISFIED_
501. Projections of incremental Values and Revenues
The fcllowlrlg table shows projected increatental revenue on an annual and a cumulative basis_
The projection is based on an assumption of no growth In valuation of existing properties during
the perbd 1991 to 1994;3%annual growth In now Wdstinn properties from 1995-1999;and 4%
grovAh thereafter. Diring ttJs oerlod Iris value of new prh(ate development Is added as It is
projecred for compledrut.A disfarssion of the sssumptkwts used to project the composite tax rate
use; in the projecalo t is induded in Sub-section 6071. of this Report. A description of the
projected thning and scale of prl,ate development Is shown on Table 12.
1-able 11
Projected Tax Increment Revenues
CITT CfMTEN OEVELOfMEMT AREA - TIGAS.D
m 0ietrict•s TN Gm-th Rste K1 • 2.0OStto 19943 02• 3.00E(t0 1999)63. 4.00%
t;—. District-,TN Gr-Ith Rete!1 . 0.00%(to 1994) 82- 3.00X(t.1999)Kis 4.00X
Orfairet Frozen::to
TCV- $35,000,000
met
flacat projected Pmlact Grokth over Auer-( T./. cu-10ti"T.1 Estot•d projected TCV
YearVew.Arez TEs Vatexsa frozen Baso Rewmuo Rewerara 1/ Tox Rete 2/ (ko TI Vatua)3/
__.--«....... ...-------------- ---___-.__.._--______--__-_-_---------__.--.-_.- __---.___-.-_--__
1984 35,000,000 O 0 0 0 124.30 65,947,241,000
1990 35,000.000 a O 0 0 526.09 67,2'..6,185,820
` 1999 36.540.000 1.540.000 1,540.000 41,020 41,020 $27.18 66,611,509,536
rSt 1992 48,300,7 0 3,760.000 5,3W.000 147,094 180,114 SU.32 69.983,739,727
1993 44.215,000 3.915.000 9.215.000 265,767 454.881 539.54 71.383,414,522
j 1994 47,260,OW 3,068,000 12,2W.000 361,032 815,911 530.00 72.611,082,8lz
19955 52,7ZO.Cm 4,ZW.5" 17.928,000 527,033 1,342,9% 530.00 74.953,415.296
1906 58.914,.000 4.400,000 23,916,000 703.130 2,046,127 E30.00 77,245,277,755
-WSW 65.258!,000 4.57510W 30.253.000 889.565 2.935.712 530.90 79,56Z,616,OW8
5998 71,981,000 4,765,000 36,961,0011 1,087,241 4.022,953 530.00 31.949.515.171
1999 79.090.000 41950.000 44.090,000 1,296 246 5,319,199 530.0054,408,0011.626871394.0m
204k3 87,3%.01 5.140.000 52,394.E 1.540,384 6,859,553 &30.00 8717u.=.651
2W.200200 96,24S.000 5.355,000 61,245,000 1,800,603 8,660.186 530_0 91,295,493,477
2t105,665.05.570,CW 70,665,000 2.077,551 737737 s3,109,347 530.00 93,7,&5,422.065
4
49475112216
20Q3 115,667.*O0 5.775.00 80.667.000 2.371,610
209 126.319.000 6,025.000 91,319,000 2.634,779 15,194,125 530.00 102.695.233.947
2005 13T,637,♦k� 6.265,OW 102.637,000 3,017,523 1d,811,653 530.00 106403,048,503
2006 0 0 O 0 0
_-.._---__-_--..__.- _____ __________
•Sq:rreleeted Suf1din9 Aetfwfty Worksheet for prOject-toes detsit.
$0 T4s lrecraarnt Rawarus attributable to Tax Rate, Vstwtion,and t"cottactfon efffcfency.
Zt fs[taueted Tax Rate in Citi'Center&awetop ent Are.
3/ Froiectfan of Tawe Cash V.Lw ercctudirg imrm,ntat watu. in the Oewelopaent Area.
E
28
Table 12
Development Activity Worksheet
City Center Development Area - Tigard Oregon
Private Development Activity Workshcat
commercial Apartment Total
Year Valuation\I _ Valuation\2 Added VBais;e
1990-91 1,540 O 1,530
1991-92 1,600 2,160 3,760
1992-93 1,670 2,245 3,915
1993-94* 730 2,335 3,065
1994-95 1,800 2,430 4,230
1995-96 1,875 2,525 4,400
1996-97 1,950 2,625 4,575
1997-98 2,030 2,735 4,765
1998-99 2,110 2,840 4,950
1999-00 2,190 2,950 5,140
2000-o1 2,280 3,075 5,355
2001-02 2,370 3,200 5,570
2002-03 2,450 3,325 5,775
2003-04 2,565 3,460 6,025
2004-05 2,670 ....-.3,595 6,265
* Coraercial Valuation for 1993-94 is $1,730,000 less
$1,000,000 for Tigard Square land aquisition.
`1. Based on 345,000 sq.€t. of new commercial development
over the next 15 years with 145,000 being retail space;
200,000 sq.ft. being office. Initial value of $50/sq.ft.
for retail, $80/sq.ft. for Class B office development gives
an intitial weighted average of $67/sq.ft. for "Commercial"
development. This cost times 23,000 sq.ft. per year
is escalated at 4% annually to reflect increased building
construction costs and hence assessed valuation.
\2. Low-rise apartment developemnt of 560 new units is assumed
for the area; much of it located along the Fanno Creek Park.
Initial t:ost of $54,000 per unit assumed (average 900 sq.ft.
at $60/sq.ft.). Values escalate at 43 annually.
29
502. Cash Flow, Debt Repayment,and Year Debt is Satisfied.
Table 13 shows the projected tax increment cash flow of the Agency. Included are the annual
tax increment revenues and certain Interest earnings as described. Not included are Agency
revenues from other sources such as grants, LLD. assessments and Oregon Department of
Tiansr"lation- The table shows the sufficiency of projected tax increment revenue to meet
Projected project costs by the end of Fiscal Year 2004/o5-
503. Finding of Financial Feasibility
Based upon the Project Cost and Timing inforntaijon contained in Section 4110,the projection of
Tax Increment revenue In Sub-swAlor,501, and the cash flow projection shown in Subsection
502.502,the Plan Is shown to be financially feasible of being substantially completed within the fifteen
years of tax increment use.
TaNe 13
Projected Tax Increment Crash Flow
C831 0EaTEa DtWL-1 ARTA-T)fd00
ABRLI=-:
9C8t0Y1"Haab T<%teti)!reEEI OW eE-EK.T-111
------------_............._.__..........----------------..-----------.-----------.---------_--------------------------.......---.........___-___---.-___,___
LA90 SAFE TOTAL l4 ---975 Mm RAM 13 .-------of lecraaeeeet------ 4- ACN10T•0%Z
107EKSI Rep 0IME4 T,A,I s IrW'fLT .______ ....___ DEET-EV!CE MdOIAM YAI-EOnD N,EiPA.E OIxAMC LESS
TEia ih-'�fI{!T ENintiDT it eEVExE 12 EAL9 73 EarEMtl tptES GRTMFIT t6L<nCE pI1 WTS /�pp1Y. DEiI 7e S0.1t0 t7 9KLEM tOitl_
______________________________________ __......----........-------._____________---________-_
11M9 0 0 0 0 o p o p o -- o
,498 48,020 0 O O 0 O D 9 20,DW 0 -- 21,020
TM 147,0% 8,261 O 050,000 317,004 05,000 07,550 0 50,009 69,tm 140-09Z 50,375
990 246
4 ,760 0,023 II O 115,000 O W.W3 165,00 50,G1K1 !fi OW 254,662 55!./6S
t9N 761,0]2 1.050 O t,200.00O 1,761,000 820,000 221,971 505,000 50,p['a7 2a5,OW 134_21% 54,207
TNS 5Z7,M3 3,252 O 0 215,00 0 235,209 2a9,T So,9W 215,tW0 /95_941 50.54.^
19K 703,130 3,073 O /,300,[00 1,705,000 :50,0011 403,107 269,000 50,000 365,0011 139_St% 52.705
5997 00.so 3,162 O 0 315,000 0 420,74/ S".00 75,000 315,000 176_51% 51,653
1957 t,007,M1 1-067 O 0 510,000 0 453,430 504,000 75,000 510,0" 215_:2% 52,7tl
/9N 5,248,24 1,167 O 2,150,00 2,6:2,00215,00 702,509 506,00* 75,000 720,000 836.762 53,194
2004 1,546,301 5,192 p O 510.000 9 7µ,66O 462,tw 75,0* 5,.,090 160.122 49,169
2908 1,00,603 2,466 O O 765,M0 O 169,340 962,0* 75,00 765,00 187_171 55,359
2002 2,077,451 3,052 O p 1,070,00 0 435.700 062,00 50.aw 7,070,000 245,964 ",997
2000 2,571,410 2,r 0 O /,360,00 0 806,902 962,000 50,00 1,360,OW 24_53% 52,600
2006 2.6!34.779 3,1% O O 8,675,000 O 940,116 962.000 50,00 8,675,0]0 279_Obz 53,5]5
2005 3,017,528 3,212 O 9 3,030,7% 0 N4,523 962,00 50,000 3,051,798 -- (0779
-------- _________ .......__ _.,___. -- ---------
tt,IIt/,iSS 41,622 O S.7W.OW /5.401.790 570,00 8,032.000 8<S,OW 10,M'm
___________________ ...__-___________________
li,).-1 la aaa-aal n asaran et K par year an-I-Yr-betas_
72.£rvcaada flea la---Lm 39--.
73.E-1 I-ar,a Sere!de?a[Serial et 7.114 01 Wtera of 13 Years;P2 Wttls of 9:7aan;JS Wien of P teas;K r/tern e/b yean
7<.Mat 11n7att eapatdlta as-1 net am.d pr«redo Stu ewe-tem,e abt eax:9.n.67_
73-89%of fwv ivy fa`reaada appt/ad to 050 Mir}aetLiufa<K at 6Z P.)'tee_-I-esa2 tf pay 91f box's.
M.ff0,9"Was_in a6ar4 tern daft EP*ela:af paid frac Oa6t]rt[dreawet turd ri tle9re is+t^[e+s ivyt,
r.,p,trrd narerair ratty,.N rl97eri®a[rtr 135%far Isuvxa Of.n,e Avrde i•nraatl.
1D.Eabt aanl6a P6aa --ff-Zat t en aaerY 1.
9ra9ra9 6dadnfatratlar eea[r paid free 100 attar p faien far debt--i-anatatI,
49.1 J4 M 0/9 4 tarty.aM41 tr enrddr sufffeiaK f[Ma to Par att deb[aarrip in lay[leer.
Fcsv Nri88'aW[4 Assoc.irc.
30
SECTION 600 TAX INCREMENT FINANCING IMPACTS ON OVERLAPPING TAXING DISTRICTS
609- Taxing District Vaivatians, levies, and Rates-Hist04y and Projections.
A total of ten separate taxing bodies currently levy prapc rty taxes on property with;n the
boundaries of tha City Center Development Area The'allowing three tables show a 7-year history
of Assessed Taxable Values,Tax Pates and levies for each of theses districts. Each table also
sttows a five year projection to qJ.0 year 1693,194. Assessed values aza assumed to int ease at
2%annually for:hese 5 years.levies are assumed to Increase at rates based an their hist'ricat
growth tempered by intormiation obtained from interviews with the Districts.The individual growth
rates assumed for each district are shown In the Lague.The projections Of tax rates are based on
the projected assessed values and projected levies-not o: historical tax rates.
Tax rates are shown in Table 16 growing to over:,'30 per$1,000 of assessed vacua by 19s3j94.
For purposes of projecting tax increment and Iz.c impact of tax increment financing, we have
Imposed a stop on increasing property tax rates at$30 per$1,000. Holding future tax rates at
$30 Is predicated on the following rationale:
there wt4 be some meaningful property tax relief provided as the State looks to either
channel a greater share of income tax revenue into basic school support,an alternative
revenue source to supplement property tax funding of schools is found, or the voters
impose some limit on rates.
Should this rationale prove incorrect,and rates continue to escalate beyond the$30 composite
level,the effect will be to generate more tad increment revenue than shown at$30 if assessed
value growth in the overlapping districts increases more rapidly than projected here,the effect
will be to moderate tax rate increases. However, ff assessed values increase due to greater
growth and development or due to inflation, there will be upward pressure on levies, which in
turn creates a counter-balancing push on tax rates.
Table 14
Taxable Value of Overlapping Districts
Historical and Projected
1. te>xelY vewF s vc.{,Y.{v:tntvG etxxaser:-Gtn eaPlG,e esx9a:rarx nee
ries-..sues lwvat 1P>ars 94>};ak
(vekuE Ie t9W+)
r{Ic.f efn ..u..e
e..r a.s.aa am arto swrte rn. v!+ m
e>.hl a<}TS330 T,}aa.>t1 MS.aBa 1.bT.}a} >N.Prk Y,1N,afT }.-eae.Y3> Y.SY,}tY T.K[,e9> 7.Yta.e1>
as»a 1,aT>,Oxl T.M.fea rR.Yi t,Ke,W> xy.am i,fTY,sre a,}a>,�]B a-Sues.SJ} e.aaa,}3f T,>YY.
M/af l,}ll,ala a,lcl.k4> alY.>aT 9,a41.eeP a$,}Sa a,tae.s� ♦,TT}. 4}},2.Y
!]/Iles t,Ea{.�t3 >,ne,9tu ex.lil Y,Ad.lYL Y.T.lYY e,kl>M >fY/rh9Y Y_34.4a' 9.}at.iVr a,
sw 1,TYF.eS1 v-s!✓.Ysr nr,ttr a,TafaM esP.ass e,tee,res r,an,rar e,ies.rs a ua,ru s,ssa.zse
aeree l,asa,ast r.rs,�x s.tn,rr} s-aar,sas t.».aus x tee,an s,•zt,e» ts,suo,sn to,oaa,srs a,az.,sw
iYa♦ 9,WY,l4T M,----- -----tM Y-e,i,eu !-Ye.lTk 9Y,}i..... Lata-3N ----- ---------------
e--------
•.lac.+Gwxn♦m:
-xa lex 2.ItoG
KM F,r6Y.e� N,tfO,eee .}}Y.a3P Y.eSP.Y3'a t,Yap.Y2Y b,SM.ief a,}a2,a9e tP.t 6�ciP 16.LrG.�.T N•mm>.+Fa
W.M 2,S>},dae N,FY,YN !,)N,.xPe 2-�TT,aa! t.t9v,}M Cl1•a94aEa 9,Na- f
!•m Y,0'14-ttY fe•Ptl.a>a 1•M>,TD a.t}>.k}a t.15Y.})S St.ia.TlY a,PA.t}Y t1.s}(•Tee 11,®a,•TaP W.PY,}ea
>zan z.tsra-u tt,9}c,sss i<kss,aza z,sez.9w1 t,r».ax s4,as.aes •t»,x}1 n,zs},ae!9 te,as,an ts,az><ass
ssrx >,�ssaz n.xrxss s,lsa-vr a.zxs.tr? a-tn<}» ls,aw,sx r,set,:a. s:.eau,sw tt,ax-so ss.<4Y.Tae
P.aCI!♦4 iix Qlrar�Inrbxaa,Pt 6 Mrera¢aa.Y•e.PnP iMNfx.k.P'Yt-Nx3aaarri 6 T'sPxlw neanlP.
a♦1.,�eIM k>✓<t M Ps<eww,Ma4a.N Gew+flel G�tteP,�,tetrrY.tiie.
ext iwslar Marxeee r,art I.a'f,t!a w(wi{as M NAv,>aM re6 G[Mzrr ewKlw
(1
4
31
Table 15
y� -jeced Levies
Overlapping Taxing Districts
\,. [wnmE[+[mexETYwnT[[xa- t:¢.Yty
.t¢O IµiH<iE0 tYY1Ea CI3s4l K i 1F65/63 TW9d SWLaa
liac.t CiTT [IW WIEB iYT- <OMTF ¢K iQT tla
Tw S.6.YSi
.... .-----------------
.............. .
... .............. 1.03\W 9,60i,'_Va
..... ... .............. .
a,>. f3Z A,aD,0aa 3,SK,tM t,200,>;a
q2{6 fl,6N.aY] 3,ftS-ltE SN,Ya6 ,s6a µ6, aa6 S,E52,M6 a,ap.laa 1,afs,ra I,FEa,aad
ayµ iE.ti3,rTr 2,adt,6v2 O,a,Yt a,aT34rT2! 2»,Yt6 µ,p1, 3,Sla,ala t,E11,5M 3,l<O,afa f,2Sf,lSa
ai/6 t5,\E0,20 2,Wf,629 W3,6M 5,020,3YY )OS.3lY U,E2r,a6a :.
J/Oa tt,9iS.1Y Y,f:i-aTi i,1�,Y%i i,a23,3'< 2Yr,L�< b,01I,S3B a.3Yf.l6tl S.W.f)t i-W,O] i,.Wa,Mt
awltl ti,i\S-56E k.]36,M4 3,.nd,i6T T,SO\,SR: 236,112 )S,.+Ir,a33 tr0T3,Yr i.3)i,ae0
a:)aa 59,adl,F6it Y.3Y3.t3a B.IW,a33 l,af.3F6 fN,3T6 2a,K5,4'3 Y,Fr3.aK B,ait,SaE 1,-M,Y-F ------Or
f6yw ia5ta.6A{ i,a6a,W F,ad\,S» 5:055.9f-3 tH.iP 30.Nf.� 3,OES.2aS O.lSr.fOY <.tlai.Yir i,30a,Nt
x a,...u.na i.3ax •u.sm a.aai -S.zax ta_rua z5.51r. 1s.:aa
a.sm s.soi zz.Tox
[ei.�t.a 5_S6s ae6Wt -----
ws5tl 31,SF:,91Y 3.µa-6a5 d,fll,32'E f,aM,6tl6 [�.vzv 31,52t,f]a s ae,ay f3a
w»t u,a\.,ew s,xa,asa s,aa,axa s,laa,uT ,6za z,)va,5n s,e»,ttlz ro,5H.6af sial,ser s.Taa,wt
atYaz )a.s6s.us 1.tvr,aua s,sax,asa 5,2U,HY s°•R'' si;wr,3wiTeT s;K�;a�Ta is.en:n+ a.ri uT �.Ki
oY¢�, 3'+.T3T.ta4 Y,aa,ri6 l,W..a6S S,S2J,ai3 a,YYa
asrM aa.µt,N3 S.M,tg3 Y,nt,N3 f,a03,aaT 1H,SPY 3>,X3,a02 3,1I3,26a 52.W.t» a,fal,sN 3,]Oa,NI
iaae.Maad w ai R¢erl<n¢Yctuvla�mC Rwtw
Table 16
Tax Rates - Historical&Projected
Overlapping Taxing Districts
..6r65m eFDEa4aRttlat a¢ia-i,YT d Ft4n¢
5- livx aaaea;Mi/N iRR41W�i9➢3laa
2R¢¢R�aae a fi:..Jer 3i,R0 e1.t:..sswt FaiusE len
i:Wt Fr0 <[5T s•I» tyiF[6i[. al-T rot[ ttf0 T6¢at
TarE.a.F/, __ __ --._ _____-_.KC........................................
...... a.b a.1a atv us.as
_.._.............. � 6.v azo u
gyp 13.01 O.la t.t2 3.2E 3.E0 6.a\ 9.Sr S
6yµ 12.61 a.Yi 1.Bi S.td a.p t.v, O.M 9.-r O.tt 0.5< s20.l1
12.13 a.N 0.)T O.0 9 ET
µan tl.fi 6.23 9.35 E•E6 a-u =� a.Tf aF5 6.i1 B.H f2t-)Y
ossa rt.T6 azo t.ea Y.M azT t21.ar
3aIxT as i.n
z,n a.la o.in
vie. 1Y.ta e.2: F.p E.» a.\v 2% s.3a avt 6.x sx.J6
EVW U.0 ...............aH
••-••••CIZY N tf0atl
Y6_Ta YN lew
e---- .- -J..•••••.•S.3f....___'-N_._.____..-.
MS'ta tS.JI D.2T a.n z.. a.ta a.b 0.13 2T.!a
rryai M.t1 i.ro 2.N Y.0 tl_li 3.0! Q.1T '.M a.JT a.JB 2t.T1
fIM rT.3a 0. ).3tl Y.iT i.\a 3.i3 6.35 .p B.a 0.32 N,Sa
E1/03 b.t! a.]a S.TB 2_U a.ea 3.25 a H '.�l 0.)5 O.lt b.0
rly% a.N 3�3 2.tT 0.13
Mae[i3Ey bd iwJ H+cE.d.<In 556oH0 Ye r.ws1 e..i1 t+a-tw�^�iO[O'i a�7asE�a[MM
32
602. Development Area Valuation Relative to Districts'Valuations.
The current taxable value of land, improvements, tangible personal property (that used in a
business) and public utility property (gas, electric & telephone lines and facilities and railroad
property) within the Development Area is estimated to be $35 million. A comparison of this
valuation to the current valuation of each of the overlapping taxing districts is shown below.
Table 17
Relationship of Development Area
valuation to Overlapping Districts
District %Y3t—within Devei m—t Area
S.D. 23J 1_76%
Ed— S.—. Dist. 0.34
City of Tigard 2.63
Tualatin Fire Dist. 1.73
Tigard dater Dist. 3.22
Vashington Canty 0_33
United sewerage Agency 0.42
Pnrttand Con. College 0.33
Port of Portland 0.03
Metro. Service Dist. 0.08
source; Moore ereithaupt 8 Associates, Inc.
603_ Analysis and Projection of Tax Rate Impacts
As the incremental valuation of properties within the Development Area grows,there will be some
impact on the tax rates of some of the overlapping districts.The impact will be larger where the
ratio of incremental value to the taxing d'istrict's valuation is larger arld where the District's tax
rate is higher. For the Port.Metro,PCC,USA,the ESD and the Tigard Water District,the impact
is hardly treasurable-less than a cent after fifteen years.
Estimated tax rate Impacts on the four taxing districts most Impacted are shown below in Table
18.The total effect on the composite Tigard City tax rate is about 222 In Fiscal Year 1995.550
in F Y. 20W.90c in F.Y.2005 and a decrease of 910 in F.Y.2006. Annual impacts are deta'ned
in Tables 19 through 22.
Table 18
Impacts on Tax Rates in Four
Most Affected Districts
(Cents per Thousand$Valuation)
District FY 1995 FY 2WO FY 2005 FY 2QM�
School District 23J 15.345 38.760 63.190 (54.04¢)
City of Tigard 4.01 10.19 16.71 (16.94)
Tualatin R_F.P.District 1.92 4.84 7.89 (7.99)
Washington County 1-23 1-23 1.99 2.02
Total 21..762 55-02¢ 59.78¢ (50.99¢)
Fiscal Year 2005/06 is the year when increment--revenues are released for use by overlapping
taxing districts.All other factors being equal,tax rates would decreased by these amounts.
Source. Summarized from Tables 19 through 22.
33
Table 19
School District 23J
.j:;act
un oain<.ftiu•\•nf Y•ca lmanm Iu ai•icT o.f.9.a S.oTac9 ww)M a.m saro<•,..r«rt«i
zs.ui taa wn fua.w. z.aaXt.1901,R• a_
•tv.nHrfct•S IW Oar••rts n. a_Wilt.,9fal 83• ].oCt<t9 19V91/3• itlaro L atwwlOr')
o-f9frl I(rw Wa ttV. g9,p,096
r..Estm--
rlwf 9c.7rrw •wttss o..•ti.lAM------ a�--------l,.[<<a�9f+iz!fw ii w-%--s/ ii..ta«.a/ SicB.tdass
rw o...a. 1cr tr a.r9• i..1_4< ......................-------------------
---------------------- _......._.,..
_ i l.ws.ln,mo aa.a. u.0000
ISM ys,ofif0< 8 • 0 0 •1f-)1 2,0SZ,STL SY, iSS.3i b.im>
nw 33,tm,w x,aK zu.sl z,on,w,m n+-u w.aTao
fes/ 3a,9M,[98 4,3{a,e<• l,Sa•,SVB 2<^� t:3,f93 ifl.t< 8,315,/11,(tIF 31 i_S• \0.0431
1fR a0,300,•08 -.>r.•.am S,SW,tm h•� a:•.1( 2,151,{17•ws f1•.E f<.OTTB
\Sn M.nS,O 9,9n,ino e•Iti9,EifB laS,[M SaB,ZYJ f».X !,�•,SLS,Sn HB.35 b.ttia•
If9L r,SM,•o8 l.�.IM IZ.i6•,wY El,3at 84D,SFB Sq.X 2.ia6,9n,033 f9_SY i0..t]]L
MF 3l,M,O ,M \I,VZO,G88 �.w l,Hd,XO H9.N 2,STf,SSf,lS> 119.K �.tB91
Iwa x.na,Mf a.ad.as u,�w sm.u1 l,a•<,no f9.x z,ana,H],n, 9 w .n9z
MI tl,15i,W0 .9(f:DEE K,3il, 2,990,003 •IS.N r,sA,P}Z,IM yt9.x W.31•a
i»a TI,w\,tw c,ru, o0o wD•T� m
199v T9.<\o,•a4 i,\s•,<w K,Mm,ow a:f,vi s,99>,alo !».ri a,sst.as{,
Lnom afT.3Tf,a>• s;.aa,o« 9z,s•9.m3 wr,•av a,3rf,zra <i9.X z,ass,aro,r+z ft9_u u_s•ra
T r Ba,Xf,00T 2,9]9.884 il,£G9.fM l,.x,Ai S,Sw,Bt{ 6iS.X i,rS9,Sdtl,A6 �t9_YS ,O.a@D0
E9.2,t3,afS,BR S,9TB,M r•,w,<M r,;3L.a61 a,<ix.<ts •n.!{ L,•Oib,ST.kSF y19.T/ aE.9Sa}
3aai»9,38),80@ S,T(S,Ns M,a6T,ln i,52•,9W �,]H,{IZ VII ',Wi,l>l,ift
B,Vi 9Sa.3n,W! •.Ii>f,F4 H,9H,K• s.TSf,w ],Qa B:B.N OS,XS,Sb 6to.6T 99.a�Tv®
3V0S t3r,W,308 i,•LS,089 90T„•3t,AA t,rss,rie 1S,•E8,4t10 H9.X 3.3�YT,Y 3.sM Ci9.Z3 ISO.iaaaY
Seiii ta3,faS,098 •tM,la2.(M
___________________ lirbn,nt far I+rlaw rrlw ptstl.
,'8<a ry9E�tW lA�udlry>rt trig r tat.r riaai, w Wl«tiw wf0ic�r'aY•
L L�ti+Ktl lar V+.!r City fame«S3•+at�SY'�lur arsta:rnt na
S/ Inlactlr d Tw[re vrt tl•«Itltti, t u w-
V lSt1rM T+i srsw+ari•af �ids It X21 s f•c.�+t.i r.lu f r«a•.w..
S/ Ertfretl irryst r a•a u r.w
Table'20
City of Tigard
Tax Rate Impact
r\afrte B[>tiEOPCer flu eao:n•3 taa xw.cf a e,»w riven ].rosat:fvf<Y u. t.amtztm a tYrrwfTwl
eert s Ticir eLfr a9w i.m:.. z.Mata•1Ba)ia• a tirrr.r<r.)
•9r.B:mfsa�f 9LV 6•rti atc•n• 9.E03tt++9Xt!z• 3..06 tTs flw)sr x.cesszaat
o-t9s.f.t 1raa ur.r ccs. zss,sm,ao•
act r'<t lw rfa
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34
Table 21
Tualatin Rural Ff-a Protection Dis,.k,,.t
Tax Rate Impact
lI t.
SI
----Pp----------------------------------------- ....--------------li w rJ ....................
------------
Table 22
Washington County
Tax Rate Impact
T sr
---- ----------•--- ---- -----
.................--------------------------- ....... ------
fwa
Is
9iWMS tE,120,100 6,590,0}0 IIA
N.M= 1.
1004,Z
3-5
yvr.,C)N Inn RFI_OCATION REPORT
701. Relocation Analysis
Acquisition of private property will be undertaken by the City and Development Agency in pursuit
of extending or improving streets,In developing Fanno Creek Park,in developing pudic parking
facilities,in assisting private developers who encounter obstacles in pursuing appropriate new or
expanded commercial or residential developments and for the proposed Tigard Public Square
and Community Center.
Existing businesses and residences (owner-occupied or housing tenants) where relocation will
be required are anticipated to occur In 51 instances. They will require 8 business relocations,
no owner occupied relocations,and 43 tenant relocations.Costs for such relocations are included
In total project cost estimates. Under payment schedules now existing in the governing Federal
Uniform Relocation Act, displacees will be eligible as follows:
Businesses:Actual moving costs plus up to$1,000 for professional assistance in locating
suitable alternate sites.
Tenants: Up to$5.250 (as of 4/2/89) to cover rental assistance and moving costs.
Owner-Occupants(if any):Up to$22,500(as of 4/2/89)to cover costs and'interest rate
differential' (loans at higher rates than on current house) costs.
Based on the estimated types and number of relocations that may be necessary in achieving
goals of the Development Plan, an approximation of relocations costs is as follows:
8 businesses at$20,000 - $160.000
(Tigard Square, Burnham Street Realignment. and Ash St projects)
43 tenants at$5,250 = $225,750
(38 in Ash-Scoffins area;5 other)
702. Relocation Methods
The City Center Development Agency will adopt a resolution. establishing administrative rules
relating to requirements for making relocation payments to persons displaced by City public
Improvement projt,-t.•ts, and establishing eligibility procedures and appeal procedures. These
regulations are intended to comply wit requirements of Oregon State taw goveming relocation
assistance to displaced persons and businesses. The Development Agency will prepare and
maintain information in its office relating to the relocation program and procedures, including
eligibility for and amounts of relocation payments,services available, and other relevant matters.
703 Housing Deletions&Additions
There will be approximately one single family and 42 multi-family housing units eliminated through
property acquisitions by the City or Development Agency over the term of the Plan within the
Development Area.No new single family residences will be permitted within the C8D Zane which
covers the Area. The construction of multifamily units will be encouraged. partkwlerty adjacent
to Fanno Creek Park It Is estimated that 500 to 600 apartment units will be constructed in the
Area over the next 16 years.
36
SECTION 800. CITIZEN PARTICIPATION
The primary focus of citizen participation activities In the development of the renewal plan for the
City Center has been the City Center Study Task Force.This member group was estabiished
by the City Council in November, 1987,and has functioned continuously from then up to Council
adoption of the Development Plan.
There have been numerous public meetings of the Task F=orce during this_-month period with
interested citizens from both within and outside of the study area in attendance at(Post of these
work sessions.Working with major staff support from the City's Plannir I Division,the Task Force
developed a thorough knowledge ct the proposed development area as it currently exists and
an overall concept for what it should be in the future through the creation of a "Mission
Statement.` The thrust of this statement was to have the City Center function as a clearly
identifiable center of Tigard's commercial, social, civic and cultural activity with a strong
orientation to and flavor of the adjacent Fanno Creek Park.
As the Task Force proceeded to developed specifics that would bring about the changes needed
to move the City Center toward its desired future, it received assistance fiom consultant studies
in five major areas:
1) Market Analysis
2) Fanno Creek master Plan Develops--.nt
3) Transportation & Street Planning
4) Urban Design Plan
5) Urban Renewal &Financial Plan
Development of park and street plans were also accomplished in cooperation with two other
standing citizen advisory bodies of the City-the Tigard Park&Recreation Board and the Tigard
Transportation Advisory Committee. During the fall of 1988 there were a nimber of feint public
meetings with these groups to review presentations by consultants and to discuss how features
of proposed parks and streets plans related to city-wide goals as well as to goals for development
of the City Center.For details or each plan see'Fanno Creek Master Plan,'Murase&Associates,
(1988),and Tigard Transportation Plan, Kittleson &Assoclates,(1989).
Other activities of the City (:enter Task Force is achieving broader citizen input into their
recommendations to City Council for the City Center Development Plan have included:
■ 3 breakfast meetings with Area Business and property owners
■ 3 small group meetings with Area business owners
r 2 joint meetings with City Park and Recreation Board
® 2 joint meetings with City Transportation Committee
■ Presentations to Water Board,Rotary,City Boards and Committees,Summerfield
Civic-Association,City neighborhood planning organizations
■ 10 newspaper articles during 16-month period
■ 2 City Newsletter articiPs
2 Chamber of Commerce newsletter articles
■ Information booth at'Cruisin'Tigard`community event
■ Half-day community workshop on vision S^.atenient and market opportunities
■ Discussion topic Li Fanno Creek Conference(annual city-wide community forum)
2 questions on city center development Included in Community-wide Mail-in
Survey
■ Maintaining a complete set of Task Force records In the local go•,remment section,
Tigard City library
37