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City Council Packet - 03/06/1989 TIGARD CITY COUNCIL PUBLIC NOTICE: Anyone wishing to speak on an REGULAR MEETING AGENDA agenda item needs to sign on the appropriate A BUSINESS AGENDA CATV sign-up sheet(s). If no sheet is available, Q H MARCH 6, 1989, 6:30 P.M. ask to be recognized by the Chair at the start W TIGARD CIVIC CENTER of that agenda item. Visitor's agenda items are t. 13125 SW HALL BLVD. asked to be to 2 minutes or less. Longer matters E-4 W TIGARD, OREGON 97223 can be set for a future Agenda by contacting either the Mayor or City Administrator. 6:30 o STUDY SESSION o Presentation by Ralph Appleman - Sr. Citizen Center 7:30 1. BUSINESS MEETING: 1.1 Call To Order and Roll Call 1.2 Pledge of Allegiance 1.3 Call To Staff and Council For Non-Agenda Items 1 7:35 2. VISITOR'S AGENDA (2 Minutes or Less Per Issue, Please) 7:40 3. GIRL SCOUT WEEK PROCLAMATION - (Mayor Edwards) 7:45 4. CONSENT AGENDA: These items are considered to be routine and may be enacted in one motion without separate discussion. Anyone may request that an item be removed by motion for discussion and separate action. Motion to: 4.1 Receive and File: Council Meeting Calendar AM, 4.2 Recess Council Meeting; Convene Local Contract Review Board (LCRB) Meeting: Authorize Contract for Engineering Services on Greenburg Road Project; Adjourn LCRB; Reconvene Council Meeting 7:50 5. PUBLIC HEARING - COMPREHENSIVE PLAN AMENDMENT CPA 89-01, ZONE CHANGE ZC 89-01 GOLDEN KEY INVESTORS NPO #8 Review Planning Commission's recommendation to amend the City of Tigard's Comprehensive Plan Map from High-Density Residential to General Commercial and a zone change from R-40 (Residential, 40 units per acre) to C-G (Commercial General) for a 3,700 square foot portion of the Golden Key Apartment Complex. Location: 9050 S.W. Scholls Ferry Road (WCTM 1S1 26 BC, TL 1700). Zone: R-40 (Residential, 40 units per acre.) o Public Hearing Opened o Declarations Or Challenges o Summation By Community Development Staff o Public Testimony: Proponents, Opponents, Cross Examination o Recommendation By Community Development Staff o Council Questions Or Comments o Public Hearing Closed o Consideration By Council 8:10 6. ORDINANCE CONSIDERATION - TRUCK TRAFFIC RESTRICTIONS ON PORTIONS OF CERTAIN STREETS IN THE SOUTH METZGER AREA - ORDINANCE N0. 89- (Community Development Staff) 84[' 7. ORDINANCE AMENDMENT CONSIDERATION - IMPREST CASH - ORDINANCE NO. 89- (Community Services Staff) COUNCIL AGENDA - MARCH 6, 1989 - PAGE 1 8:40 8. CITY CENTER DEVELOPMENT PLAN AND REPORT PRESENTATION (City Center Plan Task Force and Community Development Staff) r 9:10 9. NON-AGENDA ITEMS: From Council and Staff 9:20 10. EXECUTIVE SESSION: The Tigard City Council will go into Executive Session under the provisions of ORS 192.660 (1) (d), (e), & (h) to discuss labor relations, real property transactions, and current and pending litigation issues. 9:45 11. ADJOURNMENT cw/9185D r COUNCIL AGENDA - MARCH 6, 1989 - PAGE 2 3. 1 T I G A R D C I T Y C O U N C I L REGULAR MEETING MINUTES - MARCH 6, 1989 - 6:30 P.M. 1. ROLL CALL: Present: Mayor Jerry Edwards (present from 6:30 p.m. - 7:30 p.m.); Councilors: Carolyn Eadon, Valerie Johnson, Joe Kasten, and John Schwartz. City Staff Present: Pat Reilly, City Administrator; Ken Elliott, Legal Counsel; Jill Monley, Community Services Director (present during Business Meeting); Walt Munhall, Special Project Advisor; Ed Murphy, Community Development Director; Liz Newton, Senior Planner; Catherine Wheatley, Deputy City Recorder; and Randy Wooley, City Engineer. 2. STUDY SESSION a. Senior Center Improvements - Presentation by Ralph Appleman, Architect. Also present were: Paul Hunt, Sr., formerly with Loaves and Fishes; Mary Lou Ritter, Washington County Committee on Aging; Burt Coxly, Chair for the Senior Center Steering Committee; Betty K. Jacobs, Loaves and Fishes; and Carol Weaver, Senior Center Director. Walt Munhall updated Council on the progress for the proposed Senior Center improvements. He noted the City Building Inspector and the County Grant Coordinator have approved the plans. All drawings have been completed and the specifications were nearly completed. Mr. Munhall advised the National Guard has agreed to remove the heating system tanks on July 8, 1989, at no charge. Ralph Appleman outlined the costs and details of the project (see cost estimates filed in the Council packet material.) Mr. Appleman noted the project costs have doubled since last fall's estimates primarily because of the increased scope of the project. Mr. Appleman reviewed the plans with the Council (a set of the plans have been filed with the Council packet material). Mr. Appleman noted the project has been phased (A, B, C, D, and E) for bidding breakdown purposes. Burt Coxly noted the senior center was the only community center available in the City of Tigard. He added that the building would continue to receive more use in years to come. He suggested it would be advantageous to complete as many improvements as possible to create a versatile building which could be used for community center events. There was discussion on the heating and ventilation problems Mr. Appleman noting there was no efficient way to dispose of the heat generated within the building; room temperature was consistently too warm. Mr. Appleman noted that awnings would be provided along the row of windows which would keep the sun off the surface to reduce the amount of heat retained in the building. Mr. Appleman reviewed his method for deriving the estimates for the project. He cautioned that the dollar amount of bids received would depend a great deal on economic conditions at the time the project was let for bid. Page 1 - COUNCIL MINUTES - MARCH 6, 1989 Mr. Appleman advised that the requirements for additional paperwork required in the Community Development Block Grant would most likely add another $5,000 to the project costs. Mr. Appleman reported his design fee would be approximately $17,000, or 9 percent of the cost of the project. b. Councilor Schwartz expressed concern over the lack of a sprinkling system even though it was not required by the Fire Department. There was discussion on this issue with consensus being that because the building was used by senior citizens, it would be a desirable safety measure to include sprinkler system at this time. C. There was discussion that, with the improvements, the operations of the building could be transferred so the City would maintain all encompassing responsibility. This would have to be discussed further with representatives from the Senior Center through a series of meetings. Burt Coxly noted clarification on management structure for Senior Center operations would be advantageous when trying to determine who was responsible for maintenance items. d. Financial issues were discussed at length. The City owns the building and land with the Loaves and Fishes organization operating the building. In addition, the City contributes $13,500 each year to the Center. Loaves and Fishes would probably not have enough funding available to operate the entire year. e. After discussion, Council consensus was to proceed with the bidding process and incorporate a sprinkling system into the bid package as an option. Mr. Munhall advised he would prepare figures for Council review. 3. VISITOR'S AGENDA a. Nancy Stimler and Terry Morrison updated Council on the Second Annual Fanno Creek Conference held February 25, 1989. The conference was even more successful than the first conference. They advised that enrollment was slightly ahead of last year's enrollment. Council received a summary report for the Second Annual Fanno Creek Conference. (This report has been filed with Council packet material.) Mrs. Stimler noted thanks for the City's participation and especially thanked Community Services Director, Jill Monley, for her efforts in making the conference a success. In appreciation, a bouquet of flowers was presented to the Community Services Director. After brief discussion, there was a motion by Councilor Schwartz, seconded by Councilor Kasten, to support the Third Annual Fanno Creek Conference scheduled for Saturday, February 24, 1990. Page 2 - COUNCIL MINUTES - MARCH 6, 1989 The motion was approved by a unanimous vote of Council present. b. John Blomgren, 9460 SW Oak Street, Tigard, Oregon, noted concerns on increasing traffic in the Washington Square area. He advised the Metzger neighborhood was being significantly impacted with traffic attributable to the continuing expansion of development for Washington Square and the surrounding area. Community Development Director recalled that about a year ago Council discussed a possible traffic study in cooperation with Windmar, Trammell-Crow, and the State of Oregon. He advised he would submit a report to Council concerning the status of moving forward with the traffic report by April 1, 1989. 4. GIRL SCOUT WEEK PROCLAMATION a. Council President Johnson noted each year Girl Scouts of the U.S.A. strive to recognize the contribution of their many volunteers and participants in the Girl Scout program by designating a week in March as "Girl Scout Week." All over America, the week of March 12 through March 18, 1989, will be celebrated as Girl Scout Week. President Johnson also noted that on March 11, 1989, the Ti-Tu-Me-Wood Girl Scout Neighborhood would begin a major clean up of Fanno Creek. The Neighborhood was comprised of Girl Scout troops from Tigard, Tualatin, Metzger, and Sherwood. Clean up would begin at 10:00 a.m. and conclude with a ceremony at Tigard Civic Center at 12:00 noon. Deputy Recorder read into the record the Proclamation for Girl Scout Week, March 12-18, 1989. 5. CONSENT AGENDA: 5.1 Receive and File: Council Meeting Calendar 5.2 Recess Council Meeting; Convene Local Contract Review Board (LCRB) Meeting: Authorize Contract for Engineering Services on Greenburg Road Project; Adjourn LCRB; Reconvene Council Meeting Councilor Kasten noted Item 5.2 would authorize a contract for engineering services on the Greenburg Road project which was identified as a project listed on the Transportation Safety Improvement Bond passed by the Tigard Citizens in November, 1988. Motion by Councilor Kasten, seconded by Councilor Eadon, to approve the Consent Agenda as presented. The motion was approved by a unanimous vote of Council present. 6. PUBLIC HEARING - COMPREHENSIVE PLAN AMENDMENT CPA 89-01, ZONE CHANGE ZC 89-01 GOLDEN KEY INVESTORS NPO #8. Review of Planning Commission's recommendation to amend the City of Tigard's Comprehensive Plan Map from High-Density Residential to General Commercial and a Zone Change to R-40 (Residential, 40 Page 3 - COUNCIL MINUTES - MARCH 6, 1989 units/acre) to C-G (Commercial General) for a 3700 square foot portion ` of the Golden Key Apartment complex. LOCATION: 9050 SW Scholls Ferry Road (WCTM 1 Sl 26 BC) TL 1700). ZONE: R-40 (Residential, 40 units/acre). a. Public hearing was opened. b. There were no declarations or challenges. C. Community Development Director noted on February 21, 1989, the Planning Commission reviewed the application for a Comprehensive Plan Amendment from Patrick M. Nesbitt Associates, Inc. The Planning Commission unanimously recommended to approve the proposed plan amendment from high-density residential to general } commercial and a Zone Change from R-40 (Residential, 40 units/acre) to C-G (General Commercial) for approximately 3700 square feet of the Golden Key apartment site adjacent to the Embassy Suites Hotel. f d. Public Testimony t! Proponents E. o Ken Eadon, representing Patrick M. Nesbitt Associates, requested favorable Council consideration for the j Comprehensive Plan Amendment. e. Community Development Director recommended favorable r' consideration of the proposed ordinance as submitted. f. Public hearing was closed. t. g. ORDINANCE NO. 89-07 AN ORDINANCE ADOPTING FINDINGS AND CONCLUSIONS TO APPROVE A COMPREHENSIVE PLAN AMENDMENT (CPA 89-01) AND ZONE CHANGE (ZC 89-02) PROPOSED BY PATRICK M. NESBITT ASSOCIATES, INC. (GOLDEN KEY INVESTORS) FOR APPROXIMATELY 3700 SQUARE FEET OF THE GOLDEN KEY APARTMENT SITE. i Motion by Councilor Schwartz, seconded by Councilor Eadon, to adopt Ordinance No. 89-07. The motion was approved by a unanimous vote of Council present. 7. ORDINANCE CONSIDERATION - TRUCK TRAFFIC RESTRICTIONS ON PORTIONS OF CERTAIN STREETS IN THE SOUTH METZGER AREA. r; a. Community Development Director and City Engineer summarized this agenda item. Prior to annexation, several streets in south 1! Metzger were posted "No Thru Trucks" by the County. The proposed F ordinance would endorse and continue the truck prohibitions by adopting the appropriate provisions into the Tigard Municipal Code. It was noted alternative routes for trucks were available on Pacific Highway, Hall Boulevard, and Greenburg Road. Page 4 - COUNCIL MINUTES - MARCH 6, 1989 b. ORDINANCE NO. 89-08 AN ORDINANCE AMENDING TMC 10.16.051; PROHIBITING THROUGH TRUCKS ON PORTIONS OF PFAFFLE STREET, SPRUCE STREET, PINE STREET, OAK STREET, 72ND AVENUE, AND LOCUST STREET; REVISING TRUCK RESTRICTIONS ON 78TH AVENUE; AND FIXING AN EFFECTIVE DATE. C. Motion by Councilor Schwartz, seconded by Councilor Kasten, to adopt Ordinance No. 89-08. The motion was approved by a unanimous vote of Council present. 8. ORDINANCE AMENDMENT CONSIDERATION - IMPREST CASH. a. Community Services Director advised that the last Council action concerning imprest cash was in 1984. Since that time, the City has employed significantly more people, was open more hours, and completes many more transactions than in 1984. As a result, staff finds themselves running short of change funds and petty cash. Petty cash and the change funds were secured in the vault at the end of each day and were counted and balanced regularly by Accounting Staff. Currently, the total petty cash funds were $650. The proposed ordinance would increase this amount to $1,300. b. ORDINANCE NO. 89-09 AN ORDINANCE AMENDING CHAPTER 3.04, IMPREST CASH ACCOUNTS OF THE TIGARD MUNICIPAL CODE AND DECLARING AN EFFECTIVE DATE. r. C. Motion by Councilor Kasten, seconded by Councilor Eadon, to adopt Ordinance No. 89-09. The motion was approved by a unanimous vote of Council present. 9. CITY DEVELOPMENT PLAN AND REPORT PRESENTATION i a. Stuart Cohen, Chairman of the City Center Plan Task Force, introduced other members of the Task Force who were also present: Michael Marr, Vice Chair; Joy Hinkle, Pam Juarez, and Richard Morley. Chair Cohen noted the Task Force Members have been working for the last two years preparing a Plan for the City Center Development. This Plan was presented to Council. He noted at the Fanno Creek Conference last year, there was support from the majority of the attendees for revitalization of the downtown. In keeping with the elements of the City Center Development Plan, there was a show of support at this year's Fanno Creek Conference for improvement of Tigard's image and light rail. k. p~p p@. C Page 5 - COUNCIL MINUTES - MARCH 6, 1989 Mr. Cohen reviewed some of the major elements including scope of improvements and sources of funding. He advised the project dealt with two areas: 1. Transportation 2. Revitalization (which included development of the Fanno Creek Park). Chair Cohen focused on Section 400 of the Plan (Project Activities - Timing, Funding Sources & Costs). He also reviewed some of the improvements which would be included in Fanno Creek Park. The City Center Plan Task Force would be meeting with the Council (who would also serve as the City Center Development Agency) and Planning Commission on March 16 to review the City Center Report and Plan. Community Development Director noted the outstanding work accomplished by the Committee. The Community Development Director then reviewed the timeline for the review process of the Community Development Plan and Report. Senior Planner Newton, as staff liaison to City Center Plan Task Force, expressed appreciation for the work completed by the Task Force noting their comprehensive effort on a diverse set of issues. AgIp" b. Dan Dolan, A-Boy, 4524 NE Davis, Portland, Oregon, noted he was not completely supportive of the product which resulted from the City Center Plan Task Force. He requested Council to consider the effects such a plan would have on existing businesses. 10. NON-AGENDA ITEKS - There were none. 11. EXECUTIVE SESSION - Cancelled. 12. ADJOURMIENT: 8:32 PM Approved by the Tigard City Council on ~-t o , 1989. Deputy Recorder - City of Tiga ATTEST: lap, a44a'yor - C t f -Tigard cw/9294D Pnge 6 - COUNCIL MINUTES - MARCH 6, 1989 41■AC#-% m lal 14%_U1Sn1^_ nA\an A K1%1 0 IMK__%7 1-VOL.Ia7"11eV1 %owmi-mil11 Legal P.O. BOX 370 PHONE (503) 684-0380 Notice 7-6839 BEAVERTON, OREGON 97075 ` Legal Notice Advertising • CITY OF TIGARD • ❑ Tearsheet Notice PO BOX 23397 ° TIGARD, OR 97223 • ❑ Duplicate Affidavit AFFIDAVIT OF PUBLICATION STATE OF OREGON, COUNTY OF WASHINGTON, )ss' I, ELAINE PETROGEORGE being first duly sworn, depose and say that I am the Advertising Director, or his principal clerk, of the TIGAARD TIMES a newspaper of general circulation as defined in ORS 193.010 and 193.020; published at TIGARRD in the aforesaid county and state that the COMPREHENSIVE PLAID AMENDMENT ZONE CHANGE NOTICE a printed copy of which is hereto annexed, was published in the entire issue of said newspaper for ONE successive and consecutive in the following issues: FEB. 23, 1989 Sub cribed and sworn to re me this FEB. 24, 1989 ary Public for Oregon My Commission Expires: 9/20/92 AFFIDAVIT C !AR gur s' s nB 63 ff, 116li Of e- ld~,~ ttote~l 3=srtt - a. o- i TIMES PUBLISHING COMPANY Legal I P.O. BOX 370 PHONE (503) 684.0380 Notice 7 - 6 8 4 6 BEAVERTON, OREGON 97075 Legal Notice Advertising ` RECEIVED • 0 D Tearsheet Notice CITY OF TIGARD MAR 61989 • PO BOX 2 3 3 9 7 • O Duplicate Affidavit TIGARD, OR 97223 C"OFTOM .1 AFFIDAVIT OF PUBLICATION STATE OF OREGON, ) COUNTY OF WASHINGTON, )ss' I, ELAINE PETROGEORGE being first duly sworn, depose and say that I am the Advertising Director, or his principal clerk, of the TIGARD TIMES a newspaper of general circulatiTI inff ned in ORS 193.010 and 193.020; published at in the aforesliI f 1?unc0j`1 N e j T e ; A ~ j ~ I G N O T I C E I G ~ a printed copy of which is hereto abrWted, was published in the entire issue of said newspaper for successive and r consecutive in the following issues: ; r S MARCH 2, 1989 f a I - f SubscritR7-s ' ~tOfore me this MARCH 3 , 1 98 9 s i otary Public for Oregon ` My Commission Expires: 9/20/92 i AFFIDAVIT Flu iin ~l' 3 yT ~ ~ Vl\l.iiv" Y Ui t A _'_'yy 3. 0..• c Ange`.Y , , c di r . . . '*V. t CITY OF TIGARD, OREGON AFFIDAVIT OF POSTING In the Matter of the Proposed A-,50na-14 CyS ~GI-07 ~GI= D~ d -t- D~ STATE OF OREGON ) County of Washington ) ss City of Tigard ) I, _ 01W J Le being first duly sworn, on oath, depose and say: That I posted in the following public and conspicuous places, a copy of ordinance Number(s) - b7 F-q- Eq-0-1 which were adopted at the Council Meeting dated 12 C11-7 (e copy(s) of said ordinance(s) being hereto attached and by reference made a part hereof, on the IQ day of _M_Gi ,-r- k , 1989. 1. Tigard Civic Center, 13125 S.W. Hall Blvd., Tigard, Oregon. 2. U.S. National Bank,. Corner of Main and Scoffins, Tigard, Oregon 3. Safeway Store, Tigard Plaza, S.W. Hall Blvd., Tigard, Oregon 4. Albertson's Store, Corner of Pacific Hwy. (State Hwy. 99) and S.W. Durham Road, Tigard, Oregon Subscribed and sworn to before me this ~ day of-17;Cli?GGl 1Q . otary Public for Oregon My Commission Expires: S~tut ,~esSEO~ f f L. i 1 ~ I ~.J I t :~,o~,,,ww F,ti V ::.f ~ _ :•~w-~.v.a. ~'Y IIIII'F1l1f11,i11777TIT11~ rt Il ~i! t f J }71. i~ 1 1 1 1~ 1 1~ 11. 11~►i1 ! 1 r 1 Ci l~fl fii l1, "f fli fliilll il7i)i1313~111 i t=f i l i l J Ill 4 1 ill Il0 Iil 411 ' t I f ~-U ~ ! { ~ . imp P., . ~1~ 2 _ I ~ } ~ E 1 1 ~ i I NOTE: IF THLS MICRDfIIMED . 2 8 4 5 --6-- 7 _ _ 9 0 _ii. TRANING IS LESS CLEAR THAN _ ~ a~rl~, r ss Dk' m , 1 ~r€ WALm of ne oRICINU LZ 0Z 5Z b2 ¢Z ZZ la OZ SP B1 U BI Sf til EI 21 It QI 6 S.._..a. y 'S -_b _ E..._i _ Imo, i F I ~ ~~~'dII111ii01111~6111~INt~D1 ~ ~ ~ ~ _ i ~ ~ G . _ . _ - _ - ,e.... ~ r s:s-.r. - .«,,.r.~,,.. u j~ - " ~ ~b r.9 y .+6 ~ - U~ - J 4i~. :..i ~ x.r...i- ~ ' i ~ T.. i~ « r t - - - ' .M 2 •-z~. . ~ . ~ :c„ - _ ~ n! w ~ .e5 _ ; ~ .xs a: ~ '.J ✓ 'r. it . Y < ' J ~ ~ f r / ~ .J. a : ♦ + . 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Dy+OPY j't 2' UPPER LEVEL va:r-c R.n.I s I ~„T ~I i Fy ~E z a- ~ E, 047 I ~ ~ ' a1 '1 SECTION ua°=r-o I ' 1 I 1 p~ w 135 w, cos 9~ ~S 6a a5' o x ~I=, e, o O ~ ~ 15 { agiDWAT I'bRK /aRN17ME5 ~ W h J ION i W 8 0 ~ I~~~ , ~ C_~ AiiIC yEA''lOWE2 ~~nn I 5)% ~D nSl~IN5Tdc1AtIGJ O III it O NciuG - ~ C EDN O ' ~ IKU N uMeeR51F6JrIFY - n _ NOtESI S:H ILS _ EW _ r - 'lu5rnu:.ne.*IS" wart-27 = a W5 W6 ` wi wl prq Siaxc I ~ 4 Sioiw ~ d ~ SITUC w; ~ SicMG ~ I v, I 1 _ V _ ~ mu: Co-iG i I. N+c ccrK SFIEV. r p wa j ! ~ ~ sxzF! d 6 P z i I rz ~ 0 I Q2 v NORTH ELEVATION va"=r~o ~ EASTELEVATION ua"='-a i ~ SOUTH ELEVATION ua^=I=~' uiwwslevax~ ~ d~a ~ N P ~ ® fWo i ~ ~ ®SECTION ve"-r-a Fu: i-~ S m W I I 'm a IS E/ S, NIS N, N, w FJW E Q 3 N 0 ~ ~ 13 p Zo ~ 3D '0 IS 5, Nfs N. ui ~ O ~ O 13 C 3D = „Y ~P W d Y caouPpl~vPeV~ IeRCON5~2ucrlou ~ a..~. Illllsplllgl glpp gllgl glllp Illllu Inlet mlm mlm Iplill Inm IpIIII 111 In II 411111 III P 111111 IIII11'!III I I I{III 1 I III III III III 111111 IlF` - I ! 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TiE gUIIIY Of ilE OAU.INAL dWDl6. _ v.. _ _ ~ Of 6t2 BZ L2 02 SZ bZ E2 22 IE OZ 6f fl ~11~ 91 Sf~ bl fl~ ZI 11 ~-01 6 9 1 0 S - b E 2 Iw Ix~I1xIII11Y11111NINN1xNlxulwl~w , T I - II I a~~~~ , MARCH ~ I4i - _ , - {h~ 1990 ~ ----T----~--~ , Creek Conferegaee SECOND ANNUAL FANNO CREEK CONFERENCE SUMMARY REPORT: March 6, 1989 Issue Tallys: PRO CON ABSTAIN o Tigard Image 58 8 o Tualatin River Clean up 41 21 - 4 o Light Rail 64 1 0 2nd High School 27 33 3 1st Annual 2nd Annual Registration: 75 77 Net Costs: $1,084.69 11,016.19 Volunteered to help next year: 41 37 Conference Planning Committee S members 15 members This year's committee: Audrey & Jim Castile Terry Morrison Al Hieb Joe Schweitz Vlasta & Tom Barber Laurel & Jerry Edwards Valerie Johnson Nancie Stimler Ron Holland Ron Repp Harry Peterson Jill Monley Hope to hold THIRD Annual Fanno Creek Conference Saturday, February 24, 1990. P.O. Box 23397 . TYgai-d, Oregon 97223 CITY OF TIGARD, OREGON COUNCIL AGENDA ITEM SUMMARY AGENDA OF: March 6, 1989 _ DATE SUBMITTED: February 23, 1989 ISSUE/AGENDA TITLE: Girl Scout Week PREVIOUS ACTION: None Proclamation 4OK-1/ REPARED BY:Marcha K. Hunt DEPT HEAD OK CITY ADMIN EQUESTED BY: ISSUE Nationally, the week of March 12 through 18, 1989 is Girl Scout Week. INFORMATION SUMMARY Each year Girl Scouts of the USA strives to recognize the contributions of its many volunteers and participants in the Girl Scout program by designating a week in March as "Girl Scout Week". All over America the week of March 12 through 18, 1989 will be celebrated as Girl Scout Week. In attendance at tonight's Council meeting is Junior Girl Scout Troop #594 from the Ti-Tu--Me-Wood Girl Scout Neighborhood. This Neighborhood includes Tigard, Tualatin, Metzger and Sherwood. Receiving the official proclamation is Lauri Davis, leader of Junior Troop #594. ALTERNATIVES CONSIDERED - 1. Proclaim the week of March 12 through 18, 1989 Girl Scout Week in the City of Tigard. 2. Do nothing. FISCAL IMPACT None. SUGGESTED ACTION 1. Proclaim the week of March 12 through 18, 1989 Girl Scout Week in Tigard. mh9155D f" tlt~' a.i' i ( it JAI ~1111 a 1 ~ GIRL SCOUT WEER March 12-18, 1989 't. WHEREAS, Girl Scouts of the USA recognizes that today's t girls will be tomorrow's leaders; and, WHEREAS, Girl Scouts of the USA is the largest volunteer organization for girls in the world and draws upon a large d resource of positive adult role models; and, WHEREAS, THE Girl Scout movement continues to emphasize leadership and personal and career development for girls; and, WHEREAS, our community and world will be the direct beneficiaries of the skilled young women who are Girl Scouts; s NOW, THEREFORE, I Gerald Edwards, by virtue of the authority _ vested in me as mayor do urge the citizens of Tigard to support the Girl Scouts in their endeavors; I now proclaim this week, March 12 through 18, 1989 Girl Scout Week in Tigard. Gerald Edwards, Mayor City of Tigard Attest: CCU_ Lttf l,U~PC~Z~Ola City Recorder T a 3 y t ~ g t. F E S' ' CITY OF TIVA M CONTACT: Marcha K. Hunt OREGON Phone: 639-4171 Date: March 3, 1989 FOR IMMEDIATE RELEASE: On March 11, 1989, the Ti-Tu-Me-Wood Girl Scout Neighborhood will begin a major cleanup of Fanno Creek. The Neighborhood is comprised of Girl Scout troops from Tigard, Tualatin, Metzger and Sherwood. Cleanup will begin at 10:00 am and will conclude with a ceremony at Tigard Civic Center at 12:00 Noon. Included in the ceremony are: Governor Neil Goldschmidt, State Representative Tom Brian, State Senator Paul Phillips, Washington County Commissioner Roy Rogers, Tigard City Council President Valerie Johnson, and Nancy McEwan from the State Fish and Wildlife Department. Involved in the project are 350 Girl Scouts and 100 adults (leaders and adult volunteers). Approximately five miles of Fanno Creek have been targeted for cleanup on the 11th: in Tigard from 135th to Hall Boulevard and in Metzger from Hall Boulevard to Taylors Ferry Road. The project has been coordinated with the State Fish and Wildlife Department (specifically the Salmon Trout Enhancement Program) and the Northwest Steelheaders Association. The program, spearheaded by Pat Knox, Ti-Tu-Me-Wood Neighborhood Chair, requires a long-term commitment. According to Knox, the Girl Scouts are ready to accept. Says Knox, "Fanno Creek is a lovely creek which just needs a little love. By giving it that love, we hope to make it clean again so all forms of fish and wildlife can return to call it home." Sponsors of the event are: the City of Tigard, Save Oregon from Litter and Vandalism (SOLV), Salmon Trout Enhancement Program (STEP), Northwest Steelheaders Association, Miller's Sanitary Service, Inc., Pride's Disposal, Schmidt's Sanitary Service, Inc., National Healthcare and Hospital Supply Corp., Howard's on Scholls, Pepsi Cola Bottling Co., Franz Bakery, Albertson's Food Centers, Round Table Pizza, Food Connection, Paper Plus, Northwest Natural Gas, Dunkin' Donuts, and Tigard Music Co. -30- mh9230D 13125 SW Wall Blvd., P.O. Box 23397, Tigard, Oregon 97223 (503) 639-4171 14, 1 CITY OF TIGARD, OREGON MEMORANDUM TO: Honorable Mayor and City Council ded"_" February 23, 1989 FROM: Patrick J. Reilly, City Administrato SUBJECT: COUNCIL CALENDAR, Mar.-Dec. 1989 Official Council meetings are marked with an asterisk If generally OK, we can proceed and make specific adjustments in the Monthly Council Calendars. Please note Budget Committee meetings. March 189 3, Fri Requested budget due to City Administrator *6, Mon Council Business Agenda (6:30/7:30) 11, Sat Girl Scout Cleanup of Fanno Creek *13, Mon Council Study Session (6:30) 14, Tues Public Hearing - Water Quality Standards in the Tualatin River, Unified Sewerage Agency's program to comply (DEQ 4th Floor Conf. Rm., 811 SW 6th) 15, Wed Grande NPO Meeting (7:00 Town Hall) 15, Wed Legislative Breakfast (Eggs & Issues, Elmer's, 7:15 am) *16, Thurs City Center Workshop (7:00 pm) 17, Fri St. Patrick's Day 22, Wd Proposed budget approved by City Administrator 24, Fri Good Friday Notice of Budget Committee meetings to Tigard Times 26, Sun Easter *27, Mon Council Business Agenda (6:30/7:30) 29, Wed Proposed budget packet available to Budget Committee April '89 1, Sat Tigard Water District Grand Opening *10, Mon Council Business Agenda (6:30/7:30) *11, Tues Budget Committee (Town Hall Conf. Rm., 7:00 pm)) *17, Mon Council Study Session (6:30) *18, Tues Budget Committee (Town Hall Conf. Rm., 7:00 pm) 19, Wed Legislative Breakfast (Eggs & Issues, Elmer's, 7:15 am) *24, Mon Council Business Agenda (6:30/7:30) *25, Tues Budget Committee (Town Hall Conf. Rm., 7:00 pm) 26, Wed Water District Quarterly Meeting 491, Council Calendar - Page 1 i May '89 *2, Tues Budget Committee - Recommended budget approval (Town Hall Conf. Rm., 7:00 pm) 5, Fri Chamber First Niter *8, Mon Council Business Agenda (6:30/7:30) j' *9, Tues Budget Committee (if necessary) 12, Fri Budget summary to Times for publishing 5/18 s 14, Sun Mother's Day *15, Mon Council Study Session (6:30) 17, [Jed Legislative Breakfast (Eggs & Issues, Elmer's, 7:15 am) *22, Mon Council Business Agenda (6:30/7:30) 26, Fri Second notice ad to Times for publishing 6/1 29, Mon Memorial Day c June '89 *12, Mon Council Business Agenda (6:30/7:30) (Budget Hearing adoption) i 14, Wed Flag Day 14, Wed Legislative Breakfast (Eggs & Issues, Elmer's, 7:15 am) *19, Mon Council Study Session (6:30) *26, Mon Council Business Agenda (6:30/7:30) t July '89 t 4, Tues Independence Day (City Hall Closed) 19, Wed Legislative Breakfast (Eggs & Issues, Elmer's, 7:15 am) k 22, Sat Cruisin' Tigard { August '89 16, Wed Legislative Breakfast (Eggs & Issues, Elmer's, 7:15 am) f. September '89 C: 4, Mon Labor Day (City Hall Closed) 20, Wed Legislative Breakfast (Eggs & Issues, Elmer's, 7:15 am) t• ! October '89 t 18, Wed Legislative Breakfast (Eggs & Issues, Elmer's, 7:15 am) 31, Tues Halloween r November '89 r; 15, Wed Legislative Breakfast (Eggs & Issues, Elmer's, 7:15 am) 23-24, Thurs-Fri Thanksgiving Holiday December '89 20, Wed Legislative Breakfast (Eggs & Issues, Elmer's, 7:15 am) 25, Mon Christmas Holiday mh0028a Council Calendar - Page 2 1 CITY OF TIGARD, OREGON COUNCIL AGENDA ITEM SUMMARY -Local Contract Review Board AGENDA OF: March 6. 1989 DATE SUBMITTED: February 24, 1989 ISSUE/AGENDA TITLE: Authorize PREVIOUS ACTION: Contract for En ineerin Services:"~ ' on Greenbur R&ad ro'ect PREPARED BY: Randall R. Woole DEPT. HEAD OKq-A CITY ADMIN OK/ REQUESTED BY; PO ICY ISSUE Shall the Local Contract Review card authorize signing of a contract for engineering services on the Greenburg Road project? INFORMATION SUMMARY A contract for engineering services has been negotiated for the Greenburg Road project. The contract covers design, construction inspection, and surveying is services. The consultant was selected from a pool of over 30 consultants who + responded to our request for statements of qualifications for engineering services for street projects. j. Attached is a contract with Wilsey & Ham Pacific which uses the standard City consultant contract form. l ALTERNATIVES CONSIDERED i r: 1. Authorize execu ion of the attached contract. F t 2. Require modification of the contract. 3. Have the work done by in-house staff as time permits. r. FISCAL IMPACT Payment is on an hourly basis for actual services needed with a specified upper limit. The upper limit is within the amount budgeted for engineering services on the project. All project costs will be paid by the Road Bond approved by the voters in November. The upper limit on the contract is $229,140. SUGGESTED ACTION That the Local Contract Review Board, by motion, authorize the City Administrator to sign the attached contract with Wilsey & Ham Pacific. br/ MEMORANDUM CITY OF TIGARD, OREGON TO; Randy Wooley, City Engineer J February 24, 1989 FROM: Gary Alfson, Transportation Engin er SUBJECT: Greenburg Road Consultant Contract Attached is the contract for Consultant's Services for Wilsey & Ham Pacific. Wilsey & Ham Pacific selected from the Statement of Qualifications submittals received from varius consultants for the Major Streets Bond based on the qualifications of the firm and their ability to provide the services required including surveying, storm drainage and roadway design. The contract is for the design of the roadway improvements including street widening to major collector standards, storm drainage along Greenburg Road and from Greenburg Road to Fanno Creek, streetlights, curbs; sidewalks, and associated underground utility improvements. Also included is the necessary surveying tasks for determining the existing right-of-way and establishing a right-of-way which conforms to the actual roadway and for construction staking. The consultant will also be responsible for contract administration and Ash. construction management. The contract amount is based on a "Not to Exceed" amount of $229,140, which is applicable for the scope of work required. Billing will be on an hourly basis; therefore a lesser total amount could be realized, if the work to complete the project is less than that estimated in the proposal. /br CITY OF TIGARD, OREGON CONTRACT FOR ENGINEERING SERVICES THIS AGREEMENT, made and entered into this day of March, 1989, by and between the City of Tigard, a municipal corporation, hereinafter referred to as the "City," and Wilsey & Ham Pacific, 1099 S.W. Columbia, Portland, Oregon 97201, whose authorized representative is William Jabs, PE, and having a principal being a registered engineer of the State of Oregon, hereinafter referred to as the "Engineer." W I T N E S S E S H: WHEREAS, the Greenburg Road improvements, as part of the Tigard Major Streets Traffic Safety Improvement bond, have been proposed to improve Greenburg Road between Pacific Highway 99W and Cascade Boulevard; and, WHEREAS, the accomplishment of the work and services described in this Agreement is necessary and essential to the public works improvement program of the City; and WHEREAS, the City desires to engage the Engineer to render professional engineering services for the project described in this Agreement, and the Engineer is willing to perform such services. AIK~ IN CONSIDERATION of the promises and covenants hereinafter contained, the parties hereto hereby agree as follows: 1. Engineer's Scope of Services The Engineer shall perform professional engineering services relevant to the Project in accordance with the terms and conditions set forth herein, and as provided in Exhibit I, which is attached hereto and by this reference made a part of this Agreement. 2. Changes in Scope If changes occur either in the Engineer's Scope of Services or the Description of the Project, a supplemental agreement shall be negotiated at the request of either party. Absent such supplemental agreement, each party shall only be bound to the terms of this original agreement. 3. Engineer's Fee A. Basic Fee. 1. As compensation for Basic Services as described in Phase I through Phase III of Exhibit I of this Agreement, and for services required in the fulfillment of Paragraph 1, the Engineer shall be paid on an hourly rate CONTRACT FOR ENGINEERING SERVICES - Page I based upon the "Consulting Service Charge Rates" in Exhibit 1 of this agreement, which shall constitute full and complete payment for said services and all expenditures which may be made and expenses incurred, except as i otherwise expressly provided in this Agreement. The Basic } Fee shall not exceed the amount of two hundred twenty nine thousand, one hundred forty and 00/100 dollars ($229,140.00) without prior written authorization. E 2. The parties hereto do expressly agree that the Basic Fee is based upon the Scope of Services to be provided by the Engineer and is not necessarily related to the estimated j, construction cost of the Project. In the event that the actual construction cost differs from the estimated construction cost, the Engineer's compensation will not be adjusted unless the Scope of Services to be provided by the Engineer changes. G B. Payment Schedule for Basic Fee. . Payments shall be made upon receipt of billings based on the. work completed. Billings shall be submitted by the consultant periodically, but not more frequently than monthly. Payment by [ the City shall release the City from any further obligation for ;z payment to the engineer for service or services performed or expenses incurred as of the date of the statement of services.: Payment shall not be considered acceptance or approval of any work or waiver of any defects therein. C. Payment for Special Services. Only when directed in writing by the City, the Engineer shall furnish or acquire for the City the professional and technical services based on the hourly rate schedule as described in Exhibit 1 of this contract for minor project additions and/or alterations. t2 D. Certified Cost Records. a The Engineer shall furnish certified cost records for all billings pertaining to other than lump sum fees to substantiate all charges. For such purposes, the books of account of the Engineer shall be subject to audit by the City. The Engineer g shall complete work and cost records for all billings on such forms and in such manner as will be satisfactory to the City. c E. Contract Identification The Engineer shall furnish to the City its employer identification number, as designated by the Internal Revenue Service, or Social Security Number, as the City deems applicable. CONTRACT FOR ENGINEERING SERVICES - Page 2 1 F. Gross Receipts Tax. To the fees and other payments payable hereunder, the Engineer may add any applicable gross receipts tax. 4. Ownership of Plans and Documents: Records A. The field notes, design notes, and original drawings of the construction plans, as instruments of service, are and shall remain, the property of the Engineer; however, the City shall be furnished, at no additional cost, one set of reproducible mylars of the original drawings of the work. B. The City shall make copies, for the use of and without cost to the Engineer, of all of its maps, records, laboratory tests, or other data pertinent to the work to be performed by the Engineer pursuant to this Agreement, and also make available any other maps, records, or other materials available to the City from any other public agency or body. C. The Engineer shall furnish to the City, copies of all maps, records, field notes, and soil tests which were developed in the course of work for the city and for which compensation has been received by the Engineer at no additional expense to the City except as provided elsewhere in this Agreement. 5. Engineer Is Independent Contractor A. Engineer's services shall be provided under the general supervision of City's project director or his or her designee, but Engineer shall be an independent contractor for all purposes and shall be entitled to no compensation other than the compensation provided for under paragraph 4 of this Agreement. B. In the event Engineer is to perform the services described in this Agreement without the assistance of others, Engineer hereby agrees to file a joint declaration with City to the effect that Engineer's services are those of an independent contractor, as provided under Chapter 864 Oregon Laws 1979. C. Engineer acknowledges that for all purposes related to this agreement, Engineer is and shall be deemed to be an independent contractor and not an employee of city, shall not be entitled to benefits of any kind to which an employee of the City is entitled and shall be solely responsible for all payments and taxes required by law; and furthermore in the event that Engineer is found by a court of law or an administrative agency to be an employee of the City for any purpose, City shall be entitled to offset compensation due to demand repayment of any amounts paid to Engineer under the terms of the agreement, to the full extent of any benefits or other renumeration Engineer receives (from City or third party) as as result of said finding and to the full extent of any payments that City is required to make (to Engineer or to a third party) as a result of said finding. CONTRACT FOR ENGINEERING SERVICES - Page 3 D. The undersigned Engineer hereby represents that no employee of the City of Tigard, or any partnership or corporation in which a City employee has an interest, has or will receive any remuneration of any description from the Engineer, either directly or indirectly, in connection with the letting or performance of this contract, except as specifically declared in writing. 6. Engineer's Employees Medical Payments Engineer agrees to pay promptly as due, to any person, copartnership, association or corporation furnishing medical, surgical, and hospital f care or other needed care and attention incident to sickness or injury to the Engineer's employees, all sums which the Engineer agreed to pay for such services and all monies and sums which the Engineer collected or deducted from employee wages pursuant to any law, contract or agreement for providing or paying for such service. 7. Early Termination A. This Agreement may be terminated without cause prior to the expiration of the agreed upon term by mutual written consent of the parties and for the following reasons authorized by ORS 279.326: c 1. If work under the Contract is suspended by an order of a public agency for any reason considered to be in the public interest other than by a labor dispute or by reason of any third party judicial proceeding relating to the work other than suit or action filed in regard to a labor dispute; and 2. If the circumstances or conditions are such that it is 6 impracticable within a reasonable time to proceed with a substantial portion of the Contract.' C B. Payment of Engineer shall be as provided by ORS 279.330 and shall be prorated to and include the day of termination and shall be in full satisfaction of all claims by Engineer against City under this Agreement. C. Termination under any provision of this paragraph shall not k' affect any right, obligation or liability of Engineer or City which accrued prior to such termination. 8. Cancellation for Cause. f City may cancel all or any part of this Contract if Engineer breaches F any of the terms hereof or in the event of any of the following: r Insolvency of Engineer; voluntary or involuntary petition in bankruptcy by or against Engineer; appointment of a receiver or trustee for Engineer, or an assignment for benefit of creditors of 5 Engineer. Damages for breach shall be those allowed by Oregon law, reasonable and necessary attorney's fees, and other costs of litigation at trial and upon appeal. i CONTRACT FOR ENGINEERING SERVICES - Page 4 t Ff S K 9. Assignment This Agreement shall not be assignable except at the written consent of the parties hereto, and if so assigned, shall extend to and be binding upon the successors and assigns of the parties hereto. 10. Nonwaiver. The failure of the City to insist upon or enforce strict performance by Engineer of any of the terms of this contract or to exercise any rights hereunder shall not be construed as a waiver or relinquishment to any extent of its right to assert or rely upon such terms or rights on any future occasion. 11. Attorney's Fees In case suit or action is instituted to enforce the provisions of this contract, the parties agree that the losing party shall pay to the winning party such sum as the Court may adjudge reasonable attorney's fees and court costs including attorney's fees and court costs on appeal to appellate courts. 12. Applicable Law This contract will be governed by the laws of the State of Oregon. 13. Conflict Between Terms should there be any conflict between the terms of this instrument and AND- the proposal of the Engineer, this instrument shall control and nothing herein shall be considered as an acceptance of the said terms of said proposal conflicting herewith. 14. Indemnity The Engineer agrees to defend, indemnify, and hold harmless the City and its officers, agents, and employees from and against all suits, actions, or claims of any character brought because of any injury or damage received or sustained by any person, persons, or property arising out of or resulting from any asserted negligent act, error, or omission of the Engineer or its agents or employees. 15. Insurance The Engineer agrees to procure and maintain at its expense until final payment by the City for services covered by this Agreement, insurance in the kinds and amounts hereinafter provided with insurance companies authorized to do business in the State of Oregon, covering all operations under this Agreement, whether performed by it or its agents. Before commencing the work, the Engineer shall furnish to the City a certificate or certificates in a form satisfactory to the City, showing that it has complied with this paragraph. All certificates shall provide that the policy shall not be changed or cancelled until at least ten (10) days' prior written notice shall have been given to the City. Kinds and amounts of insurance required are as follows: CONTP.ACT FOR ENGINEERING SERVICES - Page 5 Workers' Compensation Insurance. Workers' compensation from the State Accident Insurance Fund or from a responsible private carrier. Private insurance shall provide the schedule of employee benefits required by law. Liability Insurance. Professional liability insurance in an amount not less than $500,000 per claim and aggregate and automobile liability insurance in an amount not less than $250,000 for injuries to any one person and $500,000 on account of any one accident and in an amount of not less than $100,000 for property damage to protect the Engineer and its agents from claims which may arise from services rendered under this Agreement, whether such services are rendered by the Engineer or by any of its agents or by anyone employed by either. 16. Multi-Phase Construction Contracts Where multi-phase construction contracts are deemed to be in the best interest of the City and are so ordered in writing by the City, then a supplement to this Agreement shall be negotiated between the Engineer and the city. 17. Complete Agreement This contract and any referenced attachments constitute the complete agreement between the City and Engineer and supercedes all prior written or oral discussions or agreements. IN WITNESS WHEREOF, the City has caused this agreement to be executed by its duly authorized undersigned officers, acting pursuant to action of the Contract Review Board, duly passed at the regular meeting held on the 6th day of March, 1989, and the engineer has executed this agreement on the date hereinabove first written. CITY OF TIGARD, OREGON By Date ENGINEER By Date By br/9163D CONTRACT FOR ENGINEERING SERVICES - Page 6 WILS EY & 14AM ENGINEERING AND PLANNING SERVICES Public Improvements Land Development M2nsportation Proposal for Design & Construction Services GREENBURG ROAD February 21, 1989 Aw. 3- 1099 S.W. Columbia Portland. Oregon 97201 (503) 227-0455 EXHIBIT I Duty of Engineer A. Basic Services: The basic services shall be as outlined in the attached Exhibit I of the submitted proposal dated February 21, 1989, entitle "Proposal for Design and Construction Services". br/9163D I C. CONTRACT FOR ENGINEERING SERVICES - Page 7 Exhibit I S.W. Greenburg Road Engineering Services ITEM 1. PROJECT TEAM ORGANIZATION The project team will include five key individuals: 1. Bill Jabs, P.E. will be the project manager for the entire project through its completion. 2. Wayne Bauer, P.E. will be the project design engineer for Phase I and III of the project. 3. G. Robert Taylor, P.L.S. will be the project survey manager in charge of Phase II of the project, and all survey aspects of the project. 4. Zen Dutson will be the construction inspector for the street and storm sewer construction. 5. A. Leroy Gibson, P.L.S. will be responsible for the design and construction observation of the undergrounding of power, telephone and cable television system. ITEM 2. SUBCONSULTANTS All design, survey and inspection services will be provided by Wilsey do Ham Pacific, with the exception of soils testing, which will be performed under the direction of Wilsey & Ham Pacific by a testing laboratory (most likely Carlson Testing, Inc. in Tigard). ITEM 3. PROJECT SCOPE OF SERVICES Below is a discussion of areas of concern which will require special attention during the project. A detailed scope of services follows immediately thereafter. Public Involvement We suggest that a newsletter be circulated to all residents adjacent to Greenburg Road. The newsletter will include a description of the project and approximate schedule. Wilsey do Ham Pacific will work with City staff to prepare the newsletter text. The local press will be provided with updates on the project. We have provided for attendance at eight to ten neighborhood meetings to discuss property impacts, right of way acquisition and general design information. Utility Relocation The undergrounding of the utilities will require significant efforts in design and during construction. Service disruption and reconnections will be important to all those currently being served by power, telephone, or cable television from overhead lines on Greenburg Road. Leroy Gibson, who has worked on numerous telephone and power undergrounding projects, will act as the utility coordinator to insure that all utility relocations occur in an organized fashion. O • SCOPE OF SERVICES S.W. Greenburg Road PHASE I STORM DRAINAGE DESIGN TASK 1: PRELIMINARY ENGINEERING A. Greenburg Road drainage design. 1. Complete topographic survey. a. Topographic survey for this task will be limited to the connection to the proposed City project. 2. Analyze drainage basin. a. Compute storm flows for the Greenburg Road and connecting street. areas. 3. Design storm system. a. Size storm sewer piping on Greenburg Road 4. Prepare cost estimate. a. Estimate construction cost for Greenburg Road storm sewer piping only. B. Storm sewer outfall from Greenburg Road to Fanno Creek design. 1. Complete field investigation and topographic survey. a. Cross section and proposed storm sewer alignment. b. Locate all buildings, pavement edges, railroad tracks, and other features. 2. Complete property survey. a. Locate property lines. b. Research easement locations. 3. Analyze drainage basin. a. Calculate storm sewer flow for contributing basin under fully developed conditions. 4. Design storm system. a. Determine ditch cross section and slope. b. Size piping crossing tracks and street. PHASE II RIGHT OF WAY SURVEY TASK 1: RIGHT OF WAY RESEARCH. A. Review existing surveys and deeds. B. Field locate exisiting monuments. 1. Traverse roadway alignment to provide control. 2. Tie all monuments found. TASK 2: ESTABLISH RIGHT OF WAY. A. Resolve the right of way location. 1. Notify the City of any discrepancies in right of way width. B. Prepare a map of monuments and resolved right of way. TASK 3: RIGHT OF WAY ACQUISITION SURVEY. A. Prepare legal descriptions for all property required for acquisition. B. Prepare exhibit maps depicting property acquisition. C. Attend meetings to discuss right of way. 1. Three or four neighborhood meetings have been assumed. PHASE III ROADWAY DESIGN AND CONSTRUCTION TASK 1: TOPOGRAPHIC SURVEY A. Contact all utilities to request field location and plans of existing utilities. B. Complete topographic survey including: 1. Utility locations including all valves, manholes, poles, and located piping. 2. Potholing of utilities. a. We have assumed that the utility companies will excavate to locate their piping. 3. Existing pavement elevations and location. a. Centerline and edge of pavement will be located. 4. Driveway and side street elevations in order to determine connection requirements. 5. Trees, fences and all other features. o I • C. Profile and cross-section roadway. 1. A maximum interval of 50 feet has been assumed. D. Prepare plots of survey information. 1. Input into AutoCad for preparing base plan plots. TASK 2: PRELIMINARY ROADWAY DESIGN. A. Establish horizontal alignment of curbs and sidewalks. B. Determine preliminary profile design. 1. Identify areas of pavement to remain. a. Develop alternative profiles to maximize the utilization of existing pavement. 2. Assess driveway and side street impact. a. Locate points of connection. 3. Identify slope easement limits. C. Prepare construction cost estimate. D. Attend neighborhood property owners' meetings. It is assumed that three or four meetings will be scheduled. E. Submit plans and estimate for review, and attend a plan review meeting. TASK 3: UTILITY DESIGN AND COORDINATION. A. Design power and cable conduit and vault locations in conjunction with the telephone system design. B. Provide the street alignment and profile and utility undergrounding design to all affected utilities. C. Review utility plans and notify utilities of conflicts. TASK 4: SLOPE EASEMENT ACQUISITION. A. Prepare easement descriptions for slope easements along the entire right of way. B. Provide easement information for negotiations by City. e • TASK 5: FINAL ENGINEERING DESIGN. i A. Revise horizontal and vertical alignment incorporating City review comments. ` I 1. Identify areas of pavement which must be removed. 2. Prepare final curb and centerline profiles. 3. Locate all bus turnouts on final plan. B. Pavement design. i 1. Complete pavement section design for widened areas. a. Test for CBR values of native soils and design an asphalt concrete pavement section. 2. Provide design information to City for pavement overlay. C. Finalize storm sewer piping system design on Greenburg Road. D. Determine sanitary sewer system adjustments. 1. Manholes rim adjustments. 2. Minor lateral extensions if required. E. Add street light locations to plans. The street light design is to be completed by PGE. F. Review utility relocation designs. G. Prepare traffic control plan to indicate the phasing of construction and location of temporary traffic detours. H. Complete signing and striping plan. The plan information will be provided by the City. 1. Prepare construction cost estimate using the quantities calculated in Task 6. 0. Submit plans for review and revise as required. TASK 6: CONTRACT DOCUMENT PREPARATION. A. Compute construction quantities for the unit price bidding. B. Prepare specifications in a format which references the APWA specifications. C. Print 30 sets of contract documents. AMP% • i TASK 7: BIDDING. A. Utility relocation contract. 1. Advertise for bids. 2. Respond to bidder's questions. 3. Review bids and recommend awarding of the contract to the selected Contractor. ` B. Street and sewer construction contract. f 1. Advertise for bids. 2. Respond to bidder's questions. 3. Review bids and recommend awarding of the contract. TASK 8: CONSTRUCTION OBSERVATION AND SURVEY. A. Utility relocation contract. 1. Attend the preconstruction meeting. 2. Perform construction observation. Up to full-time inspection will be provided to coordinate with the Contractor., 3. Process change orders. 4. Review and approve payment requests. k 5. Prepare as-constructed plans and provide the City with a reproducible copy. 6. Perform final inspection, prepare a punch list, and close-out the project. B. Street and sewer construction contract. 1. Attend the preconstruction meeting. 2. Monument right of way centerline in monument boxes installed by the Contractor. a. Prepare and file record of survey indicating all monument and right of way points set. 3. Perform construction observation. a. Coordinate the construction with city inspector. b. Prepare daily progress and inspection reports. c. Prepare contractor punch lists. 4. Process change orders. 5. Review and approve payment requests. 6. Prepare as-constructed plans and provide a reproducible copy to the City. 7. Perform final inspection and project close-out. R 0 Wilsey do Ham Pacific, Inc. Summary of Consulting Service Estimates S. W. Greenburg Road _ I PHASE I STORM DRAINAGE DESIGN $ 32,128 PHASE II RIGHT OF WAY SURVEY $ 19,768 I PHASE III ROADWAY DESIGN AND CONSTRUCTION $ 177,244 Task 1 Topographic survey $ 28 , 300 Task 2 Preliminary roadway design 20,268 Task 3 Utility design & coordination 8,332 Task 4 Slope easement acquisition 1,300 Task 5 Final engineering design 34,174 Task 6 Contract document preparation 7,068 Task 7 Bidding 3,656 Task 8 Construction Observation A. Utility Relocation 21,774 B. Street & Sewer Construction 52,372 TOTAL PHASES I THROUGH III $ 229,140 Note: The construction observation services are based on an eight week construction period for the u±ility undergrounding, and a seventeen week time period for the street and sewer construction contract. i I Wilsey do Ham Pacific, Inc. Consulting Service Charge Rates S.W. Greenburg Road ' i E Cost per hour 1. LABOR Project Manager $ 70.00 ` Senior Project Engineer 58.00 Civil Engineer 50.00 Engineering Technician 44.00 f AutoCad Draftsperson 42.00 Draftsperson 38.00 Project Survey Manager 58.00 Project Surveyor 45.00 2-Man Survey Crew 66.00 3-Man Survey Crew 86.00 Construction Inspector 45.00 Clerical 28.00 f 2. NONLABOR k Computer $ 15.00 Word Processor 6.00 Wild Total Station Survey Equipment w/ data collector 15.00 Vehicle Mileage 0.35/mile All outside services to be provided shall be billed at cost plus 10%. ~ a e s EC Wilsey ac Ham Pacific, Inc. Summary of Proposed Consulting Fees for S.W. Greenburg Road i February 21, 1989 Estimated Construction Cost $ 1,376,600 (Refer to attached estimate) Cost % of Const. E 1. Right-of-way determination $ 19,768 1.43% 2. Design surveying and engineering 135,226 9.82,6 3. Construction services 74,146 5.39% i Total $ 229,140 16.64% x e r I i r. t~ t- f t x E 4 T Y L K d_ f Preliminary Construction Cost Estimate S.W. Greenburg Road 's 1. Storm Sewer Outfall f A. Ditch Excavation 3100 C.Y. @ $10 = $ 31,000 B. Bore do Jack 54" Pipe 250 L.F. @ $400 = 100,000 C. Install 54" Pipe 50 L.F. @ $70 = 3,500 Subtotal $ 134,500 10% Mobilization 13,000 5% Clearing 6,500 Subtotal $ 154,000 15% Contingency 23,100 Total - Item 1 $ 177,100 i 2. Roadway A. Excavation 8000 C.Y. @ $8 = $ 64,000 B. Base Rock dt Paving (Widening) 12,000 S.Y. @ $13 = $ 156,000 F C. Pavement Overlay 10,000 S.Y. @ $7 = 70,000 D. Curb Construction 11,200 L.F. @ $5 = 56,000 E. Sidewalk, Driveways 7,500 S.Y. @ $18 = 135,000 F. Storm Sewer 1. Piping - Main 4,500 L.F. @ $35 = 158,000 2. Piping - Concrete Inlets 600 L.F. $25 = 15,000 f 119- 3. Concrete Inlets 30 Ea. @ $500 = 15,000 4. Manholes 8 Ea. @ $1,400 = 11,200 Subtotal $ 680,200 5% Clearing 34,000 10% Mobilization 68,000 Subtotal $ 782,200 15% Contingency 117,300 Total - Item 2 $ 899,500 3. Utility Undergrounding A. Vaults 24 Ea. @ $4,000 = $ 96,000 B. Conduit Bank 4,500 L.F. @ $25 = 112,500 C. Service Reconnection 3,600 L.F. @ $5 = 18,000 Subtotal $ 226,500 5% Clearing 11,500 10% Mobilization 23,000 Subtotal $ 261,000 15% Contingency 39,000 . Total - Item 3 $ 300,00 GRAND TOTAL - ITEMS 1, 2, 3 $ 1,376,600 e S.N. GREENDURS ROAD WORK SCOPE !t Proi Mar !Sr Pr. Erar :Civil Enar I Eng Tech 1 AC Draft I Draft. !Survey Mar !Fro: Surv :2-Man Surv :]-Han Surv t Sr lnso : Clerical : Total 170 ! 150 1 150 : 144 1 442 1 630 1 158 i 145 1 466 ! $86 ! $45 1 12B ! Labor !NonLabor: TOTAL MRS COST :HRS COST MRS COST :MRS COST 1HRS COST ' :HRS CAST IIRS COST :MRS COST 1HRSCOST !MRS COST i HRS COST IHRS COST 1 MRS COST , Cost ! COST P R A S E I- STORM DRAINAGE DESIGN 11 1 TASK I: PRELIMINARY ENGINEERING A. Greenburo Road drainage design 1. Topographic survey 40 1 t0 ! 0 40 1 f0 1 4 $168 1 t0 : 10 i 4 f180 i 10 1 8 $608 1 10 ! 10 ! 16 11,036: $150: 1I.IB6 2. Design anal. L prelim. plan pren.t: 4 4260 : 24 $1.392 1 f0 1 40 1 16 4672: 12 $456 1 $o i so i s0 : 10 : f0 : 2 456 1 58 $2.056: $40 : $3.256 1: 3. Prelim. cost estimate : 2 $140 1 4 1232 : 10 1 B $352 1 f0 ! 40 ! 10 i 10 I s0 i 40 i 10 ! 10 ! 14 $724 1 $20 1 $744 1! 9. Store sewer outfall design i: I: 1. Field investigation L topo survey!: 2 1140: B $464 1 0 10 ! f0 ! f0 i 40 1 4 $232 : 48 $2.160 140 $2,640 1 40 i t0 ! 10 1 102 $5.636 1 $BOO 1 16,436 2. Property survey : 2 $140 1 2 1116 : 0 f0 ! 10 ! t0 : $0 1 4 $232 1 40 11.800 132 $2,112 i 10 : 10 i 10 : Sri $4.400 : 1600 : 15.000 11 3. Design anal. 6 prelim. plan preo.11 4 $200 ! 24 $1,392 1 40 1 10 ! 16 $672 1 10 $380 t $0 . 40 : 10 : 10 i 10 t 2 156: 56 $2,780 1 $300 1 $3.080 :1 4. Prelim. cost estimate : 4 $200: 6 f348 : 10 1 12 1528 1 10 1 f0 i f0 . 10 : 10 : t0 i 10 ! 4 4112 ! 26 $1.268 : $50 : 11.318 5. Prooertv owners meeting 1: 2 1140: 6 1348 1 f0 ! 10 I $9 : 40 t t0 t t0 i 10 i 40 : 10 t 2 456 1 10 4544 t $70 1 1564 1: TASK. 2: EASEMENTS $ PERMIT ACQUISITION A. Write easesedt legal deschtitions 2 $140 ! t0 1 40 ! 10 t s0 i $0 1 4 4232 ! 16 4720 1 10 I s0 i f0 1 s0 ! 22 $1.092 t $1,092 i 0. Assist with easement negotiations :t 2 $140 ! 6 $340 1 f0 I f0 1 10 : t0 I f0 : 10 : 30 1 $0 1 f0 ! $0 : 0 $4118 ! $488 !i C. Apply for railroad crossing permits 2 1140: 4 $232 1 12 1600 1 s0 t $0 : f0 : 10 : 10 1 s0 : f0 1 10 : 4 1112 1 22 41.084 1 $20 1 $1,104 t: I TASK 3: FINAL STORM SEWER DESIGN A. Utility coordination 10 ! 2 $116 1 B $400 1 t0 I w ! t0 ! 10 1 10 i 10 ! f0 1 10 1 4 3112 ! 14 4620 1 $40 1 $668 B. Construction plan preparation 1 6 4420 : 20 !1,160 : 8 $400 1 12 $520 1 24 11.008 1 6 1220 ! 10 ! f0 : 10 1 $0 i 40 : 2 456 ! 78 13,800 1 $450 : 14,250 :1 C. Store sewer design analysis reacrt : 2 1140 1 8 $464 1 $0 : t0 : to 1 s0 : so : 10 : SO : f0 : 40 1 4 1112 t 14 $716 : 120 1 $136 1: D. Estimate construction cost 11 4 $200: B 4464 : $0 : 12 1528 ! $0 : 40 ! 10 : t0 i f0 : 10 : 10 : 6 116B ! 30 $1,440 1 130 1 41.470 1: E. Prepare •oLcificatiuns 2 $140 ! B $464 : s0 i s0 : SO : t0 : f0 . 40 i 40 : t0 : 40 1 4 $112: 14 $716 1 $20 1 $736 - - - - - - SUBTOTAL PHASE 1 :1 40 42.800 !130 51,540 ! 28 11.400 1 44 $1,936 1 60 52,520 : 20 $1,064 1 12 $696 :108 $4,860 :72 14,752 ! B 1698: 0 10 ! 34 3952 1 564 $29,208 1 12.920: 432.128 - - - - - - - - - - - - - - - - - - - - - - P H A S E 11 - RIGHT OF NAY SURVEY I TASK 1: P.I6HT OF WAY RESEARCH A. Review of existing surveys 6 deeds I: f0 : s0 : f0 1 $0 t SO : $0 : 4 1232 1 16 6720 : 10 i SO : 30 1 10 1 20 4952 : $952 B. Estab. control $ locate monuments t0 t $0 : 0 f0 ! $0 1 16 $672 1 10 i 10 : 40 11.800 1 10 1 56 44.816 : t0 : $0 1 112 $7,288 : $1.600 1 48,868 1: TASK 2: ESTABLISH E16M OF NAY A. Resolve the right of way location :1 $0 ! s0 : $0 : 10 ! $0 ! 10 1 24 11.392 ! 48 $2,160 :16 $1,056 i $0 : $0 i 10 ! 88 $4,608 1 1640 1 15.240 :1 8. Prepare resolved R/W map f0 I t0 1 $0 1 s0 1 16 $672 1 10 1 4 4232 ! 4 1180 1 10 t f0 ! SO 1 10 1 24 $1.084 ! $BO 1 $1,164 1: 11 TASK 3: R16M OF WAY ACOIJISIIION SURVEY 11 I I A. Prepare legal descriptions 10 1 30 : 10 : $0 I f0 I s0 i $0 1 24 $1,080 1 f0 : s0 t SO 1 16 6440 1 40 $1.528 1 t 11.528 11 B. Prepare exhibit maps s0 I s0 1 $0 1 10 1 16 $672 1 $0 i $0 I $0 1 10 1 $0 1 10 : 10 1 16 1672 1 $300 1 $972 :1 C. Attend meetings to discuss R/N 11 4 1200 1 12 1696 1 $0 1 $0 i f0 : s0 1 $0 1 10 i 10 1 30 t t0 i f0 1 16 $976 i $40 i 11.016 :1 SUBTOTAL ?RASE II 11 4 1280 t 12$696 1 0 - s0 1 0 - $0 1 48 $2,016 1 0 t0 1 32 $1,856 1132 $5,940 116 61.056 1 56 $4,816 1 0 10 1 16 $448 1 316 $17,108 1 12.660 1 $19,768 11 - - - - ii I : ! 1 t I P H A S E III - ROADWAY DESIGN L CONSTII I I I 1 t I I I: I I I I : TASK It TOPOGRA IC SURVEY I! I i I I I I I I I: A. Contact utilities 1: 2 $140 1 4 1232 : 16 $800 1 t0 I s0 1 $0 1 s0 1 10 i •10 1 s0 1 $0 1 4 $112 ! 26 11.284 1 $60 1 (1.344 11 B. Complete topographic survey 11 2 $140 t 8 $464 1 0 10 1 f0 t $0 i 10 t 8 1464 1 64 12,880 1 $0 1 72 16,192 ! f0 1 $0 ! 154 $10,140 : $1,700 1 111.840 11 PACIFIC PAAF 1 of R r 1 i 1 i S.N. GREENBUF.6 ROAD WORK SCOPE naaaa.asrsa:..m.as.,a~.n,aa:a v,:::o.~ausz:: a~ae.sus :,:aceaa.vaac.sevav..za:.v:.ec:aa ssv::::aea a::a: ::sec_:a.---: -es~ec e : es:a::ez-asss::evv~-raea:ecs.s.az:c::s 11 Prot Mgr !Sr Pr. Engr ICivil Engr iEng~Tech 1 AC Draft I Draft. ISurvev Mgr IProt Surv :2 Nan Surv 13-Man Surv I Sr Inso I Clerical I Total I I IS 11 970 1 458 t $50 1 $44 1 $42 1 978 1 958 : NS I 166 1 S96 1 !43 1 128 1 Labor 1Nordabort TOTAL :I I:H4S COST AIRS COST MRS COST MRS COST 11IRS COST -iHRS COST MS COST IFRS COST IMMST IPA COST I HRS COST MRS COST I HRS COST I Cost 1 COST 11 C. Cross section roadway :1a2 9140 1 125696 t 0 ~s0 I so ...::.m_ so 1~y =$0 1~4 9232 1t48 $2,160 1X=~~u=to I go $6.800 1 f0 1~~ II =$0 1 146 $10.108 1 $1,140 1 SII.848 11 D. Prepare plots of survey info. 11 2 5140 1 8 1464 1 $0 1 90 1 42 11.764 1 f0 I SO 1 $0 ! 10 1 f0 1 s0 : SO ! 52 $2,368 1 $900 1 53.268 11 Subtotal Task 1 11 8 $360 1 32 11.656 1 16 1BOO 1 0 - $0 t 42 $1,764 1 0 10 1 12 1696 1112 55,040 1 0 10 1152 $13,072 1 0 10 1 4 $112 1 378 123,900 1 $4,400 1 $28,300 11 it i TASK 2: PRELIM. ROADWAY DESIGN i i t :1 A. Horizontal alignment design : B $560 t 24 $1,392 1 12 1600 1 12 $528 1 48 $2,016 1 90 I !0 1 8 $360 f 10 1 10 1 $0 1 4 $112 1 116 15,568 1 $850 1 16,418 11 8. Prelim. Profile design 11 8 $560 1 48 $2,784 1 28 11,400 t - $0 1 64 $2,688 : 16 1608 1 f0 I 50 I 90 1 f0 I f0 1 6 1168 1 170 18,208 1 41,150 1 $9,358 It 1 C. Estimate construction cost it 4 1280 1 8 $464 1 8 1400 : 16 1704 1 s0 1 10 1 $0 1 10 1 $0 1 s0 1 $0 1 4 1112 1 40 11,960 1 $150 1 $2,110 11 j D. Attend Property owners meetings It 4 $280 1 12 5696 1 90 I t0 1 $0 1 B 1304 1 f0 I t0 I $0 I 50 1 ' $0 1 4 1112 1 28 $1.392 1 $40 1 $1.432 :1 E. Submit Plans, estimate for review 11 4 1280 1 8 $464 1 s0 I s0 I - s0 10 1-'- - SO-_ $0 t - 90 10 1 - 10 1 2 - 956-1 14 -1800 1- $150_ 1950 is Subtotal Task 2 11 28 $1,960 1100 $5,800 1 48 $2.400 1 29 S1,232 1112 $4,704 1 24 $912 1 0 $0 1 8 $360 1 0 s0 1 0 90 1 0 10 1 20 $560 1 Mil $17.928 1 $2,340 1 120,268 :1 11 I I I I I TASK 3: UTILITY DESIGN 5 COORD. IS A. Design undercfound utilitAcW..vaulil 4 5200 : 4 $232 1 24 $1,200 1 40 SI,160 1 64 $2.688 1 $0 I s0 1 $0 1 $0 1 $0 : $0 1 SD 1 136 16,160 1 1800 1 96.960 :1 B. Coord. desio_n with utilities It s0 I s0 1 12 1600 1 $0 1 16 $672 1 s0 I SO I SO 1 10 1 10 I s0 1 10 1 28, 11,272 1 4100 1 51,372 1: - Subtotal Task 3 11 4 1280 1 4 $232 1 36 11.800 1 40 51,760 1 80 $3,360 1 0 s0 1 0 90 1 0 so 1 0 10 1 0 $0 1 0 t0 1 0 10 1 164 17,432 1 $900 1 $8.332 11 I j TASK 4: SLOPE EASEIVENT ACQUISITION I : I A. Prepare easement descriptions 1t 10 : 10 1 f0 I $0 I s0 1 , $0 1 4 $232 1 16 $720 1 $0 1 10 1 10 1 6 1168 1 26 $1.120 1 1 $1.120 11 B. Provide info for negotiations by City:! _ 90-I --so 1 - - 10 1t0 I - s) 1 SO , - s0 _ 4 -$180 1 _ t0 -50 I___. -__sq-t!) 1 4- 1180 1 _ 1180 Subtotal Task 4 :1 0 s0 1 0 40 1 0 90 1 0 t0 1 0 $0 1 0 $0 1 4 1232 1 20 $900 1 0 $0 1 0 s0 1 0 SO 1 6 3169 1 30 11.300 1 10 1 $1.300 it TASK 5: FINAL ENGINEERING DESIGN : I A. Revise horizontal 6 vertical align. 1: 6 1420 : 72 54.176 1 40 $2,400 1 40 $1,760 1 80 $3.360 1 24 $912 ! s0 I 90 I SO : t0 1 $0 1 6 $168 1 276 113.196 1 $1.400 : $14.596 11 B. Pavement design i details 6 9420 1 24 $1.392 1 32 $1.600 1 10 1 32 11.344 1 16 $609 1 t0 1 10 1 10 1 10 I SO 1 4 $112 1 114 $5,476 1 15,10 1 15,996 1: I C. Finalize storm sewer system design 1 4 1280 1 12 $696 1 $0 1 40 1 16 $672 1 4 $152 1 so 1 10 1 90 1 /0 I $0 1 $0 1 M $1.800 1 $740 1 12,540 D. Sanitary sewer svstem modifications :1 2 1140 1 4 $232 1 8 $400 1 $0 I 8 $336 1 90 I t0 I SO I 50 I s0 : s0 1 10 1 22 51,108 1 $220 : 11,328 11 E. Add street light locations to plans $0 1 4 5.'32 1 so ! SO 1 B 1336 i 10 1 $0 1 SO : $0 1 t0 : t0 1 10 : 12 5568 1 5150 1 $718 11 j F. Review utility' relocation designs 11 2 1140 1 4 $132 1 8 1400 1 t0 I 10 i t0 I t0 1 10 1 s0 : 10 I SO 1 50 . 14 $772 1 140 I $812 :1 6. Prepare traffic central plan It 4 $280 1'16 $928 1 $0 1 10 ! 20 $840 : 90 1 t0 1 40 1 f0 1 90 1 10 . 4 1112 I 44 52.160 1 $360 1 42,520 :1 H. Draft signing i striping Plan 10 1 4 $232 1 t0 1 10 1 24 MOOD I 10 I SO I s0 . SO I 90 I 90 : 10 1 28 $1.240 1 $400 1 111640 1: v t. Prepare construction cost estimate : 4 5280 1 B $464 1 B 1400 1 10 1 $0 1 40 I SO 1 90 1 s0 1 SO : 10 1 1 1112 1 24 51.256 1 140 : !1,296 1! J. Review i revise Plans : 4 $280 1 16 1928 1 s0 . 10 1 24 11.008 1 so I 50 I 90 I 90 I 50 1 10 1 4 1112 . 48 12.328 1 1400 . 12.728 ' - - - - Subtotal Task 5 11 32 $2,240 1164 19,512 :104 $5,200 1 40 $1,760 1212 18,904 1 44 11,672 1 D t0 I 0 10 1 0 SD 1 0 $0 I 0 40 121 1616 1618 124.904114.170 1 534.174 I: it I I= 6: CONTRACT DOCUMENT PREFARATTUN 11 1 1 It A. Connote construction ouantities 11 4 $280 1 B $464 1 12 1600 1 24 $1,056 1 10 1 f0 I $0 1 10 1 $0 I t0 1 10 1 8 1224: 56 12.624 1 120 1 12.644 1, B. Prepare specifications :1 4 $280 1 16 $928 1 12 1600 1 f0 I 90 I 90 I 50 I s0 1 $0 1 $0 . $0 1 12 $336 1 44 $2,144 1 540 1 92,184 I: C. Print 30 sets of contract documents 1: 2 1140 1 4 1232 1 $0 I 10 ! t0 : $0 1 $0 1 SO I f0 I 10 1 50 1 6 $168 1 12 $540 1 11.7) 1 12.240 :1 - Subtotal Task 6 11 10 $700 1 28 11.624 1 24 11.200 1 24 $1.056 1 0 s0 1 0 90 1 0 $0 1 0 10 i 0 $0 1 0 10 1 0 10 1 26 1728 1 112 15,308: $1.760 1 17,068 :1 If t 1 it TASK 7: BIDDING I A. Utility relocation contract 2 $140 1 8 $464 1 12 9600 ! f0 . $0 1 SO I 90 1 SO 1 s0 i to : 10 : 8 5224 1 30 11.428 1 $40 . 51.468 11 8. Street I Sewer construction contract 11 2 $140 1 20 11.160 1 B 1400 1 $0 1 t0 1 $0 1 10 1 10 1 f0 I 10 1 10 1 16 1448 1 46 12,148 1 $40 1 12.1°.8 1: it - - - Subtotal Task 7 it 4 1180 1 28 11,624 f 20 $1.000 1 0 10 1 0 10 1 0 90 1 0 $0 1 0 10 1 0 s0 1 0 f0 1 0 10 1 24 1672 1 76 93.576 1 $80 1 13,656 !1 WIISEYMIAM i PACIFIC c,.svr,..w, MNW.I4,rs. y,Fl nAr~r n ,r n r S.N. BREENBUR8 ROAD YORK SCOPE usz>a>aumaaxa:iusiaaz=maaasa:aisrsiosazi:asamiss.-asaiamaaaaaasaiissaaiiiss:miaarsiasassislossisiiaassassaazsamsia¢asaiaiazss>=ai:as:ziazaasieiciai:isaizz-:iaisza Proj HV ISr Pr. Engr !Civil Engr I Eng Tech I AC Draft I Draft. JSurvev Nir IProj Sure 12-Nan Surv 13-W Surv S Sr Inso 1 Clerical 1 Total S SI 170 1 158 1 150 1 $44 1 142 I 138 1 $18 1 145 1 466 i $86 1 $45 1 128 1 Labor 1NonLabcrl TOTAL 11 WAS COST 1M COST IJRS COST INKS COST IHM COST JIBS COST IMS COST :IRS COST !NRSCOST JNRS COST 1 HRS COST :W'S COST I In COST I Cost 1 COST 1: Oaaaaiiaamaaaiaaaiamiaaaim amCa ass a sass siaiiaisaariaiCia33iamassesiiit~~:iimair-~ii:ei-ci52_ ~aii:iami-3a2osaCaiaaaa43aLCmiCi . i sass }sr~aia a i i { TASK 8: COISTRUCT1ON McER9ATION 11 1 1 I I SI A. Utility relocation contract it I I I I { I I I I It 1. Attend Oreconstruction meting 11 2 $140 S 2 $116 1 0 f0 1 40 ! f0 1 $0 1 10 1 10 1 f0 I f0 1 4 1180 S 2 456 1 10 t492 1 120 1 $312 1. 2. Construction observation 11 8 1560 I 8 1464 1 8 t400 1 t0 ' t0 1 30 S 10 I $0 I s0 J 10 1 320 $14,400 1 16 1448 1 360 $16,272 1 $600 S $16,872 11 3. Process change order 11 2 1140 1 4 $232 1 t0 I f0 I f0 I 10 S 10 1 $0 1 10 1 t0 1 12 $540 1 4 $112 1 22 11,024 1 140 1 11.064 11 4. Ranee 6 aporm oaveent request 11 2 1140 1 4 $232 1 t0 I 10 I f0 I to I t0 I 10 1 t0 1 10 1 16 $720 1 4 $112 1 26 11,204 1 140 1 11.244 11 5. Prnare as-construction plans 1 2 1140 1 10 I 8 1400 1 10 1 16 4672 1 10 1 $0 1 $0 1 40 I 10 1 16 4720 1 10 1 42 11,932 1 1150 1 $2,082 11 8. Street Ii sewer construction contract ! 1 t 1. Attend areconstruction meting 11 2 1140 I 2 $116 . 0 0 1 to 1 $0 S f0 I f0 I s0 I 40 1 10 1 $0 1 2 456 1 6 $312 1 $20 1 3332 1: 2. Moment RIM h file surrey f0 I f0 1 0 t0 I 10 1 12 4504 . t0 1 $0 1 12 1540 1 t0 1 16 11.376 1 f0 1 $0 1 40 12.420 1 ' 400 1 $2,620 11 3. Construct[ onYhservation I: 20 11,400 1 48 $2.784 1 24 11,200 1 f0 I f0 ! s0 : t0 I s0 1 10 1 10 1 690 130,600 1 40 $1.120 1 812 $37.104 1 11.200 1 $T8.304 1: 4. Process change orders t 10 1 8 1464 1 t0 I W I s0 I f0 I SO I t0 1 $0 1 $0 . 24 $1,080 1 8 1224 1 40 $1,769 1 140 S !1.809 1: 5. Payaent request review 6 aoprovalll 4 1280 1 8 4464 1 40 I t0 I f0 I SO I t0 1 10 1 10 1 10 1 32 11.440 1 4 $112 1 48 12,2% 1 f40 1 12.336 11 6. Preoare as-constructed olans It 4 $280 112 1696 1 f0 1 $0 1 49 $2.016 1 f0 I 10 I SO I 10 1 $0 1 40 41.800 1 4 1112 1 108 $4,9M 1 1200 1 15,104 :1 7. Final inspection 6 punch list 11 4 $280 : 12 1696 1 s0 I s0 I 40 1 t0 I 10 1 10 1 10 1 10 1 12 $540 1 4 $112 1 32 11.628 1 140 1 11.668 1: Subtotal Task 8 11 50 $3.500 1108 $6.264 1 40 12.000 1 0 $0 1 76 33.192 1 0 10 1 0 $0 1 12 $540 1 0 50 1 J6 11.316 11156 $52.020 1 88 12.464 11546 171.356 I $2.1°0 1 $74.146 :1 SUBIOTAL PNASE 111 1!136 $9.520'464 $26,912 1288 $14.400 1132 $5,808 1522 $21.924 1 68 $2,584 1 16 1928 1152 $6,840 1 0 $0 1168 114,449 11156 $52,020 :190 15.320 13292 1160,704 1116,540 1$177.244 11 TONALS 11120 112,600 1606 $35.148'316 $15,800 1176 47,144 1630 026.460 1 96 13.648 1 60 $3,480 1392 $17,640 188 $5.808 1232 $19.952 1156 $52,020'240 $020 :4172 1207,020 1122,120 i1229,140 :1 r WILSEY&HAM PACIFIC AM& Hair! rr.i PArF :3 of R PROP OSEO SCHEDULE SW G R E E N B U R G ROAD ._,.__-,_..._.::.:_._,._._:__=..=.n.:........: ...........:..............e=.=: - - 1 l98B i 1989 1 . TASXS 1 FEB 1 MAR 1 APR 1 MAY 1 JUN 1 JUL 1 AUG 1 SEP 1 OCT 1 NOY 1 DEC 1 JAN 1 FEB 1 MAR 1 APR 1 MAY 1 JUN 1 JUL 1 AUG 1 SEP 1 OCT NOY 1 DEC PHASE 1 STORM DRAINAGE DESIGN 1. Preliminary Engineering i XXIIIIXI 2. Easements. Permits iIIIXII ' 1 t +3. Final Stotm Sewer Design XXXIXX I - - - - - PHASE 11 RIGHT OF MAY SURVEY I I 1. Fight of May Research . 1XIXX1 1 1 2. Establish Right of Way IXXXXIXX t 3. Right of May Acquisition XXXII - - - - - - - PHASE Ill I 1 i 1. Topographic Survey XXIXXIXIXII I 2. Preliminary F.oadway Design IXIXXIXXIXXI i 3. Utility Design. Coordination XIXXIXXXIXXXI I 1. Slooe Easement Acquisition XIIXXII 5. Final Engineering Design XXXXIXX1XX1iX 6. Contract Document Prenaration I IIXXIi I 7. Bidding XIXIXIIXt XXXIXIX 8. Construction Observation 1 1 A. Utility Relocation 1IXXIIIIIIIXIIXXIXXI B. Street N Sewer Construction I 1 I i1X1I1iXXIXXIIXXXXXXXXII1XXXi2i1XIIXXX I : I ACIRC 1099 S.W. Columbia Street Portlmnd.Oregon 97201 5 CITY OF TIGARD, OREGON ~o> COUNCIL AGENDA ITEM SUMMARY ~Z AGENDA OF: March 6. 1989 DATE SUBMITTED: February 24, 1989 ISSUE/AGENDA TITLE: CPA 89-01 ZC 89-02 PREVIOUS ACTION: Planning Commission Patrick M. Nesbitt Associates In recommendation fora roval PREPARED BY: Jerry Offer DEPT HEAD O CITY ADMIN OK REQUESTED BY: i. POL CY ISSUE I INFORMATION SUMMARY On February 21, 1989, the Planning commission reviewed the above application and unanimously recommended approval of the proposed plan amendment from High Density Residential to General Commercial and zone change from R-40 (Residential, 40 units/acre) to C-G (General Commercial) for approximately 3,700 square feet of the Golden Key Apartments site, adjacent to the Embassy Suites Hotel. Attached is a copy of a vicinity map, draft ordinance, the staff report, and the applicant's submittal. The Planning Commission minutes are not yet available. ALTERNATIVES CONSIDERED - 1. Hold a public hearing to consider the application and deny the request. 2. Hold a public hearing to consider the application and approve the request as recommended. FISCAL IMPACT - SUGGESTED ACTION Hold a public hearing to consider the application and approve the application t; and adopt the attached vte~. t or6i V~& V,0 E dj/9145D f 6 K R GEN6R/~L ~'pM/vICRC/R~- NIGN pEN~ IT E S,DENl/hL. To M P~pw /lMENDMENi FroM y _ I PLAN InAP I \ ~y~ ~ I~ 1 1 f I v mow II I • i I L ~ ti rte`. 1 Ell ! J T• / / o II 1 1 - WASHINGTON 1 - - \ 1 I - - \ 1 I SOWIRE 1 \ 1 CRESCENT GROVE 4= =CCEEME/TTARRY_ = - \ , 0 J 1 1 \ 7196 ZOniG\iG REDES/GNAT/ON FRQM f,--to (w l~SiuF~ Trq~ un`lr5/,9LRE) rc C-G (G£^/°RA. C'onM.) / - CIS , R* s=r6 1 \2~ - `4 / I I 1 1 ~ ' 1 ~ , ; , _ wa5luNGiON ~D- \ 'SORE I ' I ' E CRESCENT GROVE ~ 1 1 ' itLH-t(I-I(1--'IT.-1L-,Ir WALL ~ 1 ^v=G£YETPRY-.__° - ~ ~ I R 1 7 6 I TO City of Tigard ° Mayor and City Council Planning Commission Planning Staff ` FROM Ken Eagon, Project Manager One Embassy Centre Office Building Patrick M. Nesbitt Associates, Inc. and Steve Dalton Golden Key Investors, Ltd. PO Box 1132 Tualatin, Oregon 97062 DATE January 25, 1989 SUBJECT APPLICATION FOR COMPREHENSIVE PLAN AMENDMENT/ZONE CHANGE Attached is a plat map showing the location of the Embassy Suites Hotel, the proposed site for the One Embassy Centre office building, and the Golden Key Apartments. The Embassy Suites Hotel (Tax Lot 1500) and the proposed office building site (Tax Lot 1504) are owned by Nesbitt Partners Portland Venture, Ltd. (Nesbitt) The Golden Key Apartments (Tax Lot 1700) is owned by Golden Key Investors, Ltd. (Golden Key) Nesbitt and Golden Key are negotiating the purchase and sale respectively, of the 3700 square foot area of Tax Lot 1700 shown on the attached maps. (Subject property) The subject 3700 square feet are currently zoned R-40 (40 residential units/acre) and are designated High Density Residential on the comprehensive plan. Inclusion of this 3700 square foot area in the Nesbitt office building development will necessitate that it be rezoned to G-C (General Commercial) and have the comprehensive plan designation changed to General Commercial. It should be noted that the subject property is landlocked and would be unable to stand on its own as a developable site. Therefore the narrative portion of this application tends to deal with issues as thgy relate to the proposed development of the Nesbitt property and how inclusion of the subject propeM in the Nesbitt development fits the neighborhood development trends and improves the configuration and characteristics of the impacted properties. NARRATIVE I Based on a pre-application conference with the City Planning Staff it was determined that the following item in the Tigard Community Code should be addressed regarding the subject Comprehensive Plan Amendment/Zone change. 18.22.040: Tax Lot 1700 is the site of the Golden Key Apartments. It is apparent in looking at both the zoning map and the comp plan map that the property was designated for residential use because the apartments were a pre-existing use at the time the zoning ordinance and comp plan were adopted. The surrounding uses on all sides are of an intensely commercial nature and have all: been developed subsequent to the construction of the Golden Key Apartments in 1969. The proposed change is therefore deemed to be consistent with neighborhood trends. II Based on a pre-application conference with the City Planning Staff it was determined that the following items from the Comprehensive Plan are pertinent to the proposed amendment and zone change. 2.1.1 The subject property is located in the City of Tigard Neighborhood Planning Organization District #8. The chairwoman of NPO #8, Ms. Marjory Haglund, has been informed of our proposed changes as well as the proposed office building and planned remodeling of the Golden Key Apartments. We will be attending the NPO #8 meeting scheduled for February 15 to present our proposals to the full NPO #8 committee. 5.1.4 The proposed change merely removes one of two swimming pools from the adjacent apartment complex and straightens an odd property line making each remaining site more symmetrical. It in no way effects the number of housing units. 6.1.1 The proposed change will not effect the rent levels nor the number of units in the adjacent complex. Further, the Golden Key Apartments are not in the City of Tigard residential unit inventory and are only in the City because of a recent annexation. 6.6.1 Inclusion of the subject property in the proposed development will allow for a uniform setback and landscape strip between the apartment complex parking lot and the proposed office building. Although a landscape plan has yet to be finalized the intent is that the two sites will be separated by a line of trees which will provide screening in both directions. Note that current screening consists of a dilapidated fence and overgrown blackberry bushes. 7.1.2 Public water, public sanitary sewer, and storm drainage are ; :l in place on the proposed office building site and are capable of adequately serving the proposed development of which the subject property will be an integral part. r Narrative Page 2 7.2.1 As a part of the proposed development the subject property will remain at or very near existing grade once the pool is demolished and backfilled. 8.1.3 As a part of the master site plan which included the Embassy Suites Hotel and the proposed 80,000 square foot office building the developer participated in construction of a signal and widening of the intersection of Washington Square Drive #2 and Hall Boulevard. In addition the developer has deeded a 15 foot strip ^ of land for the improvements to the Hall Blvd./Scholls Ferry Road intersection and agreed to participate in the L.I.D. funding for said improvements. A copy of the traffic study done at that time is attached to this application. The proposed comp plan/zone change will have no impact on traffic flow or volume. 12.2.1.2B Here again, the subject parcel is unable to stand on its own as a developable site. However, as a part of the Nesbitt office complex it will border a residential zone on only one side and access and traffic flows to and from the proposed development have already been provided for (see above and attached traffic analysis). Also, in conjunction with the Nesbitt property, the subject parcel will be part of a highly visible site which is large enough to accommodate the proposed development. Addition of the subject parcel to the Nesbitt site will have a positive impact from all aspects ie: The proposed development is compatible with all surround uses. Also, the landscaping between the office building and the apartment complex, of which the subject property is an integral part, will improve the buffer zone between the properties protecting privacy and limiting the impact of either development on its neighbor. KE/akp ll~ CITY OF TIGARD, OREGON COUNCIL AGENDA ITEM SUMMARY AGENDA OF: March 6, 1989 DATE SUBMITTED: February 24, 1989 ISSUE/AGENDA TITLE: Truck Prohibitions PREVIOUS ACTION: in the South Metzger area _ PREPARED BY: Randall R. Woole DEPT HEAD OK CITY ADMIN OK REQUESTED BY: POL CY ISSUE Shall existing truck prohibitions in the South Metzger area be continued? INFORMATION SUMMARY Prior to annexation, several streets in South Metzger were posted for "No Thru Trucks" by the County. The attached ordinance will endorse and continue the truck prohibitions by adopting appropriate provisions into the Municipal Code. This is a housekeeping ordinance to continue truck restriction previously established by the County on residential streets. Alternative routes for trucks are available on Pacific Highway, Hall Boulevard, and Greenburg Road. ALTERNATIVES CONSIDERED 1. Adopt the attached ordinance. 2. Rescind the truck restrictions and remove existing signs. FISCAL_ IMPACT Negligible impact. The traffic signs installed by the county remain in place. SUGGESTED ACTION Staff recommends adoption of the attached ordinance. br/9160D CITY OF TIGARD OREGON COUNCIL AGENDA ITEM SUMMARY AGENDA OF: March 6, 1989 DATE SUBMITTED: February 22, 1989 :ISSUE/AGENDA TITLE: Imprest Cash _ PREVIOUS ACTION: Ordinance Amendment _ / PREPARED BY: Don Palmer, Actq. Mqr. DEPT HEAD OK i CITY ADMTN OK 1' REQUESTED BY: Don Palmer, Actg, Mqr. POLI Y ISSUE Council sets the amounts of imprest '\.h in the Tigard Municipal Code, Section 3.04. Shall the Tigard City Council increase imprest cash to $1,300. INFORMATION SUMMARY The last Council action on imprest cash was in 1984. Since that time, the City employs significantly more people, is open more hours, and completes many more transactions than in 1984. As a result, we find ourselves running short of change funds and petty cash. The current and proposed use of imprest cash is as follows: Current Proposed Petty Cash 500 800 Court - Change 125 400 (2 drawers of $200 each) Comm. Dev. - Change 25 100 (2 drawers of $50 each) Total 6-5-Q. 1,300 Petty cash and the change funds are secured in the vault at the end of each day and are counted and balanced regularly by Accounting staff-. i ALTERNATIVES CONSIDERED 1. Increase imprest cash account to $1,300. > i 2. Do nothing. FISCAL IMPACT Increase cash on hand to $1,300. SUGGESTED ACTION Accounting staff recommends the increase to $1,300 in the imprest cash account. ke/9143D ii f mono T1GAa0 CITY CAN-"CR uPgAN of SIGN PLAN sue" f ',1' I~~`' 190 F URBAN DESIGN PLAN ELEMENT C TIGARD CITY CENTER DEVELOPMENT PLAN City of Tigard, Oregon January 31, 1989 s:. Prepared for the Tigard City Center Plan Task Force and the Tigard City Council I by Guthrie/Slusarenko/Associates with Stastny Architects z x TIGARD CITY CENTER URBAN DESIGN PLAN t PREFACE This Urban Design Plan and Report is the result of an intensive design study and public planning process developed in response to a charge from the Tigard City Council to the City Center Plan Task Force. The charge from the Council is to prepare a plan to revitalize the Tigard City Center with economic activity and public life, and to restore the identity of the City Center as the economic and cultural heart of the City. The planning process required the substantial commitment of energy, resources and time on the part of many individuals in order to create a Vision for the future of the City. A vision which is appropriate to its cultural context, visionary yet feasible, and representa- tive of a public consensus. As Urban Designers, we have found this public commitment, especially its voluntary nature, to be exemplary and invigorating, indicative of the public spirit in Tigard. We wish to acknowledge and commend the efforts of these individuals, and wish the City great success as the development process proceeds. CITY CENTER PLAN TASK FORCE CITY COUNCIL Stuart Cohen, Chairman Valerie Johnson, Task Force Liaison R. Michael Marr, Vice-Chairman Gerald R. Edwards, Mayor-Elect JoLynne Ash Peggy Weston Byrd, Ex-Officio CITY STAFF r Joy Henkle Pamela Juarez Ed Murphy, Director of Community Development William Monahan Elizabeth Newton, Senior Planner, Project Director Richard Morley Duane Roberts, Administrative Planner We also wish to acknowledge the cooperative participation of the independent planning r.- consultants and key staff, each of whom informed and supported this work in constructive, meaningful ways. Wayne Kittelson, Kittelson Associates, Transportation Planning Robert Moore, Moore & Breithaupt, Economic Development Analysis Robert Murase, Murase Associates, Park Master Planning Eric Tinus, Hobson & Associates, Market Research Analysis Brent Denhart, Guthrie/Slusarenko/Associates, Architecture and Urban Design I D. Bard u rie, G/S/A Architects Donald J. S Architects ~ i TIGARD CITY CENTER URBAN DESIGN PLAN TABLE OF CONTENTS INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Study Objective Vision Statement Planning Process Study Area Marketing Evaluation Study Urban Design Methodology Plan Presentation Format URBAN DESIGN PLAN _ 9 Plan Goals and Objectives Plan Design Program Plan Concept and Diagram Plan Elements Transportation Infrastructure Primary Design Structure Predominant Land Use Urban Form DESIGN DISTRICTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 Design District Methodology Design Districts Main Street Tigard/Burnham Street Fanno Creek Park Edge Railway/Commercial Street Hall Boulevard Civic Center IMPLEMENTATION PROGRAM . . . . . . . . . . . . . . . . . . . . . . . . . 38 Policy Directives - Main Street as Prototype Development Strategies/Urban Form Public Development Guidelines Private Development Guidelines Street Furnishings Capital Improvement Program Purpose/Development Strategies City Center Development Plan Project List/Draft Prioritization/Key Map Keystone Development Project Tigard City Square ii TIGARD CITY CENTER URBAN DESIGN PLAN Page 1 INTRODUCTION STUDY OBJECTIVE The purpose of this study has been to prepare an Urban Design Plan for the City Center of Tigard. The Urban Design Plan is identified as the key physical design element of the more comprehensive City Center Plan planning effort for the economic revitalization of the City Center. The focus of the Urban Design Plan is the proposal of concepts which give physical form to the "Vision Statement" for the City Center, developed by the City Center Plan Task Force and acknowledged by the City Council. The Urban Design Plan proposes a "Plan Concept" and "Primary Design Structure" which provide both a formal ` concept and a structural framework for City Center development. CITY CENTER PLAN VISION STATEMENT The Vision for Tigard's City Center is a living and growing downtown, with a special character and identity. The major unifying feature is the image of a "City in the Park." This image has as its centerpiece Fanno Creek Park, a large publicly owned area of land dedicated to public use and enjoyment in the heart of the City. Contributing to the image are fingers of green extending throughout the downtown in the form of leafy trees overhanging streets, richly planted pedestrianways, greenway entrance points, and the region's only tea test garden. This clear and compelling ii image shows the value that Tigard's citizens give to quality of life. Integral to the Vision is the belief that the past is worth preserving. t Accordingly, the Vision foresees the preservation and restoration of the downtown's few remaining buildings of historical significance. These contribute to preserving our memory of the origin: of the City. Co-existing with historical buildings are attractive newer buildings set flush with the sidewalk to create a sense of enclosure and place. To delineate the downtown area, the Vision foresees clearly defined edges and entrance points. Beyond the commercial core, with its predominantly small-scale village center atmosphere, compatible mixed-use of light industries, factory outlet showrooms, land extensive retailers, and office developments is achieved. In other areas, high-quality, multiple family housing provides continuous support for the City Center economy. The Vision foresees improved access to downtown from many directions and, within the area, a grid system of streets with sidewalks to increase frontage sites and improve traffic circulation. Seen: also are several small parking lots configured to minimize the visual impact on downtown and ® to disperse the parking to serve the most businesses. ill i TIGARD CITY CENTER URBAN DESIGN PLAN Page 2 As attractive as this image is, the Vision recognizes that it is the people who make the town. To this end, the Vision foresees a multitude of people drawn to the City Center not only by an appealing environment, but by available governmental, social, financial, and professional services, and above all by a strong retail core, with many unique, one-of-a-kind businesses. Other elements that make the City Center alive and contribute to an ample nightlife, such as restaurants, street vendors, a storefront theater, and an outdoor amphitheater are an important part of the Vision. We believe this Vision Statement describes a city center, with its own individuality, that is livable and economically strong. PLANNING PROCESS The public planning process has been organized around a series of public workshop meetings with the City Center Plan Task Force. The process was initiated with three introductory brainstorm sessions on Plan Vision, Plan Goals, design issues and opportunities, key physical design elements, design objectives, and potential capital improvement projects. The formal planning/review process was structured with four major workshops spanning a twelve-week study period. The primary topics of these workshops, in sequence, were "Alternative Plan Concepts," "Plan Concept Proposal" (integrated with "Transportation System Proposals"), "Plan Elements and Design Districts" (with "Strategies and Guidelines") and "Draft Plan Presentation." Several of these meetings involved joint sessions with the City Parks and Recreation Board and the Transportation Advisory Committee, with support from the independent consultants for Park Master Planning, Transportation Planning, Economic Planning, and Marketing. A key meeting of the consulting team was staged to develop a long-range- vision planning program for the urban design study. Throughout this process, plan research, technical studies and design work have been ongoing and coordinated regularly through Elizabeth Newton, the staff Project Director. The process has integrated the findings and recommendations of the various workshops and studies into the Urban Design Plan. The process needs to proceed further to formally evolve this Urban Design Plan into an Action Plan for the revitalization of the Tigard City Center. The form which the Action Plan takes will depend upon the ultimate development strategies and financing mechanisms adopted by the City Council. It will most definitely involve a public hearing/review process and a public referendum. CITY CENTER PLAN STUDY AREA The project Study Area is illustrated on the adjacent Map of the City Center. It is defined by Pacific Highway on the north-northwest, Southwest Hall Boulevard on the east, Southwest McKenzie and Southwest Hill Street on the southwest, and by Omara Street on the south. F'- e~ i ,e 3 rr~ 'LAG ~ D~ GN pY-A~ L~ ~ STAY Ag~A - cr Cf~ER. YL `L ? i t s t~ f I. gy1C CENTER t r ' ISARO Ali :J TIGARD CITY CENTER URBAN DESIGN PLAN Page 4 f~ -:i i_ The Study Area currently supports a wide range of uses, including government offices, professional services, retail businesses, personal services and miscellaneous business activities. Key public, governmental and institutional uses are sprinkled throughout the area and 6.; reinforced by the recent development of the Tigard Civic Center and Library, the Senior Center, the U.S. Post Office, the Tri-Met Transfer Station, financial offices, social service agencies and public utilities offices. Commercial and retail uses are most heavily concentrated - along Main Street, Pacific Highway and Hall Boulevard. Land-extensive commercial uses and light-industrial uses have developed along Burnham Street, the railroad right-of-way, and to a lesser extent on Commercial Street. Service and auto-oriented commercial uses are dispersed throughout the area, but most intensively along Main and Hall. Single-family and multi-family housing is dispersed throughout, with primary development opportunities proximate to Fanno Creek Park. is s MARKET EVALUATION STUDY An analysis of existing conditions and development opportunities is the primary subject matter of the "City Center Market Evaluation" study, f ' prepared by Hobson and Associates for the City Center Plan. The Marketing Study has served as the primary design program document and point of departure for the Urban Design Plan. The Study reinforces the concepts embodied in the Vision Statement through its broad recommendations for a Study 4 Area Development Strategy: "1) Increase the level of public activity [in the City Center] to support commercial land uses; 2) Accommodate the needs of more public activity through infrastructure improvements . . . ; and 3) Market the [City Center] as a desirable. , place to live visit work and play." The study emphasized that this strategy is made most feasible by "differentiating the Study Area from typical commercial centers (shopping malls) , by creating a unique environment." To that end, the Study recommended the development of the City Center with the following priority uses: general and specialty retailing, destination retail, commercial and professional offices, government and institutional uses, multi-family residential, and (select) light industrial uses. The Study recognizes the generally underdeveloped conditions within the Study Area and the constructive potential for land assembly as a potential strategy for consolidating' developable parcels of land. The adjacent diagram, excerpted from the Marketing Study, maps Areas of Potential Development within the City Center. ~ l r~4 IJ 7, 6 T IGARD CITY CENTER URBAN DESIGN PLAN Page S POTENTIAL DEVELOPMENT AREAS 3.6 / t 4.iFO fv+• 3.8 I 3.a nj. 8 340 p.• •y~od,~~ •`9 F ~ 2.9 ! © V : 3.7 0 Al 6s ` 4.7 - 1.2 ~o 11.9 ' • , KEY 1 O Opportunity Infi11 F Fixed n op F CJ TIGARD CITY CENTER ! ! URBAN DESIGN PLAN Page 6 URBAN DESIGN METHODOLOGY The design methodology for the Urban Design Plan has been based upon a linear process, E proceeding from a general analysis of conditions and opportunities - to broad-form goals and long-range vision - to the definition of identifiable design districts - and finally to specific design guidelines and capital improvement projects. The process was initiated through open dialogue on key issues and opportunities with the City Center Plan Task Force, to r develop a common vocabulary and a shared understanding of goals and objectives. It proceeds ` from general to specific through a range of design scales - macro or Trade Area scale - to whole City scale - to City Center scale - to Design District scale - to Capital Improvement Project scale. The basic approach has been to study and to pose design alternatives on various issues, to present those alternatives to the Task Force for discussion and evaluation, and to adopt design proposals through group consensus. t: Extensive discussions on plan goals and objectives, on the proposed uses to be developed, and on development density led to the proposal of a Design Program, generally accepted as both feasible and desirable for the City Center Study Area. Then, in conjunction with the independent studies for Transportation Infrastructure, the design team presented four alternatives for the Plan Concept Diagram in the form of a Primary Design Structure. The four alternatives were narrowed to two, and subsequently a fifth concept, as a hybrid of the two, was proposed and adopted. The Plan Concept was then detailed in its key Plan L Elements of Transportation Infrastructure, Primary Design Structure, Predominant Land Use and Urban Form. The Plan Concept is further elaborated by defining Design Districts - areas which are1 coherent areas within the Plan, both in terms of land use patterns and formal structure. Once defined, the Districts are described verbally and with plan concept diagrams. A combination of development opportunities and strategies led to the drafting and budgeting- of a preliminary list of Capital Improvement Projects. The final prioritization of these projects should be based upon both project feasibility and the strategic importance of each project to the development of the overall Vision for the City Center. F!! i U TIGARD CITY CENTER URBAN DESIGN PLAN Page 7 URBAN DESIGN METHODOLOGY/PLANNING PROCESS I VISICN PLAN OESiCN DEVELCPMENT _ S STATEMENT CONCEPT ST.RATEC1E5 4J PUN DESIGN D15TRICTS GUIDELINES IMPLEMENTATION ELEti EN TS qC T IpN STRATFCit= PLAN i r i CAP!TAL PROJECT PROJECTS DESIGN t:„ t i t t i I F r yn~ i 1 ti4- i TIGARD CITY CENTER URBAN DESIGN PLAN Page 8 L . REPORT PRESENTATION FORMAT The Plan Report is organized in a manner consistent with the chronological sequence described in the preceding articles on Planning Process and Design Methodology. The Plan is documented in three sections, corresponding to the three scales of design - Urban Design Plan, Design Districts, and Capital Improvement Projects. L . The Urban Design Plan section is organized in sequence with Plan Goals, Plan Design Program, Plan Concept Diagram, Plan Elements (Transportation, Design Structure, Land Use, Urban Form), and finally Design Districts. The Design District section describes the key districts of Main Street, Tigard/Burnham Street, Fanno Creek Park Edge, Railway/Commercial Street, Hall Boulevard, and the Civic Center. The Capital Improvement Project section is preliminary in its refinement, pending the conduct of a public review process. It is organized with articles on purpose, planning process and development strategies, leading to a list of projects. The project list is prioritized according to the development strategy of putting in place the key elements of the "Primary Design Structure," together with key development projects which exemplify opportunities for public- private partnership. The list includes preliminary budget ranges for project development costs. Finally, the Plan proposes one "Keystone Project" strategic to the realization of the Vision for the City Center as portrayed in the Urban Design Plan. F: L c- 1+ 'i i 'TIGARD CITY CENTER URBAN DESIGN PLAN Page 9 URBAN DESIGN PLAN PLAN GOALS AND OBJECTIVES The Urban Design Plan has been guided by the following General Goals, which were reviewed and accepted at the first major workshop. These Goals provided the foundation for the planning process and represent the yardstick by which the Plan and City Center development can be measured. As the Plan proceeds through public review, the Goals should be enhanced to reflect Development Strategies for the City Center, and should be complemented by Planning Policies. GENERAL GOALS Primary - To create a Development Plan for the Tigard "City Center," to give it a sense of place and identity as the "Heart" of the City - a vital living center of social, cultural, economic and political activity. Functional - To produce a Plan which provides the appropriate urban infrastructure, services and environmental setting to attract and facilitate a functionally vital central business and cultural district for the City. F_ Formal - To provide a comprehensive formal vision of the future of the Tigard City Center, integrating the Vision Statement of the City with the development proposals of the Parks and Transportation studies. Temporal - To present a phased Development Plan achievable over a ten-to-thirty- year time frame. Political/Social - To describe a coherent representation of the development potential of the Vision Statement and to inspire public enthusiasm and support for that vision. Economic - To describe a general, yet comprehensive Development Framework Plan for the City Center, achievable through the implementation of a prioritized sequence of feasible capital improvement projects, and integrating the recommendations of the Marketing and Economic studies. Strategic/Operative - To document the planning process and product in the form of an Urban Design Plan, development strategies and design guidelines, and ultimately planning legislation and development regulations for the Tigard City Center. The General Goals above are complemented by Land Use Objectives and Plan Concept Objectives to reflect the desired mix of uses and for the infrastructure designed to serve those uses within the City Center. 1. TIGARD CITY CENTER URBAN DESIGN PLAN Page 10 LAND USE OBJECTIVES Mixed Use Promote the development of the City Center as a desirable mixed-use environment in which to live, visit, work and play. Development regulations should facilitate a diverse mix of - general and specialty retailing, destination retail, commercial and professional offices, government and institutional offices, multi-family residential and select light industrial uses. Multi-Family Housing Give a high priority to increasing the number of residential units in the City Center area for a mix of age and income groups, taking into consideration differing life styles; and to provide a "quality" environment in which people can live, recognizing that residents of the City Center and adjacent areas are essential to the growth, stability and general health of a metropolitan city. Commerce Enhance the City Center's role as the recognized center for retail goods and consumer services in the City of Tigard. Provide an atmosphere conducive to investment. Office Strengthen the City Center's role as an important center for administrative, financial, personal and professional business, service and governmental activities. Culture and Entertainment Promote the City Center as the entertainment and cultural center of the City of Tigard. Encourage public sponsorship of entertainment. Encourage diversification of cultural entertainment in the core. Provide spaces for community entertainment, exhibition and meeting facilities. Industry Promote the development of select light industrial uses within specific areas of the City Center. Maintain supportive and complementary industrial uses in a cohesive district(s) close to the City Center. Existing Businesses Develop Plan Policies and Development Strategies to support the maintenance, improvement and conformance of existing businesses, of complementary uses, with the Plan Concept and i'. with District Design Guidelines. Develop Plan Policies and Strategies to facilitate a conditional conformance of existing uses during the transitional development period. Develop relocation assistance programs for those businesses identified as non-conforming uses. , F i ~i f. P • Y j TIGARD CITY CENTER URBAN DESIGN PLAN Page I I PLAN CONCEPT OBJECTIVES Visual Image/Identity Create in the Tigard City Center an urban setting with a definite sense of place and identity ' by developing strong boundaries, emphatic focal points, unique physical designs for identifiable districts, and by enhancing special places such as the Fanno Creek Park, and historic or architecturally significant buildings. Ooen Soace Network Provide a network of public and private open spaces adaptable to wide variety of uses. Place priority on the development of Fanno Creek Park as the primary open space resource. Extend the network of open space from the Park throughout the City Center to develop the theme of "the City in the Park." E f _ Fanno Creek Park Develop the Park to the fullest potential of its Master Plan, both with its own "sense of place" and as public improvement which attracts private development. The Park is one of the few places which provides the city dweller with the opportunity to get in touch with the natural environment, and more particularly with the special qualities of a body of water. It should provide the opportunity for play as well as work, relaxation as well as stimulation, nature as well as artifice; the opportunity to create for the people of Tigard a combination of unique activities through which city life can be enhanced. t Transportation Infrastructure To design a balanced transportation system which is supportive of the other City Center goals; and which recognizes that the transportation system should provide more efficient use of both right-of-way and vehicles. Through design, place priority on pedestrian circulation and pedestrian-scaled "streetscape" within the City Center. This suggests gradually reducing the reliance on the automobile, increasing the number of persons per car and increasing the number of persons moving through concentrated areas on transit facilities. Encourage the development of the Tigard City Center as a major exchange point for the metropolitan light-rail transit system. Provide an adequate resource of public parking a to facilitate access to the retail-commercial center. Building Density Develop Design Guidelines and Development Regulations which establish height and bulk limitations in the context of a building's immediate environment. Careful consideration should be given to the cost of providing utilities and services and the capacity of the ' transportation system which serves it to accommodate a given density. is Historic Preservation Identify, preserve, and enhance historical structures and sites within the City Center. r TIGARD CITY CENTER URBAN DESIGN PLAN Page 12 f_ . PLAN DESIGN PROGRAM The Design Program for the City Center was developed in a workshop involving the City staff project leaders with the consultants in marketing, economics, transportation and urban design. The table below, defining "Projected Demand for Land in the Study Area," developed in the market study for a 15-20 year time frame, was used as a point of departure. Proiected Demand for Land in the Study Area 1988-2005 1Mrket racture Pate 104 20f 304 Projected Mount of Required Amount of Required Mount of Required Hey Demard Building Land Area Building Land Area Building Land Area T= of Ld Uae 1988 - 2005 Soece (Acres) Sbace (Acres) 2MOE (Acres) Retail/office 1,500,000 sq. ft. 150,000 eq. ft 14 300,000 sq. ft 28 450,000 sq. ft 41 - Total Multi-Randy Residential 3,600 units 360 units l8 720 units 36 1,080 units 54 E - Upscale 1,800 units 180 units 9 360 units 18 540 units 27 :lidac !e 1,800 units 180 units 9 360 units 18 540 units 27 Total: 32 64 95 Note: (.and Coverage ratios are as folla+e: Retail/offioe 254 Residential 20 Units/Acre / . Soucoe: Hobson s Associates (1988). i! The methodology was first to interpolate those market demand numbers, which should be E viewed as "reasonably expected" demand, to a "potential demand" which the City Center Plan and its infrastructure must be capable of serving. This exercise led to the definition - of program criteria in the following table, under the column entitled "City Center Development Plan." These projections were found to be consistent with the assumptions of the Transportation Study, verifying the design model utilized in the Transportation Study. Finally, the last column, "Long-Range Plan Vision," was generated. It is based upon expanding the potential trade area to a 10-minute drive from the City Center and expanding the time frame to 30 years. The range of potential market demand is deemed feasible by applying a more conservative capture rate of 12.5%-15.0%. The market demand figures in this column provide the design program criteria for the Urban Design Plan. The demand for retail space is projected to level off in the range of 300,000-350,000 sq.ft., while that for commercial office space is expected to continue a linear growth curve to a range of t; 450,000-600,000 sq.ft. Even factored by a conservative 10% capture rate, there is a potential demand of 1,440 multi-family units for the City Center. I; «1 f TIGARD CITY CENTER URBAN DESIGN PLAN Page 13 11 PLAN DESIGN PROGRAM CRITERIA TIGARD CITY CENTER URBAN DESIGN PLAN TIGARD CITY CENTER PLAN TASK FORCE PLAN DESIGN PROGRAM CRITERIA 37 October 1988 ' Hobson Kitte(son City Center Lon Ran Market Study Design Program Development Plan Plan Vision PROGRAM CRITERIA 15-20 Years 1S-20 Years 1S-20 Years 30 Years t TRADE AREA MARKET DEMAND Unit/Value unit/Value Unit/Value Unit/Value Rata il-Contnercial Office 1J0.000 S.F. 1500000 S.F. 1000,000 S.F. 6,000,000 S.F. Multl-Family Housing 3,600 Units 3,600 Units 7,200 Units 14.400 Units CITY CENTER PLAN CAPTURE RATE 205 (Mean) 305-37% 155-205 12S%-1S% CITY CENTER PLAN MARKET DEMAND Retail+Commercial Office 300,000 S.F. 45OX00-SA000 S.F. 45.000-600,000 S.F. 750,000.900,000 S.F. Retall-Ctutvnercial 20.000 S.F. 300,000.354000 S.F. 300,000-300000 S.F. 300,000.30.000 S.F. Corrrnercial Office 10.000 S.F. 15.00020.000 S.F. 15.000.300,000 S.F. 450,00040.000 S.F. Multi-Family Housing 720 Units 1,080 Units 720-1060 Units 04-1S5) 1,440 Units (105) upscale Housing 360 Units S40 Units 360-S40 Units 720 Units Micheal. Housing 360 Units 540 Units 360-540 Units 720 Units TRAN.;PORTATION ACCESS A&Zess Lanes to City Center 7 Lanes '612 Lanes Access irnprovertgnt Priorities Main, Tigard Ash Streets Street Grid Light Pall Public Parking Requirement %500.2,000 Spaces Off-Street 2,500.3,0005pacas OH-Stmt DEVELOPMENT STRATEGY PRIORITIES Infra-Structure Improvements Water, Sewer Water, Seller Public Use Facilities Park, Squares, Art Center, Open Spaces,Streets,Adnin, Civic Center Uses, Light Rail u Public/Private Development 'Yamhill Marketplace' Light Rail Partnerships t. Private Oevelopment Main Street. Park Housing, Main Street. Bunha,Tiard SeaFirst Infill. Housing Al AN ROGRAM/dUDIZ;Ei F I I t i F B g 1 r E+ TIGARD CITY CENTER URBAN DESIGN PLAN Page 14 - K ! t PLAN CONCEPT The development of a simple "T"-shaped Plan Concept best serves the planning goals for the Tigard City Center. "A 'T' for Tigard." The key descriptive elements of the Plan Concept are as follows: r, 1. The reinforcement and development of a compact, mixed-use retail-commercial core along Main Street as the top cross-bar of the "T"-shaped plan. r- 2. The development of a mixed-use commercial office and destination retail street along Burnham Street, reconfigured to connect to the Main Street core at its intersection with Tigard Street, as the primary stem of the "T." 3. The development of Fanno Creek Park as a major public open space resource, consistent E with its Master Plan, as the other stem of the "T." 4. The development of a major Public Square bridging the intersection of Fanno Creek F Park and Burnham Street with Main Street, conceptually at the "crossing" of the "T." F. 5. The reinforcement of the Burnham-Main axis with the expansion of the Tigard City Center as a strong node at the base of the "T." 6. The development of a clear Transportation Infrastructure, with strong entry portals, a clear hierarchy of streets, and future integration of the light-rail system, to serve and reinforce the diagram. ca 7. The development of a clear Primary Urban Design Structure and Urban Form diagram ` to strengthen the Plan Concept diagram. 8. The development of cohesive, identifiable Design Districts and Predominant Land Use ' patterns on the basis of the Primary Design Structure. c s~. PLAN ELEMENTS i The Plan Concept diagram is explained through its dissection into formal Plan Elements, which articulate the key design aspects of the Plan. The Plan Elements are Transportation Infrastructure, Primary Design Structure, Urban Form, Predominant Land Use, and Design Districts. .9 ~w Page 15 R .OGAFJD G ~EAN URBA14 pLA1CONCPT ' ain Street Retail Core Tigard City Center p blic Square 14 CrI lss~ Street Creek park Centeri •rigard 5. ~ 111 ~n TIGARD CITY CENTER URBAN DESIGN PLAN Page 16 - TRANSPORTATION INFRASTRUCTURE ` The Transportation element is defined as the basic "infrastructure" or "frame" of circulation upon which the Plan is developed. The diagram of Transportation Infrastructure for the City Center is proposed in support and complement to the Transportation Study, prepared by Kittelson & Associates, to serve both the 15-20 year time frame of the proposed City Center Development Plan and the 30-year time frame of the Plan Vision. It proposes the development of seven entry portals into the City Center Study Area, complemented by a system of primary street facilities through the Center and a smaller scale grid of local service streets. The Key Infrastructure Elements and improvements, illustrated on the diagram, are as follows. 1. Retain Main Street Entry Portals in general current configuration. Improve entire length of Main Street through the City Center. 2. Improve Tigard Street as primary North Entrance Portal. 3. Plan long-range development of the proposed Pacific Highway/Tigard off-ramp to strengthen north/east access. } 4. Extend the improved Tigard Street across Main Street and diagonally to the south to form its connection with Burnham Street. Improve Burnham Street continuously to its intersection with Hall Boulevard. 5. Retain the existing configuration of Burnham Street at Main Street as a local service fr street with high pedestrian priority. 6. Improve Ash Street to provide access from the new Entry Portal at Walnut/Pacific Highway and from the South Residential Area, with a new bridge across Fanno Creek. y; . 7. Continue Ash Street through City Center with a new intersection at Burnham Street and a new crossing of the Railroad right-of-way. r i 8. Realign Ash Street and Scoffins Street to create a new four-way intersection with Hunziker Road at Hall Boulevard. r.~ F 9. Improve Hall Boulevard as a true boulevard facility with landscaped median from the Fanno Creek Bridge north to its intersection with Pacific Highway. 10. Develop a phased improvement program of dedicated and planned streets within the City Center to establish a small-scale grid of local service streets. L 3 TIGARD CITY CENTER URBAN DESIGN PLAN Page 17 TRANSPORTATION INFRASTRUCTURE DIAGRAM I 1. Main Street Entry Portals J 2. Tigard Street Portal 3. Tigard Street Off-Ramp \ \ > Tigard/Burnham Street \ / Extension 1. Main Street Entry Portal S. Old Burnham Street l / \ 10. Local Service Street Grid 6.7.8. Mh Street I \ - Improvements ' 9. Hall Boulevard \ Improvements r l- C TIGARD CITY CENTER URBAN DESIGN PLAN Page 18 PRIMARY DESIGN STRUCTURE The diagram of Primary Design Structure builds upon the Plan Concept and the Transportation Infrastructure diagrams. Its objective is to illustrate the concept of what we perceive as the traditional "downtown," the primary core of retail and commercial business activity, complemented by public, governmental and institutional uses. The diagram also proposes the location of key public or quasi-public buildings and monuments which define primary design axes. Together these elements compose the Primary Design Structure, which forms the skeleton for development. Planning Policies, Development Regulations and Design Guidelines are detailed subsequently to facilitate and reinforce the Primary Design Structure, and in order to promote a clear cohesive vision and understanding of the City Center Plan. The Key Elements and improvements of the Primary Design Structure, illustrated in the diagram, are as follows: 1. The reinforcement of Main Street as the primary retail shopping street in the City Center. Retail activity is planned to be developed continuously at ground level between the Fanno Creek Bridge and Scoffins Street, with commercial office space at second and third levels. Entry portals to Main Street, at Main Park and Liberty Park, are strengthened with commercial office developments. 2. The development of the new Tigard-Burnham Street connection to form a second primary street connecting the Tigard Civic Center and south end of the City Center to the Main Street core. Uses along the new street are proposed as primarily commercial, destination retail and professional office, with ground level general retail developed over time. 3. The Main Street and Tigard-Burnham Street primary structure forms a simple, comprehensible "T" pattern of retail-commercial development, identifiable as the Tigard City Center. The urban quality of these primary streets is reinforced with the future alignment of light-rail systems from the Highway 217 valley ring and the I-5/Barbur radial, entering the City Center via Tigard Street and Main Street, respectively, and converging along the new Tigard-Burnham Street. 4. The "T' plan configuration is further reinforced by the development of a major public square at the intersection of Main Street and (old) Burnham Street. This square is developed as the primary civic open space in the City Center. It forms an open space connection between Fanno Creek Park and the Main Street retail core. It thereby creates the most intense node of public and private activity at the key point in the Design Structure. 5. The Primary Design Structure is marked by public and private landmark buildings to form design axes along Main Street and Tigard-Burnham Street. Main Street is marked by private office buildings as gateway elements at each end and by landmark buildings positioned at key intersections. The public square is marked by a public bell tower or campanile. The stem of the "T" is strengthened by the placement of another public tower at the intersection of Burnham and Hall Boulevard. This tower serves as a beacon for the Tigard Civic Center, which is expanded north to Burnham, and also marks the South Entry Portal into the City Center. 6. The Tigard-Burnham Street, Fanno Creek Park, and the Railroad right-of-way form linear extensions southeasterly from Main Street and subdivide the City Center into a series of linear zones, all of which lead to and converge on Main Street as the City Center core. This linear zone pattern is the basis of the development of identifiable "Design Districts." i i Page 19 ~R TIG ~ D GN pL uR8 SIgUE D~GZtAM v ti RY DOIG~ P 44 • str et RR is 5• Tana— City center r TIS-rd SqUsr' ';r pub 1 G . i street Z. / Street g• Y • ' y. plttern P.OXIL ° Creek ad parkvraY y~L R ailr° g' Lanc asls struetur~ ' 8 Center ~i' 41 t L. TIGARD CITY CENTER r; URBAN DESIGN PLAN Page 20 1PREDOMINANT LAND USE As set forth in the General Goals, the overriding land use goal is to promote the development I of a heterogeneous mix of uses in the City Center. Nevertheless, consistent with the goal ; of also developing identifiable design districts within the City Center, certain land uses are projected to dominate in certain areas of the City Center. The Predominant Land Use diagram attempts to illustrate this concept. This concept is further developed through the creation of the Design Districts, each with its own planning objectives, development strategies and design guidelines. The diagram illustrates a very generalized approach to the concept. Its key elements are as follows: r- 1. Mixed-Use Retail and Commercial uses, dominated by retail along Main Street, from L the Fanno Creek Bridge to Scoffins Street. 2. Commercial Office use designations at the entry portal locations to Main Street at Pacific Highway. 3. Mixed-Use Retail and Commercial uses, dominated by Commercial Office along the new Tigard-Burnham Street. f=- 4. Public, Governmental and Institutional uses dispersed, but placed at key locations to reinforce the Primary Design Structure diagram. LL, 5. Multi-Family Housing of varying densities along both edges of Fanno Creek Park and within the Scoffins Street infill zone. 6. Recreational uses permissible as conditional uses along Fanno Creek Park, selected and limited by the Park Master Plan. F E:+ E; 7. Mixed-Use Commercial and select Light Industrial uses permissable along the southwest side park development of the Railroad right-of-way. G 8. Auto-oriented Convenience and Service Commercial along Commercial Street and along Hall Boulevard. 71 9. Select Light Industrial uses permissible along the east side of Hall Boulevard, subject to further policy review. yJ^ ~"7 Page 21 I L BAN N D Crry N PLANK i7 DIAGRAM LAND USE DIAGRAM / .tip. \ ...\~1r:• s J 1/ / \ • • ' eet Retail Core 1. M► Sts ercial Office 1 ` • i With Comm Main St"'et'Entry . 2 esaial p cea T i _ \ ~:w • : S. /IrOt' Uses - :4f f , pblic Service Co _ 1 ~Jt'-•.,} • ~ Vsea c -1 and el rci 7' C i bt Industrial Use l . is t • • r,• street e ` • • r 33 1 t~ / S. T .O ail an 1 n 1 \ ~ inn 1 / Dest - / • C.sKial Offic 1 M1:F 1 •:r`i~ / \ 1 \ gousin8 i 1 1'~f" ' ; : Y / 1 " \ 1 \ ~C _~amilY / iss' \ - 1-,t ' S. Multi Uaes « ya - / 1~ 1 1 \ ;~R • , . . 6. Recreational 1-'s•4 • 1/ 's•.:..~+ r..'j Iii , k~ . uses ; n.. blie f Institution / : ~ Y},r. - t~~ ' , gyp, • ,5 - re,al •;yi,• Uses and ! i / i I / i •1•= 9. Industrial 'Uses 41 L_ TIGARD CITY CENTER ` URBAN DESIGN PLAN page 22 f; F URBAN FORM The diagram of Urban Form illustrates the application of the long-range vision design' program, modeled three-dimensionally as a development of the Primary Design Structure. The diagram is an abstract model of building form and is intended to depict "building envelopes" or zones in which buildings of a given size can be constructed; it is not intended - as an illustration of specific building forms. Its key elements are as follows: 1. Two-to-three-story commercial office buildings placed close to front property lines, marking the entry portals to Main Street. 2. Three-story mixed-use buildings, office space over ground level retail, with no front setback, developed continuously along Main Street, from the Fanno Creek Bridge to Scoffins Street. Special locations to allow four-to-six story landmark building elements. 3. Two-story commercial office buildings with no front setback, developed continuously 4 along Tigard-Burnham Street from Main Street to the Tigard Civic Center. 4. Two-story expansion of the Civic Center complex, northward to Burnham Street. 5. Public Tower elements placed in the Public Square and at the Civic Center as the two tallest structures within the City Center. u_ 6. Infill Housing densities varying in the range of 20-40 units per acre, primarily in two and three-story buildings along Fanno Creek Park and within the Scoffins Street area. 7. One- and two-story convenience and service commercial uses along Commercial Street r and Hall Boulevard. r- III' tt " t r i TIGARD CITY CENTER URBAN DESIGN PLAN Page 23 + URBAN FORM DIAGRAM 1. Entry Portal Signature Office Building r 2a. Main Street Gateway Office Buildings 2. Main Street Mixed-Use Retail/Commercial 2a. Main Street Gateway V Office Buildings 5. Tigard Public Square µ Bell Tower Q 1. Entry Portal Signature Office Building V tl~` S. Tigard/Burnham Street Mixed-Use Commercial 1 4. Tigard Civic Center Expansion 6. Tigard Civic Center Clock Tower L i' r 4. TIGARD CITY CENTER URBAN DESIGN PLAN Page 24 DESIGN DISTRICTS DESIGN DISTRICT METHODOLOGY Specific zones or areas of the City Center have the potential to develop in certain ways. The designation of "Design Districts" serves to recognize and facilitate this potential, and to complement and reinforce the Plan Concept. The objective is to delineate areas within the City Center, each with a distinct identifiable image, both in terms of urban form and pattern of activity, while at the same time being complementary to neighboring districts and to the whole construct of the City Center. Based upon this delineation and the application of Plan Goals and Objectives, each Design District is described verbally and by a Concept Diagram. The Diagram illustrates desired patterns of development and key physical elements within the District. The Design Districts identified in the City Center are as follows: 1. Main Street 2. Tigard/Burnham Street 3. Fanno Creek Park Edge 4. Railway/Commercial Street 5. Hall Boulevard 6. Civic Center A more comprehensive design methodology for the planning of districts, not achievable within the scope of this Study, is as follows. Based upon a description of its characteristics and potential, planning objectives are articulated for each of the districts. The objectives are given form through a Plan Concept diagram, which illustrates desired patterns of development and key plan elements of the Design District. The descriptions and diagrams are complemented by Development Strategies and Design Guidelines, both public and private. Ultimately, the Guidelines provide direction for design regulations to be implemented within the City Center. Due to the critical nature of Main Street to the overall Plan Concept, the Main Street Design District has been described more fully through Development Strategies, Urban Form Diagram, Public and Private Development (Design) Guidelines, and Street Furnishings. These articles are included under Policy Directives within the Plan Implemenation section of the Report. They serve as a prototype for the development of strategies, guidelines and regulations for each of the Districts within the context of the more comprehensive City Center Development Plan. Areas without a coherent identity, nor having a critical impact on the realization of the Plan Concept, are not identified as Design Districts. Development within such areas, specifically the Scoffins Street infill area and the South Gateway area, should be controlled by the application of existing regulations within the Tigard Community Development Code. 'r age 25 t31Z$ v r CT •D~'C'g`~ ~i Street r % Aistreet:? tii / ~ i ` Z. JC°II►'~etc~al street F.."° creeu S' ark V66 YS'fiC~- g d C1_I. Center ~y8 Tim , ~ ' r i TIGARD CITY CENTER URBAN DESIGN PLAN Page 26 DESIGN DISTRICT: MAIN STREET The core of the Tigard City Center. Characterized by high density retail activity with easy vehicular access. A traditional "main street" enhanced by public and private improvements to recreate a linear, pedestrian-scaled shopping experience. Description: - Park Entrances: Rehabilitate landscaped areas with monument signage and accent lighting to mark entry to Main Street and City Center from Highway 99. Signature Office Buildings: Two- or three-story high-image office buildings fronting Main Street with parking behind to establish flavor and commercial nature of Main Street. ' . Gateway Office Buildings: Office buildings of four or five stories with retail at street level to mark gateway to retail sector of Main Street, specifically at Scoffins and Main Street intersection and at the bridgehead north of Fanno Creek. Continuous Retail Infill: Incremental building upgrade and replacement to create a continuous retail environment on both sides of Main Street. Continuous Streetscape: Improvement of public right-of-way with consistent design treatment of paving, signage, lighting, landscaping, and street furniture; similar consistency in private development with arcades, awnings, building entries and shop windows. Railway Right-of-Way Parkway: Reclaiming area where tracks are removed to create new landscaped parkway adjacent to active trackage. r- Public Market: Private development of open market/retail facility as attractor of pedestrian and retail activity; street level to have easy "flow-through" from Main Street to Public Square. f Public Square: Civic space tying together Fanno Creek Park, Main Street, public market, , other retail and public facilities; available for outdoor dining, assemblies, and civic celebrations. ! tt4 TIGARD CITY CENTER URBAN DESIGN PLAN Page 27 MAIN STREET CONCEPT DIAGRAM V ` Liberty Park Entrance Signature Office Building Public Parking Gateway Office Towers Continuous Retail Infill - i Railway R.O.W. Parkway ' Public Parking % Continuous Retail Infill Continuous Streetscape Y Tigard Public Market ) i Tigard Public Square Ei f Gateway Office Towers \ Fanno Creek Bridge •.i Main Park Entrance Signature Office Building Public Parking 'Ha ; TIGARD CITY CENTER URBAN DESIGN PLAN Page 28 DESIGN DISTRICT: TIGARD/BURNHAM STREET A critical vehicular, pedestrian and transit street connecting Main Street with the Tigard Civic Center. Created by a new connection of Burnham Street to Tigard Street, the street has a design structure that encourages pedestrian flow through a series of linkages between uses and places, both along its length and perpendicular to traffic flow. Description: Tigard/Burnham Connection: A new connection, intersecting with Main Street as the principal vehicular route serving a proposed connection to Highway 99, Washington Square and traffic from the south through the City Center. Future Light Rail Alignment: Connecting to light rail at Main Street, the alignment would be incorporated in the new Tigard/Burnham right-of-way and return to the railroad right- of-way east of Hall Boulevard. Landmark Building Elements: Special "accent" buildings and/or features that provide visual orientation to key intersections and civic spaces. Old Burnham Street: The section of Burnham remaining between the existing Main/Burnham intersection and the intersection of the new Tigard/Burnham connector with Burnham would be paved as a joint vehicle/pedestrian street to be closed during public celebrations as an extension of the Tigard City Square. Continuous Streetscape: C.nmtion of a streetscape of sidewalks, street trees, lighting, shelters, roadway and transit that has a consistent character the length of Burnham. r Commercial/Mixed Use Buildings at Property Line: Except for mid-block street parks, encour- r age commercial structures to build to the property line to better define and enclose the street. Mid-Block Street Parks: Create "parks in the city" through a series of mid-block mini- parks required in conjunction with "build-to" property line requirements. Lt Pedestrian Links to Fanno Creek Park: Create mid-block greenways and pedestrian paths linking Burnham to Fanno Creek Park. !jjf~T C, 1 Public Parking Areas: Establish joint public/private parking reservoirs behind commercial structures that abut Burnham; interconnect parking areas for easy access and to arterials. i TIGARD CITY CENTER URBAN DESIGN PLAN Page 24 r. TTGARD/BURNIIAM STREET CONCEPT DIAGRAM 1~~ !r Tigard/Burnham Connection \ Future Light-Rail Alignment it Landmark Building Elements Old Burnham Street \ C ' Continuous Streetscape ~a~ 1 Commercial Office Buildings at Property Line Mid-Block Street Parks Pedestrian Links ' f •3. / }x+ \ I to Fanno Creek Park z: I'a Public Parking Areas f 4r fj I Fi I, TIGARD CITY CENTER URBAN DESIGN PLAN Page 30 r: DESIGN DISTRICT: FANNO CREEK PARK EDGE i A District designed to bring multi-purpose, "extended hour use" to the edge of the park and expanding the park to uses other than recreation. Established with clusters of medium- density housing adjacent to planned park improvements, in place of industrial service yards and uses. Description: L' Medium-Density Multi-Family Housing: Cluster buildings of high-density housing on both sides of Fanno Creek Park; provide incentives for a retail or restaurant location at ground level of each cluster on Burnham side of Park; design for living spaces and views oriented to the park, service and non-public spaces on opposite side of buildings from the Park. - a Pedestrian Courts, Links to Park: "Fingers" of green space and pedestrian pathways connecting Courtyard Housing and Burnham Street, through the housing, to the Park. Public Parking, Areas: Public parking reservoirs for parking in proximity to the Park, shared with commercial development where possible; incorporate private, secure parking for housing in conjunction with housing structures. ` l F. - r- es ;S E1 { page 31 N-t~R D ~s~•i PLC GSM UK$ ESE CCNclarr Dom' v FANNO C~,E.K ppR~ 1, ; poilt .A F~c CTeek M~iatxl ~es►eti~t ~ usia8 ~ r Z Pd ~$f r a ~fi>w'i i~ ~YY 9 s:. to POXIL • ~f ,~t((:• •~4i~~~ i' a pub r x' ;r{ter '~'sT~?,.: ~•g-~~~ 6 t,: L TIGARD CITY CENTER URBAN DESIGN PLAN Page 32 DESIGN DISTRICT: RAILWAY/COMMERCIAL STREET A convenience commercial district with opportunities for drive-in and drive-through retail businesses. Commercial Street is designed primarily for safe and friendly vehicular access. Description: Convenience Commercial Uses: A dedicated area of the City Center where convenience retail facilities are welcome and encouraged. Shared Public Parking: Grouping businesses around a shared parking area to minimize ingress and egress conflicts with moving traffic on Commercial Street. Railway Parkway: Landscaped linear park utilizing reclaimed track area as well as landscape buffer on Commercial Street side of active trackage. Light Industrial: Area for existing, new and relocated select light industrial uses in strip between public parking reservoir and Railway Parkway. r Local Access Street: Street developed specifically to serve new light industrial area; design of street to include sub-surface infrastructure requirements to service and maintain light industrial use as a healthy and viable use in the City Center. Public Parking Areas: Public parking reservoirs for joint use by Commercial/Mixed Uses on Burnham Street and light industrial uses along Railway Parkway. t- c- x: 1 i TIGARD CITY CENTER URBAN DESIGN PLAN Page 33 RAILWAY/COMMERCIAL STREET CONCEPT DIAGRAM R ti~ s { Commercial Street G f Convenience Commercial Uses / r Shared Public Parking r Railway Parkway Mixed-Use Commercial and Light Industrial , u: Local Access Street Public Parking Areas r \ E 1 t ' t rs 11 ~ ` i 3;i r; TIGARD CITY CENTER URBAN DESIGN PLAN Page 34 Ile- f DESIGN ; DISTRICT HALL BOULEVARD The main North-South arterial bypassing the Tigard City Center, serving two major gateways...' to the City Center. A boulevard defined with landscaped median and edges. * For the purposes of this study, the centerline of Hall Boulevard was established as the eastern boundary of the Study Area. It is recommended that Hall Boulevard be established' as a Design District including the entire right-of-way and private property frontages on both sides. The following description reflects this recommendation. t' Description: r Gateways: "Tigard" monument marking major access points to City Center at Burnham Street and new Ash Street/Hunziker Road intersections. Boulevard Roadway: Street trees, landscaped median, left-turn lanes, vehicle-oriented lighting' and signage. Traffic Lights: Located at key intersections of Burnham, Ash/Hunziker, and Pacific Highway. Uses and Setbacks: Development of uses on west side of Hall to be consistent with uses incorporated in City Center; uses east of Hall to be select or complementary light industrial; create setbacks appropriate to heavy traffic flows; minimize curb cuts along Hall Boulevard and provide "back-door" vehicular service to uses facing Hall. c i @9 i a ~a Who ~ ~ ~A o 0 aH P. ! 4 ilv- ~e N' TIGARD CITY CENTER j URBAN DESIGN PLAN Page 36 = DESIGN DISTRICT: CIVIC CENTER 1 The expanded Tigard Civic Center complex, connecting the new Water District complex to the existing Civic Center. Establish southern anchor to the City Center with strong terminus of Burnham Street. tE: Description: Public Plaza and Clock Tower. Develop a public plaza and mark with a landmark/monument to create a major civic space as an extension of Fanno Creek Park, and to establish a southern terminus to the Burnham visual axis, created by a similar landmark/monument at the intersection of Main Street and Old Burnham Street. Civic Center Expansion: Provide for the extension of future public buildings and facilities toward the intersection of Hall Boulevard and Burnham; maintain consistent character with existing Civic Center buildings. Public Parking Area: Create major parking reservoir at Civic Center with pedestrian access F- up Burnham as well as through Fanno Creek Park to the Tigard City Square and Main Street retail area. i t Hall Boulevard: Maintain "boulevard" treatment as outlined in description of Hall Boulevard Design District. k= N~ Fill i' 1 TIGARD CITY CENTER URBAN DESIGN PLAN Page 37 1 CIVIC CENTER CONCEPT DIAGRAM E f 1 1 r } 1 @ Burnham Street G, Public Plaza and is Clock Tower Civic Center - Expansion ~Q Public Parking Area www~~~ gall Boulevard Existing E' Civic Center Panno Creek Park } i L~ x ~r l> TIGARD CITY CENTER URBAN DESIGN PLAN Page 38 E ' is IMPLEMENTATION PROGRAM r, e The Implementation of the Urban Design Plan will be a joint public/private development effort. Key to this process is the establishment of a comprehensive Implementation Program, which at a minimum should consist of the following elements. t t 1. Policy Directives: Determine appropriate Planning Policies to guide and coordinate public and private investment in the City Center. Institute these Policies through established development procedures in the form of Design Guidelines, Development Regulations, Ordinances and Codes, as deemed appropriate by the City Council. E 2. Capital Improvement Program: Identify and prioritize public expenditures which will have the most effective impact in attracting and providing opportunities for private. , development. Develop this program as the primary public initiative of the City Center Development Plan. F. 3. Keystone Development Project: Identify a major redevelopment project which, through Y. a combination of public and private investment, will provide a critical demonstration project for the stimulation of vital economic development within the City Center. P l_ N 7 I. ~t r f t TIGARD CITY CENTER URBAN DESIGN PLAN Page 39 i POLICY DIREC IES I The establishment of Policy Directives or Planning Policies is necessary to guide public and private development toward conformance with the Urban Design Plan. The Policies are instituted in the form of design guidelines and regulations which are embodied in ordinance and codes. These documents, having the force of law, require conformance through established public proceedings such as planning or zoning review, design review, and the building permit process. The Policy Directives to be administered for the Urban Design f Plan will be determined in the City Center Development Plan and subsequent planning { I legislation. j , MAIN STREET DESIGN DISTRICT AS PROTOTYPE t_ Due to the critical nature of Main Street to the comprehensive Urban Design Plan Concept, the design of Main Street (the Main Street District) is more fully developed in the following ' articles on Development Strategies, Urban Form, Public Development Guidelines, Private r• Development Guidelines and Main Street Furnishings. Each of the Design Districts should be developed in this level of detail as articles of the City Center Development Plan, or within subsequent planning documents. a ff 111=~ Em r L TIGARD CITY CENTER URBAN DESIGN PLAN Page 40 DESIGN DISTRICT: MAIN STREET Development Strategies: The following strategies are simply stated actions that are required to achieve an urban s~ form depicted in the diagram on the adjacent page. Each strategy will require a specific program and implementation guidelines to implement, and are suggested as tools available to realize the vision for Main Street. t e Plan and execute an overall public right-of-way improvement program to give a consistent design approach to Main Street and to both attract new development and to facilitate the renovation of existing buildings. ■ Identify strategic parcels and explore potential for land assembly required to locate and develop private development in conjunction with public facilities. ■ Develop incentives and assistance packages to assist individual businesses in participating in the renovation of Main Street. e Create a new Tigard Street/Burnham Street connection with appropriate improvement of public open space in the vicinity of the Main Street/Tigard Street intersection. F ■ Create an overall parking strategy, and implement program including short-term "shopper" parking and long-term employee parking, to be accommodated in structured parking garages as well as on-grade lots. i _ ■ Develop policies for the eventual relocation of auto-related uses along Main Street to 1 Commercial Street or other appropriate areas. F~ a. Cr) TIGARD CITY CENTER URBAN DESIGN PLAN Page 41 MAIN STREET URBAN FORM DIAGRAM :4. Liberty Park Entrance Signature Office Building Public Parking Structure n n Gateway Office Towers Continuous Retail Infill Public Parking Structure g: Midway Office Towers Railway R.O.W. Parkway Public Parking Structure ,f. Continuous Retail Infill Continuous Streetscape Tigard Public Market Tigard Public Square Public Parking Structure Gateway Office Towers Fanno Creek Bridge ? T. Main Park Entrance ;j Public Bell Tower Community Center Amphitheatre Signature Office I Building Public Parking Structure s. is `V ~5 r F' 4 F, TIGARD CITY CENTER URBAN DESIGN PLAN Page 42 DESIGN DISTRICT: MAIN STREET Public Development Guidelines: The Public Development Guidelines are suggested as a beginning point of designing a consistent and attractive public right-of-way that both creates an "image" for Main Street and attracts private investment in new and existing business. The right-of-way improvement should functionally address automobile movement and parking, pedestrian movement, and the enhancement of the retail uses abutting. i s Create sidewalks of character, including special paving patterns, ornamental street trees, ornamental light and signage standards, street furniture and occasional planters. ■ Create public crosswalks of special textures and finishes that extend sidewalk treatments through vehicular intersections, creating the impression that this area is prioritized for the pedestrian. n Narrow the street at intersections to provide for safer pedestrian crossing and to decrease the potential for pedestrian/vehicle conflict.' ■ Develop, through incentives offered to retail owners, a system of covered walkways through awnings and arcades. ; n Establish standards for curbside automobile parking which provide a safety buffer between moving traffic and pedestrians, as well as functional and aesthetic parking opportunities. Z X. }j TIGARD CITY CENTER URBAN DESIGN PLAN Page 43 MAIN STREET ' rM~ PROTOTYPICAL ~ ' • ~~~c ~ y:~•.: ~::-~~''.;~,•,r' r.~e ~J br: h" !.?a.~f.t,lrsr::+~ii}~1.'r.•r~;,tr.s',/;:, i~1 ter-. - _ - - - PLAN SEGMENT _ • -?r T - r. T.t ''T - 7- ftj ter::. - - - Public Crosswalks Narrowed Street at Intersections ;Fy I 10' Covered Walkway 10' Public Sidewalk 4_I Patterned Pavement Ornamental Street J - - - - - Trees @ 40' O.C. - i Ornamental Light _ Fixtures @ 40' O.C. 4 .J I TIGARD CITY CENTER URBAN DESIGN PLAN Page 44 DESIGN DISTRICT: MAIN STREET i Private Development Guidelines: The Private Development Guidelines are suggested as a tool to guide private development i and redevelopment in contributing to the overall vision of "Main Street". The Guidelines should be created and adopted as policy, to be applied during the design review or building permit review processes. ■ Establish "build-to" lines that require new development to construct up to the right-of- way, in order to define the street and create a pedestrian retail ambience. ■ Require street-level users to be retail oriented and enhance the street level through public display windows and limitations on blank walls. ■ Encuurage building heights appropriate to the scale of the street, both functionally and as a physical definition of a pedestrian precinct; two to three stories is recommended as a minimum. ■ Require the development to create a continuous lot frontage on Main Street to build a continuous retail/pedestrian system. e Create incentives and "trade-offs" to encourage development of sidewalk arcades; allow { additional building construction over the sidewalk in trade for covered arcades at street level. a Building entrances to upper levels of buildings should be designed to not disrupt a continuous retail street frontage. ■ Private parking should be integrated with an overall Main Street parking strategy, serving both long- and short-term parking needs. r- i 4 r- 4+ li ty 1 i ~r y ~ ~ ®®cN l ° 1~ M0~ Mlrl~ YYYIMI~ jkMp~ IAA "low 111111111111166 b p e 00 d Pt a~ as cp A Ift 4 l TIGARD CITY CENTER URBAN DESIGN PLAN Page 46 iF IN STREET FURNISFUNGS ` MA The development of standard designs for Street Furnishings which are unique to the City I Center is an important design concept to the objective of creating a special visual character and identity to its Streetscape. A Street Furnishings program for Main Street should serve as a prototype or pilot project for the City Center. The general design objective for Main Street is the development of a continuous Streetscape which creates an ambience of a tightly defined, urban retail shopping street. It should be designed to provide for low-speed vehicular movements, complemented by a strong sense of pedestrian priority. The general street improvements--roadway surface, sidewalks and crosswalks--define the priority of zones for vehicles and pedestrians. The Street Furnishings establish the design character of the Streetscape. A comprehensive Street Furnishings program should include street trees, ornamental lighting standards, street signal standards, street graphic systems, landscape planters, benches, drinking fountains, utility objects, waste receptacles, bicycle racks, and special objects of public art. All of these elements should be designed or selected as a coordinated system of furnishings which contribute to a cohesive image for the Street. The development of similar, yet distinct designs for the elements along Main Street, Burnham Street, Hall Boulevard, and the balance of the City Center, will establish a coordinated Streetscape for the whole area. l Standard designs should also be developed for Monuments to mark the seven entry portals into the City Center. These Monuments should be coordinated with the ornamental street lighting standards, street graphics standards and street signal standards. Additional important design strategies include the designation of a coordinated "Special Lighting District" and "Signage Ordinance" for the City Center. Specific design proposals for the Street Furnishings of Main Street are deferred until a l subsequent design phase. ~l ~l ~I ~I 31 l -MM TIGARD CITY CENTER URBAN DESIGN PLAN Page 47 CAPITAL IMPROVEMENT PROGRAM PURPOSE/DEVELOPMENT STRATEGIES The purpose of defining and developing public Capital Improvement Projects as a key element of the Urban Design Plan is to facilitate the overall Development Strategies proposed by the Marketing Study. The purpose is basically fourfold: 1) to present to the public a preview of physical design components which will comprise the future Tigard City Center. 2) to define a sequence of feasible, modest-scale projects which contribute to a strategy of incremental development of the Plan. 3) to establish public infrastructure improvements which are required to serve the develop- ment of the long-range Plan Vision. 4) to send a positive, constructive signal to the private development sector that the Tigard City Center is "open for business" and committed to the Plan. CITY CENTER DEVELOPMENT PLAN F As stated in the Introduction section of this report, the Urban Design Plan is defined as the principal design element of a more comprehensive planning process. As the planning process unfolds, the Design Plan will be incorporated into an Action Plan for the revitalization of the Tigard City Center. The form which the Action Plan takes will depend upon the ultimate development strategies and financing mechanisms adopted by the City Council. The current proposal is to form an Urban Development Agency and to define a City Center Development Plan which will incorporate elements of the Urban Design Plan, the Transporta- tion Study and the Fanno Creek Park Master Plan. The City Center Development Plan will define Development Strategies and proposed Funding Mechanisms to be employed to realize the physical form of the Plan. As recommended in the Marketing Study, a primary development strategy is to fund a series of predetermined capital improvement projects which provide the public infrastructure for I the City Center. This report proposes a preliminary list of recommended projects. The a list will be refined and prioritized in the City Center Development Plan. In addition to 4 specific projects, the Plan should include the definition of several Funds, which provide the Urban Development Agency flexibility in administering the Plan and providing assistance to private businesses and developers who seek to make improvements in compliance with the Plan. The proposed funds include a Business Property Revitalization Assistance Fund, a Private Property Relocation Assistance Fund, a Land Assembly/Acquisition Fund, and a City Center Street Furnishings Improvement Fund. The Planning Process will be defined through a public hearing and review process, conducted during the Winter and Spring of 1989. Given general public support, the formation of the Urban Development Agency, District and Plan will be presented for public referendum. In the City of Tigard such public action cannot be taken without a vote of the people. If approved by the people, the Plan will be further defined through amendments to the Comprehensive Plan for the City of Tigard and ultimately through modifications to the Tigard Community Development Code and its supportive administrative policies and regulations. TIGARD CITY CENTER URBAN DESIGN PLAN Page 48 r CAPITAL IMPROVEMENT PROJECTS LIST The preliminary prioritization of Projects is based upon a development strategy of first establishing the key elements of the Primary Design Structure of the Plan. 1. Tigard/Burnham Street Connection (Main Street to Ash Street) 2. Main Street Improvements ; (Fanno Creek Bridge to Tigard Street) (Main Street Business Revitalization Program) 3. Tigard City Square Development a. Park Edge, Square and Burnham Street b. Private Sector Commercial Development (Possible Public/Private Partnership) c. Parking Structure Development 4. Main Street Entrances (Landscaping, Pedestrianways, Entrance Structures) 5. Civic Center Entrance (Landscaping, Plaza, Tower Structure) 6. City Center Entry Portals (Landscaping and Entrance Structures only) 7. Main Street Improvements (Main Park to Bridge; Liberty Park to Tigard Street) (Main Street Business Revitalization Program) 8. Burnham Street Improvements (Ash Street to Hall Boulevard) 9. Ash Street Improvements (Total Right-of-Way Development) 1 EI 10. Tigard Street Improvements (Total Right-of-Way Development) ` l TIGARD CITY CENTER URBAN DESIGN PLAN Page 49 CAPITAL IMPROVEMENT PROJECTS KEY MAP 4. Main Street Entrance 7. Main Street Improvements Y (Liberty Park to Tigard Street) r, 10. Tigard Street Improvements (From North to Main Street) 6. City Center Entrance Portals` (Typical) 1. Tigard/Burnham Connection (Main Street to Ash Street) • t, 2. Main Street Improvements' x'' 9 l (Main Park to Tigard Street) a. 3. Tigard City Square Total Development) 4. Main Street Entrance 8. Burnham Street Improvements^ (Ash Street to Hall Boulevard) 5. Civic Center Entrance Plaza and Tower' f~ ~;?r i :+:r'~ 9. Ash Street Improvements q (Total Street Development) 'gwn •:yl. ~ • . '6ir ~ 4.~Y .Mt~~ m L F 1, TIGARD CITY CENTER URBAN DESIGN PLAN Page 50.- i CAPITAL IMPROVEMENT PROJECTS LIST (continued) ` r- I 11. Main Street North Mixed-Use Development (Bridge to Tigard Street, Two-Phase Project) (Possible Public/Private Partnership) L. 12. Main Street North Parking Structure (5 Floors @ 100 Spaces - 500 Spaces) 13. Burnham Street Development Project (Two-Phase Prototypical Project) (Possible Public/Private Partnership) 14. Fanno Creek Housing Development Project r (Prototypical Multi-Family Project) (Possible Public/Private Partnership) i ~ 15. Railroad Right-of-Way Acquisition (Future Parkway Development) 4 16. Burnham-Railway Zone Infrastructure ` (Local Service Street Grid) t: 17. Commercial Street Right-of-Way Improvements 18. Commercial Street Auto-Commercial Project (P.rototypical Convenience Commercial Project) (Possible Public/Private Partnership) r,- i E. 19. Hall Boulevard Improvements (Total Right-of-Way Development) Yk 20. Light Rail System Planning Program hr i A } ' l ' i TIGARD CrrY CENTER UR$AN DESIGN PLAN Page 51 F. KEYSTONE DEVELOPMENT PROJECT- TIGARD CITY SQUARE PROJECT DESCRIPTION, KEY ELEMENTS DEFINED F The Tigard City Square project is proposed to be developed at the key location in the City Center, defined between the intersection of Main Street with Burnham Street and Fanno Creek Park. The Square is proposed therefore to make a strong physical connection between t the Park and the center of the Main Street Retail Core. It is composed of a number of E.' elements which comprise a complement of public and private uses, charging the Square with activity and life. t. The Square is defined as a linear public space extending from the Park to Burnham Street. The key private development is the Tigard Public Market project, which fronts the north side of the Square, forming a connection to Main Street through two levels of specialty retail. Access to and from Main Street is also enhanced through the improvement of Old Burnham Street as a narrowed, pedestrian-oriented street. A mixed-use retail/commercial office project frames the west end of the Square, marking the entrance to the Main Street Core at the new Fanno Creek Bridge. A similar mixed-use project frames the east end, across Burnham Street in the triangular parcel formed by the new Tigard/Burnham Street connection. The south side of the Square is defined by a public/private parking structure,: accessible directly from Burnham Street. The north third of this structure is proposed to t: € include a continuous retail bay of one or two levels. The meeting of the Square with the Park is given importance formally with the development fty of a public open-air amphitheatre. The amphitheatre makes a natural spatial connection r from the Square down to the new Fanno Creek Lagoon. Adjacent to the amphitheatre is ` placed the proposed Tigard Community Center as the key public use on the Square. The Community Center building program could include public meeting space, a small community theatre, teen-age recreation/social spaces, a day-care center, and office space for community programs and service organizations. The juncture of the Community Center, the amphitheatre, and the Square is marked by the Public Bell Tower, seen on the skyline as the tallest struc- ture in the City Center. L t 92 e-' C ~'i Y CENTER 4 ~R'B.AN D~`GN PLAN L. TiG~►RV SQVAY-f- r ~ 1 sin sip Street ~aumo ai Suild'n8 "loos t " ~ ~ I ~ C°~ street unProyements 4t / t " Old Surma rOVernento 4 street M n d public Market Tigard city $4 Structure f* +tr , S r , / H public perkang Stet GstewaY ' . ate Bell'~° a I n a wer City Sq ^ Gate! rmuoty Y Tis*rr kyreplsnadQ ~ ~ Crge P F~° Creek park ~ 'r M ~ ;5+~,"~ t III ~ i~.%~• it I i ,I rv~ . , i'~ } ;:i +1 a a ~z ~ A U Q a CITY OF TIGARD PARKS MASTER PLANS Design Narrative FOR J FANNO CREEK PARK MURASE associates 1300 N.W. Northrup Portland, OR 97209 I INN a y t • ~J i r I I r~ r Introduction Master Plans for the City of Tigard's Cook, Fanno Creek and Summerlake Parks have been prepared to help direct the further development of these community recreational resources. The Master Plans have been developed through the collaborative efforts of the Park Board, City staff and interested citizens. Facilities and site improvements identified in the Master Plans are needed to help meet the present and future recreational needs for the citizens of Tigard. When the plans are implemented, both Tigard and the larger metropolitan area will benefit. Besides helping to meet the recreational needs of the community, and preserving important natural areas, the implementation of the Master Plans will work to support commercial and residential development in the City. The development of Fanno Park will directly complement anticipated improvements to the City Center. The outdoor recreational opportunities offered in the park will attract area residents to the Main Street area and increase their exposure to this commercial center. Further, the park improvements will provide an attractive setting for the commercial area, making it a more pleasant experience for shoppers and the commercial clients. The improvements at all these parks will significantly expand the variety and quantity of recreational facilities available for the citizens of Tigard. This expansion of recreational opportunity will enhance the livability of the community and its attractiveness for the area's residents. 3 F o" Zy.,,~~.rr,~ N&O ITT 1 jilt f rti.~1~f!~. r(p Fanno Creek Park The proposed boundaries of Fanno Creek Park lie within the 100 year floodplain on either side of Fanno Creek between Main Street and Hall Boulevard. This site is a segment of a proposed greemvay corridor which runs the length of the Creek, within the City of Tigard, extending downstream to the confluence with the Tualatin River. The park's function as a part of this linear corridor, the natural environments which make up most of the proposed park, its location in a floodway, and it's contiguousness to both the Main Street commercial area, the Civic Center, Senior Center and residential areas are all important factors which directed the development of the Master Plan. The objectives the Master Plan hopes to achieve include: 1. Public land acquisition needed to complete the securing of this segment of the greemvay and park. 2. Completion of this segment of the greenway's trail system. 3. Development of recreation areas to support activities in the Main Street commercial area and at the Civic Center. 4. Preservation of the natural habitat corridor. 5. Improvement of the public's recognition and use of this community recreation resource system, through the development of recreational facilities, nature interpretative displays, and other means. 6. Identification of features and facilities in the park which are compatible with, and tolerant of periodic flooding. Presently, only the eastern portion of the, proposed park is under public ownership. The portion of the floodplain west of the Civic Center still needs to be placed in public hands. In addition, a key parcel which is out of the floodplain, at the western edge facing onto Main Street, needs to be obtained to provide adequate visual and physical access and presence for the park in that important commercial corridor. An 8-foot wide paved path is called for to run the entire length of the park. This path and smaller segments connecting it to the northern and southern edges of the park will provide access to and through Fanno Creek Park. Creating adequate linkage through the park is especially important because of its role in the larger greenway trail system. To assure an adequate route for through travel, a pathway on the southern edge of this park is shown for the segment west of the proposed Ash Street extension. This will be needed when the area on the north side of the Creek is fully developed and becomes too congested to be a suitable trail route. Providing more cultural or active recreational areas to support the Main Street commercial area and Civic Center, and preserving the natural vegetation, leads to the delineation of three distinct areas within the park. The first area is referred to as the "Main Street Plaza and Water Garden." This area lies to the north of the creekbed and extends from Main Street, east to the Ash Street extension. This area is designed to be intensively used and programmed for a variety of recreational, civic, and commercial functions. The ability to provide for numerous activities and functions will make this a strong attraction for the community, serve to support the adjacent commercial area, and meet the community's need for recreation. This site is seen as an important part of developing the Main Street and City Center area into an important focus for the citizens of Tigard and surrounding areas. The elements shown in this area are designed to be integrated into the future commercial establishments to be developed along this segment of the River. Facing on Main Street is a paved urban plaza. Portals mark the edge of the square and the entry to the park. Steps along the southern edge of the square lead directly down to the creek, reinforcing the physical and visual connection of the waterway to the park adjacent to the commercial area. In the creek, adjacent to the plaza, water steps (small waterfalls) are indicated. These help improve water quality and provide visual and auditory interest for the park. -L Ar.L Is,Q A ` ~ ~V/D.~ 111 ! ~ 1~ III11 I ~ -~1 G 'y/ ~ aav i t Civic Plaza at 1anno Creels C East of the plaza, in the area of the existing large open field and small existing pond, a new large pond is shown. This pond functions as a visual focus for this part of the park, reinforcing the water-oriented theme of the park. In addition, this larger body of water serves to enhance the habitat diversity of the park, buffer the natural areas from more intensively-used portions of the park and thereby support a more stable environment for birds and other wildlife in the park. A large water jet is indicated in the center of the pond. This, or a similar feature, functions as a visual focus, while improving the water quality of the pond and masking sounds from the nearby Pacific Highway. On the northern shore, trees and green lawns lead down to the edge of the pond where varieties of water-loving herbaceous perennials and shrubs are planted. The theme of this area, as insinuated by the name, is that of an English water garden- -tended, but not manicured. This informality is in place both to reinforce this theme, and to provide a design capable of weathering periodic inundation by high wintertime water levels. In the middle of the north shore, an amphitheater is shown. This will provide a location for outdoor plays, concerts, other performances, and public events. On the eastern shore of the pond, a '"Tea Garden" is indicated. This includes a tea house and garden area where tea, and other refreshments can be served. This location could be managed by a concessionaire for the general public and for holding of special group meetings or receptions. The plaza, amphitheater and "Tea Garden" are all facilities that can be programmed and operated to generate revenue to support the maintenance and operations of the park. r - 47 L_J1 t we ~i ~'ar_ f .mow.-. _ The "Civic Center Water Garden" is the second distinct area. This area is at the eastern end of the park, immediately south and east of the Civic Center. This is a small area of maintained lawn, trees and water edge perennials and shrub plantings. A pond is excavated in the location of an existing overflow channel to create a visual focus for the area and to diversify the area's natural habitats. A small weir is shown at the downstream edge of the pond to control summertime water levels. An aeration spray head and pump may need to be installed in the pond to improve water quality. In addition to the pond excavation, a small channel is shown connecting the stream to the backwater slough adjacent to the Civic Center. This is indicated to help improve passage for wildlife and to improve the water quality in the backwater area. On the edge of a second pond, a small arbor and patio are shown. This arbor and surrounding lawn area will be used for picnic lunches and small gatherings to complement the plaza areas at the Civic Center. 47. •,y l i North of the Senior Center, an area of existing canary grass is shown to be mown to create a rough meadow to allow for the informal play activities of people in the adjacent residential area. The rest of the park, comprising the majority of the park area, is indicated to be a nature preserve. Here natural vegetation and habitat areas will remain undisturbed or altered to improve their natural character and ability to support the area's wildlife inhabitants. This includes preservation of a large portion of the center of the park in an undisturbed state. On the western end, adjacent to the "Main Street Water Garden," the blackberries that crowd the Creek edge will be removed and native trees, shrubs, grasses and herbaceous plants are called for. This includes a planting of native materials along the southern edge of the Creek adjacent to the plaza area. This is needed to assure a continuous corridor of natural vegetation along the Creek. This is important for the maintenance of diverse and stable populations of native plants and other wildlife. At the eastern end of the park, at Hall Boulevard, an entry plaza with interpretative and educational displays are indicated. This is indicated, not only to inform visitors about the natural environs of the park, but also to call the public's attention to the fact that Fanno Creek is a public park and nature preserve. f. 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DRAMIh^u IS LESS CLEAR IRAN ~ ~ - - - ~ - 1HIS NOTICE, IT IS CiIE TO ~ - k I 1FE p1ALITY OF TFE ORIGINAL it ~ oRArINC. 0£ 6Z ~ s _ _ 8Z dZ Z SZ f2 £Z ZZ IZ OZ 61 81 LI 9i 5'1~ 41 EI ZI -11 01 g ~ 1 Q d 9 5 0£ Z I 6 'dll IIII~IIII~IIII~MII ~IIIIIIMI~II~UN~ si jj PI ~ ti,,~ L~_. T - - - . _ - _ ~ 1 f 1 eC G tC i I t k City of Tigard CITY CENTER MARKET EVALUATION June 1988 E { Hobson and Associates Cogan Sharp Cogan Yost Grube Hail CII Y CENTER MARKET EVALUA"rION June 1988 Prepared for-: CITY CENTER PLAN TASK FORCE Prepared by: Hobson & Associates Cogan Sharp Cogan Yost Grube Hall Task Force Stuart Cohen, Chairman R. Michael Marr, Vice Chairman Jolynne Ash Pam Juarez Bill Monahan Richard Morley City Council Tom Brian, Mayor Gerald R. Edwards, Council President Carolyn Eadon Valerie Johnson John Schwartz Staff Ed Murphy, Community Development Director Elizabeth Newton, Senior Planner Duane Roberts, Administrative Planner i i ` T A B L E O F C O N T E N T S i Section _ page I INTRODUCTION . . . . . . . . . . . . . . . 1 Study Objective . . . . . . . . . . . . . 2 Study Process . . . . . . . 2 Report Format . . . . . . . . . . . . . . 4 ` i r II EXECUTIVE SUMMARY . . . . . . . . . . . . . 5 Vision Statement 5 E Market Analysis . . . . . . . . . . . . . . 6 Economic Environment . . . . . . . . . . 6 Y Retail . . . . . . . . . . . . . . . . . 6 Office . . . . . . . . . . . . . . 7 Multi-Family Residential . . . 7 E Hotel • . . . . . . . . . . . . 8 Light Industrial . . . . . . . . . . 8 Other Sources of Demand . . . . . . . . . 9 Market Opportunities . . . . . . . . 9 Development Strategy . . . . . . . . 10 Implementation . . . . . . . . . . . . . . 14 Recommended Priorities . . . . . . 16 4 III SUMMARY OF WORKSHOP RESULTS . . . . . . . . 18 Vision for Downtown Tigard . . . . . . . . 19 IV MARKET STUDY . . . . . . . . . . . . . . . 23 r The Economic Environment . . . . . . . . . 24 Employment . . . . . . . . . . . . . . . 25 Population 34 Retail Development 38 Delineation of the Trade Area . . . . . . 38 Demand for Retail Facilities . . . . . . 42. Supply of Retail Space . . . . . . . . . 45 Hobson & Associates 1 T A B L E O F C O N T E N T S Section Page Residual Demand for Additional Retail Space 53 Restaurant Demand intheTradeArea 57 Entertainment • • . 60 Office Development . . . . . . . . . . 60 Types of Office Development . . . . . . . 63 The Tigard Office Market . . . . . . . . 63 Residential Development . . . . . . . . . . 66 Market Trends . . . 66 Demand for Upscale and Midscale Multi- Family Housing . . . . . . . . . . . . 72 Hotel . . . . . . . . . . . . . . . . . 74 Overview . . . . . . . . . . . . . . 76 The Suburban Southwest Hotel/Motel Market 76 Hotel/Motel Potential for the Study Area 84 Industrial Development . . . . . . . . . . 84 Speculative Campus Industrial Development 85 High Cube 85 Multi-tenant~ServiWBuilding 85 Incubator Space . . . . . . . . . . . . 86 High-Tech 86 Free-Standing Industrial Space 87 V MARKET OPPORTUNITIES AND REVITALIZATION STRATEGIES . . . . . . . . . . . . . . . . 89 Market Opportunities . . . . . . . . . . . 90 The Vision . . . . . . . . . 91 The Vision ~for Downtown Tigard . . . . . 91 Land Analysis • . 95 Market Perception . . . . . . . . . . . . 99 Retail Development . . . . . . . . . . . 101 Office Development . . . . . . . . . . . 103 Residential Development 104 Site Location Criteria . . . . . . . . . . 104 Public Resources . . . . . . . . . . . . . 1.08 ii Hobson Associates T A B L E O F C O N T E N T S Section page Market Penetration Strategies . . . . . . . 111 Retail Development . . . . . . . . . . . 111 Office Development 122 Multi-Family Residential Development 124 Summary of Development Opportunities . 124 Implementation Strategies . . . . . . . . . 128 Strategy Framework . . . . . . . . . . . 128 Is the Vision Realistic given Market Conditions? . . . . . . . 129 Goals and Policies . . . . 129 Implementation . . . . . . . . . . . . 130 Means of Financing . 131 Public Enhancement and Creation of Market Opportunities . . . . . . . . . . . . . 131 Gateways to Downtown 132 A Development Concept . . . . . 133 Enhancement and Creation of Market Opportunities . • . 135 Recommended Priorities . . . . . . . 141 Summary of Recommended Strategies . . 143 r Hobson & Associates _ iii L I S T O F T A B L E S Table Page 1 Total Employment By Major Sector, Portland Metropolitan Area, 1970-1987 . . . . . . 26 2 Covered Employment by County in Metropolitan Portland, 1980 and 1986 29 3 Employment in Washington County and the City of Tigard, 1980 . . . . . . . . . . 29 4 Non-Agricultural Wage & Salary Employment Forecast, Portland Metropolitan Area 1990-2005 . . . . 31 i 5 Historical and Projected Metropolitan Employment by County, 1970-2005 . . . . . 32 6 Projected Employment in Tigard/King City ( 1983-2005 . . . . . . . . . . . . . . . . 33 a a 7 Portland Metropolitan Area and Population Household Trends . . . . . . . . . . . . 35 8 City of Tigard Population and Household Trends, 1970-1987 . . . . . . . . . . . . 36 - 9 Components of Population Change, Change by County: 1980-1987 . . . . . . . . . . . 37 10 Portland Metropolitan Population Forecasts, 1990-2005 . . . . . . . . . . . . . . . . 39 11 Tigard/King City Population Forecasts, 1990-2005 . . . . . . . . . . . . . . . . 40 12 Classification of Shopping Centers . . . . 41 Hobson & Associates iv ink L I S T O F T A B L E S Table Page 13 Trade Area Population and Household Characteristics, 1985-2005 . . 42 14 Average Household Expenditures by Type of Outlet (1988) . . . • . 46 15 Total Study Area Household Expenditures (1988 & 2005) . . . . . . . . . . . . . . 47 16 Total Expenditures and Supportable Square Footage from Trade Area Households . . . 48 17 Retail Development in the Trade Area . . . 50 18 Estimated Annual Retail Sales (1987) . . . 51 19 Comparative Profile of Retail and Service Businesses . . . . . . . . . . . 52 20 Adjusted Square Feet of Retail Space in the Trade Area by SIC Category . . . . . . . 53 21 Total Retail Supportable Square Footage in the Trade Area Comparing Different Growth Projections 1988-2005 . . . . . . . . . . 55 22 Inventory of Vacant Commercial Parcels Along Highway 99W and Highway 217 Within the Trade Area . . . . . . . . . . . . . 58 23 Average Annual Gross Food and Beverage Sales (1987) e . 61 24 Restaurants in Tigard . . . . . . . . . . . 62 Hobson & Associates__ v L I S T O F T A B L E S Table _ Page 25 Definition of Class A, B, and C Office Space • • • 63 I' 26 Projected Demand for Class B Office Space, Five-Minute Market Area, 1988-2005 • 65 27 Annual Average Housing Permits in Metro- politan Portland, 1975-1987 . . . . . . . 68 28 Housing Permits in the City of Tigard, 1979-1987 . . . . . . . . . . . . . . . . 70 29 Housing Forecast in Metropolitan Portland, 1990-2005 . . . . . . . . . . . . . . . . 71 30 Multi-Family Dwelling Unit Forecast for Tigard/King City, 1990-2005 . . . . . . . 72 31 Overview 1988 Upscale Multi-Family Housing Market Strength, Suburban Southwest Upscale Apartments . . . . . . . . . . . 73 32 Selected Results From Tenant Survey of New Upscale Apartments in the Southwest Suburban Market . . . . . . . . . . . . . 75 33 Hotel Patron Preferences and Characteristics . . . 77 34 Middle Market Hotels Within a Ten-Minute Drive Time of Downtown Tigard . . . . . . 78 vi Hobson F~= Associates r f. r L I S T O F T A B L E S TT_g _ Page 35 Number of Rooms and Rental Rates for Middle Market Hotels within a Ten-Minute Drive Time from Downtown Tigard . . . . . . . . . . . . . . . . . 79 36 Market Source of Occupancy for Middle Market Hotels within a Ten-Minute Drive Time from Downtown Tigard . . . . . 81 37 Summary Characteristics of Meeting Facilities for Middle Market Hotels within a Ten-Minute Drive Time of Downtown Tigard . . . . . . . . . . . . . . . . . . 82 38 Industrial Park Development in the Tigard/ 217 Corridor Area (Year End 1987) . . . . 88 39 Market Feasibility by Type of Development 93 40 Estimated Acres of Land by Type of Use, Tigard City Center Study Area . . . . . . 99 41 Status of Vacant Acreage, Tigard City Center Study Area . . . . . . . . . . . . 100 42 Typical Site Location Criteria by Type of Development . . • 105 43 Planned Improvements or Development, City Center Study Area . . . . . . . . . 107 44 Examples of Public Involvement Options 109 45 Examples of Public Financing Methods . . . 110 46 Potential Development Areas . . . . . . . . 114 .~L Hobson & Associates vii L I S T O F T A B L E S Tab Pacie 1 47 Summary of Retail Opportunities by Area 115 48 Examples of Conventional Shopping Center Development . . . . . . . . . . . . . . . 118 -.1 49 Examples of Land Extensive Retailers 118 50 Examples of Specialty and Infill Retailers 120 51 Projected Demand for Land in the 1 Study Area . . . . . . . . . . . . . . . 126 a e. ty~ kuu;.^ L. i 6 Viii Hobson & Associates t L I S T O F F I G U R E S Figure Page 1 Potential Development, Downtown Tigard 22 2 5-Minute Trade Area Downtown Tigard . . . . 43 3 Comparison of Household Projections, Tigard Retail Trade Area, 1988-2005 • 56 4 Tigard City Center Study Area . . . . . . . 96 5 Existing Land Use . . . . . . . . . . . . . 98 6 Land Areas . . . . . . . . . . . . . . . . 112 7 Potential Street Improvements . . . . . . . 140 y ix Hobson & Associates i Section I INTRODUCTION F. 4 i; S E In the summer of 1987 the Tigard City Council initiated a process to prepare a plan to revitalize the dowr.'-.own area of Tigard. As part of this process the Council -ppointed a committee (Central City Task Force) to coordinate, manage, and help implement a revitalization plan. Steps taken by the Committee and City Staff to develop this plan include: 1) Delineation of the boundaries of the study area (See Figures 4 and 5 on pages 96 and 98); F- i F, 2) Inventory of the land parcels within the area; 3) Inventory of the businesses and buildings within the Study Area; € i 4) Development of interim zoning standards; 5) Creation of a vision for the area, with revitalization goals and aspirations. Recognizing t;e dominant role which market forces play in master planning future development for the downtown, the City of Tigard commissioned Hobson & Associates, Urban Land Economics Consultants, to complete a market study and develop strategies that identify opportunities in the Tigard City Center Study Area. Hobson & Associates was assisted in this study by Cogan Sharpe Cogan, Land Use Planning Consultants, and Yost Grube Hall, Architects. } 1 Hobson & Associates STUDY OBJECTIVE The overriding objective of this study, as stated in the City's Request for Proposals is: "the development of an area development strategy that will foster and guide public and private investment in the area and assist in re- establishing Tigard's downtown as the traditional town center." Supportive project objectives which guided the Consultants' work include: 1) Identifying the land resources which can be made available for new development; 2) Establishing the correlation between those land resources and market demand; and 3) Designing a market capture and implementation strategy to encourage private investment and provide guidelines to help City prepare a master plan for revitalization. These objectives are placed in the context of a long-term timeframe (10 to 20 years). While the analysis did address the current and short-term development opportunities, care was taken to assess long-term opportunities and provide i strategies to guide the City of Tigard throughout the revitalization process over the next 20 years. STUDY PROCESS i l The process and methodology employed by the Consultants for this study included the following steps: i j 1) Project Orientation: A meeting was held with the Central City Task Force to discuss the study objectives and identify particular problems and opportunities on a preliminary basis; documentation and previous market data collected 2 l' Hobson & Associates f by City Staff was reviewed. 2) Community Workshop: A workshop was held involving the City Center Task Force, City Staff and Tigard community members to discuss the Vision Statement (See page 19) and: a) Clarify the objectives of the Vision; b) Identify potential land resources suitable for new development; and c) Determine the appropriate types of land use to be analyzed in the market study. 3) Market Analysis: The market areas for the potential uses in the downtown were identified in the workshop discussions were delineated; supply and demand characteristics of those markets were evaluated; and the extent to which market demand supports revitalization objectives was determined. 4) Strategy Development: The market perception of the Study Area was reconciled with available land resources; and range of public actions was identified; public and private improvements and other possible ways to capture market demand were identified; and priorities for implementing the development strategy were recommended. Throughout the study process, an extensive research effort was conducted drawing on relevant primary and secondary data resources including: - Field work conducted by Hobson & Associates; - Primary data collected by City Staff; - Interviews with real estate experts and professionals; Industry associations; - The Urban Land Institute; and Property owners and managers. During the course of the study, the Consultants worked closely with the Committee and City Staff who provided 3 Hobson & Associates invaluable help through their insights and information and by responding to the study documents. While the findings and recommendations are based in part on these reviews, authorship of this report is the responsibility of the Consultants. REPORT FORMAT This report is divided into five sections: I. Section I introduces the study objectives and process. II. Section II summarizes the major findings and recommendations of the study. III. Section III summarizes the results of the workshop discussions. IV. Section IV analyzes the market for each type of land use identified in the workshop. V. Section V describes strategies to capture market demand which support the objectives of the Vision; and includes recommended priorities for strategy implementation. a Hobson & Associates r Section II EXECUTIVE SUMMARY This section of the report summarizes the major findings and recommendations derived from the research and analysis conducted during the course of this study. VISION STATEMENT The workshop discussions show that the objectives and content of the Vision were generally supported and provide a useful statement of goals for this market study and future planning efforts. In addition, agreement was reached on the following areas of importance to downtown Tigard in the future: o It is important to build on the strengths of existing downtown character: small shops, historic structures, professional office buildings, Civic Center, Fanno Creek Park, and the Tri-Met Center. o Street improvements and additional parking opportunities are needed to improve traffic and retail access. o Issues of identity and image are important to capturing market opportunities. o Public and private actions are both needed to achieve the objectives of the Vision. d 5 Hobson & Associates MARKET ANALYSIS The market study focused on the types of new development which were seen to be most compatible in terms of meeting the objectives of the Vision: o Retail, restaurants, and commercial entertainment o Office o Residential o Hotel o Light industrial for the downtown area Economic Environment o Washington County has sustained the strongest ' economic growth of any county in the state of Oregon. o The city of Tigard in its entirety is well positioned in this path of economic growth and development. Retail o Estimated demand for community-oriented retail space including restaurants within a 5-minute trade area is projected to be 1 million square feet over the period 1988 to 2005. o The current overall retail supply-demand relationship is in balance. o Conventional supermarkets appear well represented in the trade area over the next 3 to 5 years. o Restaurants appear to be under-represented in the trade area indicating current unmet demand. Y 6 Hobson & Associates 3 e. o Ample future demand will exist for infill retail and small retail centers, including specialty shops and restaurants. o A small movie theatre would not be economically feasible. o Speculative Class A office space is not a development option because the Study Area lacks i required locational attributes for that development type. r Office t o The local office market is currently soft with a vacancy rate of 28 percent; however, future demand { will support Class B office development in the Study Area.. o Projected demand for smaller community oriented office development (Class B office space) is estimated to be 500,000 square feet for the market area over the period 1988 to 2005. o Types of future Class B office development which appear feasible include: i 1) Owner-occupied professional 2) Health services 3) Speculative multi-tenant 4) Government or institutional } Multi-family Residential o Multi-family residential housing is an appropriate and important land use in the Study Area because it results in permanent, year-round support for commercial activities. 7 Hobson tom= Associates o The mid- to upscale apartment market in the southwest suburbs of Portland is currently strong as indicated by low vacancies, strong absorption of newly constructed units and continued building activity. o Demand for new multi-family housing in the Tigard/King City area could be as high as 250 units per year over the 1988 to 2005 period. o These projections show support for both upscale and midscale apartments (125 midscale units and 125 upscale units per year). o Projected demand will also support smaller multi- family developments such as duplexes or tri- plexes; this type of housing is a good infill choice for the Study Area. Hotel o The general location of the Study Area is not compatible with the site selection criteria required by major developers of quality hotels. o A budget motel may be a development option, but this would not support the Vision as well as other land uses. Light Industrial o Large land parcels (30 acres) are generally required for new light industrial/business parks. o Light industrial development is least compatible with the objectives of the Vision. o Limited light industrial infill opportunities exist within the Study Area, but conflict with the overall objectives of the Vision. 8 Hobson tip Associates Other Sources of Demand o In addition to projected new demand drawn from the market area, two other sources of demand will support Study Area development: 1) Shifting demand away from existing competitors; and 2) Drawing demand from an expanded market area. o Capturing these two sources of demand will depend on the extent to which the Study Area becomes a destination attraction. MARKET OPPORTUNITIES The market research clearly indicates sufficient market demand for residential, and commercial (retail and office) development within the market areas. However, the product currently offered by the downtown is not competitive in the marketplace with respect to identity and image. Limited development opportunities currently exist in the Study Area which are significant in realizing the objectives of the Vision; in order to encourage and create major development opportunities the public must to act to stimulate private investment. The study determined that the greatest deterrents to new development in the Study Area are: o Lack of developable land; o Too many small parcels; o A pattern of multiple land ownership; o Incompatible existing land uses; o Poor perception by private investors of the overall image of the downtown; o Lack of identity; 9 Hobson & Associates 4 o Physical access problems to the downtown; and o Parking shortage. However, the study also identified important assets within the Study Area, which through public action, will lead to the development of an attractive and vital downtown in which people work, shop, live, visit and play. These major assets are: o Land resources to develop a major attractive public park; o A large vacant site with frontage both on Pacific Highway and Main Street, and along the Fanno Creek basin; o Destination retailers off Main Street including Stash Tea, specialty fly-fishing equipment store, and recreational boat store; k o Small commercial businesses along Main Street; and o Public and institutional offices in the downtown including the U.S. Post Office, Civic Center and GTE office. Through careful planning and public action these assets can be strengthened and existing liabilities can be overcome to make the Study Area more attractive to private investment y and create additional development opportunities. The development strategy works to accomplish this. DEVELOPMENT STRATEGY The central thesis of a strategy to develop the Tigard City Center Study Area is that public investment is first needed to stimulate private investment and that the two together, over a time period of 10 to 20 years, will result in revitalization of the downtown. The fundamental strategic development concept is based on the need to create activity centers in the Study Area: 10 Hobson & Associates i .1 1) Commercial attractors at each end of Main Street. Development is likely to occur at these points regardless of public actions. However, the public could take steps to improve the quality and image of development in these areas. 2) A public recreational attractor Fanno Creek Park is vital to future revitalization of the Study Area. This development will promote pedestrian traffic on Main Street and draw people to the downtown. 3) A destination commercial attractor consisting of a variety of destination land-extensive retailers in the interior of the Study Area. This will support retail stores on Main Street and generate pedestrian traffic. This development is likely to require public sector participation. 4) A third commercial attractor on Main Street such as a restaurant which takes advantage of main Street traffic and the park. Development of this type might require land assembly. As public activity increases, commercial development, particularly retail, will become more viable in the downtown and private investment in the Study Area will follow. The key elements of the development strategies are summarized below: 1) Develop a public park and sponsor community events centered around the park. A park along Fanno Creek would increase the perceived value of properties along the creek basin for both residential and commercial development. Community events and the park will be very important in marketing the downtown area and will promote interest on the part of the privy! ce sector in investment opportunities. Community events which take advantage of the park can support public/private investment by linking public funds with those of private business groups such as the Tigard Chamber of Commerce, or downtown merchants; and differentiate the Study Area from typical commercial centers (shopping F malls) and other suburban cities and other suburban cities by creating a unique and pleasant environment.. 2) Promote the development of destination retail uses in the interior of the Study Area along Burnham Street which are more land extensive and do not require the 11 Hobson & Associates _ high visibility of conventional retail stores. The existing boat store combined with an attractive showroom, and Stash Tea, are good building blocks for this concept. Land extensive retail uses which would work to develop a destination retail core include a micro brewery, exhibition space and showrooms, a wine store similar to Harris Wine Cellars in northwest Portland, factory outlets, and others. This concept will play a major role in attracting smaller retail stores to train Street. However, it is probable that the public will need to assist in the development of this type of use, perhaps by creating a "public market" opportunity for special exhibits or a farmers' market. A marketplace could be created outdoors, or perhaps in an existing warehouse building. 3) Residential development in the Study Area should be aggressively promoted to provide a "captive" source for sustained activity in the downtown. As more people choose to live in the downtown, the Study Area will present an appealing image advertising the fact the downtown is a desirable and pleasant place to be. A resident population will support commercial land uses on a sustained basis. 4) The Civic Center should be promoted as a government/institutional office center by making improvements such as walkways, landscaping and public open space to unify the identity of the area as defined by the GTE office building, Civic Center and library, and future Water District offices. 5) Fulfillment of these concepts will require public commitment to provide the infrastructure needed to accommodate increased public activity and improve the visual image of the downtown: o Roadways should be improved and ample parking provided, particularly in commercial areas. New streets could be added to the Study Area to improve circulation and create additional development opportunities. The railroad crossing on !rain Street should be improved and landscaping along the length of the railroad tracks considered to mitigate their visual impact. 12 Hobson & Associates o Visual entryways to the downtown are critical to successful revitalization and should be established as "gateways" with design guidelines, good signage and entry statements, particularly at: 1) Main Street/Pacific Highway intersections; 2) Hall Boulevard/Pacific Highway; and 3) Hall Boulevard/Burnham Street. o The Main Street/Pacific Highway intersections need to be physically improved to relieve congestion problems. o The Main Street/Pacific Highway intersections need to be physically improved to relieve congestion problems. o Physical access improvements should also be considered along other entering streets: 1) Tigard Street entering Main Street; 2) Scoffins Street at Hall Boulevard; and 3) Commercial Street at Hall Boulevard. o The needs of pedestrians require sidewalk improvements, as well as lighting, benches, and landscaping. o The appearance of existing structures, particu- larly where they are most visible such as along Main Street, should be upgraded. o The Pacific Highway viaduct needs to be improved to facilitate bicycle and pedestrian traffic and appear visually attractive; Oregon Department of Transportation funds should be aggressively pursued for these improvements. o The appearance of new development should fit with the flavor of downtown and be determined through design standards. 13 Hobson & Associates - o Outdoor storage should be discouraged or screened in locations where it is particularly visible, such as along Fanno Creek. 6) Other important strategy elements include: o Establish an economic development program including public advertising and promotion to support area businesses and target additional 1Y businesses to locate in the Study Area. o Aggressively promote additional office use along Main Street and in other infill areas. o The revitalization of the Study Area should be 6 master planned in accordance to other surrounding F. areas. A specific example is the area east of Hall Boulevard. Consideration should be given to carefully plan the "visual edge" of the east side of Hall Boulevard through landscaping requirements, setbacks, and sidewalk improvements. Future planning efforts should focus on improving areas outside the Study Area to ensure overall consistency in future urban development. o Pursue public sources of funding from other jurisdictions at the state, region and county levels. G; IMPLEMENTATION The extent and timing of future development in the Study Area will largely depend on the level of public commitment: 1) Minimal commitment will not substantially control market forces in terms of quality or timing; 2) Moderate commitment (public and community actions) will influence the timing and quality of new development; and 3) Aggressive commitment (intervention in the marketplace) will create market opportunities where they would otherwise not exist. A. r 14 Hobson & Associates x Financial commitment will be required to: `1 1) Fund needed improvements to public infrastructure; 2) Assemble land and/or provide financial incentives to private developers; and 3) Provide a signal to private developers and investors that their investment is secure. Public sources of financing will most likely come from a variety of sources depending on timing and availability. Sources to be considered include: Systems Development Charges Grants (Institutional) F, Grants (Private Donations Business Associations) Tax Increment District Local Improvement Districts Economic Improvement Districts Special Taxes (e.g. hotel taxes) Low Interest Loans General Fund The level of public commitment should be assessed and embodied in a community masterplan. Developing the Master plan is the next step the City of Tigard should take to implement its revitalization effort, using the recommended strategies of this study, and the results of a transportation analysis as guidelines. The key elements which should be included in the Master plan are summarized Y below: j o Clearcut goals and policies for downtown development: a) Documented b) Accepted and promoted by city government iv" c) Accepted by the community 15 Hobson & Associates o A tangible representation of what the future will look like including: a) Street systems b) Development concepts c) Public improvements o An implementation approach which matches available financial resources and the ability to create market opportunities, possibly through land assembly, including the timetable for various revitalization steps. Recommended Priorities The following summarizes the recommended priority implementation steps for revitalization: o Complete community Master Plan o Establish zone designations o Implement downtown ordinances and design guidelines r_ o Establish a downtown development district and utilize tax increment financing, and/or other sources of revenue o Assemble land for Fanno Creek Park and develop with water feature and possibly outdoor amphitheatre r+. o Initiate development of destination land extensive retail uses along Burnham Street r o Improve visual image of Main Street o Establish major entry statements to downtown o Improve streets and sidewalks o Improve public infrastructure such as landscaping and lighting 16 Hobson & Associates IF Y o Encourage building facade improvements o Possibly assemble land on Main Street to create a ; third Main Street commercial attractor o Improve interior vehicular and pedestrian circulation o Make other public improvements identified in Master Plan o Assemble land to create major opportunity areas: o Consider providing relocation and displacement assistance to existing users. E f f i i 1 F i i I 17 i Hobson & Associates Section III SUMMARY OF WORKSHOP RESULTS On February 20, 1988 the City Center Plan Task Force sponsored a half-day workshop to review and discuss the Task Force's Vision Statement for the future of downtown Tigard to identify potential market opportunities, and public and private strategies that would be useful in implementation of the Vision Statement, and to provide direction for a market study for the 180-acre downtown area. In addition to staff and consultants, 16 people attended the workshop representing the Task Force, City Council, Planning Commission and the downtown business community. After a brief introduction by Task Force Chairman Stuart Cohen, three small groups were formed to discuss those activities and uses that participants felt should be retained as part of the future vision of the downtown area and to indicate which of these activities were most important. Following group discussions, all participants took part in reaching agreement about the critical elements of down- town Tigard in the future. Finally, in group discussions, participants were asked to identify appropriate market opportunities and possible public and private implementation actions. In summary, the participants felt it was important to build on the strengths of the existing character of downtown, i.e. the small shops and unique shopping opportunities, historic structures, banks and professional office buildings, the Civic Center, Fanno Creek Park, and the new Tri-Met Center. There was agreement that street improvements and additional parking are necessary to improve the traffic flow and access to existing and additional retail opportunities. Additionally, issues of identity and image appeared to be important when looking at market opportunities, as evidenced by suggestions for image-enhancing public or private 18 Hobson & Associates buildings and uses in key locations such as the possibility of a new hotel, creation of new restaurants of various kinds, new multi-family housing opportunities, new entertainment facilities, and addition of new professional office buildings. These suggestions appear to be consistent with the Vision Statement for downtown Tigard: VISION FOR DOWNTOWN TIGARD The Vision for downtown Tigard is a living and growing downtown, with a special character and identity. The major unifying feature is the image of a "City in the Park." This image has as its centerpiece Fanno Creek Park, a large publicly owned area of land dedicated to public use and enjoyment in the heart of the City. Contributing to the image are fingers of green extending throughout the downtown in the form of leafy trees overhanging streets, richly planted pedestrianways, greenway entrance points, and the region's only tea test garden. This clear and compelling image shows the value that Tigard's citizens give to quality of life. As attractive as this image is, the Vision recognizes that it is the people who make the town. To this end, the Vision foresees a multitude of people drawn to the downtown not only by an appealing environment, but by available { government, social, financial, and professional 1's services, and above all by a strong retail core, with many unique, one-of-a-kind businesses. Other elements that make the downtown alive and contribute to an ample nightlife, such as restaurants, street vendors, movie theaters, and facilities for performing arts events are an ! important part of the Vision. Close-in housing and a high-quality hotel assist the central area economy. A To facilitate economic revival, the Vision foresees improved access to downtown from many is directions and, within the area, a grid system of streets to increase frontage sites and improve traffic circulation. Seen also are several small i, parking lots set interior to the block to minimize r, the visual impact on downtown and to disperse the parking to serve the most businesses. As a primary circulation system that connects 'a 19 Hobson & Associates activities throughout the downtown, the Vision foresees a network of pedestrianways leading to i the back entrances of buildings. Integral to the Vision is the belief that the past ! is worth preserving. Accordingly, the Vision foresees the preservation and restoration of the downtown's few remaining buildings of historical significance. These contribute to preserving our memory of the origin of the City. Co-existing with historical buildings are attractive new buildings set flush with the street to create a sense of enclosure and place. To delineate the downtown area, the Vision foresees clearly defined edges and entrance points. We believe this Vision Statement describes a city center, with its own individuality, that is livable and worth being in. With respect to public strategies and private actions which would help to achieve this future Vision of downtown, the participants identified a wide range of possible public actions that would encourage private investment, including public investments in infrastructure, e.g., streets, parking, and open space improvements; rezoning; and consideration of a tax increment district as a means to provide the resources to finance these public investments. As for private actions, joint public-private actions for resolving the parking problems and street improvements received support, and a number of participants felt that effort should go into working with the railroads to consolidate the lines through downtown and for use of a line to provide future light rail service to the area. Overall, the workshop participants were in general agreement about their future Vision for downtown Tigard. The Vision for downtown Tigard as presented by the City Center Task Force appears to provide a useful statement of goals for the market study and future planning efforts. Following the workshop, the consultant team met to discuss the workshop results and to generate a list of other public actions that would enhance market conditions and to identify specific market opportunities that should be evaluated as part of the market study. The following summarizes that discussion: j 20 Hobson & Associates - - - Public Actions to Encourage Investment - Parking - Parks and Open Space - Civic Center: combined municipal functions - New East-West and North-South streets: create development blocks and block faces General Market Opportunities - Multi-Family Housing: adult and singles - Office Space: especially for professional - services Specialty Retail - Food Services: a wide range from fast food - to high quality restaurants Movie House - Theatre and/or other live entertainment, e.g. - nightclubs Hotel - Destination Retail: e.a. wine and food center - Light Industrial: several limited oppor- tunities for the downtown In addition, the consultants preliminarily identified parts of the downtown as: opportunity areas, infill areas, or fixed areas (see Figure 1). 21 Hobson & Associates Figure 1 1.6 0 3.6 1.2 .,o \ ' 4.4 3.8 o oO / • ' V °o ~7 3.04 5.7 p 8 3.4 rs., IF 2.9 < 4.7 v 3.7 O ls~l 1.S . - ' - 2.4 .S - I. 1 0 0 6.5 O ' 9 F4.7 Uv~ / 3.3' - ~1.2 ~i' F N 1 c3 2.4 KEY p Opportunity Infi11 IFFixed 00 F CID f T POTENTIAL DEVELOPMENT TIGARD CITY CENTER STUDY 7'9 22 Section IV MARKET SUMMARY The purpose of this market study is to assess the potential for development of the Tigard Center City Study Area. The particular markets analyzed are those which support the objectives of the Vision Statement or were voiced to be of primary concern in the workshop sessions: Retail - including restaurants and entertainment activities - office - Residential - Hotel - Light Industrial in the downtown. Three primary types of real estate development exist within the urban core and will play a major role in creating a downtown environment in accordance with the objectives of the Tigard Vision Statement: 1) Retail and Restaurants 2) office 3) Residential The common benefit derived from the development of these three primary real estate types is that they mutually support each other and serve to best take advantage of, and enhance the existing environment in the Study Area, while supporting the Vision Statement objectives. Secondary types of development follow the primary real estate products, either in terms of urban evolution or in meeting the objectives of the Vision Statement. These secondary types include: 23 Hobson & Associates 1) Hotel 2) Light Industrial in the downtown area 3) Entertainment activities. This market study is organized in six topics. Initially, an economic overview of the Portland metropolitan region, Washington County, and the City of Tigard is presented in order to analyze Tigard's historical and future role in the region. Next, the potential for the following five markets is examined: Retail, office, residential, hotel, and light industrial. Information used to assess each market was gathered through field work, secondary sources including the Tigard Database, and extensive interviews with building owners and managers, developers, brokers, property owners, real estate appraisers, and other real estate professionals. THE ECONOMIC ENVIRONMENT The potential for redevelopment in the City of Tigard depends, in part, on the economic performance of the entire Portland metropolitan region. As the region's economic base grows, employment and population in the City of Tigard will increase, which in turn creates new demands for various types of real estate in the City of Tigard. In this section, employment and population growth trends in metropolitan Portland, Washington County and the City of Tigard are summarized and the City of Tigard's role in the Portland metropolitan region is analyzed. The Portland Metropolitan Area, comprised of Clackamas, Multnomah and Washington counties in Oregon and Clark County in Washington, covers 3,722 square miles, contains 39 incorporated cities, and is the largest eoo.omic and population center on the West Coast between San Francisco and Seattle. The largest city and core of the metropolitan area is Portland, with an estimated 1987 population of 419,000. l/ The second largest city is Vancouver in Clark County, with an estimated 1987 population of 43,390. 2/ 17Portland State University, Center for Population Research; July 1, 1987 estimate. 2/ Washington State Office of Financial Management; Forecasting Division, January 1, 1987 estimate. 24 Hobson & Associates_ _ Employment Location and topography helped establish Portland as a regional center of commerce in the 1840's. Today, proximity to major West Coast markets, the inland United States, Alaska, and the Orient make Portland a major import and export center. Portland is also an economic center for an extensive area including Southern Washington, Northwestern Idaho, and most of Oregon. This extended regional economy is resource-based, deriving most of its income from agriculture, lumber, and wood products. Multnomah County and the City of Portland are highly urbanized and support most of the area's economic base. Clackamas, Washington, and Clark Counties contain extensive suburban areas which have historically served as bedroom communities for the economic base in urbanized Multnomah County. Since the 1970's, major transformations of suburban areas have occurred as industrial and office users shifted operations from the core area. Washington County, in which the City of Tigard is located, has experienced the most rapid economic growth of the suburban counties. Building on an established base of electronics firms, Washington County has become one of the most significant emerging growth areas for new technologies in the nation. In addition, Washington County supports an increasingly diversified economic base including wholesale and retail trade, agriculture, and major concentrations of Class A office space to support the basic manufacturing industries. Table 1 displays historical trends in metropolitan Portland from 1970 to 1987. The Portland Metropolitan Area has experienced long-run growth over the past 17 years. Total employment increased by 276,800 jobs, or an annual rate of 3.13 percent, between 1970 and 1987. The metropolitan area's labor force has also grown steadily, indicating the attractiveness and stability of Portland as a business location. Since 1970, the fastest growing economic sectors in terms of employment have been in the non-manufacturing sectors: services with a 4.62 percent annual growth rate, followed by finance, insurance and real estate with a 4.17 percent growth rate, and trade with a 3.14 percent growth rate over the 1970 to 1987 period. 25 Hobson & Associates Table 1 ix TOTAL EMPLOYMENT BY MAJOR SECTOR C PORTLAND METROPOLITAN AREA l0 1970-1987 (000's) l~ Average Annual Change 1970-11987_ _ W' Growth industry 1910 1975 1980 1983 1985. 1986 1987_2/ NumberRate i CIVILIAN LABOR FORCE 428.3 506.0 635.5 666.2 666.9 693.6 721.3 17.2 3.11% UNEMPLOYMENT 26.9 48.3 39.9 67.4 50.0 50.9 43.1 Unemployment 6.3% 9.5% 6.3% 10.1% 7.5% 7.3% 6.0% I Rate i TOTAL EMPLOYMENT 401.4 457.7 595.6 598.8 616.9 642.7 678.2 18.8 3.13% (Resident) l/ Total Non- 380.6 441.5 556.7 518.5 561.5 579.2 603.9 13.2 2.75% Agricultural I Wage & Salary (Place of Mork) I Manufacturing 85.7 90.2 114.1 94.6 102.9 101.3 104.3 1.1 1.16% I Construction/ 17.3 18.3 24.9 16.4 20.1 22.1 23.3 0.4 1.77% Mining TCU 3/ 30.2 30.5 36.6 34.2 36.6 36.5 37.4 0.4 1.27% Trade 92.6 111.5 142.3 137.4 147.4 151.5 156.5 3.8 3.14% I I r.; I ~ i I rta~avi ad:r"k :sue-.® ~s .uerui dtN1Y1"ol iewtliAl BFN*M Niblm WMlft "IT Table 1 Continued p TOTAL EMPLOYMENT BY MAJOR SECTOR PORTLAND METROPOLITAN AREA 1970-1987 (000's) Average Annual Change o _1970-1987 2) Growth Industry 1970 1975 1980 1983 1985 1986 1987 2/ _Number__ -Rate _ FIRE 4/ 24.7 32.1 45.7 43.3 44.1 44.0 49.5 1.5 4.17% Services 67.7 86.2 111.2 112.2 127.5 138.6 146.0 4.6 4.62% i i Government 62.4 72.2 81.9 80.4 82.9 85.2 86.9 1.4 1.97% l/ Total employment and unemployment estimates by place of residence; wage and salary employment estimates by place of work. 2/ Preliminary-subject to revision. 3/ Transportation, Communications & Utilities 4/ Finance, Insurance & Real Estate Source: State of Oregon Employment Division; Hobson & Associates (1988). N V A s Between 1980 and 1983, two major recessions devastated the national economy, as well as the metropolitan area economy. The Portland Metropolitan Area recession of the early 1980's was the worst experienced since the Depression of the 1930's. As shown in Table 1, wage and salary employment decreased by over 38,000 jobs between 1980 and 1983, causing a major restructuring of the regional economy. The manufacturing sector accounted for over one-half of the unemployment. The service sector weathered the recession relatively well, with a small net increase in employment. The Portland Metropolitan Area has been in a state of recovery for the last four years. Between 1983 and 1987, total employment increased by 79,400 and the unemployment rate decreased from 10.0 percent in 1983 to 6.0 percent in 1987. Much of the recovery has occurred in the non- manufacturing sectors of the economy. Most of the employment growth over the 1983 to 1987 period has occurred in the service sector which added 33,800 jobs, or 42.6 percent of the employment increase, and trade which accounted for 19,800 jobs, or 24.9 percent of employment growth. The new growth in employment which has occurred in the 1980's in the Portland area has been directed to the suburban counties. Table 2 shows employment by county in the Portland Metropolitan Area from 1980 to 1986. Washington County captured the greatest share of metropolitan covered employment over the 1980 to 1986 period with an increase of 11,550 employees, or a 1.94 percent growth rate. Employment data by sector for the City of Tigard is shown in Table 3. In 1980, total employment in the City of Tigard was 7,390, representing 6.0 percent of Washington County's employment. Services accounted for the largest number of jobs in the City of Tigard in 1980, with 1,800 employees or 24.3 percent of total employment, followed by manufacturing with 1,680 employees, representing 22.7 percent of total employment and retail trade with 1,680 employees representing 16.6 percent of total employment. 28 ' Hobson & Associates Table 2 COVERED EMPLOYMENT 1/ BY COUNTY IN METROPOLITAN PORTLAND 2/ 1980 AND 1986 Change-1980-1986 County 1980 1986 Number Growth Rate Multnomah 334,770 326,730 ( 8,040) -0.40% Clackamas 62,110 70,420 8,310 2.11% Washington 94,300 105,850 11,550 1.94% Total 491,180 503,000 11,820 0.40% 1/ Covered employment data closely approximates trends in non-farm wage and salary employment for the Portland Metropolitan Area. Covered employment data for 1987 was not available at the time of this report. 2/ Clark County data is excluded from this table. Source: State of Oregon Employment Division (1988); Hobson & Associates (1988). Table 3 EMPLOYMENT 1/ IN VVMn GT0K CUINIT AMID THE CITY OF TIGARD 19 0 Washington Percent Percent Tigard as a Percent County of Total Tigard of Tbtal of Washington County Manufacturing 32,300 26.1% 1,680 22.7% 5.2% Construction 7,270 5.9% 470 6.4% 6.5% TCU 2/ 8,770 7.1% 640 8.6% 7.3% Whole Sale Trade 7,810 6.3% 480 6.5% 6.1% Retail Trade 19,670 15.9% 1,230 16.6% 6.3% FIRE 3/ 10,380 8.4% 740 10.0% 7.1% Services 30,940 25.0% 1,800 24.3% 5.8% Government 3,990 3.2% 300 4.1% 7.5% Agriculture 2,770 2.2% 60 0.8% 2.2% Total 123,900 100.0% 4/ 7,400 100.0% 6.0% 1/ Place of work. 2/ Transportation, Camnunication, and Utilities. 3/ Finance, Insurance, and Real Estate. 4/ Percentages may not total 100.0% due to rounding. Source: U.S. Department of Commerce, Bureau of the Census; Hobson & Associates (1988). .i 29 Hobson & Associates l l i 4. 1 It is also instructive to examine travel to work data for the Tigard area. In 1980, according to Metropolitan Service ' s District data, there were 13,530 employed persons in Tigard/King City, 3/ of which 10,190 or 75 percent traveled to work in areas outside of Tigard/King City. f Employment growth in the metropolitan area over the 1983 to 2005 period, as displayed in Table 4, is projected to grow at an average annual rate of two percent. The Portland area s economy is expected to out-perform the national economy which is projected to grow at a rate of 1.3 percent. Between 1983 and 2005, over 80 percent of the projected ~ employment growth will occur in the non-manufacturing sectors. The largest absolute job gains are expected to occur in the trade (104,100), services (72,300), and finance, insurance and real estate (28,700) sectors. Manufacturing employment is predicted to account for 17 percent of employment growth, or 55,400 new jobs from 1983 to 2005. Long-run employment growth within the manufacturing sector will be based on the research and development-based electronics, and other high-tech industries, transportation equipment, and fabricated metals industries. Over the 1983 to 2005 period, the job base of Washington County is projected to expand more rapidly than the other metropolitan counties. Table 5 shows historical and projected metropolitan employment by county from 1970 to 2005. Employment in Washington County is projected to increase by 119,300 jobs over the 1983 to 2005 period, representing 36.7 percent of metropolitan employment growth. f ' Table 6 displays projected employment in the Tigard/King City area (District 12) from 1983 to 2005. Employment in the Tigard/King City area is forecast to increase by 14,610 i jobs from 1983 to 2005, representing 12.2 percent of the employment growth in Washington County. 3/ Tigard/King City area is defined as District 12; in the Metropolitan Service District's A Regions Po u ation & E~np~4ym~nt_Forgcast_to_~990__~005, Portland Metropolitan Area, July 1985. 30 Hobson tr Associates ell Table 4 NON-AGRICULTURAL WAGE & SALARY EMPLOYMENT FORECAST o PORTLAND METROPOLITAN AREA 1990-2005 o (000'x) a ' Average Average Annual Change Annual Change 0 1983-1990 1983-2005 Growth Growth 1983 1990 1995 2000 2005 Number Rate Number Rate Total Non- Agricultural Wage & Salary 518.5 611.6 680.8 747.2 814.5 13.2 2.395 13.4 2.07% Manufacturing 94.6 127.5 136.7 143.2 150.0 4.7 4.368 2.5 2.12% Construction/ 16.4 21.8 24.8 27.0 28.5 0.8 4.15% 0.6 2.54% Mining TCU 1/ 34.2 36.5 36.9 38.1 39.0 0.3 0.93% 0.2 0.60% Trade 137.4 160.6 187.1 213.3 241.5 3.3 2.25% 4.7 2.60% FIRE 2/ 43.3 51.2 58.5 66.1 72.0 1.1 2.42% 1.3 2.348 Services 112.2 132.7 149.6 166.8 184.5 2.9 2.43% 3.3 2.29% Government 80.4 81.2 87.2 92.6 99.0 0.1 0.14% 0.8 0.95% 1/ Transportation, Communications & Utilities 2/ Finance„ Insurance & Real Estate Source: Metropolitan Service District, 10A Regional Population and Employment Forecast to 1990 and 2005,: Portland Metropolitan Area, July 1985; Hobson & Associates (1988). W - „yyf~ 'fly J Table 5 OJECTED RET 1% °LYTP►x BxsTORxG~L SENT By GOII EN►p 2p05 E 1910. (p00Ss) Y 01 NT C percent t t of Abe- e percen o to 15.6$ 50.8 2? 30.2$ 4 1 98.1 0 . 21.6$ 3 N ~ 84.4 120 ` 32-1 119.3 ' c,$69.2 433.0 39.4$ 41.8 30.4 59.4 Clackamas 302.2 334.9 140.6 '221-0 325.0 100.0% Eultnorab 101 •1 48-1 ql s3 151.3 Washington 910.0 686.9 ate5 k1988) • Clark 585.0 Work. & ASSoci 433.1 place pct ~ iiobSOn Total Total employ%ent ice Dist 1/ e: Metropolitan ger Sours ~J N MINIM t ~y ly Table 6 PROJECTED EMPLOYMENT IN TIGARD/RING CITY J 1983-2005 Change Change 1970 to 1983 983 to 2005 Percent Percent - 1970 _ 1983 1990 2005 Number of County Number of County Tigard/King City 6,700 16,750 20,800 31,360 10,050 17.0% 14,610 12.2% Washington County 48,670 107,660 140,600 227,010 58,990 100.0% 119,350 100.08 Source: Metropolitan Service District; Hobson & Associates (1988). i w W Il Population s The population of the Portland Metropolitan Area grew by 23,300 persons and 13,700 households annually during the decade of the 19701s. Much of this population growth was due to in-migration from other parts of Oregon and the nation by people attracted to the availability of jobs and the Portland area's quality of life. Population growth ' slowed dramatically in the early 1980's and the metropolitan area grew by an average of 8,900 persons annually from 1980 to 1987. The population increase since 1970 has been concentrated in the suburban communities and unincorporated areas surrounding the City of Portland. Washington County, with a strong electronics manufacturing base and available land, reported the largest population gain. Clackamas County, especially the north and west portion, showed growth, in part because of its well-developed road network and proximity to the City of Portland. In Multnomah County, growth on the suburban east side overcame the population loss experienced by the City of Portland. Population and household trends in the Portland Metropolitan Area are shown in Table 7. The population of the Portland Metropolitan Area increased by 297,800 persons over the 1970 to 1987 period, representing an average annual change of 17,300 persons and a growth rate of 1.5 percent. Washington County captured the greatest share of the metropolitan population increase over the past seventeen years. The population of Washington County increased by 122,100 persons ovar this period, accounting for 41.0 percent of the metropolitan area population growth from 1970 to 1987. The population growth in the City of Tigard from 1970 to 1987 is displayed in Table 8. The population of the City of Tigard increased by 18,070 persons from 1970 to 1987, representing 14.9 percent of the Washington County population change and a 9.0 percent growth rate. The population of Washington County grew at a 3.4 percent growth rate over the same period. The recession of the early 1980's altered population trends in the Portland Metropolitan Area. Table 9 displays components of population change by county from 1980 to 1987. The metropolitan area has experienced a net out-migration of 2,200 persons over the 1980 to 1987 period. Multnomah 34 Hobson & Associates ,ale H03SMCLD TRH'' i tan 160, ~TI~ nt of Met 1g! peticeppW 1970" Ual Average _i-8~raat21 9 "~01` ~t 9ii 30•l~ -11, Sr2p0 2.5~ 1,78 7 r6p0 3,300 300 0.1% Al •0$ { 400 $4r70D 255x100 600 3r 7x100 3•4% 2 ,900 00 562,000 8,800 4,200 -409 20 100,0% 51r700 233 rl 0 1.5% 280x00 ~ zt10 17x300 s 166,100 00 ry62e600 900 .S C1ack~na lgg,6 90r Q~,p 13r-i00 UnivetsitYi tAultn~ 556,7p0 49,200 245,E0 -0al " 23,300 'Portland State 00 151,900 11307,000 and Ce u8r C~ Waslut►gton ~A 477,500 ation geeear~ N ark 604 1r24215 ail~le. Center for sociates (19881 • not nsUSi & ~reau 009gpettts and Kpbsd► 1i0091200 341tes got ,981 vece OOL t of ogroepiranoial .h c' old e ' ~Sour~ gar oEfice state w v+ y . woo" x Table $ T o pQ l %I awSFA mange Annul A'0° CTM T ~ 19~ ~1 petCen 14.9% 1,060 us 23x330 00 100.0% u 5 r?20 ~ ,1 a 14x290 280 r0p0 1,820 90r900 Gi tY of Tigard 5 r300 0 49 r200 245 t 80 a Ce i ~ aces t1988~ • Aobsw & on C,oLm Y 151190 =pet Bore au Of seaxcbl Washi rd' ~ePa ° e tOt'O~ation t Sourcee'. p University' 1 w cs 1 Iloilo AM. Table 9 lx cowum OF POPU%ATICN cHwE C10ME BY COUNT!r: 1980-1987 Iv Natural IV- 1980 (April 1) 1987 (July 1) Population Change Births Deaths Increase Net Migration _ County P=ation -popgation 1980-1987 1980-1987 1980-1987 1980-1987 1980-1987 r 0 Clackamas 241,900 255,100 13,200 24,500 13,100 11,400 1,800 a~' ;f Multnomah 562,600 562,000 -600 63,700 40,800 22,900 -23,500 Washington 245,800 280,000 34,200 30,900 11,300 19,600 14,600 Clark 1/ 192,200 209,900 17,700 22,700 9,900 12,800 4,900 Total 1,242,500 1,307,000 64,500 141,800 75,100 66,700 -2,200 l/ April 1, 1987, population estimate for Clark County. j Source: U.S. Department of Commerce, Bureau of the Census= Center for Population Research and Census, Portland State University; Washington State Office of Financial Management] Hobson & Associates (1988). i I I I I I i I I w V County represented a net out-migration of 23,500 persons over this period, while Washington County experienced a net in-migration of 14,600 persons over this period. From 1980 to 1987, the population of the City of Tigard grew by 10,800 persons as a result of natural increase, in-migration and annexation. Given the regional economic scenario, it is unlikely that a large wave of new households will migrate to the Portland area in the next two decades, to the extent that occurred in the 1970's. Portland Metropolitan Area population forecasts through 2005 are displayed in Table 10. Over the 1980 to 2005 period, Washington County is projected to capture the greatest share of metropolitan population growth relative to the other three counties with an annual average population change of 6,540 persons, representing 32.9 percent of metropolitan population change. Population forecasts for Tigard/King City are shown in Table 11. The population of the Tigard/King City area is projected to increase by an annual average of 730 persons from 1983 to 2005, representing 10.6 percent of the population change in Washingto-i County. RETAIL DEVELOPMENT This section presents the analysis of demand for retail space in the trade area of downtown Tigard. The topics covered include; 1) Trade area definition, 2) demand for retail facilities, 3) supply of retail space, 4) and residual demand for additional retail space. Delineation of the Trade Area K The operational definition of a retail trade area is that r'.. geographic region from which sustaining patronage is ~v obtained for a particular use. As a practical matter, sustaining patronage generally accounts for 75% to 85% of t 'A sales. Trade area boundaries are governed by accessibility to the commercial use, extent of physical barriers to 38 111yyAV11 L<T'AjSUTAR tCS s Table 10 PORTLAND METROPOLITAN POPMMICN FORECASTS Cr 1990-2005 0 4h Annual Average (mange 1980-1990 1980-2005 p ' Percent of Percent of County 1980 (April 1) 1990 2005 Number Metropolitan Number Metropolitan Clackamas 241,900 284,100 362,500 4,220 25.1% 4,820 24.38 Multnomah 562,600 597,700 652,500 3,510 20.9% 3,600 18.1% Washington 245,800 295,600 409,300 4,980 29.6% 6,540 32.9% Clark 192,200 233,100 315,300 4,090 24.3% 4,920 24.8% Total 1,242,500 1,410,500 1,739,600 16,800 100.0% 191,880 100.0% Source: Metropolitan Service District; Hobson & Associates (1988). i w ' o Table 11 TIGARD/KIN3 CITY POPULATICN FORECASTS 1990-2005 i Annual Average Change Annual Average Change 1983-1990 1983-2005 Growth Growth 1983 1990 2005 Number Rate Number Rate `c Tigard/King city 1/ 31,200 36,190 47,280 710 2.1% 730 1.9% E Washington County 257,400 295,600 409,300 5,460 2.6% 6,900 2.1% l/ Tigard/Xing City (District 12) as defined by Metropolitan Service District. Source: Metropolitan Service District; Hobson & Associates (1988). movement location of competitive faci1ities , driving time limitations, and the size and merchandise mix of the retail development itself. 4/ Each trade area is unique: one regional shopping center may draw from 20 miles in all directions because it has no competition, while another with identical stores may draw from a much smaller area because of population densities and strong competition. The guidelines for trade-area definition accepted as industry standards are shown in Table 12. Given the present size and location of parcels suitable for retail development or redevelopment in central Tigard and the type of shopping centers in close proximity to the trade area, new retail development in central Tigard is likely to provide convenience goods and personal services of an 4/ See Urban Land Institute, Shopping Center De_ve~opmnent_ Handbook, 2nd Edition, Pp. 22-25; MCCollum, William J., "Basic Research Procedures," Pp. 17-20; Ruben Roca, Market Research_f2r, Shopping Centers (New York: 1980). 40 riobson it nsso6aies Y y ! Table 12 CdASSIFICATICN OF SEOPPIM CENMRS Typical Size C[ Type Range Sq. Ft. Anchor Tenant(s) Trade Area 0 Cr Regional 300,000-1,000,000 One or more full line department 150,000 minimamm (20-30 is stores, apparel, variety, food, minute drive time). ' service. r~ Community 100,000-300,000 Supermarket and/or junior de- 40,000 minimum (10-20 partment store and/or variety minute drive tune). o store or discount drug or apparel. Neighborhood 301000-150,000 Supermarket and sometimes drug 3,000 to 40,000 mminin m or variety store. (5-10 minute drive time). Specialty 15,000-150,000 Non-traditional anchor, usually Usually depends on neigh- categorized further into boring support shopping fashion, theme, festival, off- traffic, rather than a price, home improvement, or population base. special architectural character. Strip/Con- 5,000-40,000 Usually convenience market and/ 2,000 to 20,000 (within 5 venience or convenience-oriented retail minute drive time). and service tenants. Dry cleaner, video, sandwich shop, print shop, beauty shop, etc. Urban Retail 5,000 or more Non-anchored, non-specialty Existing employment and center or retail area; "dowry- metropolitan population town" shopping districts, base. mixed use projects, free- standing tenants, etc. Sauce: Grubb & Ellis, Shopping Center Guide. 19871 Hobson & Associates (1988). immediate neighborhood trade area. The retail trade area for central Tigard is defined as an area within five minutes drive time of central Tigard. Figure 2 shows the five- minute retail trade area. Demographic characteristics of the trade area are shown in Table 13. These statistics were generated by computer algorithms at the Data Resource Center of the Metropolitan Service District. Current (1988) population is estimated to be 34,250 in 14,150 households. By the year 2005, new residential development will have added approximately 4,750 households to the trade area, for a total of 18,900 households. Table 13 TRADE AREA POPULATION AND HOUSEHOLD CHARACTERISTICS 1985-2005 Change 1988-2005 1985 1988 1990 2005 Number Growth Rate Population 31,080 34,250 35,270 43,020 8,770 1.4% Households 12,890 14,150 14,470 18,900 4,750 1.7% Population/ Household 2.41 2.42 2.43 2.28 i Housing Tenancy Choice Owner-Occupied 58.0% Renter-Occupied 42.0% Median Household Income (1985) $25,170 Source: Metropolitan Service District; Hobson & Associates (1988) Demand for Retail Facilities At present the retail sector is considered the strongest component of the Portland real estate market. As of the end of the third quarter, 1987, net absorption of retail space in the Portland Metropolitan Area exceeded net absorption in r 42 } Hobson & Asscciaies 1; - Figure 2 5-MINUTE TRADE AREA DOWNTOWN TIGARD t i V 1 v v ~ s wry j ~ ry . y ~ ` t ~ i I ~'rtY L ~ ( of \t. ~ ~'18 it . _ ' r•\ ate'. c` ' • / ' L .rroY "0 r .e, e ' t Alone .1 rV 5 wlc.• ` I• J 7 ss+^ ° r" i o Yr•o" r _ rrrrr •vwo" Beaverton I'' i.l NC• `dY /e I °V t' ~IIp•sI + t~ . ,1 e•rf. ie~' or Y.e. iwo / Yut r.oY." slro C. ~ Y / ; ~ " 'i /a^ 4..OrY w~Yf I .D ° .w°f. ; l•",0 1 /.CJYy Sr ~ - Mir i Cooo°r M!n w/~. b f Q ^r. ll % ^I Sl 71 sweqp sc"O` gefdi -„ss•r I a.o Buu Ig i ' cou..+•~uue ..f :^a Mm ..pro[ on.., c s •usr a v4.` ° roc ina .•.•v t /--r_""~.1 .~s~E"'A urham Wer•o •o vBrgrove Tualavn I Flo @ _ e8 Y ~I Yet g .o s.ar,/ ' ~ y' mot` Wes 3 off. . She Lin ° ood ~ a 'ab fi ~ • ~ *rrF. uhsr. ui'o°:i" on. „ ~ j ~ ~ .r4t.Yr. f4 - - - s I L- Jf 4 Si I r E Y `ph I e It I I to - - 43 Associates ~r Hobson & 1986 more than threefold, and despite a continued addition of new retail space to the market, the regional vacancy rate has fallen. The present strength of the Portland retail market is underscored by the recent influx of national retailers including Silo, Target, Lamont's, Hermann's, Cub Food Stores, Food Connection and Food4less. This section evaluates the demand for retail space in the trade area. Retail expenditures by trade area residents are estimated and converted into square footage of retail space needed to serve the residents' expenditures. Future need for retail space is estimated by extending the demand analysis to the year 2005, based on Metropolitan Service District projections of household growth. The analysis covers all categories of retail trade by 1987 Standard Industrial Classifications (SIC): SIC 5/ Category _ 52 Hardware and related goods 53 General Merchandise 54 Food Stores 55 Automotive Dealers 56 Clothing and Accessories 57 Furniture and Appliances 1 58 Eating and Drinking 591 Drug stores a 59 Miscellaneous retail (except drug stores) 72 Personal services. In this study, supportable square footage is estimated by the "expenditure method." This approach involves multiplying the average household expenditure in each type of retail establishment by the number of households in the trade area to arrive at total expenditures. The square footage of supportable retail space is estimated by dividing total expenditures by average sales per square foot. The average expenditures per household by category and the 44 Hobson & Associates tk percentage of the total expenditures they represent are shown in Table 14. Per household expenditure estimates are based on U.S. Bureau of Census statistics for the Portland ® Metropolitan. area and statewide retail trade by category. This data is compared to "Survey of Buying Power" data which covers the United States, State of Oregon, Portland Metropolitan Area, and Washington County retail trade in the same categories. Total trade area household expenditures for 1988 and 2005 are presented in Table 15. Based on per-household expenditures of $16,839 in these ten categories, households in the trade area are estimated to have retail expenditures of $238.3 million in 1988 and $318.3 million in 2005. This analysis assumes no real increases in household retail expenditures. Total supportable square footage from trade area households in the ten SIC categories of retail activities is shown in Table 16. In the current year (1988), expenditures support 1.4 million square feet of retail space. At the end of the projection period, growth in the number of trade area households will support a total of 1.8 million square feet of retail space in these categories. Supply of Retail Space In this section, the supply characteristics of retail space in the trade area are analyzed. First, the retail market in Washington County is briefly discussed. The results of a survey of shopping centers and free-standing retail outlets in the trade area follows the retail market discussion. Washington County's share of the regional inventory of retail space is estimated to be approximately 35 percent, with a standing retail inventory of about 7.75 million 5/ Executive Office of the President, Office of Management and Budget, Standard Industrial_ Classification Manual. 1987. 45 Hobson & Associates r Table 14 AVERAGE HOUSEHOLD EXPENDITURES BY TYPE OF OUTLET 1 (1988) ` Expenditures Percent sic Type of Establishment Per Household of Total 52 Hardware and Related Goods $ 618 3.7% 53 General Merchandise 3,078 18.3% 54 Food Stores 3,404 20.28 55 Automotive Dealers (Except Gasoline Dealers) 3,003 17.8% 56 Apparel and Accessories 949 5.6% 57 Furniture and Appliances 821 4.9% 58 Eating and Drinking 2,020 12.0% 591 Drug Stores 451 2.7% 59 Miscellaneous Retail (Except Drug Stores) 1,965 11.7% ' 4 72 Personal Services 1/ 530 3.1% TOTAL $16,839 100.0% f l/ Based on 2.70% of total retail sales for 1985 as reported by U.S. Department of Commerce. f Estimated retail expenditures per household are based on 1986 retail sales per household in the Portland Metropolitan Area adjusted to 1988 using national statistics on retail sales increases per capita 1982-1986. Source: U.S. Department of Commerce, Bureau of Census: U.S. Statistical Abstract: 1987, County. Business Patterns-Oregon 1985, 1,986 Retail Trade; Sales and Marketing Management's 01986 Survey of Buying Power"; Hobson & Associates (1988). j, r e. 46 Hobson & Associates Table 15 Tt71!AI, STUDY AREA HCASEHCLD EXPENDITURES I/ (1988 & 2005) 1988 2005 No. Households = 14,150 No. Households = 18,900 Expenditures Expenditures Category per Household Total per Household Total Hardware & Re- lated Goods $ 618 $ 8,744,700 $ 618 $11,680,200 General Mer- chandise 3,078 43,553,700 3,078 58,174,200 Food Stores 3,404 48,166,600 3,404 64,335,600 Automotive Dealers (Except Gasoline Service) 3,003 42,492,450 3,003 56,756,700 Clothing and Accessories 949 13,428,350 949 17,936,100 Furniture and Appliances 821 11,617,150 821 15,516,900 Eating and Drinking 2,020 28,583,000 2,020 38,178,000 Drug Stores 451 6,381,650 451 8,523,900 Misc. Retail (Except Drug) 1,965 27,804,750 1,965 37,138,500 Personal/Services 530 7,499,500 530 10,017,000 TOTAL $16,839 $238,251,850 $16,839 $318,257,100 1/ In constant 1988 dollars. Source: Hobson & Associates (1988) Hobson & Associates 47 Table 16 TOTAL EXPENDITURES AND SUPPORTABLE SQUARE FOOTAGE FROM TRADE AREA HOUSEHOLDS Change 8 2005 1988-2005 12$ 0 Sales/ Supportable Sales/ Supportable Supportable U, rarPgpr~ Expenditures ~ - Area Expenditures S.F. ~Area Area O O Hardware and Related $ 8,744,700 $ 79 110,690 S.F. $ 11,680,200 $ 79 147,850 S.F. 37,160 Goods General Merchandise 43,553,700 118 369,100 S.F. 58,174,200 118 493,000 S.F. 123,900 0 Food Store 48,166,600 316 152,430 S.F. 64,335,600 316 203,590 S.F. 51,160 Automotive Dealers (Except 42,942,450 N/A N/A 56,756,700 N/A N/A N/A gasoline service) Clothing and Accessories 13,428,350 137'• 98,020 S.F. 17,936,100 137 130,920 S.F. 32,900 Furniture and Appliances 11,617,150 140 82,980 S.F. 15,516,900 140 110,840 S.F. 27,860 Eating and Drinking 28,583,000 135 211,730 S.F. 38,178,000 135 282,800 S.F. 71,070 Drug Stores 6,381,650 155 41,170 S.F. 8,523,900 155 54,990 S.F. 13,800 Miscellaneous Retail 27,804,750 120 231,710 S.F. 37,138,500 120 309,490 S.F. 77,780 (except drug stores) Personal Services 7.499.500 87 86.200 S.F. 10.017.000 87 115.140 S.F. 28.940 TOTAL $238,251,850 1,384,030 S.F. $318,257,100 1,848,620 S.F. 464,590 l/ Median sales per square foot for U.S. Neighborhood Shopping Centers, weighted within categories to account for range of outlet types. 1987 data increased by 4.4 percent CPI increase from December 1986 to December 1987 to estimate 1988 sales levels. No increase in sales/sq. ft. is shown, to correspond with assumptions of no increases in expenditures Source: Hobson & Associates (1988). r 00 ~I square feet. The vacancy rate for retail space in the suburban southwest area is currently 6.5 percent, and total retail sales for Washington County were in excess of $2 billion in 1987. To understand the context in which retail development might take place in the trade area, it is important to review the locational and physical characteristics of shopping centers competitive with downtown Tigard. The market for retail space with frontage along the Pacific Highway is considered to be strong. Interviews with retail brokers show a relatively low vacancy rate and strong interest in vacant retail land along Highway 99W. Interest among retail developers is evidenced by the recent completion of Tigard Towne Square (225,000 square feet) anchored by Albertsons and located at the intersection of Durham Road and Highway 99 F'; and the development of Tigard Marketplace (150,000 square feet). Although the retail market is considered good along the Pacific Highway, it is expected that until these two new neighborhood shopping centers are fully leased-up, there will be strong competition between them for tenants. In order to profile the existing retail and service tenant Y mix which is supported by the community in and around downtown Tigard, a survey was conducted of shopping centers in the trade area. Although Washington Square and Square Too and Cascade Plaza are located within the trade area, they were not included in this analysis because they serve the region rather than the local community. The detailed results are shown in Table 17. The trade area contains 22 shopping centers totaling 1,359,500 square feet and ranging in size from 15,000 square feet at the Color Tile strip center, to 151,000 square feet at the Fred Meyer center. In addition to retail space in shopping centers, the trade area contains approximately 479,810 square feet of free-standing retail space. Table 18 shows that the shopping centers located within the trade area account for approximately eight percent of total Washington County annual retail sales, indicating that the City of Tigard plays an important retail role within the southwest suburban market. 49 Hobson & Associates Table 17 REMIL DEVELOPMENT IN THE TRADE AREA Size Name Location TYM (sg. Ft.) 7-11 Strip 12200 SW Scholls Ferry Rd. ST 27,000 Albertsons/Payless 1/ 12060 SW Main St. N 71,236 Canterbury Sq. 14000 SW Pacific Hwy. ST 76,000 Carman Ctr. 15983 SW Carman ST 24,290 Color Tile Strip 11940 SW Pacific Hwy. ST 15,000 Fred Meyer Tigard 11565 SW Pacific Hwy. C 151,200 Greenburg Corners 9225 SW Hall Blvd. ST 20,075 Greenway Town Ctr. 12220 SW Scholls Ferry W. N 93,445 King City Plaza 15405 SW Pacific Hwy. N 59,072 Mountain Park Place 11830 SW Kerr Pkwy SP 16,350 Nimbus Ctr. 10115 SW Nimbus Ave. ST 22,773 Pacific Crossroads 11705 SW Pacific Hwy. ST 39,240 Pacific Terrace Shpg Ctr. 11505 SW Pacific Hwy. SP 38,849 Park Street Sq. 13599 SW Pacific Hwy. ST 16,142 Parkside Plaza 11365 SW Scholls Ferry Rd. ST 26,658 low Progress Plaza 8614 SW Hall Blvd. N 58,000 Progress Square 8788 SW Hall Blvd. SP 27,500 Robinson Crossing 10069 SW Scholls Ferry Rd. ST 29,650 Tigard Marketplace SW Pacific Hig1way & Garrett N 150,000 Tigard Plaza 11945 SW Pacific Hwy. N 117,398 Tigard Towne Square Durham Road & SW Pacific Hwy. N 225,000 Willowbrook Bus. Ctr. 11515 SW Durham SP 54,620 i Total Shopping Center 1,359,500 Total Free-Standing Commercial 479,810 Total Shopping Center and Free-Standing Ccnmercial 1,839,310 C = Community N = Neighborhood SP = Specialty ST = Strip 1/ Albertsons moved to Tigard Towne Square; the vacant space left has not been leased to date. Source: Grubb and Ellis "Portland Shopping Center Guide" (1987); Tigard Database (2/88); Hobson & Associates (1988). 50 Hobson & Associates The retail and service tenant profile of the downtown Tigard Study Area is compared with those of the Pacific Highway and the entire trade area in Table 19. The comparison shows that the Study Area mix of personal services,. miscellaneous retail, and eating and drinking establishments is fairly consistent with the two larger areas. The Study Area shows more weight in the automotive accessories category which includes Steven's Marine and three other automotive parts stores. A larger portion of home furniture stores is found in the five minute trade area, as would be expected since many "big ticket" items are sold near Washington Square where retail traffic is already firmly established by virtue of the center's regional draw. However, there are exceptions to the siting of large furniture stores near Washington Square as indicated by the existence of Director's Furniture and Smith's Home Furnishings in Park 217 just east of the Study Area. Table 18 ESTIMATED ANNUAL RETAIL SALES (1987) Percent of Estimated Washington Area Sales County Portland Metro $7,870,161,000 Washington County $2,051,133,000 100% Washington Square $209,916,000 10% Tigard Trade Area $159,000,000 8% Note: Washington County Sales are estimated to be 26% of the Portland metro total. Source: Sales and Marketing Management "Survey of Buying Power" (7/87); The Urban Land Institute "Dollars and Cents of Shopping Centers" (1987); Hobson & Associates (1988). Because trade areas of shopping centers often overlap, it is necessary to adjust the total supply of retail space in the trade area to account for the overlap of trade areas. Retailers well within the trade area boundary capture a high portion of trade area expenditures, whereas the retailers 51 Hobson & Associates _ 2..o1e 19 COMPARATIVE PROFILE OF RETAIL AND SERVICE BUSINESSES i Downtown Tigard Pgcific Highway -I/ Trade Area 2/ Business No. of Percent No. of Percent No. of Percent x SIC Activity Firms o Area Fib o e Firms of Area 0 0 72 Personal Services 15 15.3% 15 16.3% 31 14.7% :5 59 Miscellaneous Retail 14 14.3% 10 10.9% 35 16.6% 58 Eating & Drinking 10 10.2% 8 8.7% 23 10.9% 73 Business Services 8 8.2% 1 1.1% 6 2.8% U11 80 Health Services 8 8.2% 5 5.4% 10 4.7% 0 n 86 Membership Organizations 7 7.1% 1 1.1% 1 0.58 " 27 Printing 5 5.1% 3 3.3% 6 2.8% 81 Legal Services 5 5.1% 0 0.0% 1 0.5% 52 Bldg. Materials 4 4.1% 0 0.0% 4 1.9$ 55 Automotive Accessories 4 4.1% 2 2.2% 4 1.9% 64 Insurance Agents 4 4.1% 7 7.6% 8 3.8% 56 Apparel 3 3.1% 0 0.08 1 0.5% 57 Home Furniture 3 3.1% 6 6.5% 20 9.5% 1 60 Banks 3 3.1% 1 1.1% 4 1.9% 65 Real Estate 2 2.0% 3 3.3% 3 1.4% 43 U.S. Postal Service 1 1.0% 0 0.0% 1 0.5% 53 General Merchandise 1 1.0% 1 1.1% 3 1.48 54 Food Stores 1 1.0% 13 14.1% 28 13.3% 7 Ag Services 0 0.0% 1 1.1% 2 0.9% 45 Air Transport 0 0.0% 0 0.0% 1 0.5% 47 Transport. Serv. 0 0.0% 4 4.3% 4 1.9% 51 Whlsale Trd. 0 0.0% 1 1.1% 1 0.5% 62 Security Brokers 0 0.0% 1 1.1% 2 0.9% 78 Motion Pictures 0 0.0% 6 6.5% 8 3.8% 79 Amusement & Recreation 0 0.0% 2 2.2% 3 1.4% 87 Engineering, Architecture __Q 0.0$ 0.5% Total: 98 100.08 92 100.0% 211 100.0% l/ Does not include freestanding stores or the Tigard Study Area. 2/ Area defined by five minute drive time; does not include freestanding stores or the Tigard Study Area. Source: Tigard Database (2/88) ; Tigard Chamber of Commerce 01988 Business Directory Grubb & Ellis "Portland Shopping Center Guide" (1987); City of Tigard (1988); I N Hobson & Associates (1988). just inside the boundary capture less. For example, while the new Albertsons located near the edge of the trade area at Durham Road and Pacific Highway, draws some customers from within the trade area, a large number of customers come from outside the trade area. Table 20 shows the estimated amount of retail space supported by 80 percent of the households living in the trade area. Table 20 ADJUSTED SQUARE FEET OF RETAIL SPACE IN THE TRADE AREA BY SIC CATEGORY SIC Type of Establishment Total Sq. Ft. 52 Hardware and Related Goods 51,500 53 General Merchandise 370,750 54 Food Stores 271,600 55 Automotive Dealers NA 56 Clothing and Accessories 76,650 57 Furniture and Appliances 46,100 We— 58 Eating and Drinking 102,900 591 Drug Stores 47,200 59 Miscellaneous Retail (Except Drug) 275,400 72 Personal Services 116.900 Total 1,359,000 Source: Tigard Database (1988); Dollars & Cents of Shopping Centers (1987); Hobson & Associates (1988). Residual Demand for Additional Retail Space Current demand for retail development in the trade area depends on the characteristics of supply and demand factors associated with this retail market. As shown in Table 16, based on the number of households and expenditures per household in the trade area, the trade area can support approximately 1,384,000 square feet of retail space at the present time. The current supply of retail space in the trade area, displayed in Table 20, is approximately 1,359,000 square feet. 53 Hobson & Associates A category-by-category comparison of demand for retail space in 1988 shown in Table 16 with supply shown in Table 20 indicates that the trade area currently has an undersupply of hardware and related goods outlets; a slight undersupply of clothing and accessories outlets; an undersupply of furniture and appliance stores; a large undersupply of eating and drinking establishments and an oversupply of miscellaneous retail and personal service outlets. Over the 1988 to 2005 period, based on household growth in the trade area, the area is projected to experience a demand for an estimated 464,590 square feet of additional retail space. This projected demand, which represents a 1.4 percent population growth rate, is based on METRO's growth forecasts for the trade area. METRO's projections, however, appear to be too conservative for this area. As shown previously in Table 8, population in the City of Tigard grew at an annual average of 9.0 percent over the 1970 to 1987 period. METRO projects that the population of the Tigard/King City area, as displayed in Table 11, will increase at an annual rate of 1.9 percent over the 1983 to 2005 period. The City of Tigard has provided Hobson & Associates with a population projection for Tigard. The City's population projection estimates that the population of Tigard will grow at an annual rate of 6.1 percent over the 1988 to 2005 period. A second source at the City of Tigard indicated that a 5.0 percent growth rate may be more realistic for the City of Tigard through 2005. Table 21 and Figure 3 display 4 projections of commercial space demand in the trade area through 2005. The first projection is based on METRO's growth forecast for the trade area; the second and third projections are based on the City of Tigard's projected growth rates; and the fourth projection is based on a growth rate for the trade area considered to be achievable based on historical growth trends and current market conditions in this area. As Table 21 shows, dramatically different projections of commercial space demand are obtained using the City of Tigard's projected growth rates and METRO's forecast. Based on 6.1 percent and 5.0 percent population growth rates, the trade area is expected to experience incremental demands for 2,655,760 square feet and 1,983,740 square feet of retail space, respectively, from 1988 to 2005. Considering historical growth in the City of Tigard, the characteristics 54 Hobson & Associates is r- Table 21 101AL RMUL SUPPORTA13LE SQUARE FOOTAGE 5f' LR THE TRADE AREA COMPARIm DIFFERENT GROWTH PR07EGTICNS fs{ 1988-2005 Source of Population Growth Incremental Demand for Extimated Proiections Rate 1988-2005 Retail ce 1988-2005 S.F. Acreage MEMO 1.4% 464,590 44 :t City of 260 Tigard 6.1% 2,655,760 Revised Tigard 5.0% 1,983,740 190 Achievable 3.0% 1,045,740 100 a { Source: Hobson & Associates (1988). F3 uy~ e r s a `'41 55 F Hobson & Associates m Figure 3 C-C14NS 00 pLD pRp~E of ~OV~E~ to 2oQ~ 19$$ GOIVIQ ~R1~~ i1 grade A,Yea 'Tigard Beta V g0 .~a a 1 a 80 0~ ~1~ `~e~ eye N ok 70 N r ~ ~ PSSOC~ateS 60 v- 0 ;Ct o L w ~~Ce Dist Ser ~~tan 50 Metr° ° x 40 2005 j ear 30 1988 din the figure. roJection is indicate data for each p l NOSE; Source of z t of the five-minute trade area and the trade area's role in the metropolitan region, Hobson & Associates estimates a 3.0 percent growth rate may be achievable in the trade area through 2005. Employing a 3.0 percent population growth rate, the trade area is projected to experience an incremental demand for 1,045,740 square feet of retail space through 2005. It is important to understand that customers' shopping preferences are based on convenience. Customers do not want to drive great distances for convenience goods to meet their day-to-day needs. Consequently, in determining the amount of pulling power that new retail development in central Tigard may capture, consideration must be given to the strength and effectiveness of other retail shopping facilities--both existing and proposed--which will compete with central Tigard. This competition consists of suburban shopping facilities within and beyond the trade area, the central business districts of neighboring communities, and shopping facilities that are likely to be built in the future in the trade area. The extent to which future retail development will compete with the Study Area is also dependent on the availability of suitable vacant commercial sites. An analysis of vacant commercial sites shows there is a competitive site in the Study Area (SeaFirst, 17 acres) but other large sites also exist within the trade area. Table 22 shows the significant existing vacant commercial sites in the trade area. Restaurant Demand in the Trade Area As noted above, category-by-category comparison of supply with locally generated demand indicates that there exists a large undersupply in the eating/drinking category. Table 16 shows that trade area households can support 211,730 square feet of eating/drinking space at the present time. The existing supply of eating/drinking space, displayed in Table 20, is 102,900 square feet, resulting in an undersupply of eating/drinking outlets in the trade area at the present time. The level of patronage of a fine dining establishment in Tigard is suggested by a recent public opinion survey commissioned by the Council and Administrators of the City of Tigard. A March, 1988, survey of Tigard residents 57 Hobson & Associates e fps Table 22 INVENTORY OF VACANT COMMERCIAL PARCELS ALONG HIGHWAY 99W AND HIGHWAY 217 WITHIN THE TRADE AREA Location Estimated Size (Acres) East side of Highway 99W, 7 north of Durham St. Southwest corner of Highway 7 99W and Bull Mountain Road East side of Highway 99W, 6 north of McDonald Rd. East side of Highway 99W, 17 west of S.W. Burnham St. (Study Area) Southeast corner of Highway 30 99W, Highway 217, (Tigard Triangle) South side of Highway 99W, 6 east of S.W. 72nd Avenue East side of Highway 217, 7 west side of S.W. 68th Avenue, south of S. W. Hampton St. North side of Highway 99W, east 5 or S.W. 78th Avenue TOTAL 84 Source: City of Tigard; Hobson & Associates (1988). 58 Associates Hobson Ft, IF f i conducted by Pulse Research shows 57.5 Percent of respondents, (53.3 percent of male respondents and 46.7 t percent of female respondents) would patronize a fine dining establishment in Tigard. In order to evaluate further the restaurant potential in the trade area, it is important to understand some basic characteristics of restaurants in general and more specifically, the existing supply of restaurants in the Tigard area. i Restaurants cover a wide variety of classifications and types of operation--independent, local, or national chain. They range from the small, quick-order, limited-menu counter or table service operation to the distinctively decorated, high-quality, high-price gourmet table service establishment with or without liquor. A quality restaurant operation can draw customers from throughout the trade area to central Tigard. The successful ! restaurant needs a skillful operator and top management technique. Since a good restaurant may do much of its ' business during evening hours, direct access, ready identification, and adequate parking are important site selection considerations. A restaurant may also be located for access from a mall or plaza in order to draw traffic to an otherwise light pedestrian traffic area. In addition to new restaurant development in central Tigard, a gourmet food mart is another possibility. However, such development is very dependent on heavy retail traffic and would be feasible only after the downtown became established as a major destination. The gourmet food mart is an innovation in placement and arrangement of food specialties and eating services that produces a high volume of sales and customer traffic. 6/ The mart generally has food specialties and fast-food outlets arranged in clusters or around the edge of a large, common dining area that may i include tables and chairs or stand-up counters. Customers may carry selected food items from one or more food purveyors to a table on the premises. Such spaces are really just a restaurant for self-service, made more attractive by a variety of food offerings and by interior design style and treatment. 6/ Urban Land Institute, Shopping_ Center_ De_ve~opment, 1977. 59 Hobson & Associates The annual gross 1987 food and beverage sales for Washington County and Tigard restaurants are shown in Table 23. The City of Tigard has fourteen restaurants with liquor licenses, accounting for 15 percent of Washington County's restaurants. Tigard's restaurants had approximately $9.5 million in sales, representing 15 percent of 1987 Washington County restaurant sales. Table 24 lists the 14 City of Tigard restaurants with liquor licenses. Entertainment The demand for night-life activities in the downtown Tigard area, similar to restaurants, is derived from the employment and population base of the area. The development of night- life activities and recreational places for teenagers and adults will only be achievable when the downtown area has developed a significant amount of cross-shopping and is recognized as an activity center. As the Study Area evolves, establishments like nightclubs will become more feasible. Other types of entertainment will also become feasible depending upon the level of community support and interest. For example, a storefront theatre could serve the interests of theatre-going patrons, and a public park will satisfy other recreation needs. OFFICE DEVELOPMENT Office development nationally and in the Portland t metropolitan region is occurring at a rapid pace and t outstripping demand. Suburban office vacancies in major metropolitan areas have increased to 21 to 24 percent. This market trend is seen to be largely a result of continued investment from both domestic and foreign sources. In the Portland metropolitan region, suburban. office space Im. represents approximately 45 percent of the total metro inventory. The pattern of Class A suburban office development is relatively new and has occurred near regional shopping centers such as Washington Square, and along major arterials such as Highway 217 and Interstate Highway 5. The ; current inventory of office space in the southwest suburbs 1K 60 Hobson & Associates r.• Table 23 AVERAGE ANNUAL GROSS FOOD AND BEVERAGE SALES 1/ s (1987) Washington Tigard Share County Tigard _ -of County Number of Restaurants: 92 2/ 14 15% Gross Sales: $64,118,916 $9,472,632 15% l/ Includes those restaurants serving wine, beer, or cocktails. 2/ Sales data were available for only 80 of the total I, Washington County Restaurants. Source: Tigard Database February 1988; Hobson & Associates (1988). amp, r 1 t i i 6 ~ e: ( Hobson & Associates 61 i i Table 24 RESTAURANTS IN TIGARD 1/ Restaurant Location Casa Lupita 10350 SW Greenburg Rd. Crab Bowl 6420 SW Coronado Gaffers 205 Tiger Plaza ® Hi Hat 1530 SW Pacific Highway Los Baez 11475 SW Pacific Highway L'Ecurie 2386 SW Main Street Donegal's 10330 SW Greenburg Rd. Manila Express 12370 SW Main Street Mazatlan 11619 SW Pacific Highway Newport Bay Seafood Broiler 10935 SW 69th Avenue Sherwood Inn 15700 SW Upper Boones Ferry Road Shin Shin 11920 SW Pacific Highway Silver Palace 14455 SW Pacific Highway Tang's Garden 11445 SW Pacific Highway 1/ Includes those restaurants serving wine, beer, or cocktails. Source: Oregon Liquor Control Commission; Hobson & Associates (1988) S i s 4 F i 62 Hobson & Associates is approximately 4.9 million square feet, of which 29 percent is vacant. Total office space in the southwest suburbs represents 20 percent of the metro total. Types of Office Development Office development is categorized into three general types: Class A, Class B and Class C. The distinguishing features between each type are outlined in Table 25. , Table 25 DEFINITION CF CLASS A, B, AMID C OFFICE SPACE Class A Class B Class C Office Space Office Space Office Space Market Area Served Regional Local Local Type of Con- Concrete & Steel Woodf rame Renovated Home struction or Old Class B Height 4 Stores or More 2 or 3 Stories 1 to 2 Stories Amount of Space in 60,000 s.f. or 25,000-40,000 2,000 to 20,000 Building more s.f. s.f. Current Rent $14 per s.f. or $10-$13 per s.f. $6-$10 per s.f. Levels more Type of Tenants Larger, looking Smaller; more Small local for image and localized, more companies and prestige; doing concerned with professional business region- cost and value groups. ally and outside than image. of region. Source: Hobson & Associates (1988). The Tigard Office Market As indicated in Table 25, Class A office space serves a regional market and serves tenants seeking a prestigious image. Consequently, certain site location requirements are necessary for the development of Class A office space. These criteria include proximity to prestigious residential Amh areas, a high level of support commercial services, high 5 63 Hobson & Associates F, !f' F{: I l: visibility and access to major arterials. Examples of Class A offices in or or near the City of Tigard include the € offices along Kruse Way in Lake Oswego, and the Trammel Crow: office development near Washington Square.: Based on historical patterns of office development in ~Washington County it is unlikely that Class A development would occur in or near the Study Area in the foreseeable future. Rather, the type of office development best suited to downtown Tigard would serve the local community and be smaller in scale. Thus the market for Class B office space is assessed in its relationship to development opportunities for the Study Area. Because Class B office space serves a local community, a market area was defined based on a five minute drive time from downtown (see Figure 2 on page k' 43. The standing inventory of Class B office space within the five minute market area is found in 44 office buildings estimated to contain 1,058,300 square feet of space representing 40 percent of total Class B office space in the southwest suburbs. Approximately 301,400 square feet, or 28 percent, of this space is currently vacant. Future demand for Class B office space in the five minute market area can be estimated based on projected growth in office employment t and the historical relationship between the inventory of Class A and B office space in the southwest suburbs. s; Previous research conducted by Hobson & Associates has found that from 28 to 32 percent of total employment in Washington; County is accommodated in office space. For the purposes of this analysis, the assumption was made that 28 percent of projected employment in the five minute market area would be office employment, and that on average, each office employee requires 250 square feet of space. As shown in Table 26, a s' total demand for 535,900 square feet of new Class B office ff space is projected for the period 1988 to 2005. i f> ' 64 Hobson & Associates Table 26 PROJECTED DEMAND FOR CLASS B OFFICE SPACE Five Minute Market Area 1988 to 2005 Projected Increase Projected Demand Period in Employment for Class B Office 1/ 1988-1990 1,770 78,900 sq. ft. Annual Demand 26,300 sq. ft. 1990-2005 10,235 457,000 sq. ft. Demand 30,500 sq. ft. Total Increase 12,005 535,900 sq. ft. l/ Includes 10 percent vacancy factor. Source: Tigard Database (2/88) ; Grubb & Ellis; Hobson & Associates (1988). The ability for the City of Tigard to capture a share of projected Class B office demand must be assessed in light of current vacancies and levels of construction particularly of Class A office space. Under conditions where the Class A office market becomes overbuilt, the leasing of Class A space becomes more competitive, and greater concessions are given to prospective tenants in order to capture leases. This can result in a lowering of the effective, or actual, lease rate which the owner receives. Consequently, price sensitive office tenants who might otherwise lease Class B space find opportunities to improve their location or increase their prestige and move into Class A space. As a result, Class B vacancies often increase. At present, two new Class A buildings along Kruse Way and one near Washington Square are under construction. When completed, these new buildings will represent over 200,000 square feet of new Class A office space to the market. The current vacancy in the suburban southwest Class A market is approximately 376,000 square feet and net absorption of Class A space during 1987 totaled 176,000 square feet. Unless that rate of absorption is exceeded in 1988, it would take approximately 3 years for the suburban southwest Class A market to achieve an occupancy of 90 percent, assuming no new Class A space is constructed during the next 2 years. 65 Hobson & Associates If the future investment in the development of new Class A office space slows to a rate such that an oversupply of Class A office space does not seriously compete for Class B space, there would exist a projected demand for office space of the type considered most suitable for downtown Tigard, assuming that present growth in office employment in the southwest suburbs continues. RESIDENTIAL DEVELOPMENT i Market Trends Demand for new housing is driven by economic growth or decline and the resultant in-migration of new households, out-migration of existing households and net new household formation by the growing population base. In this section, historical trends in housing construction and projected + housing unit demand in metropolitan Portland, Washington County and the City of Tigard are examined. The demographic bulge known as the post-war baby boom generation reached their twenties and began forming t households in the 1970's. Demand for housing, first rental z units and later in the decade for single-family homes, caused increased new construction activity nationwide and in the Portland Metropolitan Area. Housing costs accelerated G, during the 1970's but families made adjustments by fi contributing a greater share of their income to housing. During the first half of the 1980's, economic constraints limited new housing growth, and demand for new housing slackened, both nationwide and in the Portland Metropolitan Area. i Historically, high growth in multi-family housing began in the Portland Metropolitan Area in 1963, when new units authorized by building permits exceeded 40 percent of the total starts. After 1974, the single-family housing market boom began. Construction of housing units peaked in 1977 and 1978, when over 19,000 units were started in each year. i G AIM 66 fl P Hobson & Associates 1. G Historical trends in residential construction are an important indicator of shifts in residential demand brought about by demographic changes. Table 27 shows trends in I~ residential permit activity in metropolitan Portland from 1977 to 1987. Permits were issued for an annual average of 9,835 units in metropolitan Portland from 1977 to 1986. The distribution of single family and multi-family permits in metropolitan Portland was relatively constant in the late 1970's and early 1980's with approximately 60 percent single family permits and 40 percent multi-family permits. multi- family permit activity slowed considerably during the early 1980's, but has increased in recent years, representing 42.1 percent of total permit activity over the 1984 to 1986 period and 43.9 percent of total permits issued in 1987. During the 1977 to 1986 period, Washington County represented the greatest share of metropolitan housing construction with 31.9 percent of single family permits, and 37.9 percent of multi-family permits. From 1984 to 1986, Washington County captured 23.9 percent of single family permits and 42.9 percent of multi-family permit activity in metropolitan Portland. In 1987, Washington County accounted for 41.0 percent of single family permits and 37.8 percent of multi-family permits issued in metropolitan Portland. Housing permit activity in the City of Tigard over the 1979 to 1987 period is shown in Table 28. The City of Tigard has been capturing an increasing share of the metropolitan housing market in recent years, accounting for 13.0 percent of the metropolitan housing market over the past 9 years, 16.0 percent over the 5 year period from 1983 to 1987 and 18.0 percent during the last three years. Based on 1980 census data, there were 504,100 dwelling units in metropolitan Portland, of which 353,800 or 70.2 percent were single-family units and 150,300 or 29.8 percent were multi-f amily units. Washington County had 90,930 housing units in 1980, of which 57,990 or 63.7 percent were owner- occupied and 32,940 or 36.3 percent were renter-occupied. The City of Tigard had 5,720 occupied units in 1980, representing 10.0 percent of the Washington County housing inventory in 1980. Renter-occupied units account for a greater share of the housing stock in the City of Tigard than Washington County. Owner-occupied units comprised 54.0 percent and renter-occupied units made up 46.0 percent of the City of Tigard's housing stock. 67 Hobson & Associates Imm mm w" Table 27 o ANNUL AVERAGE HOUSIM PEF44ITS IN Cr ME ITAN POR'IIUM 2 1975-1987 Clackamas County Multnanah County Washington County _ Clark County o Percent of Percent of Percent of Percent of Metropolitan 0. Year Number Metropolitan Number Natrooolitan Number Metro lpo itan Number Metropolitan 4bta1 M Single Family 10 Year Average (1977-1986) 1,375 (22.9%) 1,326 (22.1%) 1,915 (31.9%) 1,386 (23.1%) 6,002 5 Year Average (1982-1986) 877 (23.2%) 792 (20.9%) 1,361 (36.0%) 753 (19.9%) 31783 3 Year Average (1984-1986) 983 (23.1%) 817 (19.2%) 1,573 (23.9%) 890 (20.88) 4,263 1987 1/ 1,173 (24.7%) 854 (18.0%) 1,946 (41.0%) 775 (16.3%) 4,748 Multi-Family 10 Year Average (1977-1986) 561 (14.8%) 1,130 (29.5%) 1,454 (37.9%) 683 (17.8%) 3,833 5 Year Average (1982-1986) 549 (24.3%) 435 (19.2%) 893 (39.5%) 386 (17.1%) 2,263 3 Year Average (1984_1986) 825 (26.78) 415 (13.4%) 1,325 (42.9%) 526 (17.08) 3,091 1987.1/ 996 (26.8%) 1,006 (27.1%) 1,407 (37.8%) 309 (8.3%) 3,718 rn 00 v Table 27 Continued x ANNUAL AVERAGE ECUSIN; PEERM IN 0 N~'I~ITAN PORff" 0 1975-1987 Clackamas County Multnanah County Washington County Clark County o Percent of Percent of Percent of Percent of Metropolitan Year Number Metropolitan Number Metropolitan Number Metro 1 tan Number Metro litan Total su' m TOTAL 10 Year Average (1977-1986) 1,941 (19.7%) 2,456 (25.0%) 3,369 (34.3%) 2,069 (21.0%) 9,835 5 Year Average (1982-1986) 1,426 (23.5%) 1,224 (20.2%) 2,254 (37.3%) 1,145 (18.9%) 6,049 3 Year Average (1984-1986) 1,807 (24.6%) 1,225 (16.7%) 2,898 (30.4%) 1,418 (19.3%) 7,348 1987 1,/ 2,169 (25.6%) 1,860 (22.0%) 3,353 (39.6%) 1,084 (12.8%) 8,466 1/ Data for Clackamas, Multnanah, and Washington Counties are 1987 year-end totals. Clark County data are January through June, 1987. Report for Metropolitan Source. Metropolitan Portland Real Estate Research Committee, The ~ Mate Portland. Oregon, Fall, 1987; Hobson & Associates (1988). CIS I t Table 28 HCUSIM PERMITS IN UiE CITY OF TIGARD 1979-1987 Tigard Market Share Single Family Multi-family of Washington County Year WL4 Ctv Tigard Wa C Tigard Sin le Multi Total 1979 2,223 241 3,040 292 11% 10% 10% 1980 11991 229 1,136 71 12% 6% 10% 1981 1,310 184 936 5 14% 1% 80 1982 865 117 372 0 14% 0% 9% 1983 1,260 231 156 10 18% 6% 17% 1984 1,338 175 414 34 13% 8% 12% 1985 1,548 283 2,287 338 18% 15% 160 1986 1,834 415 1,273 126 23% 10% 17% 1987 1.946 372 1.407 286 19% 20% 20% Tntal 14,315 2,247 11,021 1,162 16% 11% 13% 3 Yr. Avg. 1,776 357 1,656 250 20% 15% 18% 5 Yr. Avg. 1,585 262 893 137 17% 15% 16% 9 Yr. Avg. 1,591 250 1,225 129 16% 11% 13% Source: Tigard Database (2/88); Hobson & Associates (1988). Table 29 displays projected housing demand in metropolitan Portland through 2005. The housing stock in metropolitan Portland is projected to increase by an annual average of 9,160 units over the 1983 to 2005 period. Single family ' units are forecast to account for 64.0 percent of new housing units and multi-family units are expected to represent 36.0 percent of the housing increase in the Portland Metropolitan Area. Washington County is forecast to capture the major portion of new housing demand in metropolitan Portland from 1983 to 2005. The housing stock in Washington County is projected to increase by an annual average of 2,870 units over this period or 31.3 percent of metropolitan area units. Washington County is expected to capture 28.7 percent of total metropolitan single family permits and 35.9 percent of multi-family permits. 70 Hobson & Associates (1 m+.ir++w ;sri..it +.uaeiiyi u.uwe,i +wr+.:+ o+wrri w,..,.oe wwo-+o rIWi M t is wow now .1 mom . Ask M ~ l x Table 29 0 V HCUSIIG F SCAR IN MB`MPOUTAN PUR'aM O 1990-2005 iG _ Annual Average Housing Change (1983-2005) 1983 1990 200 Single-F ly multi-Family Total Single- Multi- Single- Multi- Single- Multi- Percent of Percent of Percent of O County Family Family 7bW Family Family Total Family_ Family Total Number Metropolitan _Number Metropolitan Nuabe Metrovoliti 2' Clackamas 76,800 17,310 94,110 84,300 19,800 104,100 112,700 26,290 138,990 1,630 28.08 410 12.38 2,040 22.38 Multnomah 162,500 89,740 242,240 167,600 94,610 262,200 180,300 120,780 301,080 810 13.98 1,410 42.28 2,220 24.28 i Washington 70,800 34,160 104,960 79,500 39,160 118,600 107,600 60,510 168,100 1,670 28.78 1,200 35.9 2,870 31.38 { Clark 60,300 ~17,180 77.480 67,300 X01 0 87,600 98.000 24.200 122,200 1.710 29, 320 9.6% 2,2% Total 370,400 158,390 528,790 398,700 173,850 572,550 498,600 231,780 730,370 5,820 100.08 3,340 100.08 9,160 100.08 Source: Metropolitan Service District; Hobson & Associates (1988). i 1 i t 1 t I 3 i { i v r- - The Tigard/King City area is projected to capture 15.0 percent of the Washington County multi-family housing unit demand over the 1983 to 2005 period. As shown in Table 30, the Tigard/King City area is forecast to experience an average annual demand for 180 multi-family units from 1983 to 2005. Demand for Upscale and Midscale Multi-Family Housing The upscale multi-family apartment market in metropolitan Portland, defined as units with monthly rents of $0.55 per square foot and higher, is relatively young compared to other regions of the country and has become an important market segment in Washington County. Beginning in 1984, new high-quality apartment projects were completed in the southwest suburban region of metropolitan Portland. Their success proved there was strong market support for well- designed projects with significant on-site amenities. Table 30 MULTI-FAMILY DWELLING UNIT FORECAST FOR TIGARD/KING CITY 1/ 1990-2005 Annual Average 1983-2005 _ Percent 1983 1990 2005 Number of County Tigard/King City 5,020 5,450 9,000 180 15.0% Washington County 34,160 39,160 60,510 1,200 100.0% l/ District 12 as defined by Metropolitan Service District. Source: Metropolitan Service District; Hobson & Associates (1988). Within the region, the upscale apartment market is, and has been, historically, located west of the Willamette River in 72 r i Hobson & Associates i the southwest suburban market. The southwest suburban market is defined as Washington County and the adjacent Lake Oswego and West Linn areas of Clackamas County. The surge of upscale multi-family construction has been fueled by pent-up demand for high-quality housing. This demand is driven by the general economic recovery since the recession i and demographic factors including growing household formation of one- and two-person households earning a household income of $25,000 or more who have not opted to purchase a home. As discussed in a previous section, the Washington County economy has out-performed the remainder of the metropolitan region. Relatively ample job opportunities have supported the market in the southwest suburbs by upholding levels of f; -migration. household income as well as attracting in 1.. The characteristics of the suburban southwest upscale f apartment market are summarized in Table 31. The continued strength of the southwest suburban upscale apartment market is evidenced by overall low vacancies, strong absorption,: continued building activity, and the creation of new product priced as high as $0.75 per square foot. In Washington t County alone, over 2,600 upscale apartment units have been constructed since 1984. Table 31 F OVERVIEW 1988 UPSCALE MULTI-FAMILY HOUSING MARKET STRENGTH 4 Suburban Southwest Upscale Apartments Vacancy Rate o Stabilized: l/ 96% o Actual: 2/ 90% Average Absorption per Project: 18 Units Per Month E Total Absorption 0 1986: 1,613 F 0 1987: 1,308 Total Inventory: 4,907 Average Rent o Unit: $515 O Sq. Ft. $0.61 Apartments which are already leased-up. 2/ Includes projects still leasing-up. Source: Hobson & Associates (1988). 73 Hobson & Associates _ mod i t i t Survey work by Hobson & Associates characterizes the tenants } of existing upscale apartment complexes in the southwest i f suburban market. Table 32 compares the results of two j recent surveys of tenants in Washington County and West Clackamas County standard upscale apartment projects. The I survey results show that households in upscale apartment projects contain more married couples and fewer single- t family households and have a higher median income than all metropolitan Portland households. More than half of the survey respondents lived in two-person households and approximately 90.0 percent of the households do not contain children. More than half of the surveyed upscale apartment tenants plan to reside in their unit one year or longer. Also indicated in the survey results is the fact the primary market segment served by upscale apartments is younger households as evidenced by a median household age of 29 years. Empty-nesters and retiree's are a limited market segment. However, if the Study Area develops such that the convenience of services and retail goods is close at hand, this older market segment could be stronger for upscale multi-family housing in the Study Area, especially because the average age of the population in Tigard and King City is higher than that of the metropolitan area population as a whole. In summary, the implications for future development of multi-family housing in the Tigard area indicate that potential demand exists, according to METRO projections, for 180 multi-family units per year in the Tigard/King City area through the year 2005. This projected demand may be conservative since the three-year average for multi-family permits in Tigard is 250. Assuming that new construction of upscale units in Washington County continues to represent about 50 percent of total Washington County apartments, a potential demand of 90 to 125 upscale units and 90 to 125 midscale units per year in the Tigard/King City area appears reasonable. HOTEL This section provides a qualitative assessment of the potential for hotel/motel development in the study area. 74 Hobson & Associates Table 32 SELECTED RESULTS FROM TENANT SURVEY OF NEW UPSCALE APARTMENTS IN THE SOUTHWEST SUBURBAN MARKET Feb. 1986 1/ Dec. 1987 2/ HOUSEHOLD DEMOGRAPHICS Median Age 29 years 29 years Male 69% NA Female 31% NA Median Income $32,300 $35,500 Married 38% 40% Unrelated Individuals 26% 25% One Person Households 35% 31% Two Person Households 59% 56% Households Without Children 95% 88% Automobiles per Household 1.7 1.7 LOCATION OF PREVIOUS RESIDENCE Southwest Metro Area 50% 42% Other Areas of Portland 13% 19% Outside Portland Area 37% 39% TYPE OF PREVIOUS RESIDENCE Rented Last Home 74% 64% Owned Last Home 26% 36% RENT AS A PERCENT OF GROSS INCOME 18% 17% REASON FOR CHOICE OF APARTMENT Location 36a NA Quality 16% NA Recreational Facilities 14% NA ANTICIPATED LENGTH OF TENANCY Less than six months 17% 23% Six months to one year 23% 24% One to two years 39% 30% Two years or more 20% 23% Don't know s MEDIAN EXPECTED LENGTH OF STAY 18 months 13 months r l/ Sample size: 413 households in 11 apartments. 2/ Sample size: 400 households in 15 apartments. { Source: Hobson & Associates (1988). 75 Hobson & Associates a Overview In general, hotels are grouped into three categories: 7/ 1. Budget/Economy: Low rise structures with rooms-only operations and little or no public space. No on- premise food and beverage facilities. Room rates 20 to 50 percent below average for the market area. ` 2. Middle-Market Hotels: Low to mid-rise buildings with surface parking, interior corridors, recreational 1 amenities, and meeting/banquet facilities. Room rates equal to or slightly above market-area averages. 3. Luxury/Resort- Hotels: Hotels providing upscale decor and furnishings, concierge service, and a high ratio of employees to rooms available. May emphasize recreational amenities, food and beverage outlets and/or banquet facilities. Often located in a picturesque setting. These hotel types draw their base of support in varying degrees from the following patron markets. 1. Commercial/Individual Traveler 2. Convention/Group Traveler 3. Pleasure/Tourist Market a The characteristics of the above patron markets with respect to their travel and lodging preferences is summarized in Table 33. The Suburban Southwest Hotel/Motel Market i A survey of middle market hotels within a ten-minute drive time of the study area was conducted in order to document t location, size, rates and performance of hotels serving Tigard and the suburban westside. As noted above, middle market hotels have meeting/banquet rooms; these hotels 7/ Urban Land Institute, Hotel/Motel Development. 3 76 Hobson ter- Associates -------_V__-- A_ loll represent the type of hotel development which would support the objectives of the Vision Statement. The characteristics of the 11 motels surveyed are shown in Tables 34, 35, 36, and 37. Table 33 HOTEL PATRON PREFERENCES AND CHARACTERISTICS _ Patron Type Characteristic Commercial Convention Pleasure Guest/Room One Two Two+ Length of stay 1-4 2-4 2-6 ' in Nights Facility Middle-Mkt. Middle-Mkt. Middle-Mkt. Preference or Budget or Luxury Price Sensitivity Variable Little Variable Extent of Repeat High Moderate Variable Patronage Source of Room Employment Local, Varies Demand center in Regional, Market Area National Markets Source: Urban Land Institute, HotelLotel_De_velopmen and Hobson & Associates (1988). In general, the market support for the hotels analyzed is derived from the Commercial and Pleasure traveler markets in roughly a 75/25 split (see Table 36). The level of support derived from the commercial market and the respective occupancy rates reflect the importance of proximity to employment centers and freeway visibility. c' The 10 hotels surveyed include only those in the market area which have a meeting capacity for a minimum group size of 25; these hotels range in size from 48 to 253 rooms, t s y 4 77 Hobson & Associates - t s r Table 34 f MIDDLE MARKET HOTELS* WITHIN A TEN-MINUTE DRIVE TIME OF DOWNTOWN TIGARD t Name Location Satellite Motel 13295 S.W. Canyon Road Beaverton Execulodge 7300 S.W. Hazel Fern Tigard Best Western Sherwood Inn 15700 S.W. Upper Boones Ferry Road Lake Oswego Nendels Motor Inn 13455 S.W. Tualatin Valley Highway Beaverton t Wayside Motor Inn 11460 S.W. Pacific Highway S. Tigard Nyberg Inn I-5/S.W. Nyberg Road Tualatin Greenwood Inn 10700 S.W. Allen Beaverton r Nendels Motor Inn 9900 S.W. Canyon Road Portland ` Embassy Suites Hots-1- 9000 S.W. Washington Square Tigard f s Residence Inn 15200 S.W. Bangy Road Lake Oswego * Hotels which can facilitate meetings of 25 or more F persons. k< Source: Hobson & Associates (1988). f` f= ti Hobson & Associates _ 78 t Table 35 NUMBER OF ROOMS AND RENTAL RATES FOR MIDDLE MARKET HOTELS WITHIN A TEN-MINUTE DRIVE TIME FROM DOWNTOWN TIGARD Room Rates Number Type OccupaDpy _ Motel of Rooms o Bed Single Double Satellite Motel 48 Q $28 $28 2Q $34.24 $34.24 l/ Q 2/ $34.24 $34.24 2Q 2/ $40.66 $40.66 3/ Execulodge 119 K $32 $36 4/ 2Q $32 $36 4/ S 5/ $59.95 $59.95 4/ S 6/ $90 $90 4/ Best Western 57 Q $38 $42 Sherwood Inn 2D $38 $43 2Q $38 $48 S $56 $56 7/ Nendels Motor Inn 144 Q $39 $45 2Q $39 $45 Q 2/ $44 $50 S 8/ $54 $60 Wayside Motor Inn 119 Q $44.95 $49.95 2Q $44.95 $49.95 Nyberg Inn 99 2Q $47 $53 K $47 $53 Greenwood Inn 250 2D $48-$56 $54-$62 9/ K $48-$56 $54-$62 9/ K 10/ $60 $66 S 11/ $60 $66 Nendels Motor Inn 142 Q $54 $60 Portland K $54 $60 2Q $54 $60 S 12/ $60, $70, $80 Hobson &Associates _ -----____79 - Table 35 (Continued) NUMBER OF ROOMS AND RENTAL RATES FOR MIDDLE MARKET HOTELS WITHIN A TEN-MINUTE DRIVE TIME FROM DOWNTOWN TIGARD Room Rates Number Type Occupancy _ Motel of Rooms of Bed Single Double Embassy Suites 253 2D $74 $84 13/ K $80 $90 13/ Residence Inn 112 Q $82 $82 14/ 2Q $104 $104 15/ Single refers to one person occupying a room. Double refers to two people occupying a room. D means standard double bed. Q means queer:-sized bed. K means king-sized bed. S means suite. l/ Rate of $37.45 for three to four occupants. 2/ Includes kitchen. 3/ Rate of $44.94 for three to four occupants. 4/ Current rates are introductory due to renovation. Rates will change as of June 1, 1988. 5/ Parlor suite includes two queen-sized beds or one king-sized bed and kitchen with microwave. 6/ Executive suite includes king-sized bed, living area, Jacuzzi, and kitchen area. 7/ Additional $5 per person for occupancy exceeding two. 8/ Queen-sized bed and kitchenette. 9/ Cost range results from both location and whether the room has been remodeled. 10/ Includes in-room Jacuzzi. 11/ Kitchenette unit, some with fireplaces. A Murphy queen-sized bed is included in addition to king- sized bed. 12/ One king-sized bed. Flat rates not contingent upon occupancy. 13/ Pates for single our double occupancy are $68 for Friday and Saturday nights. 14/ Rates based on a one- to six-day stay. Longer stays are discounted. 15/ Penthouse has either two bedrooms or loft bedroom. Accommodates four or more persons. t SO Hobson & Associates Table 36 MARKET SOURCE OF OCCUPANCY FOR MIDDLE MARKET HOTELS WITHIN A TEN MINUTE DRIVE TIME FROM DOWNTOWN TIGARD FOR 1987 _Motel Commercial Convention Tourist Satellite Motel 75% 0% 25% Execulodge 1/ 60% 5% 30% Best Western Sherwood 70% 5% 25% Nendels Motor Inn Beaverton 60% 20% 20% Wayside Motor Inn 740 2/ 26% Nyberg Inn 60% 30% 10% Greenwood Inn NA NA NA Nendels Motor Inn Portland NA NA NA Embassy Suites Hotel 70% 2/ 30% Residence Inn 80% 0% 20% 1/+ rBreakdown for March, 1988, only, as hotel has undergone name change and extensive remodeling. Thus, has changed its market share due to new image. 2/ Business and convention activity combined under business activity category. Source: Hobson & Associate (April, 1988). T~ s. Hobson & Associates 81 T Table 37 SUMMARY CHARACTERISTICS OF MEETIlM FACILITIES FOR MIDDLE r'1M= HOTELS WITHIN A TEN MINUTE DRIVE TIME OF DCIn7 4 C:M TIGARD Meeting Motel _ F _ Size Sq. Ft. EZanauet 1/ eater Schoolroans Satellite Dbtel 1 30 30 Execulodge 1 - - 12 2 80 120 2/ Best Western 1 - - 25 50 25 Nendels Motor Inn Beaverton 1 17.5XI2 210 - 14 14 2 17.5/12 210 - 14 14 Wayside Motor Inn 1 - 85 45 3 - - 12 - 4 - - 12 - Pryberg Inn 1 52X36 1672 154 200 125 2 23X29 667 56 60 28 3 33XI8 594 32 60 28 4 33X18 594 32 60 28 5 20X12 240 16 Greerwood Inn 1 104X65 6760 640 1000 450 3/ 2 65X44 2860 400) 640 400)1000 225) 420 4/ 3 65X30 1950 192) 250) 145) 4 32X30 960 88) 120) 60) 5 32X30 960 88) 120) 60) 6 24X19 455 16 25 15 7 24X19 455 24 25 15 Nendels Motor Inn Portland 1 60X24 1440 135)200 175)275 70)110 2 40X24 960 75) 100) 40) 3 36X30 1080 65)100 100)160 50) 80 4 20X32 640 35) 60) 30) 5 20X40 800 40) 80 75)150 40) 80 82 Hobson & A.~socz . _~-s { r i Table 37 (Continued) f SUMMARY CHARACTERISTICS OF MEETING FACILITIES F f FOR MIDDLE MARKET HOTELS WITHIN A TEN MINUTE DRIVE TIME OF DOWNTOWN TIGARD Meeting Motel Roan Size 9g. Ft. Bamuet 1/ Theater Schoolrooms r Nendels Motor Inn Portland (Continued) 6 20X40 800 40 75) 40) 7 34X19 646 25 25 25 8 32X22 704 30 25 25 F w 9 15X16 225 - 15 - 10 20X20 400 - 15 - Embassy Suites f. Hotel 1 55X55 3075 150 200 150 2 28X47 1300 50 50 50 3 84X52 4375 200 250 220 4 13X28 375 12 - 5 13X28 375 16 35 15 6 13X28 375 16 35 15 ' 7 26X28 750 32 70 25 t~ 8 75X27 2025 125 - 9 13X32 750 6 - - ' Residence Inn 1 - 460 30 30 2 - 240 15 - - 3 - 177 10 - 1/ Conference-type seating is also grouped under the "banquet" category. i 21 Rocco can be split in half. 3/ Room 2 through 5 comprise meeting roan number 1. 4/ The numbers to the right of the parenthesis represent the combined occupancy capabilities of each seating arrangement when the roans { k_ listed sequentially are joined together. Source: Hobson & Associates (April, 1988). v. V- r}ik tl 4 Z~ J Hobson & Associates 83 t.3 - - - y representing 1,343 total rooms. In general, the hotels can be grouped into three categories of size: under 100 rooms, 100 to 150 rooms, and 150 rooms or larger. The Embassy Suites and Residence Inn projects represent the upper end of the rate spectrum at $74 to $104 per night. The Satellite Motel offers rooms at the lowest rates, $28 to $41 per night. 1 Hotel/Motel Potential for the Study Area Although the Tigard Study Area is located in reasonable proximity to Highway 217, it is not visible from the highway. Highway 99W bounds the study area to the northwest, but carries primarily commuter, and not tourist, traffic. Further, the Tigard Downtown is separated from major employment centers to the north by extensive residential development. In short, the Study Area does not currently have the potential, and is not expected to have the potential in the future to realize middle market hotel patronage from either commercial or tourist sources. To the extent that hotel/motels rely on visibility and access for successful operation, any hotel development in the Study Area would require frontage on Highway 99W. The only available site is the SeaFirst property and hotel development on the property would rule out other development which would represent greater benefit to the City Center, and would probably be a budget motel which is not considered to offer the type of quality described by the Vision Statement. INDUSTRIAL DEVELOPMENT The purpose of this section is to analyze the potential for industrial development in the study area. Although neither the Vision Statement nor the workshop participants have F: explicitly identified industrial uses as being consistent 84 Hobson & Associates with the goals for Study Area development, this evaluation has been included in order to complete the market discussion of potential land uses in the downtown. Two types of industrial space are discussed explicitly. They are: 1. Speculative campus industrial; 2. Free-standing industrial structures. Heavy industrial has been excluded based on the presumption that its development in the downtown would neither be sought after, nor allowed by the City of Tigard. Heavy industry is defined by its activity which is to process raw materials. Examples include smelters or steel mills. Speculative Campus Industrial Development As the term "speculative" implies, this type of space is generally developed with the expectation of leasing to users engaged in various industrial activities. The speculative component reflects the project's dependence on market forces for rapid and/or successful leasing. There are a number of different types of speculative industrial space in the marketplace, and some of the differences are subtle. The principal building types are: High Cube High cube structures typically have 20-foot clear height interior spaces with dock height loading doors. As a general rule, less than 10 percent of high cube buildings are used for traditional office functions. Warehousing and distribution firms are the primary high cube space tenants. Multi-tenant SeKyice Building Service buildings generally have 12 to 14 foot clear height interior spaces with grade level loading doors. Traditional office functions usually occupy 40 to 50 percent of the 85 Hobson & Associates floor area. Space is divisible down to roughly 4,000 square foot increments. Service buildings appeal to a wide variety of tenants. Incubator Space Incubator space is distinguished from service buildings by the size of the minimum division, which is generally 2,000 square feet or smaller. Traditional office functions usually occupy 20 to 30 percent of the floor area. High-Tech High-tech space is functionally most similar to service buildings, but is of much higher quality. The buildings are architecturally designed with extensive use of glass, natural colors and coordinated environmental graphics. The building-to-land coverage ratio is often low, around 30 percent, and the open space is intensively landscaped. These definitions are by no means precise, and there is much overlap between the buildings described and the types of tenants which occupy the space. For example, high-tech tenants can be found in most of the business parks that contain service buildings and incubator space. Conversely, other types of businesses lease space in the business parks that are labeled "high-tech." The "campus" aspect of the definition refers to the extensive landscaping, multiple structure, and architectural design components found in most campus industrial projects. Park 21.7, adjacent to the study area, is a good example of a "campus industrial" development. The siting of a campus industrial project reflects the location criteria of the tenants. Proximity to freeway transportation and good access are of key importance. "Visibility" is also important, so that potential { clients/customers can associate the specific business with the project. Finally, the multi-tenant industrial campus provides proximity to firms engaged in like activities, and at the same time often provides necessary support services. 86 Hobson & Associates Eight campus industrial parks are located in the Tigard/Highway 217 Corridor market area. The characteristics of these eight parks are shown in Table 38. The average project size is 231,000 sauare feet of building area and approximately 30 acres of land area. The projects total 1.8 million square feet of space, 24 percent of which is currently vacant. In the short term, market conditions, land area requirements for development, and access/circulation problems associated with the study area argue against considering development of this type. Assuming improvement of market conditions and access/circulation conditions in the long run, the land area required for development (30 acres) certainly prohibits consideration of this type of development for infill purposes, and would require significant land assemblage, structure demolition, and public/private commitment to accomplish. Free-Standing Industrial Space As implied, this type of industrial space can generally be characterized as owner-occupied, single-tenant, unattached industrial space. Industrial activities which take place in free-standing industrial space vary widely, from manufacturing, to "clean" distribution and/or research and development uses. The location of this type of structure and the accompanying uses is usually based on zoning, inexpensive land costs, and, to a lesser degree, proximity to firms engaged in like activities. x A market evaluation relative to this type of space does not yield meaningful results since firm relocation/expansion decisions are primarily a function of an internal decision- making process which includes profitability. This type of use can be accommodated in the study area. However, it would not generally complement uses as outlined in the Vision Statement. fi 87 Hobson & Associates _ Table 38 INDUSTRIAL PARK DEVELOPMENT IN THE TIGARD/217 CORRIDOR AREA (Year End 1987) Total Vacant Percent Size in Name/Location _ Sq. Ft. So. Ft. Vacant Acres Cascade Business Ctr. 58,800 0 0% 15 10575 S.W. Cascade Rd. (Tigard) Koll-Creekside 495,238 74,285 15% 70 Hall Blvd. (Beaverton) Koll-Tigard 276,937 79,366 29% 44 Iffl 10110 S.W. Nimbus (Tigard) Nimbus Tech. Pk. 447,213 52,814 12% 50 S.W. Gemini (Beaverton) Nimbus Oaks 162,000 48,447 30% 12 S.W. Nimbus (Beaverton) Park 217 245,000 40,000 16% 23 S.W. Garden Place (Tigard) Quad 217 117,276 98,081 84% 24 S.W. Allen & Hwy. 217 (Beaverton) Western Ave. Bus. Ctr. 47,500 42,928 90% 5 Western Avenue (Beaverton) _ - Total/Avg. 1,849,964 435,921 24% (avg.) 30 (ava.) 3 Source: Cushman & Wakefield; and Hobson & Associates (1988). 88 Hobson & Associates T Section V MARKET OPPORTUNITIES AND REVITALIZATION STRATEGIES The principal goal is to identify the kind of product that needs to be developed i*n Tigard to penetrate the marketplace. Currently, the product offered by downtown Tigard is not competitive in this marketplace with respect to identity and image. It is a tired product in need of revitalization. The central thesis of a strategy to develop the Tigard City Center Study Area is that public investment is first needed to stimulate private investment and that the two together, over a time period of 10 to 20 years will eventually result in revitalization and renewal of downtown Tigard. An important part of this strategy is to create an activity center that will draw people to downtown Tigard. Future commercial uses on gain Street then become a spin-off of this activity center. The best opportunity for the City of Tigard to create an activity center is to develop a park along Fanno Creek. The value of an improved public park in the Study Area cannot be over-emphasized in its role in making revitalization feasible. This section first addresses which market opportunities exist now or could be created, and establishes the correlation between these market opportunities and public commitment with regard to: 1. The level of control the community has over the quality and type of new development; 2. The timeframe over which new development could occur; 3. The extent to which the private sector is involved and committed to new development. 89 R Hobson & Associates ` Based on the relationship between market opportunities and public actions/interaction, the framework of a strategy or plan of action is then outlined, and recommendations on appropriate strategies are presented. The strategic recommendations are based on: r- 1. The objectives in the "Vision Statement" for downtown Tigard. 2. Available physical resources (land); 3. Market reality (how the market will respond); s` 4. Public actions/intervention and the level of financial resource commitment. MARKET OPPORTUNITIES Market opportunities for Study Area development are first determined by assessing the resources which accommodate development. This assessment is made within the following context: 1. Vision: Is it realistic, and do the market opportunities support the objectives of the Vision? 2. Land: What land within the Study Area is available for development and what locations are suitable for new development? 3. Market Perception: Where and how would the market ! respond to different locations within the Study { Area? 4. What methods of public involvement are available, and what level of public commitment is entailed in those methods? 90 Hobson & Associates THE VISION The Vision Statement prepared by the City of Tigard was reviewed to determine whether it was realistic given market conditions. This Vision Statement is as follows: VISION FOR DOWNTOWN TIGARD "The Vision for downtown Tigard is a living and growing downtown, with a special character and identity. The major unifying feature is the image of a "City in the Park." This image has as its centerpiece Fanno Creek Park, a large publicly owned area of land dedicated to public use and enjoyment in the heart of the City. Contributing to the image are fingers of green extending throughout the downtown in the form of leafy trees overhanging streets, richly planted pedestrianways, greenway entrance points, and the region's only tea test garden. This clear and compelling image shows the value that Tigard's citizens give to quality of life. As attractive as this image is, the Vision recognizes that it is the people who make the town. To this end, the Vision foresees a multitude of people drawn to the downtown not only by an appealing environment, but by available government, social, financial, and professional services, and above all by a strong retail core, with many unique, one-of-a-kind businesses. Other elements that make the downtown alive and contribute to an ample nightlife, such as restaurants, street vendors, movie theaters, and facilities for performing arts events are an important part of the Vision. Close-in housing and a high-quality hotel assist- the central area economy. To facilitate economic revival, the Vision foresees improved access to downtown from many directions and, within the area, a grid system of streets to increase frontage sites and improve traffic circulation. 'Seen also are several small parking lots set interior to the block to minimize the visual impact on downtown and to disperse the parking to serve the most businesses. As a 91 Hobson & Associates primary circulation system that connects activities throughout the downtown, the Vision foresees a network of pedestrianways leading to the back entrances of buildings. Integral to the Vision is the belief that the past is worth preserving. Accordingly, the Vision foresees the preservation and restoration of the downtown's few remaining buildings of historical significance. These contribute to preserving our memory of the origin of the City. Co-existing with historical buildings are attractive new buildings set flush with the street to create a sense of enclosure and place. To delineate the downtown area, the Vision foresees clearly defined edges and entrance points. We believe this Vision Statement describes a city center, with its own individuality, that is livable and worth being in." Source: City of Tigard. Table 39 summarizes the feasibility of each type of land development and how it realizes the objectives of the Vision. Retail, Class B office, residential and recreational uses are considered to be realistic in the eyes of the marketplace and support the objectives of the Vision. o Retail development will encourage people to come downtown and make the downtown more lively and urban in character. o Office development supports retailing throughout the business day. However, mid-rise Class A office space such as that found on Kruse Way and around Washington Square is not feasible because, except for the SeaFirst site, there is insufficient land area, and Tigard lacks the freeway visibility and image for this type of use. 7 1 o Residential development is very important because it provides continuous support for commercial development and establishes an image that the t,.7 downtown is a good place to be. Residential uses are what makes a downtown come alive. 92 Hobson & Associates Table 39 MARKET FEASIBILITY BY TYPE OF DEVELOPMENT Type of Development Feasible Impact/Comment Retail Yes Positive; heightens public activity; draws people to area. Office No Not a Class A office site. (Class A) Requires greater visibility, better location, and higher image. Office Yes Positive; creates employment (Class B) center; Sustains commercial activity. Recreational Yes Positive; Mandatory for successful redevelopment; directly tied to Park improvement, creating activities which attract potential shoppers and builds identity of "City in the Park." Mixed Development Yes On a long-term basis--second story office over retail may be feasible, but unlikely in the short to medium term. Residential Yes Positive; Resident base provides captive activity in downtown. Light Industrial Yes Potentially Negative; not compatible with Vision Statement. Quality Hotel No Tigard location does not support quality hotel. Movie Theatre No Small Movie Theatre cannot compete in Market. Source: Hobson & Associates (1988). 93 Hobson & Associates i i, I fi'k o In most situations, recreational development or active uses of public open space would not be primary strategies in urban revitalization.. However, in this case, the proposed Fanno Creek Park provides a focal point for long-term private and public development and thus provides an excellent opportunity to create an activity center ' which in turn supports retailing as a secondary activity. o Limited light industrial development in the downtown area, while feasible, is not compatible GA with the Vision Statement. However, from a market standpoint, it is possible the most feasible land use on some land directly on the railroad would be the downtown light industrial uses which are the least incompatible of ` industrial uses with the Vision. o Mixed development of second story office over retail may be feasible over the long-term (five s years or more). As an historic configuration of urban commercial buildings, mixed development would positively complement a village atmosphere.., i; ` With the exception of four specific items, the Vision is considered to be achievable. The four items which are E f: considered to be unrealistic are described below: t. 1. A single-screen movie theatre has marginal feasibility. As video tape machines have became G; normal household appliances, demand for theatres has decreased, particularly for second run films. Responding to this trend, movie theatre owners are ' developing multi-screen theatres with special designs and services. This type of theatre can be profitable, by providing a number of screening opportunities simultaneously, and by rotating films which begin to draw fewer customers into smaller viewing rooms. 2. As discussed in the hotel market analysis in the previous section, it is unlikely that a hotel will be developed in the foreseeable future that would be of the quality desired in the Vision Statement. Rather, a more likely form of hotel development in Tigard would be a budget motel, similar to a Motel 6. i, . 94 Hobson & Associates p 3. As a matter of retailing practice, "pedestrian ways leading to the back entrance of buildings" would not be generally acceptable to retailers, because second entrances can cause security problems. The same principle applies to many office buildings as well. 4. In addition, the suggested series of small 2 interior parking lots may be only a partial solution to parking problems and may not be the best solution. 5. A final qualification of the Vision Statement, is that a facility for performing arts would most likely be successful in the form of a storefront theatre, such as the one located in Lake Oswego. Such a theatre could also provide opportunities for film workshops or classic/art film shows in lieu of a commercial movie theatre and would be an important addition to commercial uses along main Street. Another important opportunity for performing arts events could be an outdoor amphitheatre associated with the proposed Fanno Creek park. LAND ANALYSIS Because a market opportunity cannot be captured without adequate developable sites, it is important to study the land resources of the Study Area with respect to location, size, type, ownership, and other physical characteristics. The Tigard City Center Study Area, as shown in Figure 4, is a 188-acre triangular area bounded by Pacific Highway to the northwest, multi-family and single-family residential development to the southwest, and Hall Boulevard to the east. The terrain is generally flat with gently rolling hills along the western edge of the area. Fanno Creek flows from north to south through the western portion of the Study Area. The Burlington Northern and Southern Pacific Railways run north and south bi-secting the Study Area. Traffic volume on these railways is approximately six trains per day. k 95 Hobson & Associates Figure 4 TIGARD CITY CENTER STUDY AREA 4 ~ ~ yk'Y 2 99~ Walnut sW a st '6 w G~ Z Stud/ Area SW McDonald Bonita J Q J v Q c N 4U U 44 SW Durham 3 ua`atin River 96 N The main vehicular thoroughfare is Main Street which allows two points of access from Highway 99 W (Pacific Highway). The central portion of Main Street, near the railroad crossings, lies below the Pacific Highway overpass. Access to the Study Area is also possible from Hall Boulevard onto Burnham, which runs north onto Main Street. The most recent Oregon State Highway Department average daily traffic counts show that 1986 traffic volume was 13,900 on Hall Boulevard 0.01 miles south of Burnham Street and 29,500 on Pacific Highway 0.01 miles south of McDonald Avenue. The predominant land uses surrounding the Study Area are residential to the west and south; strip commercial along Pacific Highway to the north; and commercial or industrial to the east and southeast. The Study Area lies approximately 0.3 miles west of Highway 217 and is not visible to traffic along that route. Figure 5 displays existing land uses in the Study Area. The dominant land use in the area is retail/commercial. Commercial activity has developed in a strip along Pacific Highway and Main Street with smaller amounts of commercial activity along Scoffins Street, Commercial Street, and k Burnham Street. Light industrial development is concentrated along the Burlington Northern and Southern Pacific Railroad tracks, as well as Burnham and Commercial Streets. Multi- family residential development is located along Hall Boulevard, Scoffins Street, and Commercial Street in the northeast portion of the Study Area and along McKenzie and Hill Streets in the southwest portion of the Study Area. Single-family residential development is located on sites along Hall Boulevard, Scoffins Street, Burnham Street, end Ash Avenue. Public and quasi-public land uses are located mostly in the southern corner of the Study Area and include the Tigard Civic Center and the Tigard Senior Center. Public open space is found near the Civic Center along Fanno Creek, and at both intersections of Main Street with Pacific Highway. Table 40 shows existing land uses by type and land area. The Study Area is comprised of 170 tax lots, ranging in size f from 0.01 to 8.45 acres. The most notable characteristic about the Tigard Study Area is the lack of developable vacant land, and the large number of separate tax lots and ownerships, making land assembly potentially time-consuming and costly. F 97 Hobson & Associates i Figure 5 EXISTING LAND USE 99 f'vk* r ' MAIN PARK FAN or CREEK. DARK ;:i • . • i ttRIYT ' SINGLE FAMILY COPV'1FRCIAl. r:" e+ PARK MDBILP lKms IU~US'I1tIU41• VACAN'P NXTI - FAMILY `~J PUBLIC/SMI - PUBLIC Table 40 ESTIMATED ACRES OF LAND BY TYPE OF USE Tigard City Center Study Area Percent Use Acres of Total Commercial 1/ 35 19% Industrial 1/ 25 13% Public 29 15% Single Family 11 6% Multi-family 12 6% Mobile Homes 2 1% Vacant 30 16% Public Circulation and Right-of Way 44 23% TOTAL 188 100% 1/ GTE site divided to reflect industrial and office uses. Source: City of Tigard; Hobson & Associates (1988). Table 41 displays a breakdown of the acreage of vacant tax lots located in the Study Area. Approximately 30 acres in 20 tax lots, or 16 percent of total land within the Study Area, are presently vacant. Of this vacant land, the largest site, consisting of 8 tax lots, is approximately 16 contiguous acres owned by a single property owner (SeaFirst). As much as 15 percent lie within the Fanno Creek floodplain according to an engineering study commissioned by SeaFirst cited by the City of Tigard. Some of the land within the floodplain is likely to be unbuildable. In addition, the City Public Works is planning to relocate and will vacate an additional 3.15 acres. Of the entire 188-acre Study Area, an estimated 36 acres under different ownerships lie within the Fanno Creek floodplain. MARKET PERCEPTION The real estate market reacts to many obvious and subtle qualities of a site and a location; and different land uses 99 Hobson & Associates _ I Table 41 STATUS OF VACANT ACREAGE TIGARD CITY CENTER STUDY AREA Acres Status ` 15.6 Single property owner; 15 percent in the floodplain. 2.7 2 City-owned tax lots; 1 in floodplain. 7.5 3 private ownerships in i Fanno Creek floodplain. i 1.5 Future expansion site of boat store. 0.8 2 tax lots on Hall Boulevard south of Pacific Highway currently for sale. 0.6 Between Commercial Street and t the railroad between Main and t Hall. Total 28.7 Acres Source: Hobson & Associates (1988). ,x F E x r 100 f Hobson & Associates i I f j M have different site characteristic requirements. Factors such as the general location, land values, the image created by surrounding land uses, access and circulation, parking opportunities, and many other factors affect the marketability and suitability of a site for various land uses. In order to assess existing and potential market opportunities in the Tigard Study Area, it is necessary to understand what the market requires for a particular activity. The following discussion describes the market's perception of the Study Area based on interviews with developers and other real estate professionals, followed by a summary of the site location requirements for different types of uses. Retail Development As shown in the retail market analysis, Pacific Highway f supports a substantial amount of strip commercial and neighborhood shopping centers. At present, the most likely locations for new commercial development in the Study Area are found on the SeaFirst property at the south end of Main Street, and along Main Street. The current perception in the marketplace, however, is that other sites along the Pacific Highway generally provide better retail development i opportunities than sites within the Study Area. Some of the most common site requirements for retail f development mentioned by retail developers include: 1. Close proximity to a large resident population. 2. Direct exposure to traffic (typically 25,000 cars i per day or more) 3. Location near a signalized intersection t: 4. Sufficient traffic capacity of streets; ease of ingress and egress { 5. Good visibility from a major arterial. 6. Location in an established retail area and employment center with compatible adjacent uses. 101 Hobson & Associates q i 4 to 5 7. Sufficient parking usually at a ratio of spaces per 1000 square feet of net usable building area. While market indicators suggest that sufficient demand is available for further retail development, the Study Area suffers competitive disadvantages relative to existing retail uses along Pacific Highway and other vacant retail sites. The disadvantages cited most often are summarized as follows : 1. Poor visibility and access; existing signalization at intersections of Hall and Main with 99 W are considered barriers; 2. Lack of suitable vacant sites with the exception of the SeaFirst property; 3. Retailers are not allowed to have more visible signage; 4. Parking problems; 5. Poor overall image and appearance of the downtown; 6. Uncertainty to what extent developers will be made financially obligated for costs of Ash Street extension and future Fanno Creek Park improvements; and 7. Limited pedestrian atmosphere and facilities along Main Street. The types of new retail development which are considered to be most feasible at present by retail developers are freestanding specialty retail stores along Main Street, and a specialty or neighborhood shopping center on the SeaFirst site with a unique specialty anchor. Suggested anchors include an off price retailer similar to Costco, or a grocery store like Cub Super Markets or Food4less. With respect to a grocery anchor, it should be noted that six t shopping centers along the Pacific Highway are anchored by grocery stores. Over the short to medium term (1 to 5 years), the grocery market is probably well-served by existing centers. r, s 102 Hobson & Associates - - Office Development As discussed in the office market analysis, the type of office development most suitable for the Study Area both now and in the future is Class B office space. The office market analysis indicates demand for Class B office space will be generated from projected office employment within the market area. Four types of office space fit within this category: 1. Speculative office space (space constructed for lease) 2. Owner-occupied office space (professional firms such as engineers, architects, attorneys, etc.) 3. Medical office space 4. Institutional or government offices With respect to owner-occupied office space, demand from within a market area can be projected, although it is difficult to predict where this type of office space might i locate. The owners' location decision is made internally, and is not necessarily dependent on the location or availability of speculative office space available for lease. 'r Interviews with office developers and brokers suggest that speculative Class B office development in the Study Area is very unlikely if the Study Area environment and character remain the same. The constraints to development cited most often are similar to those described above for retail development. Most notable, is the perception that Main Street and adjacent areas appear "run-down" and "tired". The exception to a generally negative opinion concerning office development given the present situation, is again the SeaFirst site. The frontage along the Pacific Highway is considered to provide sufficient exposure to traffic, Y although the quality of the view of Fanno Creek is E, diminished by the existing outdoor storage behind buildings along the east side of the creek. This site could also be appropriate for medical office space, which functions more like destination retail space, with respect to site requirements. { t 1 103 Hobson & Associates IF Residential Development As part of the Vision Statement, "close-in housing" (i.e. housing which is adjacent to urban activity) is considered desirable as a development possibility in the Study Area. The market research found there exists a demand for mid- and upscale multi-family rental housing. Based on the current inventory of available vacant sites within the Study Area, only the SeaFirst property presents an existing opportunity for major apartment development. Constraints to apartment development on this site include: 1. Difficult access 2. View amenity diminished by outdoor storage and industrial character of development to the east. 3. High asking price by property owner. f j4 SITE LOCATION CRITERIA Site characteristics needed for the above land uses are used for subsequent analysis of market opportunities at specific locations within the Study Area. Typical site location criteria by type of use are summarized in Table 42. In addition to the market's current perception, the development plans of business and property owners in the Study Area show how the market may respond if the existing characteristics of the Study Area were to remain unchanged. Table 43 lists each known improvement or development plan according to the street on which the owner's property is located. The largest planned development is 30,000 square feet of mini-warehouse space along Burnham Street. Other planned ' improvements i.nclude. exterior repairs and painting of ' structures along Main Street, as well as possibly rebuilding a store and new restaurant, and converting a house on Commercial Street into a workshop or storage area. These potential improvements, although significant to existing businesses, do not provide substantial realization of the goals implied by the Vision Statement. 4 104 f 2,. Hobson & Associates r Table 42 TYPICAL SITE LOCATION CRITERIA BY TYPE OF DEVELOPMENT Retail Direct Exposure to 25,000 or more Average Daily Traffic High Visibility to drive-by traffic Location near signalized intersection Location within concentrated population centers Sufficient Traffic Capacity of Streets Ease of Ingress and Egress Sufficient Parking opportunities, typically at 5 spaces per 1,000 sq. ft. Location in established retail area and employment center with compatible adjacent uses. Class B Office High Visibility View possibilities desirable Pedestrian access t' Supporting adjacent commercial uses Moderately sloped topography Compatible adjacent uses r Site situated to allow awareness and significance of structure Sufficient parking opportunities, typically at 4 spaces per 1,000 sq. ft. Multi-Family Residential ' Upscale: 1/ 4. 4 acres or more land area Varied Topography ? View Possibility or other site amenity are t' desirable i. Able to create own environment Existing Upscale Identity` Compatible Surrounding Uses s Minimal Noise Impact; Proximate to professional or white collar employment centers i s~ V i= c 105 Hobson & Associates g S f is r. Table 42 (Continued) TYPICAL SITE LOCATION CRITERIA BY TYPE OF DEVELOPMENT Y Midscale: 2/ 4 acres or more land area Level Topography Minimal noise impact Proximate to Employment Centers Proximate to Public Recreation 1/ Upscale multi-family housing is defined as y apartment projects with approximately 75 units or more renting for $0.55 per square foot or more. 2/ Mid-scale housing is defined as apartment projects with approximately 75 units or more renting for less than $0.55 per square foot. Source: Hobson & Associates (1988). z 106 Hobson & Associates Table 43 PLANNED IMPROVEMENTS OR DEVELOPMENT City Center Study Area Planned Building Improvements or Development on Main Street Back Addition or Upper Story Addition of Upper Story Refurbishment for Office Use Exterior Remodel; Add Second Story Remove House for Parking Build New Store and Restaurant Expand Restaurant Dining and Kitchen Facilities Replace Porch and Repair Exterior Renovation Painting and Signage Improvements for 17,500 so. ft.: Non-profit Charity Store potential lessee. .4 Repair and Paint Paint Exterior Planned Building Improvements or Development on Burnham Street 31,000 sq. ft. mini-warehouse expansion Boat Store expansion Planned Building Improvements or Development on Commercial Street Minor Facade Improvements Interior and Exterior Improvements of 15,000 sq. ft. Warehouse Retail Expansion Convert House to Workshop or Storage Area Source: City of Tigard (1988). 107 Hobson & Associates PUBLIC RESOURCES The Vision Statement has suggested what the community may want. These desires were then matched with the reality of the marketplace. The translation of these desires into reality depends on the availability of land resources, and the market's perception of the Study Area. In addition, public action and intervention can be pursued at varying levels to enhance or create market opportunities in Downtown Tigard. Table 44 shows examples of levels of public ' involvement and commitment, in ascending order of magnitude. These means of public involvement require varying degrees of commitment in the form of money, time, and energy. The level of commitment which the community is willing to give can be differentiated into three strata with regard to the level to which the market can be influenced: 1. Minimal to none (Planning): market forces are directed as to where development can occur but are not controlled in terms of when that development takes place. 2. Moderate (Public/Community Actions): market forces are influenced so that some control over the timing and quality of development is exercised. 3. Aggressive (Intervention): a market opportunity which otherwise would not exist is created by assembling the product to which the market will respond. Minimal Commitment: An example of minimal commitment is illustrated as follows: A zoning designation clarifies on which site a desired use would be permitted to locate. However, if that site is unattractive in the marketplace because it does not meet the required site location criteria, development of the desired type and quality within the desired timeframe is unlikely to take place. If no other public involvement were to occur, a minimal commitment will lead to little to no new development. Moderate Commitment: If the site is unattractive only because it lacks adjacent public improvements, such as sidewalks, landscaping, adequate streets, etc., the public could act by providing those improvements, thus enhancing 108 Hobson & Associates Table 44 EXAMPLES OF PUBLIC INVOLVEMENT OPTIONS Option Impact Planning Master plan and Traffic Sets direction and goals; Studies provides for orderly and Comprehensive Plan and efficient growth towards Zoning Amendments those goals--and provides the Ordinances means to control the quality Design Controls of growth. Public/Community Actions Infrastructure Improvements Makes area more accessible Vehicular and sympathetic to visitors Pedestrian and local users Recreation Mandate by Ordinance Building Upkeep i Painting Facade Improvements Improves visual image Screening Better Signing Grounds Clean-up Community Events Builds community spirit and Merchant Associations pride; links private funding Non-Profit Organizations with public funding Neighborhoods Economic Development Programs Invites and pursues targeted businesses to locate in community Financial Incentives Provides direct economic Tax Abatement incentives to private sector Low Interest Loans developers that mitigate and Land Subsidies and compensate for other Equity Participation _ .negative site and location Economic Improvement factors. Distracts Intervention Land Assembly Creates developable sites and Relocation Funding market opportunities 109 Hobson & Associates _ i the market opportunity. This type of commitment can be considered moderate in its influence on the market--action is a means of enhancing opportunities and exercising control over the timing of development. Aggressive Commitment (Intervention): If the same site is generally suited for a particular use, but it is too small, or occupied by an incompatible vacant building, or an operating business, the public may need to assemble the necessary amount of land, and relocate businesses or i residences. This level of commitment to a particular type of development is considered aggressive--the public intervenes in the marketplace in order to realize a desired outcome. { t The degree to which the public acts to enhance opportunities by intervention is related to the amount of money available to devote towards revitalization efforts. Table 45 lists various sources of public funds. Subsequent analysis of specific market opportunities which could be enhanced or created in the Study Area is discussed below in relationship to some public funding methods. However, it is not possible in this study to anticipate the degree to which the public sector is willing to involve itself in a revitalization a effort. Table 45 EXAMPLES OF PUBLIC FINANCING METHODS Financing Method Systems Development Charges Grants (Institutional) Grants (Private Donations Business Associations) f Tax Increment District Local Improvement Districts Economic Improvement or Maintenance Districts Special Taxes (e.g. hotel tax) Low Interest Loans General Fund 1 Source: Hobson & Associates (1988). 1.10 Hobson & Associates MARKET PENETRATION STRATEGIES To analyze market opportunities in the Study Area, specific locations have been delineated and shown in Figure 6 based on: 1. Market perception of the Study Area; 2. Site location criteria; 3. Existing patterns of development; 4. Possible public actions and intervention. Each area numbered and shown in Figure 6 is described in Table 46 and assigned a potential future use which would support the objectives of the Vision Statement and be ` supported by the market. Under the column heading "Secondary Potential Future Use" is listed the types of development which may be feasible in the long-term, but would probably not occur in the short to medium term (1-10) .F years, with the exception of Area 5, where downtown light industrial infill is feasible, but not necessarily compatible with the objectives identified in the Vision Statement. Examples of downtown light industrial include firms that sell their manufactured or distributed goods wholesale rather than retail, such as a cabinet maker or bakery. Retail Development Commercial land uses in an urban core create the vibrancy and character of a community. Retail and other commercial uses generate the traffic that keeps a community lively and interesting. A key strategy to revitalize the Study Area is to increase the level of this type of commercial activity. An analysis of the retail trade area presented in Section 4 indicates that the environment in which the Study Area competes consists primarily of neighborhood or strip commercial shopping centers, with only one major discount general merchandise store (Fred Meyer). Because of the characteristics of land within the Study Area and the competitive commercial environment, it is extremely 111 Hobson & Associates r G Q 10 4 ' r ZOO 00 l / c~ o ~°O 0 a g o 0 0 l f Ga 47 J Q Q 02 t ~Q ~EVL S ~,~tU CYTY C~~ TIG 4:~ AREAS NCEVTUAI. IL Gd important that steps taken by the public to enhance or } create retail market opportunities be directed towards creating an environment which is antithetical to the strip commercial environment of Pacific Highway and the regional shopping center type of development found in Washington Square. The principal retail strategy is to create a unique retail shopping experience that can be enjoyable, relaxing and festive. Based on this retail development strategy, soft goods, such as clothing provided by major department store merchandisers would not be as appropriate to the Study Area, with the exception of off-price merchandisers, or smaller specialty shops and quality new used clothing stores. Attracting private investment in retail development in the Study Area requires the help of the community to create the traffic necessary to support more retail and commercial land uses. The first step in this process is the development of Fanno Creek Park, coupled with an aggressive community marketing effort, such as sponsoring public events that 4 utilize a park environment. Z The key concepts of a commercial revitalization strategy are ` as follows: s 1. Generate traffic by fulfilling demand for public recreation with Fanno Creek Park and community sponsored activities. f 2. Generate traffic by creating a unique retail environment in addition to the existing Main Street commercial uses. This step will require initiation by the public sector. Successful implementation of these two steps will lead naturally to increased interest in private investment along Main Street. A discussion of the types of retail development which could benefit the Study Area is outlined below. The area-by-area presentation in Table 46 is condensed by type of future retail development that could be expected to occur in the Study Area. As shown in Table 47, there are three basic categories: Conventional commercial/shopping t ^ centers; land extensive warehouses; and infill shops. The first category is likely to occur along the Pacific Highway and Main Street frontage of the SeaFirst site (Area 1) and in renovated space at the Payless Shopping Center (Area 10). Both of these sites have frontage on the Pacific Highway and 113 Hobson & Associates f 6. dini 00Table 46 pp~TIAL DEVELO~r --__.___-Potential futur Visibility Existing Mixed Uses Direct to Drive by surrounding Estimated u Mixed Uses multi-rsaily d size Acmss to vacant RAW Land Mlti-family C=*rcial Residentialt Commercial p ~ Yes Fang Creeki public Park 5-10 public Park y Wetland Yes Vac stcialt uninVcoved O 2 25-30 No IRe~sidentials ni Retail t office public/Officer Retail Canneccial Eanno Creeks Yes Yes Industrials Strip Retail 3 18-20 Limited Residentialt Retail Fanno Creeks Retail Yes Downtown Light 4 2-3 Limited Yes mistrial Land Extensive I~trial panno Creek industrial Retails D~lnation 5 3-4 No Limited ~strial Vacant office residential LWZ Extensive Retail! Professional office r Industrial Industrial mlti-Family Housings NO Vacant Lana Extensive Retails 6 5"B industrial professional Office Fenno Creeks No RD Industrial Cairoeccial 7 12-14 office Dc mtown Light Ir4ustrial industrial Railroads No Tci-net Transfer I K,ascale Kati- g 4--6 Residential Midscale Mlti-familY Family Residential public; Limited Industrials 9 9-11 Frontage Retail; on Hall Blvd. Residentials ce 3 and the text discussion. Table 46 is integrated with ~On Figu itself. Table 46 NOTE- holds no conclusive infocma MEMO NOW .gyp ( '..t _ w+•~•.y ~u.+u. - .i.tyWt i x Table 46 Continued Q- POTENTIAL DEVEfCPKEiY AREAS Estimated Direct Visibility Size Aooess to to Drive by Surrounding Existing Potential Future U Area (Acres) Major Arterial Traffic Land use Character Primary Secondary v 10 26-29 Yes Yes General Cartmercial Retail Center Retail and Service Center Office n ' Frontage on Hall and Pacific •r. 11 9-11 Yes Yes Fanno Creek Public/ Civic Complex Civic Complex Hall Blvd. Hall Blvd. Industrial Institutionalf Rail road Off ice NOIE: Table 46 is integrated with Figure 3 and the text discussion. Table 46 holds no conclusive information by itself. Source: Cogan Sharpe Cogan; Hobson b Associates (1988). i i i4 I t-n Table 47 SUMMARY OF RETAIL OPPORTUNITIES BY AREA Type of Future Time Retail Development Examples Area Frame 1. Conventional Furniture, Home Im- 1,10 1-5 Yrs. Commercial/Shopping provement, off-Price, Centers Medical Office, Discount Drug 2. Land Extensive Costco, Showrooms, Ex- 5,6,7 1-20 Yrs. Warehouse, Show- hibition Space, Oregon rooms Products Warehouse/ Customer Outlets, Micro Brewery 3. Infill Shops Restaurants, Specialty 3,4 1-20 Yrs. Retailers, Home Furnish- ings, Sporting Goods, Personal Services }_'a Source: Hobson & Associates (1988). Hobson & Associates 116 will be occupied or developed in all likelihood without any assistance or intervention by the City of Tigard. Examples of conventional commercial/shopping centers are shown in Table 48. Areas 5, 6, and 7 which presently have a strong industrial character are suitable for destination retailers which need inexpensive, warehouse-type buildings for showrooms, inventory, and merchandising space. This type of retailing is becoming more and more popular with factory outlets, volume discounting, and warehouse showrooms for a wide variety of types and quality of merchandise. Many of these types of retailers sell specialty products by mail order. Examples include Kaufman Streamborn Flies and Norm Thompson Outfitters. Because mail order retailers are widely known, they often do not need the high level of visibility which conventional retailers require; thus, these types of retailers are good candidates for locating in Areas 5, 6, and 7 where limited visibility may deter conventional retailers from locating here. Another strong candidate for this type of land extensive retailer is an Oregon Products warehouse/customer outlet, wherein small specialty food producers could combine direct customer sales with warehousing and distribution networks. The freeway proximity directly benefits this type of use. Table 49 shows examples of land extensive retail uses. The final type of retail use consists of a wide range of smaller specialty retailers, eating and drinking establishments, antique, and home furnishings stores for the existing shop space and future infill retail development. These uses are appropriate along Main Street in the 1 established retail/commercial district. This development pattern is also very important to the realization of the Vision Statement. Examples of these types of retail uses are shown in Table 50. Unlike the conventional shopping center development or renovation of Areas 1 and 10, the land extensive retail outlets in the industrial district are less straightforward and require more public and private imagination and creativity. The Stash Tea operation is an excellent building block for this concept. Attracting similar food manufacturers or retail showrooms will require a concerted effort to market the vacant industrial buildings or parcels to retailers rather than typical industrial users. Promotion of downtown Tigard as a location for inexpensive retail space for special exhibits, mail order specialty retailers or factory outlets would be a long-term project. 117 Hobson & Associates Table 48 EXAMPLES OF CONVENTIONAL SHOPPING CENTER DEVELOPMENT Furniture Carpets/Floor Covering Home Electronics Home Improvement Fabric Store Supermarket Off-Price Apparel (Ross Dress for Less, TJ Max) a Table 49 EXAMPLES OF LAND EXTENSIVE RETAILERS Type of B siness Retail Activity Stash Tea Tea sampling room and garden. SausaJe & Smoke House Specialty prepared meats. Sponsor outdoor barbecues. "Harris Wine Cellars" Discount Oregon & Import wines; Wine tasting room. Cabinet Maker Hand crafted furniture. Display and demonstration room. Glass Blower Specialty glassware. Demon- strations & showroom. Ceramic Maker/Potter Ceramic items; Showroom and classroom. Specialty Food Condiments such as mustar9s or Producers jelly; Retail and sampling room. Textiles Seconds or off-price woolen goods or other Factory Outlet clothing. Golf Club Manufacturer Custom made golf clubs. Fitting area, demonstration area. 118 Hobson & Associates Table 49 (Continued) EXAMPLE OF LAND EXTENSIVE RETAILERS Tyne of Business Retail Activity Custom Small Boat Manufacturer Display room for wooden boats. Seafood Company Package and distribute fresh sea- food. Retail seafood counter area. Boat Store Recreational boat retailer. Display room. "Costco" Type Store off-price general merchandise. Micro Brewery Brew pub and tap room. Winery Vintner with sampling room. Special Exhibition or Small hobby exhibitions; trade Seasonal Product shows; Farmers' Market; other Facility community events. Garden Supplies/ Landscaping supplies; display Nursery Stock garden consistent and compatible with adjacent park environment. 119 -Hobson & Associates _ Table 50 EXAMPLES OF SPECIALTY AND INFILL RETAILERS Food Stores Specialty Food Meat & Fish Fruit & Vegetable Market Health Food Candy & Nuts Dairy Products Bakeries Home Furniture. Furnishings Drapery/Curtain/Upholstery Bedding/Linen Lamps/Shades Household Appliances Eating and Drinking Cafe's Fast Food Delicatessen's Family Dining Fine Dining Taverns, Bars Coffee Shops Yogurt Shops Ethnic Restaurants Miscellaneous Retail Drug Stores Liquor Stores Antiques, New & Used Books, Musical Instruments, Art, Unique Specialty Clothes, Records and Tapes Sporting Goods Books Stationery Hobby, Tops Gif t/Novelty Sewing/Needlework Florists Artists Supplies 120 Hobson rr Associates Aa Table 50 Continued EXAMPLES OF SPECIALTY AND INFILL RETAILERS Personal Services Laundry/Dry Cleaning Coin-Op Laundry Upholstery Cleaning & Repair Beauty/Barber Shoe Repair Medical or Health Services Travel Agent Real Estate Agent Tax Preparation Source: Hobson & Associates (1988). r u. 3 i Y F t C F h~ p p 12 Hobson & Associates 1 Together with the development of Fanno Creek Park, downtown Tigard could become an attractive place to shop and spend time and money. With showroom and discount retailers and the park as important activity centers and traffic generators, a healthier climate for small retailers on Main Street will be achieved. Consequently, the consolidation of Alain Street as a shopping district becomes a natural result of the traffic produced by larger retailers in the current industrial area. As traffic increases and the downtown becomes a unique and special destination, retailers of all qualities of goods will be attracted to the downtown. This is a key concept. Without this internal activity, it will be more difficult to induce more Main Street merchandising based on development of the SeaFirst and Payless sites alone, because these latter developments will not generate significant pedestrian circulation. Office Development In the Market Analysis section of this report, the market demand for office space was analyzed. The overall market share, or that portion of the new market demand which the Tigard Study Area may capture is based on a number of factors including location, size of the Study Area sites, the characteristics and proximity of competitive office projects, transportation access, parking, and the prestige of the location. Considering these factors, the following types of office development could occur in the Study Area: 1. Owner-occupied professional space for tenants such as accountants, attorneys, engineers, and architects. 2. Health services space for physicians, dentists, and other professionals. 3. Speculative Class B multi-tenant office space for smaller, general commercial tenants. 4. Government or institutional office space. 122 Hobson &Assoriates Space in most office projects is offered on a for-lease basis. As construction and operating costs and, consequently, rents continue to increase, many office projects are developed on an owner-occupied basis. Small professional firms such as attorneys, advertising agencies, and service firms who have smaller-scale fixed space needs are the principal occupants of this type of space. Location, as it relates to transportation, markets, and parking, is very important to these types of tenants. Owner-occupied office space could be an infill type of development in a variety of areas, including Areas 3, 6, 7, 8, 9, 10, and 11. The professional office building for health care professionals is another office development alternative for the Study Area. Small multi-doctor facilities which accommodate two to seven doctors are a potential in-fill use in the areas where owner-occupied office development may occur. A large multi-doctor facility, however, will produce more interest in the Study Area and is better able to provide for property diversification of medical specialties and related amenities. Depending on the number of doctors and patronage drawn from the trade area, supplementary commercial uses such as pharmacies, opticians, and coffee shops may be generated by this type of development. A potential site for a larger-scale medical office building is the Main Street and Pacific Highway frontage of Area 1. In addition to owner-occupied and medical office space, speculative Class B office space is a potential longer-term use in the Study Area. If an attractive environment is created by the improvements to Fanno Creek Park, a location for Class B office space in Area 7 could be created where the GTE office building and Civic Center provide an office identity. It is also conceivable that some small office buildings (10,000 square feet or less) could be added as infill along main Street (Area 3). If the office identity of Area 11 were strengthened by improving the environment (i.e., clean and modern) both in terms of the immediate surroundings as well as the visual impact on traffic along Hall Boulevard, government or institutional office space is a potential use near the Civic Center and GTE Building. 123 Hobson f,>Associates - - - - - Multi-Family Residential Development Multi-family housing is considered to be an important development option for revitalizing the Study Area, because it provides a higher density form of housing which can serve to maintain and create public activity within the area. Typical suburban multi-family density ranges from 10 to 25 per acre and includes apartments, rental duplexes, tri- plexes, and four-plexes. It is possible that a density of 20 units per acre could occur on suitable sites in the Study Area. As noted in Table 46 above, locations which could support multi-family housing are found in Areas 1 and 9. Area 1 with its varied topography could support a more upscale i project, while Area 9 might support midscale multi-family housing. The creation of a public park along Fanno Creek will have a major impact on the view amenity of development in Area 1. The site could provide an ideal living environment with ' strolling paths along the creek leading to downtown retail stores. A long-term possibility for additional multi-family housing exists in Area 7 along the proposed park, where relocation of the GTE maintenance facility could create a suitable vacant site. In addition to varying sizes of apartment projects, smaller multiplexes such as duplexes and tri-plexes can provide a good mechanism for in-filling smaller sites, which may not support retail or office development. This type of inf ill development is important not only because it is flexible in its site requirements with respect to size and location, but also because it can provide a varied and interesting visual effect with different building arrangements and architectural styles. SUMMARY OF DEVELOPMENT OPPORTUNITIES i The vitality of Tigard's Study Area is closely related to the economic growth of Washington County and the Portland Metropolitan Area. As the region's economic base grows, >a: 124 Hobson & Associates employment and population in the region will increase and create new demand for real estate development of all types. In general, the amount of new development which the Study Area will capture depends on the competitive position of the Study Area relative to other locations in the region and the level and type of public commitment to the downtown development process which will enhance the area's competitive position. The market potential for three primary uses in the Study Area--retail, office, and residential--was addressed in this report. Demand for new real estate uses, particularly retail, in the Study Area is drawn from three sources: 1) Projected new demand within the present market area; 2) Existing demand from within the present market area; (shifting demand away from existing competitors) and 3) Projected and existing demand from outside the present market area (expansion of trade area). For example, if the retail environment in the downtown L became more unique and attractive, it would become more competitive in the marketplace and draw demand away from other existing competitive retail centers. If the Study Area evolves into a special or unique environment, it also can expand its trade area. For example, if more destination retailers such as the existing boat store or fly fishing supply store, located in the downtown and created a stronger destination center, market demand would no longer need to be drawn primarily from a five-minute trade area, but could be attracted on a ten to fifteen-minute or sub-regional basis. The proposed Fanno Creek Park, if developed, will provide a major competitive advantage to the downtown Tigard community in working to create a special destination. These additional sources of market demand are fully as important as the projected new demand in supporting new development in the Study Area. However, the demand drawn away from competitors and an expanded market area cannot be quantified. The success in capturing these sources of market demand is dependent on the competitive posture of the product. Table 51 shows the Study Area potential for new commercial and residential development over the 1988 to 2005 projection period based on 10 percent, 20 percent, and 30 percent capture rates. 125 Hobson & Associates $F V 41 woo Rebje 51 Opy p,PFA I.VV V To UFl~n ~8...2 P'W 005 pelluice8 rPamt land L g~uiced ~i7,din9 'x. p~punt of tord Atea Al iced Suildin9 ant o£ t plea r 450,000 94• ft d 28 1, t0-3 ~ed fir- 300,000 s°1• ft SA x:qg " ---J"- lq 1r0~ omits OOfl gy. it 36 540 it. >50, ?20 ',its 18 its 500,000 eq• 18 364 units 540 un -"r ?,tail./Office 360 units 9 :mite - 95 ta 180 uni ts 9 360 64 units Nti-Fan~ilY 8,600 e ~RESidential 1,800 180 vita male 1,840 unite 32 ,eadscale Z0 Onus/Acre Total• ratios are as follows: Ws dent al Lana coverage Note: x (19881 & ~ ~~iates SOUL clbSO-~~n now- r-' N O~ Based on a capture rate of 10 percent of projected new demand, approximately 150,000 square feet of retail/office space and 360 multi-family residential units over the projection period could be developed. Approximately 32 acres of land would be needed to accommodate the projected demand in the Study Area, based on a 25-percent land coverage for commercial uses and a density of 20 units per acre for residential uses. If a 30-percent capture rate were achieved, 450,000 square feet of retail/office development and 1,086 new residential units would be added in the Study Area, requiring approximately 95 acres of land in the Study Area over the 1988 to 2005 projection period. As shown in the land analysis, approximately 80 acres of the total 188 acres within the Study Area are devoted to public circulation or are within the Fanno Creek floodplain, which leaves an estimated 110 acres of buildable land. Of this buildable land, about 15 acres are currently vacant and unconstrained by floodplain. However, future demand can be satisfied not only with available vacant land, but also with existing building r structures. Existing structures can satisfy demand by: 1) Being vacated through business turnover such as when leases terminate or businesses decide to move or sell their building, and 2) Renovation of existing vacant buildings. Given these factors, a ten-percent market capture rate may be possible without public intervention. However, to i capture a greater percentage of projected market demand will require intervention to create additional development sites. If additional land is made available over the 1988 to 2005 projection period, the build out scenarios shown in Table 51 for a 20- and 30-percent capture rate of projected new demand may be too aggressive. However, as the Study Area becomes a greater attraction as a destination and draws support by capturing existing demand from competitors and increasing the size of its market area, additional : development opportunities will occur provided the public commits to creating available development sites. In summary, projected new demand combined with existing demand and demand from an expanded trade area is considered sufficient to support revitalization of the Study Area. However, market demand is not so great that revitalization 127 Hobson & Associates will occur solely as a result of market forces. Rather a comprehensive strategy of public action and intervention will be important to stimulate private investment in new development. IMPLEMENTATION STRATEGIES An implementation strategy for the Study Area provides a framework for overall planning and implementation of a renewal effort and defines the goals and objectives of that effort. A strategy should be based on the resources available with the 'primary objective to encourage private investment which supports the Vision. The underlying motive in promoting private investment is to increase value both in terms of the community's perception of the Study Area and real value, i. e. market price of land. As private investment in the Study Area begins to occur, higher property values will be encouraged through greater demand from the private sector for development opportunities. y Greater land value can ultimately support a higher quality type of development, and in some cases, even serve to encourage more building density to create a more urban environment. This section presents: 1. The framework for a strategy; 2. Examples of where and how the public sector can stimulate private investment in the study area; 3. Recommended public action priorities; 4. Summary of recommended planning strategies. Strategy Framework Establishment of a strategy must consider whether the objectives of the strategy (i.e. realizing the Vision) are realistic in terms of potential market support as well as the level to which the strategy is politically and financially supportable by the citizens. The following 128 Hobson & Associates outlines the elements that could be included in a revitalization strategy. Is the Vision Realistic given market Conditions? As was stated earlier, the Vision is generally supported by the market analyses, with some specific exceptions. Goals and Policies The next step is to develop community consensus on goals, policies, and strategies which are documented, accepted by the community and adopted and promoted by the City Council through public decision processes. The first step in developing that consensus is to complete a master plan and traffic analysis which is future-oriented in terms of the Vision, and realistic in terms of the attitudes of the citizens, with respect to the value and importance of the Study Area as perceived by the community, i.e., its role in developing community pride and an expanded tax base. A master plan should address three key items: A. How much community consensus is there about the importance of the downtown? B. What would the future look like, i.e., street system, development concepts, public improvements to the park, etc.? A master plan should produce a tangible representation of the Vision. A traffic study should be completed as a part of the Piaster Plan to solve circulation and access problems. C. What public and private strategies will be needed to implement the plan? What regulatory changes or additions are needed to promote and protect the Vision? How much will it cost? Who pays for it? Should other incentives for reinvestment be r included and will these work in Tigard? How long will implementation take? What is the appropriate sequence of actions, public and private, given the need to change and enhance the image of the i downtown and to finance these actions? 129 ¢ Hobson & Associates Implementation Implementation approaches should consider both public and private roles; however, it appears that based on the current market perception of the Study Area and availability of suitable sites the initial steps must come from the public sector to send a signal to the private sector that Tigard is committed to redevelopment. Two basic approaches should be considered: A. A phased approach which relies on a sequence of actions over a period of time requires sustained political and financial commitment and has the advantage of working within the limitations of present and future budgetary and political constraints. However, it also has the potential to lose its vitality and commitment, resulting in marginal results for the dollars expended. B. A comprehensive approach, tied to both projected budgets and new funding sources requires a major up-front commitment, but once the pieces are in place, it develops a momentum of its own. This requires a carefully developed plan of action which is realistic and acceptable. The downside is that if this approach fails at the outset, it could result in a loss of momentum, and an obvious political setback which may be difficult to overcome in the near future. A combination of these approaches is possible; the decision about how to proceed is the community's, and should be an outcome of the master planning process described above. A wide range of strategies and possible actions are worth considering at this time. However, the specific combination and timing of strategies in the form of a political approach should be an outcome of the planning process. Presented below is a description of these options: A. Ordinances and legislative actions that set clear 98 goals, policies, and standards including zoning, design guidelines, and parking requirements. 130 Hc~l~son As~~~ciates B. Private actions developed through existing organizations such as a Chamber-sponsored fix-up or coordinated storefront improvement effort. C. Public improvements including improvements to the park, street improvements, street additions, parking, pedestrian walkways, and other public infrastructure development. D. Public intervention in the market place, such as land assembly, grants, tax abatements, low- interest loans, and displacement assistance. Means of Financing Sources of financing could include: local improvement districts, economic improvement/maintenance or parking districts, general fund, block grants and other grants, private donations, tax increment district, systems development charges, and special taxes (e.g., room tax). In all likelihood, financing should come from various sources, and in combination should be adequate to carry out the elements of the plan which are essential to changing the image and improving the quality of the area as a viable center for living and commerce. The financial plan should be as concise as possible, including identification of the activities, the sequence of activities, and a time line. Public Enhancement and Creation of Market Opportunities As previously discussed, one of the major constraints to development, other than limited availability of vacant developable sites, is a poor overall image of the downtown. Improving the appearance of the Study Area is considered to be crucial to attract private investment. A plan to improve that image should begin by focusing on the most visible areas of the Study Area both within and outside its boundaries, i.e. the area's image as seen from within and from the adjacent areas such as Pacific Highway and Hall Boulevard. 131 Hobson & Associates - Gateways to Downtown The Study Area is physically situated such that three major visual "gateways" are perceived as the cornerstones of the downtown: 1. The intersection of Hall and Pacific Highway is the most visible and highly traveled area. This area needs to be seen as an anchor, not just in terms of a major attractor, such as a retail anchor, but also in terms of visual image and its impact on travelers as an invitation to enter downtown. Similarly, the quality and image presented along Hall Boulevard and Pacific Highway affects perceptions of the downtown area. 2. The intersection of the south end of Main Street with Pacific Highway is the other major entrance to Main Street. This area should also be anchored by a commercial attractor. Development here should be architecturally significant, and bring visual attention to the downtown. Because of the topography of this area, visual access to the downtown from the Pacific Highway south of Main Street is limited, and attention might be given to strategically placed signage combined with an entry statement along the Pacific Highway and consideration of access to the Main Street area from Pacific Highway through re-design of the viaduct. 3. The intersection of Burnham and Hall located near the Civic Center is another major access point to the Study Area. In a small community, the city hall is traditionally a focal point of public activity and attention should be directed towards strengthening the identity of the areas adjacent to the Tigard Civic Center. The Burnham/Hall intersection should be made visually inviting through landscaping and an entry statement. In order to give more definition to this area, screening along the southeast edge of Hall Boulevard is recommended to lessen the negative impact of the adjacent industrial areas. Additionally, consideration should be given to improving the image of both sides of Hall Boulevard where it adjoins the downtown area. W 132 Hobson & Associates These entryways to the downtown are very important because of their visual impact and the existing travel patterns and perception of the population. However, similar visual and physical improvements in other areas should not be overlooked, such as: 1) Intersections of Commercial and Scoffins Street with Hall Boulevard; 2) Proposed realignment of Scoffins to connect directly to Hunziker Street at Hall Boulevard; and 3) Access to Main Street via Tigard, Commercial, and Scoffins Streets. s Because Main Street in its entirety is viewed by traffic on the Pacific Highway, it is considered very important to improve Main Street's appearance by taking measures to enhance the appearance of the existing buildings. Steps should be taken to improve signage, mitigate the visual impact created by the existing roof tops, perhaps by creating false roofs or adding second or third stories; or to enhance buildings' appearances by painting existing structures or improving facades. Other improvements could include landscaping of public rights of way, although care should be taken to enhance rather than impair the view of Main Street from the highway. In addition to Main Street image enhancing measures, the Pacific Highway viaduct should be improved to facilitate bicycle and pedestrian traffic and make it more visually appealing. Funds for this particular project should be pursued through the Oregon Department of Transportation. A Development Concept A development concept is a guiding force in creating a product that will appeal to the consumer. The concept ' establishes the appeal and identity which differentiates a product from other competitive products within the market place. The same principle applies within the community. A community differentiates itself from others by virtue of a unique heritage, tradition or special appeal. Based on the market analysis, site location criteria, and the market's perception of the Study Area, it is apparent that in order to compete better for new 133 Hobson Associates O and office development, the Study Area must be retail differentiated from existing development along the Pacific Highway and from other suburban communities. It must become a destination in and of itself. This need is represented in the Vision Statement and provides the basis for an important preliminary development concept; "The major unifying feature is the image of a 'City in the Park'." The potential for development of a city park along Fanno Creek is a vital asset in creating market opportunities for future development within the Study Area. A developed urban park is a key element to a city's quality of life. It provides an opportunity for community pride and interaction. Compared to many other suburban centers, the city of Tigard has a unique competitive advantage in that it has the land resources to create a public park in the downtown. A park in downtown Tigard will provide a major impetus for heightened public activity which will encourage and support more private investment. A public park could provide the impetus to promote sales within the downtown, and an opportunity to link public and private resources in a marketing effort. For example, the existing business community in cooperation with the Tigard Chamber of Commerce, which is already located on Main Street, could help to sponsor community events such as picnics or other public events in conjunction with special sales of retailers' goods. A park with a pond similar to Laurelhurst Park in southeast Portland could be an opportunity for activities such as duck feeding or fly fishing classes. Frontage on a park could provide outdoor dining opportunities or a visual amenity for restaurants or a tea garden. Bicycle or pedestrian paths could allow people to access the retail core from neighboring residential areas, or provide an opportunity for consumers to test ride bicycles sold at a store downtown. An amphitheatre in a park could provide an opportunity for evening summer entertainment - such as-music or theatre performances. Development of the proposed Fanno Creek Park is considered absolutely critical to successful revitalization of the Study Area. The park should be improved to include a lake or pond; walkways throughout the park which link the Civic Center to Main Street, t 134 Hobson & Associates _ and provide access to all the areas surrounding the park; an outdoor amphitheatre would be a major attribute; the park should have open spaces that are mowed and manicured; other landscaping an amenities such as a fountain or public are should also be included. There exists at present, a park-like area south of the Civic Center along Fanno Creek. While this are presents opportunities to walk along the creek, it is not considered to be improved to the extent required for the remainder of Fanno Creek to significantly effect revitalization of the Study Area. Enhancement and Creation of Market Opportunities Specific examples of the ways in which the public could interact with the marketplace to achieve private investment is described below referring again to the areas shown in Figure 6. The discussion of each land area illustrates considerations to be given in the master planning effort, and possible opportunities for ~ public intervention to improve the marketability of certain land parcels. Each number below represents the area as it is numbered and shown in Figure 6. 1. Starting at the southwest corner, at the intersection of Pacific Highway and Main Street, the SeaFirst property is the largest parcel of vacant land available for private investment. It is recommended that the property be developed as commercial/retail on the Pacific/Main frontage, with mid- to upscale multi-family housing to the rear, with a view of the Fanno Creek Park. The goal in developing the retail/commercial use is to I establish an identity for the downtown and to provide an opportunity for a major activity center, one that will draw people off of Pacific ti Highway. The Seafirst site is the only large developable site available now, and it is possible that the public would want to intervene in the t market for that site to: a) Capture the tax increment; and b) Have better control over the type and quality of development which occurs on that site. F r E 135 t Hobson & Associates z4 F 2. The development of a public park along Fanno Creek is vital to create a pubic activity generator that will promote additional commercial development in the Study Area. It should be developed to the extent that it becomes more attractive as open space which will help in marketing the SeaFirst property, and enhance the image of other properties with frontage along the Fanno Creek floodplain. 3. The frontage along main Street should continue to develop as a "village" retail/office area. Some new inf ill buildings can be anticipated, and as reinvestment occurs, changes in some uses in the older buildings anticipated as retailers look for opportunities. This is an area of smaller structures which create the "village" atmosphere and existing buildings could be renovated to relate to Main Street. This area is the gateway to the downtown, and an effort should be made to improve its appearance, pedestrian environment, i and ease of access. In addition, the image of, and access to this area from Pacific Highway should be a key element in a master plan. 4. The property on the southwest corner of Burnham and Main should be seen as an opportunity block to create a commercial attractor which will attract people onto Main Street. A type of use that seems appropriate is a family-oriented restaurant such as the Old Spaghetti House or a micro-brewery serving food and ale, which will cater to the lunch and evening trade. A storefront theatre on or near this site would help to promote this area of downtown as an anchor attractor. This site offers access to the future Park and is large enough to accommodate on-site parking. Proper use and design of this block will set a tone for the "village" atmosphere. 5. The properties to the rear of Area 4, are now utilized by Stevens Marine, Familian, and Stash Tea. These are land-extensive uses as compared to the smaller-scale "village-type" retail activities along Main Street. The storage areas of Familian and Stevens Marine should be cleaned up and screened to enhance the development potential of the SeaFirst property. Stash Tea should be encouraged to add a retail outlet and a "tea 136 Hobson FP Associates garden" along the proposed park. Expansion of Stevens Marine is appropriate, particularly if the storage area is cleaned up and an attractive structure is built to accommodate the new showroom. The entire length of Burnham Street to the GTE building could eventually become a key attractor utilizing the land extensive retail concept including food and beverage producers with retail outlets on Burnham and sit-down areas along the park, and factory outlets. 6. The properties on the north side of Burnham to the railroad right-of-way provide opportunities for mixed land-extensive retail and commercial (professional office development in the area east to the site of the Water District property) . Limited infill or replacement opportunities exist now, and this is an area where private and public assembly of the land will help encourage new investment. 7. Between Fanno Creek and Burnham, east of Ash Street, is the Public Works property which will soon become available. This is a possible location for land-extensive retail or commercial development. The property also provides an opportunity for extension of the park northward in combination with new development. New investment in the Public Works site fronting the future park may encourage private investment along the properties fronting Burnham and Ash Streets. A long-term opportunity, and one deserving further consideration during the master planning process, is to look at the feasibility of moving the GTE Maintenance Center and the business park which is located between the Public Works site and City Hall. If these properties were combined and existing activities could be relocated elsewhere within the City, perhaps east of Hall Boulevard where vacant industrial land currently exists, this area could provide a site for small office buildings on the Burnham Street frontage and multi-family housing to the rear along the proposed park. of 137 Hobson & Associates 8. The south tip of Area 8 could become public open space to enhance the view from Hall, and fit with the identity of Area 11. The area north of the railroad tracks to Commercial street is the location of the Tri-Met Park and Ride and free- standing industrial uses. Some downtown light industrial infill could occur at this location, but this infill may not be compatible with nearby housing opportunities and the Vision Statement in general. 9. On the north side of Commercial Street is an area of mixed residential and commercial uses and a church. A major redevelopment opportunity for mid-scale apartments exists at the site of the mobile home park. However, public intervention is necessary to help with displacement of the mobile home owners and with improvements to encourage private investment. Consideration could be given to expanding the residential development opportunities by helping some of the businesses along Commercial to relocate, perhaps to the area north of Burnham. At least one of these retail activities, the fly-fishing equipment store, is an attractor for the downtown area and should be relocated, perhaps close to Stevens marine or on to Main Street. 10. In the north portion of this area, the existing shopping center could be redeveloped to create a more "village-like" atmosphere, consistent with the Vision. This area should be the northern attractor for downtown. The most feasible retail theme at this location could be household furnishing and appliances. This activity will work well with Smith's Home Furnishings and Directors in Park 217. Cross shopping between these facilities and Park 217 will occur, bringing people closer to the downtown area providing additional cross shopping possibilities. Improved access from Hall Boulevard is needed, as well as better internal circulation within the center. There is also the possibility of moving some of the smaller retail structures in this area to a configuration which is more in keeping with the Vision. The properties at the corner of Pacific and Hall should be privately or publicly assembled and made more attractive, as the s 138 Hc~b~rni tr Associate northerly edge of the downtown is the most visible point of the Study Area If these changes are made, then Hall Boulevard could become another downtown access, through this center. As part of the strengthening of Hall Boulevard, consideration could be given to moving existing residential single-family structures to make room for new development. These structures could be moved to other downtown sites to take advantage of infill opportunities to create urban areas similar to those along Northwest 23rd Avenue in Portland. 11. The properties on Hall Boulevard, including the Water District site and City Hall/library site should be viewed as a civic complex, which should be improved with walkways, landscaping and public open space to unify the identity of this area. 12. The Tigard Senior Center and single-family housing exists within this area. Additional residential infill might be considered to increase the density. 13. This area is occupied primarily by multi-family housing, with some single-family use. Residential infill might be considered in order to increase the density here as well. Finally, street additions and improvements are suggested in Figure 7 which provide a more urban-type atmosphere and improved circulation. This would provide more development opportunities for investors by increasing the number of street frontages and corners of blocks desired for commercial uses. While Figure 7 shows preliminary suggestions as to possible street improvements, the transportation study and master planning effort will determine the appropriate layout of the street improvements. For example, a frontage road on the south side of the railroad tracks might help buffer development and provide additional development opportunities. Also portrayed are opportunities for public access to the Park, by bringing frontage roads to the edge of the Park, such as shown on the F SeaFirst site (See Area 1, Figure 6). s l; Not depicted in Figure 7 are improvements such as landscaping of the railroad right-of-way, an improved railroad grade crossing, and small parking lots with direct 139 E Hobson & Associates b 1 Figure ~ ~ G d~ O 1 ~o '7 O q7e•o,,' f ~ 4o,~s ~ po s o Q 10 o ~ a 1 0 0~ o 00P, . R ~T~pY 1 Cvf lq CEr1TE 140 zxG~ y t STREET impROVEMEN~S p~.~ENT1A x access from streets which can serve more than a single structure. These lots should be sited during the master planning process. Recommended Priorities The following summarizes the recommended priorities of a revitalization effort: 1. The first priority is to establish the revitalization plan by completing a community master plan approved by community consensus. 2. Based on the Master Plan, zoning should be established and implemented so that it is clear where and what type of development is allowed. 3. In order to improve and maintain the unity and attractiveness of existing and future development, downtown ordinances and design guidelines should be implemented and enforced. 4. Because the amount of available public monies will ultimately determine to what extent private investment -,rill occur, the establishment and implementation of a tax increment district should be a major priority, while opportunity sites such as the SeaFirst property exist, as well as identifying and pursuing other sources of revenue. 5. Because the future public park along Fanno Creek is a vital community asset required to initiate activity in the downtown, and is the heart of the Vision Statement of a "city within a park, public resources should first be committed to creating this park. The park has the potential of being a major recreation attractor and spin-off commercial benefits will occur as more people are brought into the downtown. Furthermore, Fanno Creek Park will do much to stimulate the interest of private investors. Public assembly of land within the floodplain and improvement of the land as a public park is an important priority. Within the park a lake or pond is critical and a public outdoor amphitheatre should be considered. 141 Hobson & Associates _ t Y` 6. The revitalization of retail uses on Main Street will occur as more people are attracted by the park; land extensive destination retail uses south of Main along Burnham; and the retail activity at both ends of Main Street. The second major public improvement priority should be to improve the visual image of, and ease of access to, Main street. i a. Establishing major entry statements to is downtown Tigard (including the entrance from Hall Boulevard at Burnham Street; b. Improving both Main Street/Pacific Highway intersections; these two intersections as they exist now are considered barriers to new, commercial development along Main Street, and need to be physically changed to solve congestion problems; C. Improving other streets and sidewalks to facilitate vehicular traffic, and promote pedestrian use of the downtown; ' d. Improving other public infrastructure such as landscaping, signing, and lighting; x e. Alleviating parking problems;' f. Providing incentives to property owners to improve facades of buildings. E g. Enhancing the visual appearance of the Pacific Highway viaduct; h. A final improvement that could result in w significant benefits would be to assemble enough land in the central portion of Main Street to develop a third commercial attractor. This will encourage people to 4 come to the center of the town and will make the small shops between the central attractor and the two commercial attractors at both ends of Main Street significantly more viable. 7. In order to create opportunities with increased block faces and facilitate traffic circulation, 142 Hobson & Associates interior vehicular and pedestrian circulation particularly parallel to Main Street, should be improved consistent with the final Master Plan. 8. Any other public improvements identified in the Master Plan study should be implemented. The plan should address the design and functional relationship between the downtown area and the immediately adjacent areas along Hall Boulevard and Pacific Highway. 9. Land assembly to create major opportunity areas including relocation and displacement assistance to existing users should be considered. Summary of Recommended Strategies The overlying objective of the revitalization strategy is to stimulate private investment in downtown Tigard through public commitment and investment. In order to stimulate w..., private investment, the public needs to capture future market opportunities in downtown Tigard by creating a product with an upgraded image, perception, and identity. The means through which this is accomplished include: a. Physical enhancements (visual and logistical); b. Promoting community spirit, cooperation, participation, and enthusiasm to communicate a positive image to the general public and the private sector; C. Sponsoring special events to attract people and call attention to Tigard; d. Establishing an economic development program including public advertising and promotion. It is recommended that the community build on the strengths of the existing Study Area business environment by developing an action program to retain and enhance existing retail and professional businesses in downtown Tigard. Because Main Street is the major commercial center of the Study Area, additional retail and office uses (professional and medical) should be aggressively promoted. 3.43 Hobson & Associates While community events and increased commercial activity can build the level of public activity in the downtown, it is also recommended that residential uses in downtown Tigard, both inf ill and, in particular, on opportunity sites, be aggressively pursued. Residential uses will place people in downtown Tigard and people, whether visiting or residing in E ' the Study Area, will provide the impetus for commercial redevelopment. Finally, it is recommended that attention also be directed outside the Study Area to city, county, regional and state policies and actions which may have implications on revitalization of the Study Area. Examples include the proposed development of the Light Rail Transit (Max) from downtown Portland to Washington County; and development of the proposed Western Bypass which would link Interstate Highway 5 near Interstate Highway 205 with the Sunset Highway near 185th or 216th Avenues. The light rail could stimulate development of the Study Area if it stopped in the downtown. The proposed Western Bypass will have an impact on development within the city of Tigard. This impact could be positive if on- and off-ramps are strategically located to: f: 1) Allow Tigard residents easy access to employment f centers and other destinations, and 2) Allow ease of access to commercial destinations in Tigard. Another example of the ways outside areas should be p; considered is the City's future planning and development efforts in areas such as the land immediately east of Hall`. Boulevard which borders the Study Area. Future planning efforts should integrate policies and development concepts with revitalization of the Study Area. e: In order to influence such proposed projects, or gain: funding for other types of public infrastructure improvement s or development, the Tigard jurisdiction should aggressively't lobby its position in the county, regional and state government forums. 144 Hobson & Associates _