City Council Packet - 03/16/1989
AGENDA
MEETING AND PUBLIC HEARING - CITY OF TIGARD
CITY COUNCIL/CITY CENTER DEVELOPMENT AGENCY AND PLANNING COMMISSION
Tigard Civic Center - 13125 S.W. Hall Boulevard - Town Hall Room
March 16, 7:00 p.m.
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1. PRESENTATION OF CITY CENTER DEVELOPMENT PLAN AND REPORT TO THE PLANNING
COMMISSION
o Tigard City Center Development Agency/City Council
2. PUBLIC HEARING - CITY CENTER DEVELOPMENT PLAN AND REPORT
The City Center Development Plan study area is bordered by Hall
Boulevard on the east, Hwy. 99 on the North, Fanno Creek Park and O'Mara
Street on the south, and McKenzie and Hill Streets on the west.
o Public Hearing Opened
o Declarations Or Challenges
o Summation By Community Development Staff/City Center Development
Agency (City Council)
o Public Testimony: Proponents, Opponents, Cross Examination
o Recommendation By Community Development Staff/City Center Development
Agency (City Council)
o Planning Commission Questions Or Continents
o Public Hearing Closed
o Consideration By Planning Commission: Motion adopting findings of
consistency with City of Tigard Comprehensive Plan
3. RECOMMENDATION TO CITY CENTER DEVELOPMENT AGENCY/CITY COUNCIL ON THE
CITY CENTER PLAN AND REPORT
o Planning Commission
o Setting of Date for Public Hearing on the City Center Development
Report and Plan before the Tigard City Council.
4. 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.
5. ADJOURNMENT
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COUNCIL AGENDA - , 1989 - PAGE 1
March 16, 1989
TESTIMONY SIGN-IN SHEET
I wish to testify on the CITY CENTER DEVELOPMENT PLAN:
(Please print your name and address.)
NAME ADDRESS
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STREETS AND TRAFFIC (listed alphabetically)
1. Ash Avenue. Extend and improve Ash Street from the south boundary of
Development Area to its connection with Scoffins & Hunziker. Bridge
Fanno Creek Park.
2. Burnham Street. Realign and improve westerly section to intersect Main
Street opposite Tigard Street and improve to include landscaping,
sidewalks, street furniture, decorative lighting standards to match or
complement Main improvements. Improve balance of Burnham easterly
to Hall Boulevard.
3. Commercial Street. Improve from Main to Hall.
4. Hall Boulevard. In conjunction with the ODOT, improve Hall Boulevard
from Pacific Highway to Fanno Creek. Provide for landscaped median
and special landscaping at both sides.
5. Main Street Bridge. Construct new bridge across Fanno Creek to be
complementary to new park development and the reconstruction of Main
Street.
6. Main Street. Reconstruct Main Street between its two intersections with
Pack Highway including new sidewalks, landscaping, street furniture,
decorative lighting standards, improved railroad crossing and special
intersection treatment to improve pedestrian movement.
7. Pacific Highway. Improve intersections through reconstruction and/or
signalization to Improve access into City Center Development Area.
8. Pacific Highway Rama. In conjunction with the Oregon Department of
Transportation (ODOT), construct ramp to permit southbound traffic on
Route 99W to enter City Center via Tigard Street.
9. Scoffins Street. Realign at intersection with Hall Boulevard and to
accommodate the extension of Ash Avenue.
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10. Tigard Street. Full improvement of Tigard from new ramp site to
intersection with Main Street.
PARKS BEAUTIFICATION. ENTRYWAYS
11. Entryways. Develop highly visible, attractive entryways at key access
points to City Center Area using landscaping, special structures, lighting,
signage, etc. to achieve special identity.
12. Fanno Creek Park. Develop from Hall to Main in accordance with Master
Plan. Acquire additional public park area as needed.
13. "Mini-Parks." Provide for the development and maintenance of
mini= parks, special landscaped areas adjacent to streets and pedestrian
ways, particularly along Burnham. Encourage private property owners
to participate significantly in these projects.
14. Public Art Provide for development of public art (sculpture, fountains,
murals, mosaics, etc.) which can be viewed from plazas, walks or within
public buildings.
OTHER PUBLIC FACILITIES
1s. Community Center. Locate and develop a community center building on
or adjacent to Tigard Square.
16. Landmarks. Provide for the construction of highly-visible vertical
landmarks (bell towers, sculpture, observation towers, etc.) on or
adjacent to Tigard. Square and near easterly end of Bumham in or near
Civic Center expansion.
17. Parking. Develop additional off-street public parking facilities to
accommodate present and newly developed demand. Construct
structures and develop surface lots to serve users of commercial and
public facilities in the Mair:-Bumham area particularly.
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18. Public Restrooms. Develop from several public restrooms to serve new '
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areas of public congregation, i.e. near park, Tigard Square, Main-
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Burnham, etc. Encourage such facilities as part of public or private
buildings rather than as free-standing structures.
19. Tigard Square. Acquire and develop a public plaza area to serve as a
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focal point for commercial development and public activity.
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PROGRAMS/ACTIVITIES '
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20. Buldina Rehabilitation Assistance. The Agency will budget available funds
to establish and carry on a below-market-interest loan program to assist'
and encourage rehabilitation, renovation or improvement of structures
which add to the overall upgrading of the Development Area. Criteria for
eligibility to aPP1Y for such loans and other program details will be
established by the Agency.
21. Pedestrian Weather Protection. The Agency may, subject to availability
of funds, establish and carry on a program designed to encourage the
extension of buildings, marquees, awnings or other forms of weather z
protection over pedestrian ways In the more densely developed and used
portions of the City Center.
22. Program Administration. The Agency will make provision, through
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development and adoption of an annual budget, for necessary
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management and supporting services adequate to coordinate project
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construction, program activities, marketing efforts and business i
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development or redevelopment activities.
23. Relocation Assistance. The Agency will provide both technical and
financial aid to occupants of property acquired by the City or Agency in
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furtherance of Plan objectives or construction of public facilities within
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the Development Area.
602. ACQUISITION OF REAL PROPERTY
A. AUTHORIZATION: It is the intent of this Plan to authorize the
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Development Agency to acquire property within the Development Area r
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by any legal means to achieve the goals of this Plan, and specifically, to i
accomplish any of the projects listed in Section 601. of this Plan. Nothing
stated in this subsection shall be construed to limit the present authority
of the City of Tigard to acquire property for any public purpose.
B. PROPERTY ACQUISITION POLICY: Prior to acquiring any specific €
property deemed necessary to achieve the goals listed in this Plan, the
Agency shall prepare, adopt and maintain a Property Acquisition Policy
which clearly sets forth the property acquisition program and procedures, j
'Including conditions under which property will be acquired, and other
relevant matters. Adoption of the Property Acquisition Policy shall be
processed as a minor change to the Plan under the provisions of Section
1201 of the Plan. The policy will be available to all interested parties at
the Agency's office.
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C. ACQUISITION PROCEDURE: Pursuant to applicable state and local lows
acquisitions shall proceed as follows:
1.) Where the property to be acquired is in conjunction with j.
a project identified in Section 601 of the Plan and has
been specifically identified in the City Center Development
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Agency's proposed acquisition policy then the acquisition
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shall proceed through applicable state and local eminent
domain procedures.
2.) Where the property to be acquired is a new project the
acquisition shall be regarded as a substantial change and
must comply with procedures set forth in Section 1202
of this Plan before acquisition can proceed under
applicable state and local eminent domain procedures.
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March 12,89
City of Tigard City Council
13125 S.W. Hall Blvd.
Tigard Oregon, 97223
After being a resident and property owner for over 27 years, and operated
a business in Tigard for over 20 years, I am pleased to see the recent effort
to improve the downtown area of Tigard. I have attended several of the dis-
cussion and preliminary planning meetings, and have seen some of the results,
of the City In A Park concept. I am sure that a considerable amount of time
and dollar have been expended to arrive at the current plan, which for the
most part is very well done.
The purpose of the letter is to express my concern in how both the property
owners and the business community will fare in the transition. I own a com-
mercial building at 9033 S.W. Burnham Rd. and operate abusiness from this
location. If I under stand the drawings for the new concept, I believe
this location is designated as a parking lot. My primary concerns are,
1. How will I be compensated for my building and property in a fair and just
manor. 2. Will I receive compensation for relocating expenses. 3. Will I
receive any consideration for lost business, due to relocation.
To my knowledge none of these issues have been discussed with the property
owners and business people that will be affected by your proposal, I certainly
have'nt.
It is my understanding that the plan will be submitted to the taxpayers on the
May ballot, something to the tune of $37 million. Since May is just a short
time away, it appears that none of the above concerns will be addressed. The
conclusions I have reached from repeated conversations with most of Tigards
property owners and business people are one or both of the following: 1. The
City Council, planners et al are assuming that we are in favor of, and will
support the renovation plan, or 2. you simply don't give a damn what we think...
Apparently you feel that once you get the snowball rolling, we will be in no
position to stop it from taking us with it. Not true.
Unless some effort is put forth in writing, in the immediate future, assuring
me that I will be relocated in a fair and just manner, I will actively pursue
the defeat of any ballot measure to implement this plan.
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P. S. Before I mailed this letter 1 rene,Ld a few co sations with numerous
soon to be displaced Tigardites, a4d, have re d this letter to include
a few of their names.
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We the undersigned, have read the letter dated March 12,89 written to
The City of Tigard by Jerry Scott, regarding the forthcoming renovation
of the downtown area, and share his concerns. If necessary will join in
force to defeat the ballot measure.
Name address Business
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We the undersigned, have read the letter dated March 12,89 written to
The City of Tigard , by Jerry Scott, regarding the forthcoming renovation.
of the downtown area, and share his concerns. If necessary will join in
force to defeat the ballot measure.
Name address Business
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We the undersigned, have read the letter dated March 12,89 written to
The City of Tigard by Jerry Scott, regarding the forthcoming renovation
of the downtown area, and share his concerns. If necessary will join in
force to defeat the ballot measure.
Name address Business
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We the undersigned, have read the letter dated March 12,89 written to
The City of Tigard , by Jerry Scott, regarding the forthcoming renovation
of the downtown area, and share his concerns. If necessary will join in
force to defeat the ballot measure.
Name address Business
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March 12,89
City of Tigard City Council
13125 S.W. Hall Blvd.
Tigard Oregon, 97223
After being a resident and property owner for over 27 years, and operated
a business in Tigard for over 20 years, I am pleased to see the recent effort
to improve the downtown area of Tigard. I have attended several of the dis-
cussion and preliminary planning meetings, and have seen some of the results,
of the City In A Park concept. I am sure that a considerable amount of time
and dollar have been expended to arrive at the current plan, which for the
most part is very well done.
The purpose of the letter is to express my concern in how both the property
owners and the business community will fare in the transition. I own a com-
mercial building at 9033 S.W. Burnham Rd. and operate abusiness from this
location. If I under stand the drawings for the new concept, I believe
this location is designated as a parking lot. My primary concerns are,
1. How will I be compensated for my building and property in a fair and just
manor. 2. Will I receive compensation for relocating expenses. 3. Will I
receive any consideration for lost business, due to relocation.
To my knowledge none of these issues have been discussed with the property
owners and business people that will be affected by your proposal, I certainly
have'nt.
It is my understanding that the plan will be submitted to the taxpayers on the
May ballot, something to the tune of $37 million. Since May is just a short
time away, it appears that none of the above concerns will be addressed. The
conclusions I have reached from repeated conversations with most of Tigards
property owners and business people are one or both of the following: 1. The €
City Council, planners et al are assuming that we are in favor of, and will
support the renovation plan, or 2. you simply don't give a damn what we think...
Apparently you feel that once you get the snowball rolling, we will be in no
position to stop it from taking us with it. Not true.
Unless some effort is put forth in writing, in the immediate future, assuring r
me that I will be relocated in a fair and just manner, I will actively pursue G
the defeat of any ballot measure to implement this plan.
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P.S. Before I mailed this letter I rene d a few co sations with numerous
soon to be displaced Tigardites, a d have re d this letter to include
a few of their names.
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alp We the undersigned, have read the letter dated March 12,89 written to
k: The City of Tigard by Jerry Scott, regarding the forthcoming renovation
of the downtown area, and share his concerns. If necessary will join in
force to defeat the ballot measure. ,
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Name address Business
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We the undersigned, have read the letter dated March 12,89 written to
The City of Tigard , by Jerry Scott, regarding the forthcoming renovation,
of the downtown area, and share his concerns. If necessary will join in
force to defeat the ballot measure.
Name address Business
We the undersigned, have read the letter dated March 12,89 written to
The City of Tigard , by Jerry Scott, regarding the forthcoming renovation
of the downtown area, and share his concerns. If necessary will join in
force to defeat the ballot measure.
Name address Business
Cg~ 9G3 Ga4~ -al
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A RAM
We the undersigned, have read the letter dated March 12,89 written to
The City of Tigard by Jerry Scott, regarding the forthcoming renovation
of the downtown area, and share his concerns. If necessary will join in
force to defeat the ballot measure.
Name address Business
•
SECTION 1300. DURATION AND VALIDITY OF APPROVED DEVELOPMENT PLAN
1301 DURATION OF DEVELOPMENT PLAN
This Plan shall remain in full force and effect for a period of not more than
sixteen (16) years from the effective date of this Plan or from July 1,1990,
/ whichever date is later. Any extension beyond sixteen (16) years shall require an
authorized extension and shall be considered as a substantial change pursuant
to Section 1203.
1302 VALIDITY
Should a court of competent jurisdiction find any word, clause, sentence, section
or part of this Plan to be invalid, the remaining words, clauses, sentences,
sections or parts shall be unaffected by such finding and shall remain in full
force and effect for the time period described in subsection 1301 and 701.
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TIGARD CITY CENTER
` DEVELOPMENT REPORT
FINAL DRAFT
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March 3, 1989
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TABLE OF CONTENTS
INTRODUCTION 1
Section 100. DESCRIPTION OF EXISTING CONDITIONS AND ANTICIPATED IMPACTS 1
101. Physical Conditions . . 1
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101.1 General Description 1
101.2 Floodplain 1
101.3 Planning and Zoning 1
101.4 Land Use 1
Existing Land Use 5
Establishments by SIC Code Type 5
101.5 Existing Lotting Patterns 5
101.6 Street Classifications and Improvements 6
101.7 Traffic Safety 6
101.8 Access 6
101.9 Other Infrastructure 8
102. Social and Economic Conditions 11
102.1 Population 11
Development Area Population Assumptions 11
Population of Development Area, City, County and Region 11
102.2 Income 11
Tigard 1979 Household Income 12
102.3 Housing 12
102.4 Employment 12
103. Property Values in Development Area 13
104. Impacts of the Plan In Light of Added Services or Increased Population 13
105. Percent of City Represented in Development Area 14
SECTION 200. REASONS FOR SELECTION OF CITY CENTER AS THE DEVELOPMENT AREA 15
SECTION 300 RELATIONSHIP BETWEEN PROJECTS TO BE UNDERTAKEN UNDER THE PLAN
AND EXISTING CONDITIONS IN THE AREA 16
SECTION 400. PROJECT ACTIVITIES - TIMING, FUNDING SOURCES & COSTS 17
401. Timing, Description, Estimated Cost & Funding Source 17
401.A Projects, Costs & Funding Sources: Fiscal Years 1991-1995 18
Period 1991-95 Revenue Summary 19
Period 1991-95 Project Descriptions 19
401.6 Projects, Costs & Funding Sources: Fiscal Years 1996-2000 22 i
Period 1996-2000 Revenue Summary 23
Period 1996-2000 Project Descriptions 23
401.C Projects, Costs & Funding Sources: Fiscal Years 2001-2005 25
Period 2001-2005 Revenue Summary 26
Period 2001-2005 Project Descriptions 26
402. Summary of Funding Sources 27
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SECTION 500. FUNDS REQUIRED, TAX INCREMENT PROCESS AND YEAR OF AGENCY'S t
INDEBTEDNESS BEING SATISFIED, 28
501. Projections of Incremental Values and Revenues 28
Development Activity Worksheet 29
502. Cash Flow, Debt Repayment, and Year Debt is Satisfied 30
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503. Finding of Financial Feasibility 30
Projected Tax Increment Cash Flow 30
SECTION 600. TAX INCREMENT FINANCING IMPACTS ON OVERLAPPING TAXING
DISTRICTS . . . . . . . . . . 31
.
601. Taxing District Valuations, Levies, and Rates - Histo ryand.Pro.
.j.ections 31
Taxable Value of Overlapping Districts
Historical and Projected 31
Imputed and Projected Levies
Overlapping Taxing Districts 32
Tax Rates - Historical & Projected
Overlapping Taxing Districts 32
602. Development Area Valuation Relative to Districts' Valuations 33
603. Analysis and Projection of Tax Rate Impacts 33
SECTION 700. RELOCATION REPORT 36
701. Relocation Analysis 36
702. Relocation Methods 36
703. Housing Deletions & Additions 36
SECTION 800. CITIZEN PARTICIPATION 37
LIST OF TABLES
Table 1 Existing Land Use 4
Table 3 Development Area population Assumptions 11
Table 4 Population of Development Area, City, County and Region 11
N Table 5 Tigard 1979 Household Income 12
Table 6 Existing Conditions 16
Table 7 Projects, Costs & Funding Sources: Fiscal Years 1991-1995 18
Table 8 Projects, Costs & Funding Sources: Fiscal Years 1996-2000 22
Table 9 Projects, Costs & Funding Sources: Fiscal Years 2001-2005 25
Table 10 Total Funding Source Summary 27
Table 11 Projected Tax Increment Revenues 28
Table 12 Development Activity Worksheet 29
Table 13 Projected Tax Increment Cash Flow 30
Table 14 Taxable Value of Overlapping Districts Historical and Projected 31
Table 15 Imputed and Projected Levies Overlapping Taxing Districts 32
Table 16 Tax Rates - Historical & Projected Overlapping Taxing Districts 32
Table 17 Relationship of Development Area Valuation to Overlapping Districts 33
Table 18 Impacts on Tax Rates in Four Most Affected Districts 33
Table 19 School District 23J Tax Rate Impact 34
Table 20 City of Tigard Tax Rate Impact 34
Table 21 Tualatin Rural Fire Protection District Tax Rate Impacts 35
Table 22 Washington County Tax Rate Impacts 35
LIST OF MAPS
Map 1 CITY CENTER DEVELOPMENT AREA 2
Map 2 FANNO CREEK FLOOD PLAIN 3
Map 3 STREETS, CURBS & SIDEWALKS 7
Map 4 STORM DRAINAGE 8
Map 5 SANITARY SEWERS 9
Map 6 WATER DISTRIBUTION SYSTEM 10
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INTRODUCTION
This Report on the City Center Development Area is prepared to provide essential background
information on the Area to the City Center Development Agency, the Tigard Planning Commission,
the Tigard City Council, and citizens. It Is prepared to comply with provisions of State Law
concerning urban renewal plans (ORS 457.085) and is to accompany Tigard's City Center
Development Plan and should be read in conjunction with ft.
Section 100. DESCRIPTION OF EXISTING CONDITIONS AND ANTICIPATED IMPACTS
101. Physical Conditions
101.1 General Description
The Development Area encompasses some 186 gross acres, approximately 120 buildable acres
and 165 separate tax lots, all within the city limits of Tigard. The boundaries of the Development
Area generally include Highway 99W on the North, S.W. Hall on the east, and S.W. McKenzie and
S.W. Hill on the west. To the south, the boundary is irregular and follows lot lines north of S.W.
Omara St. Refer to the following Map 1 for specifics.
101.2 Floodplain
Fanno Creek crosses the area from the northwest to the southeast and separates the vacant 13.4
acre SeaFirst property from the remainder of the Development Area. The floodplain associated
with the creek varies in width from approximately 200 feet to over 700 feet. The creek and
floodplain create a barrier to both pedestrian and vehicle traffic. (See: Map 2 showing flood
plain).
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101.3 Planning and Zoning
The Development Area is planned and zoned CBD (Central Business District). The CBD zone
allows civic uses, commercial uses, and medium to high density residential uses.
101.4 Land Use
A wide variety of land uses exist within the Development Area including both conforming and
non-conforming uses. The uses in the area that are permitted in the CBD zone include
commercial, civic, and medium to high density residential uses. In addition, the area includes the
following non-conforming uses: industrial, single family, and mobile homes. The prevalence of
non-conforming uses in the Development Area represents improper utilization of the land within
the Development Area.
S.W. Burnham Street exists as a primary link between S.W. Main Street (the commercial core)
and S,W, Hail Street (the City Hail area). Land uses along S.W. Burnham Street include a mix of
Industrial, commercial, public/semi-public, and single family residential. Based on street frontage,
approximately 37% of the property along S.W. Burnham is currently used in ways which do not
conform to City zoning and plans for the area.
Excluding streets and railroad right-of-way, the Development Area is approximately 136 acres in
size. Within the Development Area approximately 34.2 acres are vacant with approximately 35%
of the vacant acres located within the floodplain. Excluding the 34.2 vacant acres, 102.3 acres
are developed. Based on an analysis of current land use, non-conforming uses occupy 19% of
the developed acres within the Development Area.
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FANNO CREEK FLOOD PLAIN
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Actual land use within the Development Area is shown In the following table.
Table 1
Existing Land Use
Land Use Acres
Conforming Uses
Commercial 37.5
Public/semi/public 24.8
Multi-family 11,3
Park 9,2
Non-Conforming Uses
Single family 5.5
Mobile Homes 2.0
Industrial/other* 12.0
Sub-total Developed: 102.3
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Vacant 34.2
Total 136.5
*Note: Some other commercial uses do not meet Zone Code E;
requirements for parking, landscaping maintenance and
prohibitions on open outdoor storage. 1
There were 167 business establishments, including public and religious, in the area as of February
1988. The distribution of these establishments by type of business is shown on the following
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Table 2
Establishments by SIC Code Type
February 1988
SIC Type of Business No. of Sq. Ft. % No. of Establ. %
7 Agri. Services 9,440 1.61% 4 2.40%
15 Gen. Contractor 2,030 0.35% 3 1.80%
17 Specialty Contractor 18,175 3.10% 7 4.19%
20 Food Manufacturing 27,340 4.66% 1 0.60% j.
25 Furniture Manuf. 1,730 0.30% 1 0.60%
27 Printing 20,170 3.44% 5 2.99%
35 Machinery 7,320 1.25% 3 1.80%
39 Misc. Manufacturing 4,500 0.77% 1 0.60%
41 Local Transit 2,000 0.34% 1 0.60%
43 Trans.& Warehousing 14,400 2.46% 1 0.60%
48 Communication 53,698 9.16% 2 1.20% i.
50 Whist: Durable Goods 21,825 3.72% 6 3.59%
51 Whlsl: NonDur. Goods 27,500 4.69% 5 2.99%
52 Bldg Material Dlrs 23,300 3.98% 4 2.40%
53 General Merchandise 2,950 0.50% 1 0.60% s
54 Food Stores 3,500 0.60% 1 0.60%
55 Service Stations 27,800 4.74% 5 2.99%
56 Apparel 3,595 0.61% 3 1.80% K
57 Furniture Stores 3,750 0.64% 3 1.80% {
58 Eating $ Drinking 23,050 3.93% 10 5.99%
59 Misc. Retail 38,450 6.56% 14 .8.38%
60 Banking 19,500 3.33% 3 1.80% t{
64 Insurance 4,000 0.68% 4 2.40% t
65 Real Estate 2,500 0.43% 2 1.20%
72 Personal Services 16,670 2.84% 15 8.98%
73 Business services 9,140 1.56% 8 4.79%
75 Auto Repair 25,900 4.42% 11 6.59%
76 Misc. Repair 10,950 1.87% 7 4.19%
79 Recreation 10,000 1.71% 1 0.60% t1
80 Health Services 10,400 1.77% a 4.79%
81 Legal Services 7,870 1.34% 5 2.99%
83 Social Services 9,580 1.63% 5 2.99%
86 Nonprofit Org. 105,000 17.91% 7 4.19% F
89 Misc. Services 18,126 3.09% 10 5.99%
586,159 167
Note: SIC is Standard Industrial Classification
101.5 Existing Lotting Patterns
The Development Area exhibits an inefficient lotting pattern for the planned CBD uses. The area E
includes 165 lots with an overall average lot size of 37,730 square feet. Forty-one percent (41%)
of the lots are less than 12,500 square feet in size. Small lots inhibit new development and require
consolidation of properties for new planned commercial uses. z
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Excluding parcels greater than 2.5 acres in size, 31 lots are classified as flag lots, are land- e
locked, or have a depth greater than twice the width. The lot configurations of these parcels
constrain development by limiting full utilization of the entire parcel.
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101.6 Street Classifications and Improvements - Existing streets within the Development Area are
classified as follows on the City Comprehensive Plan:
Street Classification
Pacific Highway 99W State Highway
S.W. Hall State Highway
S.W. Main Major Collector
S.W. Burnham Major Collector
S.W. Commercial Minor Collector
S.W. Tigard Minor Collector
S.W. Ash (unbuilt) Minor Collector
S.W. Ash Local
S.W. Scotfins Local
S.W. McKenzie Local
S.W. Electric Local
Public improvements along streets within the Development Area vary greatly. Main Street is the
only street to include concrete curbs and sidewalks along its entire length. All other streets lack
improvements to full City standards. (See: Map 3 showing location of street sections with curbs
and sidewalks).
Portions of S.W. Hall, S.W. Commercial, S.W. Burnham, and S.W. Scoffins do not meet street {
width requirements for the classification assigned. The bridge on Main Street is narrow and does
not meet City standards. These conditions inhibit vehicular access into and through the City
Center, discourage pedestrian use and thus Inhibit commercial and medium to high density
residential development.
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101.7 Traffic Safety
Narrow street and bridge widths as noted in the previous section create traffic safety hazard r
within the Development Area. Additional traffic safety hazards include:..
■ Lack of turn lanes on S.W. Hall
■ Sight Distance on S.W. Hall inadequate.
Sight Distance at S.W. Main and S.W. Burnham Inadequate
Congestion in the post office area
■ Sharp curves on S.W. Scoffins
■ Turning conflicts on S.W. Scoffins i
Bus turn movements on S.W. Commercial
■ Offset intersection at Scoffins and Hall/Hunziker
■ RR crossing surface and signals need improvement
In addition, the lack of sidewalks throughout the area poses serious safety hazards for '
pedestrians.
101.8 Access
Vehicle access into and through the Development Area is inhibited. To enter the Development
Area, southbound traffic on Highway 99W must use turn lanes on Highway 99W. S.W. Main
intersects with Highway 99W at an acute angle which creates turning and access problems for
traffic entering and exiting Highway 99W.
As with most commercial enterprises, commercial uses along S.W. Main Street are dependent
upon highway and street access. Access problems from Highway 99W, create limitation for
successful commercial development in the area.
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Access through the Development Area Is restricted by the lack of an adequate street system.
Other than Highway 99W and Main Street at the edge of the Development Area, no existing
streets cross the area in southwest to northeast direction. The lack of an additional
southwest/northwest street, limits access and development between Burnham and Commercial
streets and limits access from residential areas to the southwest of the Development Area.
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101.9 Other Infrastructure
Storm Drainage
This map showing the location of existing storm drains reflects the lack of fully Improved streets
which normally contain storm drains within their rights-of-way. According to the City Engineering
Department, the major deficiency within the area Is created by the railroad tracks which are an
obstacle to drainage from the area to the north toward the creek.
MAP 4
STORM DRAINAGE SYS a'EM
CATCH EAi1N
MANHOLE
CULVERT
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Sanitary Sewers
This map shows the existing sanitary sewers including the major trunk sewer for the greater
Tigard/Seaverton Area which follow Fanno Creek. The existing collection system is adequate to
serve existing development and would be expanded without major trunk development as new
buildings were constructed.
MAP 5
SANITARY SEWER SYSTEM
'WAft
MANNOIE
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Water Distribution System
The map below shows the existing water distribution lines within the Development Area. They are
deemed by the Tigard Water District to be adequate for existing development and capable of
being expanded in response to new development and its requirements.
MAP 6
WATER DISTRIBUTION SYSTEM
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102. Social and Economic Conditions
102.1 Population
The total population estimated to be living within the Development Area as of November 1988
was 571 persons. This population estimate is based on a survey of housing units in the area and
on the following persons per unit assumptions:
Table 3
DEVELOPMENT AREA POPULATION ASSUMPTIONS i
27 single family housing units x 2.64 persons/unit = 71 persons
249 multi-family units x 1.86 persons/unit = 463 persons {
37 mobile home units x 1 person/unit = 37 persons
Total persons 571 f:
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City of Tigard Dept. of Community Development
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Table 4 E.
POPULATION OF DEVELOPMENT AREA, CITY, COUNTY AND REGION
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Area Population % i
Development Area 571 2.3% of City
City of Tigard 24,573 0.2% of County E
Washington County 280,000
Portland MSA 1,307,000
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City of Tigard Dept of Community Development
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102.2 Income
Household income data was collected for the 1980 Census and represents 1979 data. Evidence
indicates that household income within the Development Area is less than that in the City as a
whole. The evidence for this conclusion is drawn from the housing types, the pattern of
predominate renter residence, the generally low rent levels and the i,w average value of the
single family homes which do exist in the Development Area. This information is shown in the
next section on Housing.
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Table 5
TIGARD 1979 HOUSEHOLD INCOME
Income Level
$0-$2,500 1.56%
$2,500-4,999 5.57%
$5,000-7,499 5.34%
$7,500-9,999 7.90%
$10,000-12,499 6.84%
$12,500-14,999 7.10%
$15,000-17,499 7.01%
$17,500-19,999 8.47%
$20,000-22,499 8.92%
$22,500-24,999 7.10%
$25,000-27,499 5.28%
$27,500-29,999 4.55%
$30,000-34,999 9.27%
$35,000-39,999 5.60% ,
$40,000-49,999 5.17%
$50,000-74,999 3.31%
$75,000 + 1.02%
102.3 Housing,
A survey by the City of Tigard Department of Community Development in November of 1988
showed 313 housing units in the Development Area. Approximately 80% were duplex and multi-
family, 12% were mobile-homes (all in one 37 unit mobile home park), and 8% single family. Thus
there is an 80% to 20% split between multi-family.and single family units. This compares to 64%
single family and 36% multi-family In the entire Tigard-King City area according to a 1983 forecast '
made by the Met,•opolitan Service District for District 12 and cited in the City of Tigard Database
(1988). The 1980 Census found that 54% of the housing units in Tigard were owner occupied.
Approximately 50% of the single family homes in the Development Area are owner occupied, the
remaining units are all rental. Therefor, only 4.5% of the housing units in the Development Area
are owner occupied.
The average assessed value of the single family residences in the Development Area is $70,500.
However, this is a misleadingly high figure since the land value is abnormally high compared to
the building value- The ratio of building to land value is only .70 (an average of $41,438 for land
and $29,058 for improvements). Healthy single family neighborhoods have an average ratio of 1.3
to 1.6. Rents for both multi-family and single family units are low to moderate in the Development
Area.
102.4 Employment
There are 167 establishments (including public and religious) providing employment within the
Development Area. Total employment provided in the Area as of February 1988 was estimated
by the city to be 1,169. The major types of employment currently provided in the Development
Area are: Communications - 14.37% (168); Nonprofit Organizations - 12.49% (146), Eating and i
Drinking establishments - 8.47% (99), Local Transit - 6.76% (79), Special Contractor - 6.07% (71),
and Miscellaneous Services - 5.56% (65). These employment classifications account for over half
of the employment currently provided in the area.
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103. Property Values in Development Area
Property values for land and improvements have been compiled by City Planning Division staff
for each separate tax lot within the Development Area. These values are for Fiscal Year 1987/88.
A sample of 22 properties (13% of total) were chosen at random from within each of the 10 Tax
Blocks within the area to track changes in total real estate assessed values over the past nine-
year period. This survey showed a general increase in values during the 1980 through 1984
period with little change or some decrease in values, particularly among residential properties,
from 1984 to 1989.
The Washington County Department of Assessment and Taxation, Commercial Appraisal Section,
is currently (January, 1989) conducting physical reappraisals of all properties within the
Development Area to establish new values as of January 1, 1989. In contacts with the Department
it was reported that land values were highest on or adjacent to Pacific Highway $6/square i
foot); next highest for properties fronting on Main Street $4.80/square foot); and lowest for
industrial-use properties not on either of these two major streets $2.80/square foot). r
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104. Impacts of the Plan in Light of Added Services or Increased Population 5
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Improvements to the street system in the area should reduce the City's costs of street !
maintenance. Similarly, the Improvements to the street system should improve traffic flow which
should, In turn, reduce fuel consumption, travel time, and air pollution. i
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By encouraging the use of vacant or under-utilized land within the area, the assessed value base
within the area should increase substantially. This improved assessed value base will benefit the j
overlapping taxing districts when the tax increment process is completed since they will then have
a much higher assessed valuation within the Development Area upon which to levy taxes.
Because the Plan will encourage the construction of some multi-family housing there will be an
increase in the resident population of the area. The multi-family housing planned for the north
bank of Fanno Creek Park is expected to eventually Include as many as 500 units. This should
translate to approximately 700 to 800 persons. As the Development Area is improved through
implementation of the Plan, other residential developments may take place in other parts of the
area, thus the total population living in the Development Area could easily increase from the
current 571 to 1,500 over the next fifteen years.
Since it is expected that most of the housing units developed within the area will be multi-family,
it is likely that the predominate residents will be single and two-person households, with fewer
school age children than the average Tigard household. Thus the impact on local school
enrollment should be minimal.
Greater commercial and residential development as anticipated under the Plan will place some
added demands on the City of Tigard Police Department in terms of patrol, and property crime
and traffic/parking enforcement. Likewise, greater development will mean a potential increase in
the demand for fire prevention and suppression by the Tualatin Rural Fire Protection District.
However, for both the Police and Fire agencies, the anticipated demands created by
implementation of the Plan should not require measurably larger budgets than could have
reasonably been expected given the overall magnitude of growth and development anticipated
over the next fifteen years throughout the entire City of Tigard and the entire Fire District.
Additional discussion of financial impact is included In the section of this Report which details the
impact of collecting tax increment proceeds on the tax rates of the eight overlapping taxing
bodies.
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105. Percent of City Represented in Development Area
The City of Tigard has 6,460 total acres within its boundary. The Development Area has 186
acres or 2.88% of the total land area of the City. The total assessed value of the City of Tigard
as of January 1, 1988 was $1,326,114,000. The valuation of property within the Development Area
was approximately $35,000,000 or 2.64% of the total city valuation.
Both the land area and assessed valuation of property within the Area are well within the statutory
limitations of 25% for cities of Tigard's population. (ORS 457.420)
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SECTION 200. REASONS FOR SELECTION OF CITY CENTER AS THE DEVELOPMENT AREA
The following defects and inadequacies as described in Section 100 of this Report were found
within the City Center area and are the reasons the area was selected as the Development Area.
1. The creek and floodplain create a barrier to both pedestrian and vehicle traffic.
2. The prevalence of non-conforming uses in the Development Area represents improper utilization
of the land within the Development Area.
3. The Development Area exhibits an Inefficient lotting pattern including small lots, land locked
lots and lots whose shape inhibits development and use for Central Business District purposes.
4. Most streets in the City Center area do not meet full City standards including those for curbing,
sidav.,alks, drainage and width.
5. Traffic Safety was found to be a problem in many parts of the City Center area. These
problems included: narrow street and bridge widths. Additional traffic safety hazards include:
■ Lack of turn lanes on S.W. Hall
Sight Distance on S.W. Hall
■ Sight Distance at S.W. Main and S.W. Burnham
■ Congestion in the post office area
■ Sharp curves on S.W. Scoffins
■ Turning conflicts on S.W. Scoffins
Bus turn movements on S.W. Commercial
■ Offset intersection at Scoffins and Hall/Hunziker
RR crossing surface and signals
6. The lack of sidewalks throughout the area poses serious safety hazards for pedestrians.
7. Vehicle access into and through the Area is inhibited.
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8. Inadequate storm drain placement and availability. 1
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SECTION 300 RELATIONSHIP BETWEEN PROJECTS TO BE UNDERTAKEN UNDER THE PLAN AND
EXISTING CONDITIONS IN THE AREA .
The most significant projects within the Development Area, both in terms of moving the Area
toward becoming a real Central Business District and allocation of funds, are improvements to
the street system.These projects improve access Into the Area and to specific properties, enhance
pedestrian and vehicular safety and upgrade the general appearance and attractiveness of the
Area for its planned use.
Full development of Fanno Creek Park and Tigard Square will create useful public open space
which will help stimulate higher density residential development, additional commercial
development and generally encourage greater numbers of people to use the Area All projects
are designed to help achieve goals set forth in the Urban Design Plan and the Development Plan
for the City Center.
Speck relationships of each project identified in the City Center Development Plan to five
categories of 'blighting conditions' are set forth in the following table. The five categories
encompass existing deficiencies and Inadequacies with the City Center and follow the categories
defined In ORS 457.010 (1).
Table 6
Existing Conditions*
Plan Project/Activity A B c D E
1 Main Street Bridge X
2 Main Street Reconstruction X X X
3 Pacific Highway Ramp X X
4 Tigard Street (part of Main) X X
5 Burnham Street X X X
6 Ash Avenue X X X X
7 Commercial Street X X X
8 Hall Boulevard X X X X
9 Scoffins Street (part of Ash) X X
10 Pacific Highway X
11 Fenno Creek Park Development X X X
12 Mini-parks X X X
13 Entryways X X
14 Public Art X X
15 Parking Facilities X X X
16 Tigard Square X X X
17 Community center X X
18 Towers X X
19 Public Restrooms X X X
20 Program Administration X X X X X
21 Building Rehabilitation Assistance X X
22 Relocation Assistance X
23 Pedestrian Weather Protection X X
*Key to Existing Conditions:
A - An economic dislocation, deterioration or disuse of property resulting from faulty planning
(lack of CBD development, low land values off of Pacific Highway and Main St.)
B = Laying out of property or lots in disregard of contours, drainage or other physical
characteristics of the terrain and surrounding conditions (inadequate drainage, underutilized
lots).
C = Existence of inadequate streets and other rights-of-way, open spaces, and utilities (lack of
improved streets, useable public open space).
D = Existence of property or lots or other areas which are subject to inundation by water
(inadequate storm drainage through railroad right-of-way.)
E = Growing or total tack of proper utilization of areas resulting in a stagnant or unproductive
use of' land potentiatly useful and valuable for contributing to the public health, safety and
welfare (non-conforming uses, vacant land, stagnant/declining assessed valuation, poor
structure to land value ratios.)
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Ant- Section 400. PROJECT ACTIVITIES - TIMING, FUNDING SOURCES & COSTS
The selection of projects and activities was made by the City Center Plan Task Force after
extensive review of City Center needs and recommended remedies In a number of specific areas.
Street needs and projects were Initially identified and discussed in joint meetings with the City's
Transportation Committee and its consultant traffic planner, Kttleson & Associates. Fanno Creek
Park development is based directly on the City's Park Master Plan as prepared by Mirase &
Associates In collaboration with the Parks and Recreation Board and, for Fanno Creek, also in
conjunction with the City Center Task Force. Improvements related to urban design arise from
the Task Force's work with consultants Bart Guthrie and Donald Stastney In preparation of the
City Center Urban Design Plan. Factors which are currently inhibiting private activity appropriate
to a central business district and steps which might provide positive incentives for development
were reviewed by the Task Force in their discussion of the City Center Market Evaluation
undertaken by Hobson and Associates and others. Other projects and activities come from the
Task Force's work with Moore Breithaupt & Associates in developing a combined array of these
projects, Improvements and activities deemed most effective in correcting blighting conditions and
achieving the goals of the Development Plan.
401. Timing, Description, Estimated Cost & Funding Source
The projects and activities which are included in the Development Plan are more fully detailed
here and placed into one of three five-year time periods based on (1) their relative importance
to achieving Plan objectives; (2) their importance in providing the necessary support and
incentives for private redevelopment and new private construction; and (3) the availability of
funding from tax increment revenues and other various funding sources. Following each summary
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of projects and activities (and their costs and funding sources) is a description of each project '
and its major components. i
The description is that of the project as conceived at the time of plan adoption, and has been
used as the basis for estimating the cost of such project or activity. As the budget for each fiscal
year of Development Agency activities is prepared, each project will be refined to more precisely
accomplish Plan goals In light of then current conditions. This process will, in many cases, lead i
to some design changes and consequent changes in cost estimates.
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401.A
Table 7
Projects, Costs & Funding Sources
Period: Fiscal Years 1991-1995
(Amounts in Thousands)
Project/Activity Funding Sources Total Cost
1. Building Renovation Assistance $ 90 Tax Increment $ 90
2. Burnham St. Realignment to Tigard/Main 700 Tax Increment
400 Special Assessments 11100
3. Burnham/Hall intersection turn lanes
& traffic signal 130 Dept of Transp. 130
4. Burnham St. Improvement (east to Hall) 100 Special Assessments
80 Tax Increment 180
5. Burnham St. Enhancements/Beautification 50 Tax Increment 50
6. Entryway, Landscaping, & Landmark Dev. 78 Tax Increment 78
7. Fanno Creek Park Development - I & II 500 Parks Levy/Bond
20 State Parks Grant
360 Tax Increment 880
8. Hall & Pacific Hwy Intersection improv. 250 Dept. of Transp. 250
9. Main St. Bridge & Burnham Intersection $700 G.O. Bonds
Improvements 170 Tax Increment 870
10. Main Street, Phases III, IV & V 680 Tax Increment 680
11. Main Street Enhancements/Beautification 100 Tax Increment 100
12. Parking Lot Dev. - Land & Improvements 100 Tax Increment 100
Period Total $4,508 f
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Period 1991-95 Revenue Summary i
Tax Increment Revenues $2,408
City's G.O. Street Bonds 700
State's Dept. of Transportation Sac-Year Plan 380
City Parks Levy and/or Bonds 500
State Parks Grant (Land & Water) 20
Burnham Local Imp. Districts Assessments 500
Total Revenues $4,508
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- Period 1991-95 Project Descriptions
1. Building Renovation Assistance
The Development Agency, with development of a low-interest loan program, would provide to
qualifying businesses financial aid to assist and encourage structural renovations and
improvements to enhance attractiveness and function of the buildings involved. Money suggested
here could possibly be leveraged to provide for more significant loan amounts.
2. Burnham Street Realignment
This is the realignment of Bumham Street to Tigard Street, 1050 lineal feet. The improvements
consist of a 44-foot wide roadway with streetlights, a signal at Main Street and realigning Tigard
Street from Hwy. 99W to Main Street. Acquisition of a 60-foot-wide right-of-way including any
necessary buildings is included. Not included are any modified pedestrian crossings at Main Street
or improvements to the existing Burnham Street.
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3. Burnham-Hall intersection i
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Installation of traffic signal, improvement of turn lanes to provide easier access from Hall onto
Burnham. This is a state-financed project to be coordinated with Burnham I improvement and
compatible with new boulevard design of Hall.
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4. Burnham Street Improvement. z
This Includes Improvements to 1,300 lineal feet of Burnham to full width major collector standards.
The improvements consist of pavement widening, resurfacing, sidewalks and streetlights to
complete the existing roadway. Acquisition of a 60-foot right-of-way is included. f
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5. Burnham Street Enhancement
Placement of features similar to those of Main Street along sections of realigned Burnham near
Main to complement new retail development.
6. Entryway Development, Landscaping & LANDMARK STRUCTURES
This project activity follows descriptions within the Urban Design Plan calling for special identity
features at major entryways into the-Tigard City Center. Specific elements would be designed,
budgeted and constructed as funds become available within the period from July, 1990 through
June, 1995.
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7. Fanno Creek Development
Description of Fanno Creek park development and its major elements is from the Parks Master
Plan as follows.
A. Asphalt Trail (8' wide, 3,270 LF.)
B. Bridge Relocation
C. General Riparian Planting
D. Path Lighting (39 each)
E. East Entry
1. Plaza Paving (1,250 Sq. Ft.)
2. Display Kiosk & Park Sign
3. Benches (4)
4. Trash Receptacles (2)
5. Riparian Plantings
6. Irrigation (15,000 Sq. FL)
F. Meadow Development
G. City Hall Water Garden
1. Pond Excavation
2. Weir
3. Arbor and Arbor Patio
4. Planting
5. Irrigation (33,000 Sq. Ft.)
6. Benches (7)
7. Picnic Tables (7)
H. Main Street Plaza and Water Garden
1. Plaza
a. PaVing (I 6,8eG-Gq. Ft.) The Tigard Square' project includes elements largely
b. BeNems (8) replacing these three from the Parks Master Plan,
C. Emtry Portals (2} leaving the Main St. connection as less prominent.
d. Planting
e. Plaza Creekside Steps and Weirs
2. Weirs (2)
3. Pond Excavation
4. Rough Grading
5. Irrigation
6. Planting (Water and Tea Garden)
7. Riparian Planting
8. South Bank Asphalt Trail (8' wide, 1,020 LF.)
Costs from the Parks Plan estimate have been increased to cover inflation, contingencies and
obtaining additional land through purchase of fee title, easements or development rights. Projects
described in summary are based upon two or three annual construction segments beginning in
spring/summer of 1990.
8. Hall & Pacific Highway Intersection Improvements
This project, fully funded by the State is scheduled to occur in 1989. It includes widening of Hall
on both sides of Highway 99W to permit added turn lanes plus related improvements to traffic
signals.
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9. Main Street Bridge & Burnham Intersection Improvements.
This part of the Main Street Improvement Includes bridge reconstruction to full pavement width
with sidewalks, the reconstruction of pavement from the bridge westerly to Pacific Highway and
the reconstruction of Burnham from its intersection with Main to the realigned Burnham (500 feet
easterly from Main). Project includes a 28-foot roadway on 60 feet of right-of-way for Burnham
and includes necessary property acquisition, sidewalks, street lighting and landscaping. E
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10. Main Street. Phases Iii, IV & V. is
Phase 111 includes improvements from the bridge to the railroad crossing, 800 lineal feet. K
Phase IV includes improvements to the railroad crossing consisting of relocating the signal and
cross arms and Improving the surface crossing with a rubberized surface. This phase does not ;
include resurfacing the two Burlington Northern tracks which are scheduled to be improved by ?
Burlington Northern in the near future.
Phase V includes improvements from the railroad crossing to the east end at Pacific Highway. s
11. Main Street Enhancements
t,.
Placement of architectural and landscaping enhancements such as benches, planters, pavement is
texturing, kiosks, along the busier portions of Main. 4
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12. Parking Lot Development f
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Development of strategically-placed public parking lots should take place within this first five-
year period to meet existing and new demand for parking, primarily to serve customers of retail
and service businesses. The proposed expenditure of $100,000 might provide for up to 40 off-
street spaces In paved, lighted and landscaped lots depending upon location and time of c
acquisition and construction.
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401.13
Table 8
Projects, Costs & Funding Sources
Period: Fiscal Years 1996-2000
(Amounts in Thousands)
Project/Activity Funding Source Total Cost*
1. Ash Ave. Impr. - Walnut to Burnham 2,000 LI.D. Assmts
3,200 City G.O. Bonds 5,200
2. Building Rehabilitation Assistance 60 Tax Increment 60
3. Commercial St. Impr. - Main to Hail 300 LI.D. Assmts.
200 Tax Increment 500
4. Entryways, Landscaping, Public Art 60 Tax Increment
20 Private Grants 80
5. Fanno Park Development - Phase III -
(Master Plan H.9 - H.13) 252 Tax Increment 252
6. Pacific Highway Ramp to Tigard St. 5,600 Dept of Transp. 5,600
7. Public Parking Structure - 500 cars 3,500 Tax Increment 3,500
8. Tigard Public Square Development $1,500 Tax Increment 1,500
Period Total $16,692
*Note: Project costs reflect 4% per year inflation cost increase over current cost estimates
Period 1996-200 Revenue Summary
Tax Increment Revenues $ 5,652
City Capital Levy or Bond Issue 3,120
Commercial St. LI.D. Assmts 300
Ash Avenue LI.D. Assessments 2,000
State Dept. of Transportation 5,600
Private, State and/or Metro Arts Comm. Grants 20
Total Revenues $16,692
Note: It is estimated that about 60% of the Commercial St. improvements
can be assessed to benefitted properties. Only about 40% of the Ash
St. improvement can be assessed due to major expenditure on
section bridging Fanno Creek Park.
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Period 1996-2000 Project Descriptions
1. Ash Avenue Improvement.
This Phase I includes improvements from Walnut Street to Burnham Street, 2450 lineal feet. The
improvements consist of the signal revisions at Pacific Highway and Walnut Street, a separated
roadway with a landscaped median and perimeter street trees, streetlights, connection to existing
Ash Avenue, an elevated roadway over the floodplain and a abridge over Fanno Creek. Acquisition
of a 75-foot wide right-of-way including any necessary buildings is included. Phase 1 does not
include the median on the elevated roadway, Improvements to Walnut Street at Pacific Hwy, or
a signal at Burnham Street. The assumption is made that the Corps of Engineers' Permit will be
granted without extensive administrative or engineering effort.
2. Building Rehabilitation Assistance.
The Development Agency, with development of a low-interest loan program, would provide to
qualifying businesses financial aid to assist and encourage structural renovations and
Improvements to enhance attractiveness and function of the buildings involved. Money suggested
here could possibly be leveraged to provide for more significant loan amounts.
3. Commercial Street Improvement.
This project includes reconstruction of the existing roadway, except for recent improvements, from
Hall Blvd. to Main Street, 1450 lineal feet. Improvements consist of a 40-foot wide pavement with
sidewalks and streetlights. No right-of-way acquisition is required for a 60-foot wide right-of-way.
This project does not include pedestrian crossings at Main Street or signals at Main Street, Ash
Avenue, or Hall Blvd.
4. Entryways, Landscaping, Public Art.
Attainment of grants for art in public places through the Oregon Arts Commission or the Portland
Metropolitan Arts Commission is contemplated for parts of this project. Specific sites for sculpture,
mosaics, murals or fountains would depend upon future location of major public spaces or
buildings most suitable for such features. Tax increment funds can be used as 'matching" money
and for enhancements at entryways and elsewhere.
5. Fanno Creek Park Development - Phase Ill.
This project for completion of the Parks Master Plan projects within the park includes the
following elements:
H. 9. Tea House and Courtyard
10. Amphitheater
11. Water Jet
12. Pump at well
13. North Bank Asphalt Bicycle Path replaced
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6. Pacific Highway Ramp.
This project, funded by Oregon Department of Transportation resources, would provide west-
bound traffic easy access onto Tigard Street and the heart of the City Center commercial area.
The City should work to secure this project as part of the State Highway Six-Year Plan so that
it might be funded and constructed during this second five-year period. Improvements to Tigard
Street and the Tigard-Main-Bumham intersection undertaken In the first five-year period of the
Development Plan would be designed to accommodate traffic from this future access point.
7. Public Parking Structure.
Construction of a multi-story public parking facility adjacent to Tigard Square is believed
necessary to provide adequate parking for customers of the retail and service businesses and
offices in the area and for persons using the community center and attending events held in the
Square or Fanno Creek Park facilities. Development and implementation of a parking management
program by the City is deemed desirable to achieve the most effective use of this structure and
other public parking facilities.
8. Tigard Public Square.
As discussed In the Tigard City Center Urban Design Plan, the public square would be created
in the area near Main, Fanno Creek and Burnham. It would be a major open space serving as
the focal point for commercial, cultural and social activity for the City Center Area. It would be
tied physically or visually to Fanno Creek Park, be supported by adjacent shopping space, a
community hall and a major public parking garage. Acquisition of necessary property and
development of design features and landscaping are included in the estimated cost.
24
! 401.0
Table 9
Projects, Costs & Funding Sources
Period: Fiscal Years 2001-2005
(Amounts in Thousands)
Project/Activity Funding Source Total Cost*
1. Ash Avenue - Burnham to Hall via Scoffins $1,500 Assmts
(Phases 11 & III) 2,500 Tax Increment $ 4,000
2. Building Rehabilitation Assistance 100 Tax Increment 100
3. Community Center Building 2,600 Tax Increment 2,600
4. Hall Boulevard - Pacific Highway 4,500 Dept. of Transp.
to Fanno Creek 2,000 L.I.D. Assmts
5. Pedestrian Weather Protection 100 Tax Increment 100
2,000 Tax Increment 8,500
6. Public Art 29 Tax Increment
50 Grants & Donations 79
7. Public Parking Facilities 500 Tax Increment 500
8. Public Restroom Facilities 100 Tax Increment 100
Period Total $15,979
*Note: Estimated costs for projects in this period include annual Inflation factor of 4% over current year
cost estimates.
Period 2001-2005 Revenue Summary
Tax Increment Revenues $ 7,929
State Dept. of Transportation 4,500
Local Improvement Dists.(LI.D.) Assmts 3,500
Arts Commission & Private Grants for Art 50
$15,979
25
Period 2001-2005 Project Descriptions
1. Ash Avenue, Burnham to Hall via Scoffins (Phases 11 and 111).
Ash Avenue Phase 11 includes improvements from Burnham Street to Commercial Street, 750
lineal feet. Improvements consist of a signal at Burnham Street, a 44-foot wide roadway with
street trees, and streetlights and a railroad crossing. Acquisition of a 60-foot wide right-of-way
including any necessary buildings Is included. The assumption is made that the railroad crossing
permit will be granted without extensive administrative or engineering effort.
Ash Avenue Phase III includes improvements from Commercial Street to Hall Blvd. and the
realignment of Scoffins Street, 1100 lineal feet. The improvements consist of modifications to the
signal at Hall Blvd. and Hunziker Street, removal of the signal at Scoffins Street, street trees,
streetlights and the realignment of Scoffins Street to Ash Avenue. Acquisition of a 60-foot wide
right-of-way including any necessary buildings is included.
2. Building Rehabilitation Assistance.
This is additional funding for the business renovation and improvement program described in the
1991-95 period.
3. Community Center Building.
This project is for a 20,000 square-foot public facility to accommodate community meetings,
special events, social activities, etc.. Building would be located adjacent to. Tigard Square.
4. Hall Boulevard-Pacific Highway to Fanno Creek.
This project is a full street improvement of Hall including a landscaped median strip, turn lanes
at intersections, signalization, street lighting, perimeter landscaping and sidewalks. Project is
anticipated to receive up to half the cost from State Department of Transportation funding (not
for median and added landscaping and right-of-way costs); up to $2,000,000 from assessments
against benefitted properties and the balance from Development Area tax increment funding.
5. Pedestrian Weather Protection.
Assistance to private property owners in areas of heavier pedestrian traffic to construct awnings,
marquees or other roofing structure over sidewalks and other pedestrian ways.
6. Public Art.
Added funding for placement of public art in indoor or outdoor public spaced within Development
Area.
i
f
7. Public Parking Facilities.
Estimated here are costs for acquiring land and developing lighted, paved, landscaped parking
lots at locations to serve added parking needs related to future commercial development within E
the City Center. Costs estimated at $3000 to $3500 per space provided.
I
26
i
if
S. Public Restrooms.
This project Includes financing for needed public restrooms, preferably located within buildings
such as shopping malls, community center or expanded civic center buildings.
402. Summary of Funding Sources
Over the 16 year period in which projects and activities are to be accomplished, tax Increment
revenues constitute the most Import funding source - providing 43% of needed project revenues
In addition to funding Interest on borrowed money and most of the administrative expenses. The
following table shows major funding sources by 5 year period and for the 16-year Plan period.
Table 10
TOTAL FUNDING SOURCE SUMMARY
($000's)
Source 1991-95 % 1996-00 % 2001-0% Total %
Tax Increment $2,408 53.4% $5,652 33.5% $7,929 49.6% $15,989 43.0%
LID 500 11.1 2,300 13.8 3,500 21.9 6,300 17.0
Dept.of Trans. 380 8.4 5,600 33.5 4,500 28.2 10,480 28.2
Other 1.220 27.1 3.140 18.8 50 0.3 4.410 11.9
$4,448 $16,892 $15,979 $37,319
Or'
27
ME
` SECTION 500. FUNDS REQUIRED, TAX INCREMENT PROCESS AND YEAR OF AGENCY'S
INDEBTEDNESS BEING SATISFIED.
501. Projections of Incremental Values and Revenues
The following table shows projected incremental revenue on an annual and a cumulative basis.
The projection is based on an assumption of no growth in valuation of existing properties during
the period 1991 to 1994; 3% annual growth in now existing properties from 1995-1999; and 4%
growth thereafter. During this period the value of new private development is added as it is
projected for completion. A discussion of the assumptions used to project the composite tax rate
used in the projection Is Included in Sub-section 601. of this Report. A description of the
projected timing and scale of private development is shown on Table 12.
Table 11
Projected Tax Increment Revenues
CITY CENTER DEVELOPMENT AREA - TIGARD
Other District's TCV Growth Rate 01 = 2.00%(to 1994) 02= 3.00%(to 1999) 03= 4.00%
Dev. Dfstrfctls TCV Growth Rate 01 = 0.00%(to 1994) 02= 3.00%(to 1999) 03= 4.00%
Original Frozen Base TCV = $35,000,000
Net
Fiscal Projected Project Growth Over Annual T.I. Cumulative T.I Estmtfd Projected TCV
Year Dev.Ares TCV Values• Frozen Base Revenue Revenue 1/ Tax Rate 2/ (No TI Vatue) 3/
--1989 35,000,000 0 0 0 0 524.30 65,947,241,000
1990 35,000,000 0 0 0 0 $26.09 67,266,185,820
1991 36,540,000 1,540,000 1,540,000 41,020 41,020 527.18 68,611,509,536
1992 40,300,000 3,760,000 5,300,000 147,094 188,114 $28.32 69,983,739,727
1993 44,215,000 3,915,000 9,215,000 266,767 454,881 529.54 71,383,414,522
1994 47,280,000 3,065,000 12,280,000 361,032 815,913 $30.00 72,811,082,812
1995 52,928,000 4,230,000 17,928,000 527,083 1,342,996 $30.00 74,995,415,296
1996 58,916,000 4,400,000 23,916,000 703,130 2,046,127 $30.00 77,245,277,755
1997 65,258,000 4,575,000 30,258,000 889,585 2,935,712 530.00 79,562,636,088
1998 71,981,000 4,765,000 36,981,000 1,087,241 4,022,953 $30.00 81,949,515,171
1999 79,090,000 4,950,000 44,090,000 1,296,246 5,319,199 $30.00 84,408,000,626
2000 87,394,000 5,140,000 52,394,000 1,540,364 6,859,583 $30.00 87,784,320,651
2001 96,245,000 5,355,000 61,245,000 1,800,603 8,660,186 $30.00 91,295,693,477
2002 105,665,000 5,570,000 70,665,000 2,077,551 10,737,737 $30.00 94,947,521,216
2003 115,667,000 5,775,000 80,667,000 2,371,610 13,109,347 530.00 98,745,422,065
2004 126,319,000 6,025,000 91,319,000 2.684,779 15,794,125 $30.00 102,695,238,947
2005 137,637,000 6.265,000 102,637,000 3,017,528 16.811.653 $30.00 106,803,048,505
2006 0 0 0 0 0
• See: Projected Building Activity Worksheet for project values detail.
1/ Tax Increment Revenue attributable to Tax Rate, Valuation, and tax collection efficiency.
2/ Estimated Tax Rate in City Centor Development Area
3/ Projection of True Cash Value excluding incremental value in the Development Area.
28
1
Table 12
Development Activity Worksheet
City Center Development Area - Tigard Oregon
Private Development Activity Worksheet
Commercial Apartment Total
Year Valuation\1 Valuation\2 Added Value
1990-91 1,540 0 1,540
1991-92 1,600 2,160 3,760
1992-93 1,670 2,245 3,915
1993-94* 730 2,335 3,065
1994-95 1,800 2,430 4,230
1995-96 1,875 2,525 •4,400
1996-97 1,950 2,625 4,575
1997-98 2,030 2,735 4,765
1998-99 2,110 2,840 4,950
1999-00 2,190 2,950 5,140
2000-01 2,280 3,075 5,355
2001-02 2,370 3,200 5,570
2002-03 2,450 3,325 5,775
2003-04 2,565 3,460 6,025
2004-05 2,670 3,595 6,265
* Commercial Valuation for 1993-94 is $1,730,000 less
$1,000,000 for Tigard Square land aquisition.
\1. Based on 345,000 sq.ft. of new commercial development
over the next 15 years with 145,000 being retail space;
200,000 sq.ft. being office. Initial value of $50/sq.ft.
for retail; $80/sq.ft. for Class B office development gives
an intitial weighted average of $67/sq.ft. for "Commercial"
development. This cost times 23,000 sq.ft. per year
is escalated at 4% annually to reflect increased building
construction costs and hence assessed valuation.
\2. Low-rise apartment developemnt of 560 new units is assumed
for the area; much of it located along the Fanno Creek Park.
Initial cost of $54,000 per unit assr-nee (average 900 sq.ft.
at $60/sq.ft.). Values escalate at 4% annually.
29
502. Cash Flow, Debt Repayment, and Year Debt Is Satisfied.
Table 13 shows the projected tax increment cash flow of the Agency. Included are the annual
tax Increment revenues and certain interest earnings as described. Not included are Agency
revenues from other sources such as grants, L.I.D. assessments and Oregon Department of
Transportation. The table shows the sufficiency of projected tax Increment revenue to meet
projected project costs by the end of Fiscal Year 2004/05.
503. Finding of Financial Feasibility
Based upon the Project Cost and Timing information contained in Section 400, the projection of
Tax increment revenue in Sub-section 501, and the cash flow projection shown in Sub-section
502, the Plan is shown to be financially feasible of being substantially completed within the fifteen
years of tax Increment use.
Table 13
Projected Tax Increment Cash Flow
CITY CENTER DEVELOPMENT AREA - TIGARD
ANALYSIS OF:
BORROWING AND TAX INCREMENT DEBT RETIREMENT CAPACITY
•
LAND SALE TOTAL 14 ---D/S RiSERVE FUND\5 Use of Increment BOND ACCMAILTIO \8
FISCAL TAX INTEREST AND OTHER T.A.SONDS PROJECT DEBT SERVICE PROGRAM NOM-BOMD COVERAGE BALANCE LESS
YEAR INCREMENT EARNINGS \1 REVENUE \2 SOLD \3 EXPENOITIIRES PAYMENT BALANCE PAYMENTS ADMIN. DEBT \6 RATIO \7 PROGRM ADM.
•
-
1989 0 0 0 0 0 0 0 0 0 0
1990 0 0 0 0 0 0 0 0 0 0 0
1991 41,020 0 0 0 0 0 0 0 20,000 0 21,020
1992 147,094 1,261 0 850,000 817,000 85,000 87,550 0 50,000 69,000 140.091 50,375
1993 266,767 3,023 0 0 115,000 0 92,803 105,000 50,000 115,000 254.06% $0,163
1994 361,032 3,010 0 1,z00,0DO 1,261,000 120,000 221,971 105,000 50,000 205,000 134.21% 54,207
1995 s27,083 3,252 0 0 215,ODO 0 23s,289 269,000 50,000 215,000 195.94% 50,542
1996 703,130 3,033 0 1,500,000 11705,D00 150,000 403,907 269,000 50,000 385,000 139.51% S2,705
1997 889,585 3,162 0 O 315,000 0 428,141 $04,000 75,000 315,000 176.51% 51,453
1996 1,087,241 3,087 0 0 510,000 0 453,830 504,000 75,000 510,000 215.72% 52,781
1999 1,296,246 3,167 0 2,150,000 2,612,000 215,000 N2,309 504,000 75,000 720,000 136.74% 53,194
2000 1,540,384 3,192 0 0 510,000 0 7",660 962,000 75,000 510,000 160.12% 49,769
2001 1,800,603 2,986 0 0 765,000 0 789,340 962,000 75,000 76$,000 187.171 51,359
2002 2,077,551 3,082 0 0 1,070,000 0 836,700 962,000 50,000 1,070,000 215.96% 49,991
2003 2,371,610 2,999 0 0 1,360,000 0 886,902 962,000 50,000 1,360,000 246.53% 52,600
2004 2,684,779 3,156 0 0 1,675,000 0 940,116 962,000 50,000 116731000 279.08% 53,535
2005 3,017,528 3,212 0 0 3,058,798 0 996,523 962,000 501000 3,05817" (0)\9
18,811,653 41,622 0 5,700,000 15,988,798 570,000 8,032,000 845,000 10,972,798
\1. Interest is assumed to accrue at 6% per year an prior year's balance.
\2. Proceeds from land sales in 19--.
\3. Bond issues are level debt serial at 7.SX; 81 N/tern of 13 years; 02 w/term of it years 93 M/term of 9 years; 04 M/term of 6 years
\4. Total project expenditures are net bond proceeds plus non-bond debt (see: f.n. 6).
\5. 10% of new bond proceeds applied to DSR which accumulates at 6% per year. Balance used to pay off bonds.
\6. $10.963 million in short tern debt (projects) paid from Debt Retirement Fund without long-term bonds.
\7. A required coverage ratio of approximately USX for issuance of new bonds is assumed.
\8. Debt service has first call on money in fund.
Program Administration costs paid from fund after pravlsien for debt service annually.
\9. finds in 0/3 Reserve Fund. applied to provide sufficient funds to pry all debt service in last year.
Moore Brelthoupt i Assoc. Inc.
30
' SECTION 600 TAX INCREMENT FINANCING IMPACTS ON OVERLAPPING TAXING DISTRICTS
601. Taxing District Valuations, Levies, and Rates - History and Projections.
A total of ten separate taxing bodies currently levy property taxes on property within the
boundaries of the City Center Development Area. The following three tables show a 7-year history
of Assessed Taxable Values, Tax Rates and Levies for each of these districts. Each table also
shows a five year projection to the year 1993/94. Assessed values are assumed to increase at
2% annually for these 5 years. Levies are assumed to increase at rates based on their historical
growth tempered by information obtained from interviews with the Districts. The individual growth
rates assumed for each district are shown in the table. The projections of tax rates are based on
the projected assessed values and projected levies - not on historical tax rates.
Tax rates are shown in Table 16 growing to over $30 per $1,000 of assessed value by 1993/94.
For purposes of projecting tax increment and the impact of tax increment financing, we have
imposed a stop on increasing property tax rates at $30 per $1,000. Holding future tax rates at
$30 is predicated on the following rationale:
there will be some meaningful property tax relief provided as the State looks to either
channel a greater share of income tax revenue into basic school support, an alternative
revenue source to supplement property tax funding of schools is found, or the voters
impose some limit on rates.
Should this rationale prove incorrect, and rates continue to escalate beyond the $30 composite
level, the effect will be to generate more tax increment revenue than shown at $30. If assessed
value growth in the overlapping districts increases more rapidly than projected here, the effect
will be to moderate tax rate increases. However, ff assessed values increase due to greater
growth and development or due to inflation, there will be upward pressure on levies, which in
turn creates a counter-balancing push. on tax rates.
Table 14
Taxable Value of Overlapping Districts
Historical and Projected
I. TARAILE VALUE OF OVERLAPPING TANINO DISTRICTS - CITY CENTER DEVELOPMENT AREA
FISCAL YEARS 1962/63 TNROUGN 1993/94
(VALUE IN SOOO's)
FI C.I
Tear S.0.231 ESo CITY !FPO WATER DST. COIMTT USA MCC PORT MSO
62/65 1,373,330 7,366,917 665,964 1,407,X5 716,964 7,366,917 5,906,357 7,3".S1S 7,366,917 7,366,917
63/64 1,477,010 7,764,970 775,325 1,506,897 766,000 7,672,699 6,317,974 7,672,091 7,672,691 7,202,536
Was 1,Xt,624 8,X5,497 852,749 1,611,959 825,334 6,"0,533 61 6,440,533 6,440,533 7,722,217
85/86 1,6911,243 9,240,304 906,369 1,702,836 667,332 9,X1,197 7,377,666 7,3",197 9,X1,197 8,565,074
66187 1,732,957 9,587,380 957,117 1,769,6% 956,453 9,690,720 7,893,387 9,690,726 9,690,718 8,7",2S9
87/60 1,651,562 9,896,732 1,176,775 1,677,526 976,685 10,000,571 6,121,679 10,000,571 10,000,571 9,232,789
66/89 ' 1,993,117 10,291,176 1,326,114 2,016,014 1.OM,474 10,396,326 8,424,316 10,3931326 10,396,326 9,615,046
/selected GreutA ras:
•to 1994 2.095
1 ....106.,. 203...... 10..,...606,2........ B.. S9L..,. 80.. 2.. . 10". *6 295.......,
10. 6.06..., .295...... 9., .807...,..7..
X
89/90 2,032,979 10,497,000 /,352,656 2,056,34 ,95
90/91 2,073,6" 10,706,%0 1,379,689 2,097,"t 1,130,368 10,818,420 8,764,636 10,818,420 10,818,420 10,003,494
91192 2,115,112 10,121,070 1,407,283 2,139,410 1,152,973 111,034.700 8,939,952 11,04,769 11,04,769 10,205,564
92M 2,157,414 it, 139,X0 1,435,428 2,182,196 1,176,04 11,235,446 9,116,751 11,253,485 1/,255,465 10,407,435
95/94 2,200,X2 11,32,290 1,464,137 2,225,642 1, 199,555 11,480,594 9,301,126 11,480,594 11,480,594 10,615,786
Ca4lled I1't Noere 8aitlstgt 8 Asaee(ataa, Inc. frm WfA. Co. Dept. AssusrK 6 Taxation acerb.
Note: Vatustio s for Port of Pert lard, Portland Co Ity Colts" Ord Wtropalitsn
Service District b rot lnetude Valuations In Nutdsb and Clacked cantles
31
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602. Development Area Valuation Relative to Districts' Valuations.
The current taxable value of land, improvements, tangible personal property (that used in a
business) and public utility property (gas, electric & telephone lines and facilities and railroad
property) within the Development Area is estimated to be $35 million. A comparison of this
valuation to -the current valuation of each of the overlapping taxing districts is shown below.
Table 17
Relationship of Development Area
Valuation to Overlapping Districts
District % Value within Development Area
S.D. 23J 1.76%
Educ. Serv. Dist. 0.34
City of Tigard 2.63
Tualatin Fire Dist. 1.73
Tigard Water Dist. 3.22
Washington County 0.33
United Sewerage Agency 0.42
Portland Comm. College 0.33
Port of Portland 0.08
Metro. Service Dist. 0.08
Source; Moore Breithaupt a Associates, Inc.
603. Analysis and Projection of Tax Rate Impacts
As the incremental valuation of properties within the Development Area grows, there will be some
impact on the tax rates of some of the overlapping districts. The Impact-will be larger where the
ratio of incremental value to the taxing district's valuation is larger and where the District's tax
rate is higher. For the Port, Metro, PCC, USA, the ESD and the Tigard Water District, the impact
is hardly measurable - less than a cent after fifteen years.
Estimated tax rate impacts on the four taxing districts most impacted are shown below in Table
18. The total effect on the composite Tigard City tax rate is about 220 In Fiscal Year 1995, 550
In F.Y. 2000, 900 in F.Y. 2005 and a decrease of 910 in F.Y. 2006. Annual impacts are detailed
in Tables 19 through 22.
Table 18
Impacts on Tax Rates in Four
Most Affected Districts
(Cents per Thousand $ Valuation)
District FY 1995 FY 2000 FY 2005 FY 2006*
School District 23J 15.340 38.760 63.190 (64.040)
City of Tigard 4.01 10.19 16.71 (16.94)
Tualatin R.F.P.District 1.92 4.84 7.89 (7.99)
Washington County 0.49 1.23 1.99 2.02
Total 21.760 55.020 89.780 (90.990)
* Fiscal Year 2005/06 is the year when incremental revenues are released for use by overlapping
taxing districts. All other factors being equal, tax rates would decreased by these amounts.
Source: Summarized from Tables 19 through 22.
33
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SECTION 700. RELOCATION REPORT
701. Relocation Analysis
Acquisition of private property will be undertaken by the City and Development Agency in pursuit
of extending or improving streets, in developing Fanno Creek Park, in developing public parking
facilities, in assisting private developers who encounter obstacles in pursuing appropriate new or
expanded commercial or residential developments and for the proposed Tigard Public Square
and Community Center.
Existing businesses and residences (owner-occupied or housing tenants) where relocation will
be required are anticipated to occur in 51 instances. They will require 8 business relocations,
no owner occupied relocations, and 43 tenant relocations. Costs for such relocations are Included
in total project cost estimates. Under payment schedules now existing in the governing Federal
Uniform Relocation Act, displacees will be eligible as follows:
Businesses: Actual moving costs plus up to $1,000 for professional assistance in locating
suitable alternate sites.
Tenants: Up to $5,250 (as of 4/2/89) to cover rental assistance and moving costs.
Owner-Occupants (if any): Up to $22,500 (as of 4/2/89) to cover costs and "interest rate
differentL-l" (loans at higher rates than on current house) costs.
Based on the estimated types and number of relocations that may be necessary in achieving
goals of the Development Plan, an approximation of relocations costs is as follows:
8 businesses at $20,000 = $160,000
(Tigard Square, Burnham Street Realignment, and Ash St. projects)
43 tenants at $5,250 = $225,750
(38 in Ash - Scoffins area; 5 other)
702. Relocation Methods
The City Center Development Agency will adopt a resolution, establishing administrative rules
relating to requirements for making relocation payments to persons displaced by City public
improvement projects, and establishing eligibility procedures and appeal procedures. These
regulations are intended to comply wit requirements of Oregon State Law governing relocation
assistance to displaced persons and businesses. The Development Agency will prepare and
maintain information in its office relating to the relocation program and procedures, including
eligibility for and amounts of relocation payments, services available, and other relevant matters.
703. Housing Deletions & Additions "
There will be approximately one single family and 42 multi-family housing units eliminated through t
property acquisitions by the City or Development Agency over the term of the Plan within the c
Development Area. No new single family residences will be permitted within the CBD Zone which
covers the Area. The construction of multifamily units will be encouraged, particularly adjacent
to Fanno Creek Park. It is estimated that 500 to 600 apartment units will be constructed in the
Area over the next 16 years.
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SECTION 800. CITIZEN PARTICIPATION
The primary focus of citizen participation activities In the development of the renewal plan for the
City Center has been the City Center Plan Task Force. This six member group was established
by the City Council in November, 1987, and functioned continuously from then up to Council
adoption of the Development Plan.
There have been numerous public meetings of the Task Force during this 16 month period with
interested citizens from both within and outside the study area in attendance at most of these
work sessions. Working with major staff support from the City's Planning Division, the Task Force
developed a thorough knowledge of the proposed development area as it currently exists and
an overall concept for what it should be in the future through the creation of a "Mission
Statement" The thrust of this statement was to have the City Center function as a .clearly
identifiable center of Tigard's commercial, social, civic and cultural activity with a strong
orientation to and flavor of the adjacent Fanno Creek Park.
As the Task Force proceeded to developed specifics that would bring about the changes needed
to move the City Center toward its desired future, it received assistance from consultant studies
in five major areas:
1) Market Analysis
2) Fanno Creek Master Plan Development
3) Transportation & Street Planning
4) Urban Design Plan
5) Urban Renewal & Financial Plan
Development of park and street plans were also accomplished in cooperation with two other
standing citizen advisory bodies of the City - the Tigard Park & Recreation Board and the Tigard
Transportation Advisory Committee. During the fall of 1988 the Task Force held joint public
meetings with these groups to review presentations by consultants and to discuss how features
of proposed parks and streets plans related to citywide goals as well as to goals for development
of the City Center. For details of each plan see "Fanno Creek Master Plan," Mirase & Associates,
dated , 1988, and Tigard Transportation Plan, I(ittleson & Associates, dated
1989.
Other activities of the City Center Plan Task Force in achieving broader citizen input into its
recommendations to City Council for the City Center Development Plan have included:
■ 3 breakfast/coffee meetings with Area business and property owners
■ 3 small group meetings with Area Business owners
2 joint meetings with City Park and Recreation Board
■ 2 joint meetings with City Transportation Committee
Presentations to Water Board, Rotary, City Boards and Committees, Summerfield
Civic Association, City neighborhood planning organizations
■ 10 newspaper articles during 16-month period
2 city newsletter articles
2 Chamber of Commerce newsletter articles
■ Informational booth at "Cruisin' Tigard" community event
■ Half-day community workshop on Vision Statement and market opportunities
Discussion topic in Fanno Creek Conference (annual city-wide community forum)
■ 2 questions on city center development included in Community-wide Mail-in
Survey
■ Maintaining a complete set of Task Force records in the local government section,
Tigard City Library
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TIGARD CITY CENTER
DEVELOPMENT PLAN
FINAL. DRAFT
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March 1, 1989
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TABLE OF CONTENTS
100. INTRODUCTION 1
200. DEFINITIONS 3
300. LEGAL BOUNDARY DESCRIPTION 7
400. MISSION STATEMENT AND GOALS OF THE DEVELOPMENT AGENCY FOR
THE CITY CENTER DEVELOPMENT PLAN 10
500. LAND USE PLAN 15
600. DEVELOPMENT PLAN ACTIVITIES 18
700. FINANCING OF DEVELOPMENT PLAN INDEBTEDNESS 28
800. ANNUAL FINANCIAL STATEMENT REQUIRED 30
900. CITIZEN PARTICIPATION 31
1000. NON-DISCRIMINATION 32
1100. RECORDING OF PLAN 33
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1200. PROCEDURES FOR CHANGES OR AMENDMENTS IN THE APPROVED
CITY CENTER DEVELOPMENT PLAN . 34
1300. DURATION AND VALIDITY OF APPROVED DEVELOPMENT PLAN 36
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CITY OF TIGARD
CITY CENTER DEVELOPMENT PLAN
SECTION 100. INTRODUCTION
Tigard, like many other small cities near major central cities, experienced rapid growth
and development during the 1950-1980 period. Small village-type retail centers, like those
along Main Street, became just one of several commercial developments as new
automobile-oriented shopping complexes and "strip commercial" development occurred
along and near major arterial streets and highways.
In this process the former focal point or "downtown' represented by the Main Street area
has been diluted. Much of the newer development in the Main Street area has not been
I consistent with retaining or enhancing a "downtown" focus or identity. The existing street
system in and around the area has not been upgraded nor maintained in a condition to
encourage new downtown type businesses or expose the area to potential customers.
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The cumulative result of all these changes is an area that has been designated in city
plans and zone maps as Central Business District but which has little of the character of
such and too few of the physical facilities to encourage its becoming a Central Business
area City Council, in recognition of this inconsistency, appointed a City Center Plan
Task Force in 1987 to examine the situation and to recommend to the City Council steps
to improve the area and enable Tigard to again have an identifiable City Center. The
Task Force has been aided by considerable staff work plus consultant studies of
transportation, parks, urban design, market analysis and financing. This City Center
Development Plan is the summation of the Task Force's work over the past 18
months, and incorporates most of the Task Force recommendations to the City Council.
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The Task Force envisions a future City Center of vitality and identity with a park-like
atmosphere.
The Plan has been prepared under the direction of the Task Force in conformity with
certain provisions of state law contained in Article IX of the Oregon State Constitution
and Chapter 457 of the Oregon Revised Statutes which enable this Development Plan to
utilize helpful tools provided for in state law in pursuit of Plan objectives.
110. CITY, AGENCY AND ADVISORY COMMISSION
The Governing Body (Council) of the City of Tigard on February 13, 1989, by Ordinance
No. 89-05, declared that blighted areas exist within the City and that there is a need for
an urban renewal agency to function within the City. The City Council, by approval of
Ordinance No. 89-05, declared that all powers as provided by law in an urban renewal
agency be exercised by the Council of the City of Tigard, acting as the urban renewal
agency and that it be officially known as the City Center Development Agency.
The relationship between the City of Tigard, an Oregon Municipal Corporation, and the
City Center Development Agency shall be as contemplated by Chapter 457 of the Oregon
Revised Statutes. Nothing contained in this Plan, nor the City's supplying of services or
personnel, nor the budgeting requirements of this Plan shall in any way be construed as
departing from or disturbing the relationship contemplated by ORS Chapter 457.
Further, the Council, in Ordinance 89-05, created a City Center Development
Commission. The purpose of the Commission is to assist In implementation of this City
Center Development Plan, to make recommendations to the City Center Development
Agency, and to help inform Tigard's citizens, particularly persons doing business, owning
property or residing in the City Center Development Area, of Plan's content and activities.
2
SECTION 200. DEFINITIONS
As used In this Plan, unless the courts require otherwise, the following definitions shall
apply.
201. "ADVISORY COMMISSION' means the City Center Development Advisory
Commission-a citizens committee consisting of from seven to 12 members
appointed by the Tigard City Council.
202. 'AGENCY' or "DEVELOPMENT AGENCY" means the City Center Development
Agency which, in accordance with provisions of Chapter 457 of the Oregon
Revised Statutes, Is the designated Renewal Agency of the City of Tigard.
203. "AREA' or 'DEVELOPMENT AREA" means the geographic area of the City which
encompasses the City Center Development Area conceived pursuant to provisions
of ORS Chapter 457 and as described in Section 300, herein.
204. "BOARD OF COUNTY COMMISSIONERS" means the governing body of
Washington County, Oregon.
205. 'BLIGHTED AREAS' means areas which by reason of deterioration, faulty
planning, inadequate or improper facilities, deleterious land use or the existence
of unsafe structures or any combination of these factors, are detrimental to the
safety, health or welfare or the community. A blighted area is characterized by
the existence of one or more of the following conditions:
A. The existence of buildings and structures, used or intended to be used
for living, commercial, industrial or other purposes, or any combination
of those uses, which are unfit or unsafe to occupy for those purposes
because of any one or a combination of the following conditions:
1. Defective design and quality of physical construction;
2. Faulty interior arrangement and exterior spacing;
3. Overcrowding and a high density of population;
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4. Inadequate provision for ventilation, light, sanitation, open spaces
and recreation facilities; or
5. Obsolescence, deterioration, dilapidation, mixed character or
shifting of uses;
B. An economic dislocation, deterioration or disuse of property resulting
from faulty planning;
C. The division or subdivision and sale of property or lots of irregular form
and shape and inadequate size or dimensions for property usefulness and
development;
D. The layout of property or lots in disregard of contours, drainage and
other physical characteristics of the terrain and surrounding conditions;
E. The existence of Inadequate streets and other rights-of-way, open spaces
and utilities;
F. The existence of property or lots or other areas which are subject to
inundation by water;
G. A prevalence of depreciated values, impaired investments and social and
economic maladjustments to such an extent that the capacity to pay
taxes is reduced and tax receipts are inadequate for the cost of public
services rendered;
H. A growing or total lack of proper utilization of areas, resulting in a
stagnant and unproductive condition of land potentially useful and
valuable for contributing to the public health, safety and welfare; or
1. A loss of population and reduction of proper utilization of the area,
resulting in its further deterioration and added costs to the taxpayer for
the creation of new public facilities and services elsewhere.
206. "CITY" means the City of Tigard, Washington County, Oregon.
207. "CITY CENTER DEVELOPMENT AREA" means the area as shown in the Map and
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as designated in the legal description found in Section 300 of this Plan.
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20s. "CITY COUNCIL" or "COUNCIL' means the governing body of the City of Tigard.
209. "COMPREHENSIVE PLAN" means the Land Use Plan of the City of Tigard
Including all of its policies, procedures and Implementing provisions.
210. "COUNTY" means Washington County, Oregon.
211. "EXHIBIT" means an attachment of narrative, map or other graphic, to this
Development Plan and contained herein.
212. "NEW PROJECT' means a project that either has a substantially different function
than the project it replaces or has significant economic, environmental, social,
or physical impacts not previously considered by the Development Agency. Minor
changes in design, function, or cost shall not constitute a " new project'.
213. "ORS' means Oregon Revised Statutes (State Law). ORS 457 is the chapter
which regulates the urban renewal of blighted areas within the State of Oregon.
214. 'PLAN" or 'DEVELOPMENT PLAN' means the City Center Development Plan, an
Urban Renewal Plan of the City of Tigard, Oregon prepared Incompliance with
Chapter 457 of the Oregon Revised Statutes.
rk' 215. "STATE' means the State of Oregon Including Its various departments, divisions
and agencies.
216. "TAX INCREMENT FINANCING" means a method of financing indebtedness r
incurred by the City Center Development Agency in preparing and implementing
the Development Plan. Such Tax Increment method is authorized by ORS
sections 457.420 through 457.450 and provides that the tax proceeds, if any,
realized from an increase in the taxable assessed value of real, personal and
public utility property within the Development Area above that existing on the
County tax roll last equalized prior to the filing of this Plan with the County
Assessor, shall be paid into a special fund of the Agency. Such special fund shall
be used to pay the principal and interest on indebtedness incurred by the
Agency in financing or refinancing the preparation and Implementation of the
approved Development Plan.
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217. `TAXING BODY" means any of the public jurisdictions which levies ad valorem
taxes within the boundaries of the Development Area.
218. 'URBAN RENEWAL LAW" means Chapter 457 of the Oregon Revised Statutes as
same exists on the effective date of this Urban Renewal Plan or as same may be
amended from time-to-time by action of the Oregon Legislature.
6
SECTION 300. LEGAL BOUNDARY DESC:tIPTION
301. The legal description of the boundaries of the Development Area are:
A tract of land in the southeast quarter of Section 35, Township 1 South, Range .
1 West, Willamette Meridian, and Section 2, Township 2 South, Range 1 West,
Willamette Meridian, City of Tigard, Washington County, Oregon, being described
as follows:
Beginning at the northwest comer of Lot 28, Chelsea Hill, a recorded plat,
Washington County Plat Records; thence North 43°02'31" West, 235.81 feet to the
most northerly comer of Lot 54, Chelsea Hill No. 2, a recorded Plat, Washington
County Plat Records; thence South 42°58'08" West, 165.14 feet to the
southwesterly right-of way line of SW Hill Street; thence North 43°36' West, on
said southwesterly right-of -.,ay line and its northwesterly extension, 684.24 feet
to the southeasterly line of Lot 20, Viewcrest Terrace, a recorded plat,
Washington County Plat Records; thence North 38°25'05" East on said
southeasterly line approximately 20 feet to the most easterly comer of said Lot
20; thence North 43°35'40" West, 455.22 feet to the most northerly comer of Lot
16, said Viewcrest Terrace; thence North 44°10' West, 546.0 feet to the
southeasterly end of SW McKenzie Place (a 40' wide roadway dedicated to the
public in Book 879, Page 212, Washington County Deed Records); thence South
45°55' West,26.68 feet to the most southerly comer of said SW McKenzie Place;
thence North 44°07' West on the southwesterly line of said SW McKenzie Place
and its northwesterly extension approximately 359 feet to he northwesterly right-
of-way line of State Highway 99W (SW Pacific Highway); thence northeasterly,
on said northwesterly right-of-way line, approximately 1735 feet to the most
easterly comer of that parcel shown on County Survey #10102, Washington
County Survey Records; thence northwesterly, on the northeasterly line of said
parcel, 20.28 feet; thence continuing on said parcel boundary the following
courses; northeasterly 11 feet, and North 52°08" West, 98.15 feet to the
southwesterly right-of-way line of SW Tigard Street (County Road 767); thence
North 65°49' West, on the southwesterly right-of-way line of said SW Tigard
Street, approximately 785 feet to the southeasterly right-of-way line of SW Grant
Avenue (County Road 1496); thence northeas4erly, approximately 240 feet to the
most westerly comer of Lot 7, Mariell, a recorded plat, Washington County
Survey Records; thence southeasterly, on the northeasterly right-of-way line SW
Commercial Street, approximately 950 feet to the southeast line of the John
Hicklin DLC No. 37; thence North 45°18' East on said DLC line, approximately
300 feet to the southerly right-of-way line of SW Center Street (County Road 972,
being 40 feet wide); thence South 68°20' East, on said southerly right-of-way line,
approximately 180 feet to the southwesterly extension of the southeasterly right-
of-way line of SW Center Street (County Road 1365, being 50 feet in width);
thence northeasterly, on said southeasterly right-of-way line, approximately 500
feet to the most westerly comer of Lot 7. Block 1, Kingston, a recorded plat,
Washington County Plat Records; thence South 44°30' East (on the southwesterly
line of said Lot 7), approximately 60 feet to the northerly right-of-way line of State
Highway 99W (SW Pacific Highway); thence northeasterly on said northerly
highway right-of-way line, approximately 1110 feet to the southerly extension of
the east right-of-way line of SW Hall Boulevard at its point of intersection with the
southerly right-of-way line of said State Highway 99W; thence southerly on the
east right-of-way line of said SW Hall Boulevard, approximately 4380 feet to its
intersection with the easterly extension of the south right-of-way line of SW
Omara Street; thence westerly, on said south right-of-way line, 514.89 feet to the
east right-of-way line of SW Edgewood Street; thence South T57'38" West, on
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said east right-of-way line, 185.92 feet to the easterly extension of the south right-
of-way line of SW Omara Street; thence North 8757' West, on said south right-
of-way line, 323 feet to the southerly extension of the east line of Chelsea Hill,
a recorded plat, Washington County Plat Records; thence North 3°36'30' East,
on said east line, 571.12 feet; thence North 65°5427' East, on said east line,
571.12 feet; thence North 65°54'27' West 74.22 feet; thence South 48°00'32' West,
89.36 feet to the north right-of-way line of SW Chelsea Loop; thence, westerly on
said north right-of-way line, on a 140 foot radius nontangent curve concave to
the south (the chord bears North 78°37'14' West, 167.06 feet), thence North
62°27'01' West, 149.70 feet; thence South 75°00' West, 90.00 feet to the point of
beginning.
301. Exhibit A. Map of Development Area which shows the area encompassed by the
foregoing legal boundary description.
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CITY CENTER DEVELOPMENT AREA
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SECTION 400. MISSION STATEMENT AND GOALS OF THE DEVELOPMENT AGENCY
FOR THE CITY CENTER DEVELOPMENT PLAN.
401. MISSION STATEMENT
The mission of the Development Agency is to strengthen the economic vitality
of the City Center of Tigard by eliminating blighting conditions and to create a
sense of place and identity as the "Heart of the City" - a vital center of social,
cultural, economic and political activity.
402. GOALS
To accomplish its mission the Development Agency will implement this City
Center Development Plan, the goals of which are:
A. To remove limitations to economic growth in the City Center area
created by existing blighting conditions so that vacant and
underdeveloped properties can realize their full market potential and be
utilized to their highest and best use consistent with other goals of the
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City Center Development Plan;
B. To encourage and enhance opportunities for commercial, residential
and select industrial property to be developed and improved in the City
Center with an emphasis on establishing a visible and economically active
City Center.
C. To encourage multi-family housing in the City Center to actively
support commercial development, and add to visible people activities and
movement associated with commercial, social, cultural and recreational
activities in the City Center;
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D. To retain and expand existing businesses in the City Center area to
be compatible with the Development Plan;
E. To provide pedestrian and vehicular transportation access and
circulation systems which support development of the City Center in
accordance with the Development Plan;
F. To encourage a more efficient public transportation system to support
the residential and employment population in the City Center,
G. To ensure that infrastructure and other public facilities within the City
Center are adequate and timely to accommodate current and future
development;
H. To provide a network of public and private open spaces adaptable to
a wile variety of uses. Extend the network of open space from Fanno
Creek Park throughout the City Center to develop the theme of 'the City
in the Park";
1. To create an atmosphere which is attractive and encourages Investment
in and occupance of business and residential properties in the City
Center.
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403. RELATIONSHIP OF PLAN TO LOCAL OBJECTIVES
This Plan is intended to further the objectives of the City Comprehensive Plan.
Further this Plan Is intended to improve land uses, traffic flow, access to and
from the Development Area, and improve streets, sewers, storm drain systems,
park areas, public parking and other public facilities.
404. CONSISTENCY WITH CITY'S COMPREHENSIVE PLAN
This Plan has been prepared in total conformity with the City's adopted and
acknowledged Comprehensive Plan including its goals, policies, procedures and
implementing provisions. Comprehensive Plan policies which apply to this plan
are as follows:
Citizen Involvement
2.1.1. The City shall maintain an ongoing citizen involvement program and shall
assure that citizens will be provided an opportunity to be involved in all phases
of the planning process.
Parks, Recreation and Open Space
3.5.3. The City shall designate the 100-year floodplain of Fanno Creek, its
tributaries, and the Tualatin River as greenway, which will be the backbone of the
open-space system.
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3.5.4. The City shall provide an Interconnected pedestrian/bikepath throughout
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the City.
3.6.1. Individual park sites, as defined by the Parks and Open Space standards t
and classification system shall be developed according to the following priorities:
b. parks should be planned to insure maximum benefit tot eh greatest
number of local residents. For this reason, acquisition and development
of community level parks should be given the highest priority.
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Economy
5.1.1. The City shall promote activities aimed at the diversification of the
economic opportunities available to Tigard residents with particular emphasis
placed on the local job market.
5.1.3. The City shall improve and enhance the portions of the Central Business
District as the focal point for commercial, high density residential, business, civic,
and professional activity creating a diversified and economically viable core area.
Housing
6.1.1. The City shall provide an opportunity for a diversity of housing densities
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residential aa.., ~a rlous -rice a rent levels.
Transportation
` 8.1.1. The City shall plan for a safe and efficient street and roadway system that
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meets current needs and anticipated future growth and development.
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Downtown
11.1.1. The redevelopment of downtown shall be accomplished in order to make
it complementary to newer shopping areas. Convenience, appearance and the
needs of the shopping public should be primary considerations.
11.2.1. Ash Avenue shall be extended across Fanno Creek, enabling access to
the neighborhoods and commercial area without using Pacific Highway. Design
features shall be used to slow traffic and make the street as safe as possible.
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Ash Avenue shall be designated as a minor collector in conformance with the
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Master Street Plan. Design features and mitigation measures shall hold traffic
volumes to the middle limits of a minor collector.
11.2.2. Improvements to S.W. Ash Avenue from S.W. Hill to Fanno Creek shall
be constructed as a condition of development of adjacent properties. The street
improvements along with the development of a major commercial site will
increase traffic on Ash. A barricade shall be placed at Hill Street approximately
at the end of the existing pavement to protect the neighborhood residents from
the commerclzJ traffic.
11.2.3. Method of mitigating the traffic impact on the neighborhood shall Include,
in the following order of improvement, construction:
a. Improving S. W. McDonald Street to Interim Maintenance standards to
encourage traffic from south of McDonald to use Mcdonald to exit to Hall
and/or Pacific Highway.
b. Improvements to the residential portion of Ash from Hill to Frewing. these
Improvements could Include limited parking, delineation of traffic lanes
and sidewalks on one or both sides of the street.
C. The extension of S. W. Hill to S.W. Omara and/or the improvement of
S.W. Ash from Frewing to Garret.
d. The extension of S.W. Omara to S.W. Hill parallel to S.W. Ash.
e. Removal of the barricade in place on Ash Avenue at S.W. Hill.
f. Improvement of S.W. Omara Street to interim maintenance standards to
encourage an alternate route.
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SECTION 500. LAND USE PLAN
The use and development of all land within the City Center Development Plan
shall comply with provisions of the City's Comprehensive Plan and all of its
applicable Implementing provisions. The Comprehensive Plan Is the City's
acknowledged Plan as required by State Law.
501. LAND USE DESIGNATIONS
The land use designations of the City's Comprehensive Plan which affect the
City Center Development Area are described on Exhibit B of this plan and are
described in Chapter 18.66 of the City's Development Code, which is
incorporated by reference. The purpose of the CBD zoning district is to provide
for a concentrated, central commercial office and retail area which also provides
civic, high density residential and mixed uses.
The CBD zoning allows for 40 residential units per acre except within the area
south of Fanno Creek, defined as follows:
'All lands bounded by Fanno Creek, Hall Blvd., Omara, Ash Ave.,
and Hill Street shall be designated for 12 residential units per
acre."
The maximum height for residential uses is 60 feet.
There are no floor/area ratios set forth In the CBD development code
requirements for non-residential uses. Dimensional requirements allow for building
heights up to 80 feet. There are no lot area or width requirements and no
minimum setbacks.
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502. COMPLIANCE WITH CITY'S DEVELOPMENT CODES
The City's Development Code Including the Building and Safety Codes as they
exist on the effective date of this Plan or as they may be amended from time to
time, are hereby made a part of this Plan as though included herein in full. All
development and redevelopment within the City Center Development Area shall
comply with all provisions of the City's Development Codes Including the Zoning,
and Building and Safety Codes regarding maximum densities and building
requirements.
503. LAND USE COMPLIANCE
The use, development or redevelopment of all land within the Development Area
shall comply with the provisions of the City's Comprehensive Plan, implementing
..N 550
Ordinances codes, r., ..^^licles, and regulations described ulations descr9b2d in SeSection.- 504. and 2
above.
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PLAN EXHIBIT B
City Center Designated Land Use
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SECTION 600. DEVELOPMENT PLAN ACTIVITIES
To achieve the goals and objectives of this Plan, the following projects and
activities, subject to the availability of appropriate funding, may be undertaken by
the Development Agency, or caused by it to be undertaken by others, in
accordance with applicable Federal, State, County and City laws, policies and F'
procedures, and in compliance with provisions of this Plan.
Where project/activity descriptions Include specifically named components, it is i
for identifying the type, quality or scale of the project or activity and is not meant -
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to be all-inclusive. Details of projects will be laid out as specific projects are
engineered, designed and budgeted. In the development of such detail the
Agency will be guided by the objectives of this Plan and aided by elements of t
the City Center Urban Design Plan, the Fanno Creek Park Master Plan and
similar studies and staff work.
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601. DEVELOPMENT PLAN PROJECTS AND IMPROVEMENT ACTIVITIES r`
The following projects, numbered 1 through 23, are hereby deemed necessary
to eliminate blighting conditions and influences within the Development Area and
necessary to make the Area usable for expanding existing businesses and other
compatible uses and for the Area to be attractive for new businesses and multi-
family residential development
All utility systems, streets and highways, bike and pedestrian paths, parks, public
parking facilities, bridges and other public improvements shall be complete with
all appurtenant and supporting parts, consistent Wth sound engineering principles
and conforming with the standards of the City. With funds available to it, the
Development Agency may fund in full, in part, or a proportionate share based on
use and demand within the Development Area, the following projects.
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STREETS AND TRAFFIC (listed alphabetically)
1. Ash Avenue. Extend and Improve Ash Street from the south boundary of
Development Area to its connection with Scoffins & Hunziker. Bridge
Fanno Creek Park.
2. Burnham Street. Realign and improve westerly section to intersect Main
Street opposite Tigard Street and improve to include landscaping,
sidewalks, street furniture, decorative lighting standards to match or
complement Main Improvements. Improve balance of Burnham easterly
to Hall Boulevard.
3. Commercial Street. Improve from Main to Hall.
4. Hall Boulevard. In conjunction with the ODOT, Improve Hall Boulevard
from Pacific Highway to Fanno Creek. Provide for landscaped median
and special landscaping at both sides.
5. Main Street Bridge. Construct new bridge across Fanno Creek to be
complementary to new park development and the reconstruction of Main
Street.
6. Main Street. Reconstruct Main Street between its two intersections with
Pacific Highway including new sidewalks, landscaping, street furniture,
decorative lighting standards, improved railroad crossing and special
intersection treatment to improve pedestrian movement.
7. Pacific Highway. Improve intersections through reconstruction and/or
signalization to improve access into City Center Development Area.
8. Pacific Highway Ramp. In conjunction with the Oregon Department of
Transportation (ODOT), construct ramp to permit southbound traffic on
Route 99W to enter City Center via Tigard Street.
9. Scoffins Street. Realign at intersection with Hall Boulevard and to
accommodate the extension of Ash Avenue.
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10. Tigard Street. Full Improvement of Tigard from new ramp site to
intersection with Main Street.
PARKS. BEAUTIFICATION. ENTRYWAYS
11. Entryways. Develop highly visible, attractive entryways at key access
points to City Center Area using landscaping, special structures, lighting,
signage, etc. to achieve special identity.
12. Fanno Creek Park. Develop from Hall to Main in accordance with Master
Plan. Acquire additional public park area as needed.
13. "Mini-Parks.' Provide for the development and maintenance of
mini=parks, special landscaped areas adjacent to streets and pedestrian
ways, particularly along Burnham. Encourage private property owners
to participate significantly in these projects.
14. Public Art. Provide for development of public art (sculpture, fountains,
murals, mosaics, etc.) which can be viewed from plazas, walks or withir
public buildings.
OTHER PUBLIC FACILITIES
15. Community Center. Locate and develop a community center building on I
or adjacent to Tigard Square.
16. Landmarks. Provide for the construction of highly visible vertical
landmarks (bell towers, sculpture, observation towers, etc.) on or
adjacent to Tigard. Square and near easterly end of Burnham in or near
Civic Center expansion.
17. Parking. Develop additional off-street public parking facilities to
accommodate present and newly developed demand. Construct
structures and develop surface lots to serve users of commercial and
public facilities in the Main-Bumham area particularly.
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1s. Public Restrooms. Develop from several putilic restrooms to serve new
areas of public congregation, i.e. near park, Tigard Square, Main-
Burnham, etc. Encourage such facilities as part of public or private
buildings rather than as free-standing structures.
19. Tigard Squari< Acquire and develop a public plaza area to serve as a
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focal point for commercial development and public activity.
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PROGRAMS/ACTIVITIES
20. Building Rehabilitation Assistance. The Agency will budget available funds
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to establish and carry on a below-market interest loan program to assist
and encourage rehabilitation, renovation or improvement of structures
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which add to the overall upgrading of the Development Area. Criteria for
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eligibility to apply for such loans and other program details will be
established by the Agency.
21. Pedestrian Weather Protection. The Agency may, subject to availability 4
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of funds, establish and carry on a program designed to encourage the
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extension of buildings, marquees, awnings or other forms of weather
protection over pedestrian ways in the more densely developed and used
portions of the City Center.
22. Program Administration. The Agency will make provision, through
development and adoption of an annual budget, for necessary
management and supporting services adequate to coordinate project
construction, program activities, marketing efforts and business
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development or redevelopment activities.
23. Relocation Assistance. The Agency will provide both technical and
financial aid to occupants of property acquired by the City or Agency in `
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furtherance of Plan objectives or construction of public facilities within
the Development Area.
602. ACQUISITION OF REAL PROPERTY
A. AUTHORIZATION: It is the intent of this Plan to authorize the
Development Agency to acquire property within the Development Area
by any legal means to achieve the goals of this Plan, and specifically, to
accomplish any of the projects listed in Section 601. of this Plan. Nothing
stated in this subsection shall be construed to limit the present authority
of the City of Tigard to acquire property for any public purpose.
B. PROPERTY ACQUISITION POLICY: Prior to acquiring any specific
property deemed accessary to achieve the goals listed in this Plan, the
Agency shall prepare, adopt and maintain a Property Acquisition Policy
which dearly sets forth the property acquisition program and procedures,
including conditions under which property will be acquired, and other
relevant matters. Adoption of the Property Acquisition Policy shall be
processed as a minor change to the Plan under the provisions of Section
1201 of the Plan. The policy will be available to all interested parties at
the Agency's office.
0. ACQUISITION PROCEDURE: Pursuant to applicable state and local lows
acquisitions shall proceed as follows:
1.) Where the property to be acquired is in conjunction with
a project identified in Section 601 of the Plan and has
been specifically identified in the City Center Development
Agency's proposed acquisition policy then the acquisition
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shall proceed through applicable state and local eminent
domain procedures.
2.) Where the property to be acquired is a new project the
acquisition shall be regarded as a substantial change and
must comply with procedures set forth in Section 1202
of this Plan before acquisition can proceed under
applicable state and local eminent domain procedures.
603. RELOCATION ACTIVITIES
Should the development agency acquire property which is occupied and which
would cause the displacement of the occupants, the Agency shall provide
assistance to persons or businesses to be displaced. Such displacees will be
contacted to determine their individual relocation needs. They will be provided
information on available alternative building locations and will be given assistance
in moving. All relocation activities will be undertaken and payments made in
accordance with the requirements of ORS 281.045 - 281.105 and any other
applicable laws or regulations. Relocation payments will be made as provided in
ORS 281.060. Persons displaced from dwellings will be assisted to relocate in
habitable, safe, and sanitary dwellings at costs or rents within their financial
reach. Payment for moving expense will be made to businesses displaced.
Prior to acquiring any property which will cause households, businesses, offices
or other uses to be displaced, the Agency shall prepare, adopt, and maintain a
Relocation Policy conforming to the provisions of ORS 281.045 - 281.105. Such
policy will be available to interested parties at the Agency's office and will set
forth the relocation program and procedures, including eligibility for and amounts
of relocation payments, services available and other relevant matters.
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604. PROPERTY DISPOSITION AND REDEVELOPER OBLIGATIONS
A. PROPERTY DISPOSITION. The Development Agency is authorized to
dispose of, sell, lease, exchange, subdivide, transfer, assign, pledge, or
encumber by mortgage, deed of trust, or otherwise any interest in real
property which has been acquired by it in accordance with provisions of
this Plan and with the terms and conditions set forth in a Disposition and
Development Agreement mutually agreed to by all affected parties.
All real property acquired by the Development Agency In the City Center
Development Area, if any, shall be used or disposed of for development
consistent with the uses permitted In this Plan. The Development Agency
shall obtain fair reuse value for the specific uses to be permitted on the
real property. Real property acquired by the Agency may be disposed of
to any other public entity without cost to such other public entity, in
accordance with provisions of this Plan. All persons and entities obtaining
A'r' property from the Development Agency shall use the property for the
purposes designated in this Plan or specified by the Agency and shall
commence with complete development of the property within a period
of time which the Development Agency fixes as reasonable, and shall
comply with other conditions which the Development Agency deems
necessary to carry out the objectives of this Plan.
In the conveyance of any property, the Development Agency shall
provide adequate safeguards to ensure that provisions of this Plan will
be carried out to prevent the recurrence of incompatible uses or blight.
Leases, deeds, contracts, agreements, documents, and declarations of
restrictions by the Development Agency may contain restrictions,
covenants, covenants running with the land, rights of reverter, conditions
precedent or subsequent, equitable servitudes, or any other provisions
necessary to cant' out this plan.
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B. REDEVELOPER'S OBLIGATIONS. A Redeveloper Is any public entity or
private party who acquires property from the Development Agency. Any
Redeveloper and its successors or assigns within the Development Area
must comply with provisions of this Plan and with terms and conditions
of the Disposition and Development Agreement. Among the provisions
which the Agency may Include Within the Disposition and Development
as requirements of the Redeveloper are the following:
1. Obtaining necessary approvals of proposed developments from
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all Federal, State and/or local agencies that may have jurisdiction r
on properties and facilities to be developed or redeveloped;
2. Development or redevelopment of such property in accordance
with the land-use provisions and other requirements specified in
this Plan;
3. Submittal of all plans and specifications for construction of
improvements on the land to the Development Agency or such
of its agents as the Agency may designate for review and
approval prior to distribution to appropriate reviewing bodies as
required by the City;
4. Reasonable time lines for commencing and completing the
specified development of such property;
5. No execution of any agreement, lease, conveyance, or other
instrument which contains restrictions upon the basis of age,
race, color, religion, sex, marital status, or national origin in the
sale, lease or occupancy of the property;
6. Maintenance of the developed and/or undeveloped property in
a clean, neat, and safe condition.
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605. BUILDING REHABILITATION LOAN FUND
With funds available to it, the Development Agency may promulgate rules,
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guidelines, policies and establish a below market value loan fund for the
rehabilitation and restoration of existing buildings located within the boundaries h
of the Development Area. Such loan fund is hereby deemed an appropriate `r
adjunct to this Plan to eliminate blight and to further Plan objectives.
606. OWNER PARTICIPATION
Property owners within the Development Area proposing to Improve their
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properties and receiving assistance from the Development Agency shall do so in
accordance with all applicable provisions of this Plan and with all applicable
codes, ordinances, policies, plans and procedures of the City.
607. ADMINISTRATIVE ACTIVITIES
A. The Development Agency may obtain its administrative support staff from
the City and the City may provide the personnel necessary to staff the
Agency on such terms and conditions as the Development Agency and
the City may from time to time agree. In developing the staffing
requirements of the Development Agency, the Development Agency will
evaluate and make recommendations to the City regarding their
personnel support needs. Development Agency staffing recommendations
shall be included In the annual budget proposal of the Development
Agency to the City.
B. Further, the Development Agency may retain the services of independent
professional people, firms, or organizations to provide technical services
in such areas as legal, economic, financial, real estate, planning,
engineering and any other skill deemed necessary by the Agency.
C. The Development Agency may acquire, rent or lease office space and
office furniture, equipment and facilities necessary for it to conduct its
affairs in the management and implementation of this Plan.
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D. The Development Agency may invest its reserve funds in interest-bearing
accounts or securities consistent with provisions of City, State and
Federal law.
E. To implement this Plan, the Development Agency may borrow money,
accept advances, loans or grants from an-. legal source, issue qualified
redevelopment bonds, tax increment bonds, and may receive tax
Increment proceeds as provided for in Section 700 of this Plan. An
affirmative vote by a majority of the then filled positions of the
Development Agency shall be required for the Development Agency to
issue any bonds.
F. Authorization and Powers: Without limiting any other provision, power or
authorization of this Plan, the Development Agency shall have all of the
powers and responsibilities allowed under provisions of ORS Chapter
457 except as may be expressly limited by the City Council's approval.
of this Plan.
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SECTION 700. FINANCING OF DEVELOPMENT PLAN INDEBTEDNESS
The Development Agency may borrow money and accept advances, loans, grants and
any other legal form of financial assistance from the Federal Government, the State, City,
County, or other public body, or from any legal sources, public or private, for the
purposes of undertaking and carrying out this Plan, or may otherwise obtain financing
as authorized by ORS Chapter 457.
701. SELF LIQUIDATION OF COSTS OF URBAN RENEWAL INDEBTEDNESS (rAX
INCREMENT FINANCING).
Projects and activities of the Agency may be financed, in whole or in part, by
seif-liquidation of the costs of renewal activities as provided in ORS 457.420
through 457.450. The ad valorem taxes, if any, levied by a taxing body upon the
taxable real and personal property situated in the Development Area shall be
divided as provided in ORS 457.440. That portion of the taxes representing the
levy against the increase, if any, in the assessed value of property located in the
Development Area over the assessed value specified in the certificate filed under
ORS 457.430, shall, after collection by the tax collector, be paid into a special
fund of the Development Agency and shall be used to pay principal and interest
on any indebtedness Incurred by the Agency to finance or refinance this Plan
and any projects or activities authorized and undertaken pursuant to provisions
of this Plan.
Upon completion of the projects and activities identified in this Plan or
subsequent amendments to this Plan, and the satisfaction of all outstanding
Agency indebtedness, the division of taxes under ORS 457.420 - 456.450 shall
cease as provided by ORS 457.450.
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702. PRIOR INDEBTEDNESS
Any indebtedness permitted by law and incurred by the Agency, or the City in
connection with preplanning for this Development Plan may be repaid from
Development Agency funds when and if such funds are available.
703. ANNUAL BUDGET
The Development Agency shall adopt and use a fiscal year ending June 30. Each
year, by July 1, the City Council shall adopt a budget for the Development
Agency in conformance with provisions of ORS 294 (the local Budget Law) and
ORS 457.460 which shall describe its sources of revenue, proposed expenditures
and activities.
The Development Agency shall submit its proposed budget to the City's Budget i
Committee for its review and approval and such Agency shall not undertake any
activities nor expend any funds except as provided in the budget approved by
the City Council.
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SECTION 800. ANNUAL FINANCIAL STATEMENT REQUIRED
801. REQUIRED FINANCIAL STATEMENT
ORS Section 457.460 requires that the Development Agency, by August 1 of
each year, prepare a statement containing:
A. The amount of tax increment revenues (ORS 440(4)) preceding fiscal year
and from indebtedness incurred by ORS 457.440(6);
B. The purpose and amounts for which such money were expended during
the preceding fiscal year,
C. An estimate of tax increment monies to be received during the current
fiscal year and from indebtedness incurred under ORS 457.440(6);
D. A budget setting forth the purposes and estimated amounts for which all
such monies are to be expanded during the current fiscal year, and
E. An analysis of the impact. if any, of carrying out the Development Plan
on the tax rate for the preceding year for al! taxing bodies included
under OR 457.430;
F. If the August 1 deadline to met provisions of the ORS Section 457.460
Is changed by the legislature, then the Agency will conform t-- the new
date to prepare the requirement statement
802. STATEMENT FILED AND PUBLISHED
The statement required by subsection 801 shall be filed with the City Council and
notice shall be published as provided by state law that the statement has been
prepared and is on file with the City and with the Development Agency and the
information contained in the statement is available to all interested persons. The
notice shall summarize tho required information as set forth in subsection 801
herein.
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SECTION 900. CITIZEN PARTICIPATION
The activities and projects Identified in this Plan, the development of subsequent plans,
procedures, activities and regulations, and the adoption of amendments to this Plan shall
be undertaken with the participation of citizens, owners and tenants as individuals and
organizations who reside within or who have financial interest within the City Center
Development Area and with the general citizens of the City. For this purpose the City
Council established the City Center Plan Task Force to advise and assist in the details
and preparation of this Plan. The Council has also established the City Center
Development Advisory Commission to advise and assist it and the Development Agency
in implementation of and any future amendments to this Plan.
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SECTION 1000. NON-DISCRIMINATION
In the preparation, adoption and implementation of this Plan, no public official or private
party shall take any action or cause any persons, group organization to be discriminated
against on the basis of age, race, color, religion, sex, marital status or national origin.
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SECTION 1100. RECORDING OF PLAN
A copy of the City Council's ordinance adopting this Plan under ORS 457.095 shall be
sent by the Council to the Development Agency. Following approval of this Plan as
required by the City Charter, the Agency will have the Plan recorded with the Recording
Officer or Washington County.
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SECTION 1200. PROCEDURES FOR CHANGES OR AMENDMENTS IN THE APPROVED
CITY CENTER DEVELOPMENT PLAN
This Plan will be reviewed and analyzed periodically and will continue to evolve during
the course of its implementation. The Plan may be changed, clarified, modified or
amended as future conditions may warrant. Where, in the judgment of the Development
Agency as guided by the definitions and criteria contained in this Plan, the proposed
modification will substantially change the Plan, the modification must be duly approved
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by the City Council in the same manner as the original Plan before the change can be
implemented as guided by definitions and criteria outlined in Sect. 1202.
1201. MINOR CHANGES
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Any change that is not a substantial change, as defined in §1202, shall be
proposed by resolution of the Development Agency in which the details of the
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minor change or changes shall be described.
1202. SUBSTANTIAL CHANGES
Substantial changes to this Plan, if any, shall be approved in the same manner
as the original Plan, pursuant to ORS 457.095 and ORS 457.220. Substantial
AV- changes to this Plan shall include the following:
A. An increase or decrease of land area within the boundaries of the
development area;
B. An increase in the effective period of this Plan, as described in
§1301;
C. The addition of any new project, not otherwise identified in the
current Plan. The Development Agency shall determine whether
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a project is a "new project," pursuant to §200. t
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1203. AMENDMENT TO THE CITY'S COMPREHENSIVE PLAN OR TO ANY OF ITS
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IMPLEMENTING ORDINANCES: IMPACT ON DEVELOPMENT PLAN
From time-to-time during the implementation of this Development Plan, the
Planning Commission and the City Council of the City of Tigard may officially
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7
approve amendments or modifications to the City's Comprehensive Plan and
implementing ordinances. Furthermore, the City Council may from time-to-time
amend or approve new building, Health and Safety Codes which affect the
Implementation of this Development Plan.
When such amendments, modifications, or approvals have been officially enacted
by the City Council, such amendments, modifications, or approvals which affect
the provisions of this Plan shall, by reference, become a part of this Plan as if
such amendments, modifications, or approvals were fully stated In the Plan.
The City Council shall forward to the Development Agency copies of council
actions described above, and the Development Agency shall prepare and
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approve a. resolution recognizing that such changes constitute minor changes to.
this Plan, as provided for in §1201 above. The minor changes described in this
section shall not effectively amend the Development Plan until such time as the
Development Agency's resolution becomes final.
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SECTION 1300. DURATION AND VALIDITY OF APPROVED DEVELOPMENT PLAN
1301 DURATION OF DEVELOPMENT PLAN
This Plan shall remain in full force and effect for a period of not more than
sixteen (16) years from the effective date of this Plan or from July 1,1990,
whichever date is later. Any extension beyond sixteen (16) years shall require an
authorized extension and shall be considered as a substantial change pursuant
to Section 1203.
1302 VALIDITY
Should a court of competent jurisdiction find any word, clause, sentence, section
or part of this Plan to be invalid, the remaining words, clauses, sentences,
sections or parts shall be unaffected by such finding and shall remain in full
force and effect for the time period described in subsection 1301 and 701.
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