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11/15/2010 - Packet Completeness Review ,TIGARD' for Boards, Commissions and Committee Records CITY OF TIGARD Planning Commission Name of Board, Commission or.Committee Date of Meeting I have verified these documents are a complete copy of the official record. Doreen Laughlin Print Name Signature 8-17-11 Date " City of Tigard E d Planning Commission Agenda TIGARD MEETING DATE: November 15, 2010; 7:00 p.m. MEETING LOCATION: City of Tigard—Town Hall 13125 SW Hall Blvd.,Tigard, OR 97223 1. CALL TO ORDER 7:00 p.m. 2. ROLL CALL 7:00 p.m. 3. COMMUNICATIONS—7:02 p.m. 4. CONSIDER MINUTES 7:04 p.m. 5. ECONOMICS OPPORTUNITY ANALYSIS (EOA) 7:05 p.m. ADVISORY COMMITTEE MEETING 6. BYLAWS UPDATE 8:35 p.m. 7. PUBLIC INVOLVEMENT PLAN TRAINING 8s0 p.m. 8. OTHER BUSINESS —9:20 p.m. 9. ADJOURNMENT— 9:25 p.m. PLANNING COMMISSION AGENDA— NOVEMBER 15, 2010 City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 1 of1 Mil City of Tigard TIGARD Memorandum To: President Dave Walsh and Planning Commission Members From: Darren Wyss, Senior Planner Re: Economic Opportunities Analysis Advisory Committee Date: October 25, 2010 At the November 15th meeting, the Planning Commission will act in its role as the Economic Opportunities Analysis Advisory Committee. The Commission will have the opportunity to discuss and provide feedback on the following materials: • Task 2: Trends Analysis (follow up to September discussion) (Attachment 2) • Task 3: Site Suitability Analysis (Attachment 2) • Task 4: Inventory of Suitable Sites (Attachments 2 and 3) Todd Chase, Senior Project Manager/Economist for the FCS Group,will join us for the discussion. There are a number of specific questions the consultant team needs answered before moving on to the next task. These questions can be found in Attachment 1, as well as the remaining schedule to complete the EOA. The Commission will have 90 minutes for discussion,which should be sufficient. Please review the questions and arrive prepared to find consensus on the answers. The next meeting of the Economic Opportunities Analysis Advisory Committee (December 13th) will be focused on reviewing the products from Task 5. As always,if you have any questions that you would like to discuss before the workshop, please feel free to contact me at darren@tigard-or.gov or 503-718-2442. I:\LRPLN\Planning Commission\2010 PC Packets\11-15-2010-3 WS's-EOA Meeting-Bylaws Update-Public Inv.Training\Records Division Packet\2-11-15-10 EOA AdvisComm Memo.doc COGAN 320 WOODLARK BUILDING F°LANNING S 13 SW ALDER STREET OWENS F NC.MTIONS CONLICT R ESOLUTION PORTLAND,OREGON 97205-3111 (� SUST.MIN:MILE DEVELOPMENT 503/225-0192 • FAX 503/225-0224 COGAN ENVIRONMENTAL PROJECT MANAGEMENT cocatcoganowcns.com • www.coganowew,com GOVERNMENT.AL'COMMUNITY RELATIONS MEMORANDUM DATE: November 8, 2010 TO: City of Tigard Planning Commission FROM: Steve Faust and Kirstin Greene, Cogan Owens Cogan, LLC; Todd Chase, FCS Group, Inc.; Darren Wyss, City of Tigard Long Range Planning Division RE: City of Tigard EOA Process and Planning Commission Role As you know, the City of Tigard is updating the Economic Development (Goal 9) element of its Comprehensive Plan. Cogan Owens Cogan, LLC (COC) and FCS Group, Inc. (FCS) are conducting an Economic Opportunities Analysis (EOA) in accordance with the Department of Land Conservation and Development's (DLCD) Goal 9 guidelines. This memorandum summarizes the work that has been completed to date, identifies remaining tasks and key issues and suggests questions for the Planning Commission to address. Completed Tasks Task 1. Preparation/CEDO5/Agency Coordination Community Economic Development Objectives The consultant team prepared preliminary Community Economic Development Objectives (CEDOs) based on interviews with City staff and a review of Tigard's recently adopted economic development vision, goals and policies. At its June 21 meeting, the Planning Commission reviewed and agreed with the preliminary CEDOs with a recommendation to add an objective related to sustainability. The CEDOs will be updated as part of the final EOA to incorporate recommendations from the Planning Commission and key stakeholders. Key Stakeholder Interviews The consultant team conducted interviews with twelve business leaders, employers and economic experts to gather perspectives on the City's current position and future economic opportunities. The Planning Commission reviewed a summary of interview results and recommendations at its September 20 meeting. We are following up on your recommendations from that meeting, including further discussions with the school district. Task 2. Trends Analysis The consultant team used local, regional, state and national data to prepare an analysis of demographic and economic trends and forecasts. The Trends Analysis included an economic overview and real estate market analysis for new commercial and industrial development in Tigard's Urban Service Boundary (USB); an evaluation of COGAN OWENS COGAN IS A LIMITED LIABILITY COMPANY near-term (1 year) and long-term (20 years) commercial and industrial development potential for the USB and presented market-supportable near-term and long-term land needs forecasts. The Planning Commission reviewed the Trends Analysis at its September 20 meeting. We are following up on your recommendations for some additional cluster work and description of how Tigard fits into the regional economic context. Key issues and questions we would like you to address at your November 15 meeting include: • The City of Tigard has a high jobs-to-housing ratio of 2.3 jobs per household. Is this ratio desirable -something to continue into the future? • Tigard has a substantial supply of Class B office space but little Class A office space. Should measures be taken to increase the supply of Class A office space? • Considering the forecasted market potential for Tigard and a limited vacant land supply, the Trends Analysis recommends pursuing a low or "land-efficient" economic growth scenario that focuses on redevelopment of existing commercial and industrial parcels. Does the Planning Commission agree with this assessment? • What additional strategies would you like staff and the consulting team to consider? • What questions do you have? Remaining Tasks Task 3. Site Suitability Analysis According to the grant requirement and the scope of work, the consultant team will prepare Site Suitability Analysis that lists employment uses likely to expand or locate in Tigard and the types of sites suitable to accommodate those uses, including characteristics such as size, geography and other special requirements. The Site Suitability Analysis identifies land needs that may arise from the expansion of existing businesses and recruitment or location of new businesses in Tigard. The Planning Commission will review the Site Suitability Analysis at its November 15 meeting. Key questions and issues for the Planning Commission to address at its November 15 meeting include: • Review the list of expected future employment uses and suitable site characteristics. Do the characteristics seem reasonable? Are any changes or additions needed? • Does the Planning Commission agree with the site size requirements for these business types? • Does the Planning Commission agree with the identified target industries and clusters? Task 4. Inventory of Suitable Sites With assistance from the consultant team, City staff will prepare an inventory of sites suitable to accommodate employment uses likely to expand or locate in the planning 2 (0(.A\ OWI\S Ot.A\ area. The Planning Commission will review the Site Suitability Analysis at its November 15 meeting. Key issues and questions for the Planning Commission to address at its November 15 meeting include: • Review the Inventory of Suitable Sites. • Identify any questions or needed changes. Task 5. Assessment of Potential (Reconciliation of Demand and Supply) With assistance from City staff, the consultant team will estimate the types and amounts of industrial and other employment uses likely to occur in Tigard over the next 20 years (demand) and prepare an estimate of the employment land need (supply) within the USB by category of site type. The Assessment of Potential will recommend actions for the City to pursue based on a surplus or deficit of land within the USB to meet forecasted employment land needs. The Planning Commission will review the Assessment of Potential at its December 13 meeting. Key questions and issues for the Planning Commission to address at its December meeting include: • Review the Assessment of Potential. • Does the Planning Commission agree with recommendations in light of the City's surplus/deficit of land to meet forecasted employment land needs? Task 6. Implementation Based on Planning Commission recommendations at the December meeting, the consultant team will prepare a list of recommended economic development implementation policies and activities needed to successfully implement Tigard's Community Economic Development Objectives and respond to economic opportunities with speed and flexibility. Recommendations may include: • changes to the land supply • additions to infrastructure facilities • new intergovernmental agreements • updated management practices • workforce training relationships and strategies • adjustments to real estate economic factors • public private partnership strategies The Planning Commission will review proposed implementation measures at its January/February meeting. Key questions and issues for the Planning Commission to address at that meeting will include: • Review proposed implementation measures. • Are the implementation measures realistic and desirable? Are any implementation measures missing? 3 (0(.A\ pW1iNS Task 7. Prepare Final Economic Opportunities Analysis The consultant team will prepare a final EOA that incorporates the work of previous tasks and satisfies the requirements of Statewide Planning Goal 9. The Planning Commission will review the draft EOA at its March meeting. Key questions and issues for the Planning Commission to address at its March meeting include: • Review the draft EOA. • What changes are needed? Task 8. Final Adoption The consultant team will prepare a revised EOA that incorporates Planning Commission and DLCD recommendations. City staff will present the revised EOA at the April Planning Commission meeting. Key questions and issues for the Planning Commission to address at its November 1 meeting include: • With any changes, adopt the final EOA. A (O(iA OWENS COGAN 320 WOODLARK BUILDING PLANNING 813 SW ALDER STREET OWENS COMMUMCATIONS CONFLICT RESOLUTION PORTLAND,OREGON 97205-3111 r �! A�T SUSTAIN ABLE DEVELOPMENT 503/225-0192 • FAX 503/225-0224 LOGtUN ENVIRONMENTAL PROJECT MANAGEMENT cacticoganowcns.com • www.coganowcns.com GOVERNMENTAL/COMMUNITY RELATIONS MEMORANDUM DATE: November 8, 2010 TO: City of Tigard; Oregon Department of Land Conservation and Development FROM: Steve Faust and Kirstin Greene, Cogan Owens Cogan, LLC; Todd Chase, FCS Group, Inc. RE: Tigard EOA Tasks 2, 3 and 4 This memorandum provides a summary of the work conducted for Task 2 (Trends Analysis), Task 3 (Site Suitability Analysis) and Task 4 (Inventory of Suitable Sites) for the Tigard Economic Opportunities Analysis Goal 9 update. Task 2 • Compiled and analyzed Metro demographic and employment forecasts, Oregon Employment Department data, retail inflow/outflow trends, and commercial and industrial leasing market activity. • Conducted an economic overview and real estate market analysis for new commercial and industrial development in the Tigard Urban Service Boundary. • Evaluated near-term(1-year) and long-term(20-year) commercial and industrial development potential for the Tigard Urban Service Boundary. • Prepared market supportable near-term and long-term land needs forecasts. Task 3 Assessed employment uses likely to expand or locate in Tigard and the types of sites suitable to accommodate those uses, and identified land needs that may arise from the expansion of existing businesses and recruitment or location of new businesses in Tigard. Task 4 Prepared an inventory of sites suitable to accommodate employment uses likely to expand or locate in the planning area. The preliminary findings for each of these work activities are summarized below. Task 2. Trends Analysis FCS GROUP conducted an economic overview and real estate market analysis of office, commercial retail, industrial, and public government space development for the Tigard Urban Service Boundary. This analysis is focused on the expected level of demand for new commercial, industrial, and public development and related gross buildable land needs over the next 20 years (2011-2031). Both the U.S. and Oregon economies are currently mired in the aftermath of a national economic recession that began in December 2007. The current economic slowdown is now the longest on record since the Great Depression,but some economic expansion is beginning to occur. 1 According to the U.S. Bureau of Economic Analysis, real Gross Domestic Product (GDP is the measure of value of all goods and services in the U.S.) increased at an annual rate of 3.7 percent during the first quarter of 2010, and increased by 2.4 percent during the second quarter of 2010. Consumers are still very cautious as unemployment rates remain high and high levels of home foreclosures continue. Oregon posted a year-over-year overall job loss of 16,000 jobs between June 2009 and June 2010. At the same time, the state's unemployment rate decreased to 10.5 percent in June 2010, compared to 11.6 percent in June 2009. It should be noted that Oregon's employment levels have declined over the past year in spite of the drop in unemployment rate. This trend likely reflects a decline in the number of people who are actively seeking employment. The U.S. and Oregon economies are now poised for a slow economic recovery. The July 2010 survey of the National Association of Business Economists reported expectations of slow growth in GDP during the second half of 2010 in the U.S. as industry demand, profit margins, employment, capital spending and credit conditions improve. Despite job losses,population levels continue to increase in both Oregon and Tigard due to population migration patterns, increases in immigrant population levels and natural population increases. As indicated in Table 1, according to the Portland State University Population Research Center, the population in Tigard increased to 47,460 residents in 2009,up from 42,260 residents in 2000. The average annual growth rate (AAGR) for population in Tigard was 1.3% between 2000 and 2009, which was below the level of population growth recorded for Washington County,but above the Oregon and national growth rates. Table 1. Population Trends, 2000 to 2009 Annual % 2000 2009 Change 2000-2009 Tigard 42,260 47,460 1.3% Washington County 449,250 527,140 1.8% Oregon 3,421,399 3,823,465 1.2% USA 282,171,957 307,006,550 0.9% Source:Portland State University,Population Research Center. Metro (the regional government) has prepared forecasts for households and employment for all local jurisdictions in the Metro Urban Growth Planning Area. The most recently adopted Metro growth forecasts are referred to as the Metroscope Generation 2.3 model, and include a forecast period from 2005 to 2030. FCS GROUP extrapolated the Metro forecasts to year 2035 using Metro's forecasted growth rate from the 2005-2030. While Metro is currently in the process of preparing updated growth forecasts for the region, the Metroscope Generation 2.3 forecasts are being used for this EOA since they are the only set of officially adopted forecasts at this time. As indicated in Table 2, the 2005 to 2035 forecasts anticipate that Tigard will add approximately 3,185 households and 24,167 jobs over the 25-year period. 2 As noted in Table 2, the Metro job growth forecasts reflect the fact that Tigard currently is relatively"jobs rich"with a positive ratio of 2.3 jobs per household,which is well above the tri- county Metro regional average of 1.5 jobs per household. This is no surprise given Tigard's concentration of regional employment centers, including Washington Square Mall, the "Tigard Triangle" employment area near the confluence of I-5/Hwy. 217, and pockets of industrial uses along the Hwy. 217 corridor. Table 2 Metro Growth Forecasts for Households and Employment, 2005 to 2035 Households Projected Projected.Avg. Change 2005- Annual Change 2005 2030 2035 2035 (%) Tigard 17,724 20,341 20,909 3,185 0.6% Clackamas County 140,415 241,821 269,594 129,179 2.2% Multnomah County 288,926 372,913 392,439 103,513 1.0% Washington County 189,925 272,998 293,545 103,620 1.5% _ Total County Region 619,266 887,732 955,578 336,312 1.5% Employment Projected. Change 2005- Avg.Annual 2005 2030 2035 2035 Change(/0) Tigard 41,308 60,637 65,475 24,167 1.5% Clackamas County 145,581 251,286 280,273 134,692 2.2% Multnomah County 493,671 705,721 758,005 264,334 1.4% Washington County 269,660 450,970 499,820 230,160 2.1% _ Total County Region 908,912 1,407,977 1,538,098 629,186 1.8% Jobs Per Household Projected. Projected Tigard Ratio Tigard Capture of Region Capture of Jobs 2005 2030 2035 Region HHs Tigard 2.3 3.0 3.1 0.9% 3.8% Clackamas County 1.0 1.0 1.0 Multnomah County 1.7 1.9 1.9 Washington County 1.4 1.7 1.7 _ Total 3 County Region 1.5 1.6 1.6 Source:Metro adopted housing and employment growth forecasts, 2007;Metroscope Gen. 2.3; extrapolated to 2035 by FCS GROUP. Washington Square Mall already functions as a regional commercial center that draws in shoppers and patrons from over a 30-mile radius. With 1,458,734 square feet(sf) of retail and entertainment space, the mall has five anchor stores including JC Penny, Macy's,Nordstrom, Sears and Dick's Sporting Goods and 170 specialty stores. The mall added 28 new stores and restaurants in 2005, along with a new multi-level parking structure. 3 In addition to large retail employers, Tigard is also home to several large high-tech manufacturing, construction contractors, professional,business operations and state and local government operations. Table 3 provides a list of Tigard employers with more than 250 jobs per establishment. Table 3 Large Employers in Tigard with More Than 250 Employees, 2008 Firm Name Specialty Employment Range Nordstrom Retail/Gen. Merchandise 500 or 999 Tigard-Tualatin School District Local Government 500 or 999 AEROTEK, Inc. Temp. Emp. Agency 250 - 499 City of Tigard Local Government 250 - 499 COSTCO Corp. Retail. Merchandise 250 - 499 Health Net Health Plan of Oregon Health Insurance Carrier 250 - 499 JCPenny Retail Merchandise 250 - 499 MACYS Retail Merchandise 250 - 499 Performance Contracting, Inc. Industrial Contractors 250 - 499 PERS Headquarters Pension Fund Mgmt. 250 - 499 Remedy Intelligent Staffing, Inc. Temp. Emp. Agency 250 - 499 Rockwell Collins Aerospace Aero. & Tech. Part Mfg. 250 - 499 STARPLEX Corp. Temp. Emp. Agency 250 - 499 Western Patricians, Inc. Bldg. Interior Contractors 250—499 Source: Oregon Employment Department. According to regional commercial and industrial real estate brokers, Tigard is a well-defined submarket within the suburban Metro region. Tigard's office market is especially competitive within the inner southwest portion of the region, with businesses considering locations among several areas including Tigard; 217 Corridor/Beaverton; Kruse Way; Barbur Blvd/Capitol Hwy; Tualatin and Wilsonville. Recent office leasing market statistics indicate that office vacancy rates in the Metro region have been increasing since 2008 as many businesses have shed jobs and scaled back on required space needs. As indicated in Appendix A,negative absorption levels have been occurring during the first six months of the year, particularly in Class A Office space, where Tigard experienced a net loss of 13,097 sf during the first half of this year. As of July 1, 2010 Tigard had total Class A vacancy rates of 151,900 sf and another 66,000 sf in vacant Class B and C space. Tigard's Class B inventory has experienced positive absorption this year, with 12,800 sf of net absorption. Since July 2010, Tigard has recorded several positive lease transactions, which rank among the largest in the region, such as Bridgewell Resources (32,088 gsf); Comsys into the Lincoln Center; State Farm Mutual Insurance (23,712 gsf) into Fanno Creek Place; and CAN Insurance (17,843 gsf) into the Pacific Parkway Center. Industrial leasing activity and vacancy rates were also significantly impacted by the recent economic recession. As indicated in Appendix B, Tigard had approximately 170,000 sf of vacant flex space (13.4%vacancy rate), and 339,000 sf of vacant warehouse space (7.7% 4 vacancy rate) as of July 1, 2010. Overall industrial lease rates in the Tigard submarket averaged $7.68 per sf/year, and were among the highest in the Metro suburbs. The City of Tigard and ODOT are taking steps to enhance the Downtown Tigard area to make it a more viable place to live and work. At a cost of$12 million, intersection improvements along Pacific Highway at Hall Blvd. and Greenburg Rd. are being paid for by ODOT, Washington County and the City of Tigard. This project is slated for completion by Spring 2011 and will include a third through-lane on the highway, turn lanes on side streets, an extended median, wider sidewalks, new bike lanes, improved pedestrian crossings, and wider corners for truck turning movements. This effort will also enhance access into and from Downtown Tigard. Tigard's recently completed Downtown Plan is setting the regulatory stage and establishing a new vision for renovating downtown. The vision is intended to be a 50-year look at how the downtown could change into a"mixed-use urban village"with a wide range of housing and commercial opportunities that optimize natural features, such as Fanno Creek and Fanno Creek Park, transportation facilities, such as Pacific Hwy. and the Westside Express Commuter Rail system, and even light rail or bus rapid transit service to/from Portland are envisioned. To estimate future development potential for Tigard employment, FCS GROUP evaluated the 10-year employment growth forecasts prepared by the Oregon Employment Department for the Metro Tri-County region, and Metro growth forecasts for Tigard. As indicated in Figure 1,the 10-year job growth forecasts for the Metro Tri-County Region portend a positive trend towards job growth for all industry sectors, except federal government and the manufacturing sector. The sectors that are expected to grow the fastest in the Tri-County Metro Region include: educational and health services; professional and business services; leisure and hospitality; local government; retail; and wholesale trade. 5 Figure 1 Non-Farm Employment, Tri-County Metro Region, 2008-2018 Forecast Local government 8,040 State government 1,890 Federal government (270) Other services 2,210 Leisure and hospitality 10,590 Educational and health services 23,910 Professional and business services 19,780 Financial activities _ 2,730 Information I 800 Transportation,warehousing,and utilities • 1,520 Retail trade 6,670 Wholesale trade 4,960 Manufacturing (2,270) Construction • 1,090 Natural resources and mining • 1,190 Source: Oregon Employment Department includes Multnomah, Washington and Clackamas Counties. To estimate future development potential for Tigard, FCS GROUP evaluated the 10-year employment growth forecasts prepared by the Oregon Employment Department as well as the extrapolated employment growth forecasts from Metro. As indicated in Appendix C, the 20-year job growth forecasts for Tigard indicate a more positive trend towards job growth for all industry sectors. According to Metro (and FCS GROUP interpretation of Metro data), the general sectors that are expected to grow the fastest in Tigard over the next 20 years include: services (+10,092 jobs); retail (+3,810 jobs), industrial/other(+1,324 jobs), and government(+882 jobs). The job growth projections indicate that Tigard should expect to experience significant redevelopment opportunities over the next 20-years. A range in employment forecasts is provided to take into account current weak market conditions and national economic expectations that expect lower-rates of job growth over the next several years. As indicated in Table 4, there is a great level of uncertainty regarding potential job growth for Tigard in light of weak regional and national employment growth predictions. 6 Table 4, Forecasted 20-Year Employment Growth and Building Space Needs in Tigard Employment Growth Forecast Low Medium High Retail Trades 2,286 3,048 3,810 Services 6,055 8,073 10,092 Industrial/Other* 794 1,059 1,324 Government* 529 706 882 Total 9,665 12,886 16,108 Notes: See supporting analysis in Appendix C. *Metro employment growth forecasts for "Other"were allocated to 60%industrial/other, and 40%government by FCS Group based on local observations and assumptions. Tigard is expected to add between 9,665 and 16,108 new jobs over the next 20 years. As indicated in Table 5, this amount of employment growth translates into approximately 4.2 to 7.1 million sf of new or renovated building sf(floor area). Table 5,Forecasted 20-Year Total Building Space Needs in Tigard for Employment Low Medium High Office 1,499,000 1,998,000 2,497,000 Institutional 170,000 227,000 285,000 Flex/Business Park 451,000 602,000 752,000 General Industrial 257,000 342,000 428,000 Warehouse 374,000 499,000 624,000 Retail 1,498,000 1,997,000 2,497,000 Total 4,249,000 5,665,000 7,083,000 Notes: See supporting analysis in Appendix C. Source:FCS Group. A large portion of this demand will need to be met by redevelopment and utilization of vacant buildings since large vacant undeveloped tracts of land are becoming increasingly scarce. It is estimated that redevelopment and utilization of vacant buildings is expected to accommodate 70% of the retail space demand, 50% of the service/office demand, 40% of the industrial demand, and 40% of the government facilities demand. Table 6 shows the expected level of redevelopment and refill in the Tigard USB over the next 20 years. As the existing vacant land supply in Tigard gets developed, the level of redevelopment activity is expected to rise. Prime redevelopment locations in Tigard include downtown and the Tigard Triangle, and future planned high capacity transit stations along Pacific Hwy. The City's Downtown Plan envisions 2,500 dwelling units and over one million sf of commercial office and retail space being added over the next few decades. 7 Table 6 Redevelopment and Refill Assumptions (2011 to 2031) Tigard USB Low Medium High Office 1,004,000 1,339,000 1,673,000 Institutional 114,000 152,000 191,000 Flex/Business Park 203,000 271,000 338,000 General Industrial 116,000 154,000 193,000 Warehouse 168,000 225,000 281,000 Retail 899,000 1,198,000 1,498,000 Total 2,504,000 3,339,000 4,174,000 Source:FCS GROUP;derived from Appendix C, based primarily on Metro 2009-2035 Urban Growth Report (December 2009 draft)and local assumptions. After accounting for the levels of redevelopment activity identified in Table 6, the amount of vacant land demand in Tigard for employment uses over the next 20-years is expected to range from 126 to 210 acres. Preliminary estimates for vacant lands needs in Tigard by general building type are provided in Table 7, and supporting assumptions are reflected in Appendix D and Appendix E. Table 7 Vacant Land Needs by General Land Use Zoning Classification (2011 to 2031) Tigard USB (gross buildable acres) Land Use Zoning Classification Low Medium High Commercial 51 68 85 Mixed Use 27 36 45 Industrial 48 64 80 Total 126 168 210 Source:FCS GROUP;derived from Appendix C, based primarily on Metro 2009-2035 Urban Growth Report (December 2009 draft)and local assumptions. To help validate these assumptions, FCS GROUP conducted an additional analysis of retail sales inflow/outflow within Tigard. The retail analysis provided in Appendix D indicates that the amount of local retail trade in Tigard over the next 20 years could support an additional 1.4 million sf of redevelopment or new development activity, even if current levels of retail sales inflow were cut by 50%. Hence, it appears that the "low"vacant land demand scenario is the best match with respect to the retail market potential for the Tigard USB. The actual amount and timing of new development will vary from year to year. The wide range in development forecasts reflects current uncertainty regarding the region's ability to retain and attract major employers, the City's desire to stimulate redevelopment in downtown, and limited ability to accommodate new commercial and industrial development on vacant lands. Business Clusters Analysis It is a widely accepted theory among economic development professionals that"business clusters" are the primary force driving local economic currents and business location decisions. Clusters of business activity go well beyond mere concentrations of industry or employment 8 types. They represent unique competitive market advantages with regard to employment, work force, creativity, entrepreneurship,business costs, and supporting natural resources. The clusters analysis prepared by FCS Group is intended to identify potential employment sectors that are most compatible with local economic policy objectives. The process entailed: 1. Obtaining Employment Security (ES202)wage and salary employment data from the Oregon Employment Department(OED) for the Tigard Urban Service Boundary (USB), Washington County, Multnomah County and Clackamas County(tri-county region) for the year 2008. 2. Conducting a location-quotient(LQ) analysis to evaluate business and industrial clusters in the Tigard UGB relative to the tri-county region. 3. Evaluating business clusters within the Tigard UGB with regard to the LQ, projected growth rates, economic size of each cluster, and average wage rates. 4. Classifying each business cluster with regard to one of four classifications, including: I. STARS: Businesses with large LQ (propensity to locate in the Tigard USB) and higher than average projected growth rate compared to the tri-county region. II. EMERGING: Businesses with small LQ and high average growth rate (possible pent up demand or competitive market disadvantage relative to other locations). III. MATURE: Businesses with large LQ but lower than average growth rate. IV. CHALLENGED: Businesses with small LQ and lower than average growth rate. The business cluster analysis summarized in Figure 2 identifies the business sectors within the Tigard USB by their LQ, size and growth potential. Each sector has been analyzed by their North American Industrial Classification System(NAICS) code. This code is used by the federal government to classify types of businesses for tax accounting and economic research purposes. The data was derived from the OED ES202 wage and salary employment statistics for the year ending in 2008. 9 Figure 2 Existing Business Clusters in Tigard USB, 2008 27% Emerging: [High Growth) Ith Care Stars 25% Small Cluster of.8 Tech. (High Growth/ - ' rof. Tech Large Cluster) 23% 1.21%. ... • 19% G - Educational Services 17%. -prof.Adn ifit Was mt. 16%. Arta.-Entertainment Food&Drinkinhl &RE6. Pla 13%:I ° Wh le Trade 11% E — 9% g rnment Mine.��eenrlcas T — II rade Average 10-year Jpb Growth=10% EE„ ntomratlon M. Lodging Tra ort.& Warehousing in/tidal 3% fu Activities .1% 0. Compute. f .Nondurable ahle Mfg. Metals Mfg. l -7% �. -9% -11% -13% --. Transport Equip. -15% hallenged: Q Mfv. Mature: (Low Growth) (Low Small Cluster) Large Growth/ Custer) l Lamluster) .Note:X-axis denotes the Location Quotient(LQ)average set at 1. All sectors to right of the yellow line have an LQ greater than 1;all sectors to the left of the yellow line have an LQ less than 1. Source: Oregon Employment Department;data compiled by FCS GROUP. The clusters analysis classifies the existing business sectors in the Tigard USB into four general categories: Industry Sectors with Large LQ/High Growth Potential ("Stars") . Educational Services (private or non-profit) • Professional and Technical Services • Professional Administration and Waste Management Services • Wholesale Trade Industry Sectors with Small LQ/High Growth Potential ("Emerging") 10 • Health Care and Social Services • Food Service and Drinking Places • Arts, Entertainment and Recreation Industry Sectors with Large LQ/Low Growth Potential ("Mature") • Retail Trade • Information Services • Financial Activities and Services • Construction • Nondurable Goods Manufacturing Industry Sectors with Small LQ/Low Growth Potential ("Challenged") • Transportation, and Warehousing • Misc. Services • Metals Manufacturing • Computer Parts and Equipment Manufacturing • Lodging • Transportation Equipment Manufacturing • Government In addition to evaluating existing local business clusters, the City may also consider the expected regional growth in business sectors and emerging clusters. According to the Oregon Employment Department, the job sectors with the highest potential for new growth in the greater Portland metropolitan region include: • Business administration and waste management • Finance and insurance • Health care • Hotel/motel accommodations and food services • Professional • Retail trade • Scientific and technical service (computer science, engineering) • State and local government • Transportation and utilities (warehousing, distribution and energy research,private utilities) • Wholesale trade' While manufacturing of durable goods does not make the list of the top growth sectors, there are certain subsectors within manufacturing that are growing faster than others. The manufacturing sectors with the greatest net new job growth potential in the greater Portland metropolitan region include: computer-related parts manufacturing,transportation equipment, other miscellaneous durable goods (such as solar panels), and miscellaneous non-durable goods (such as apparel research and design). 1 These emerging business clusters are documented in the Regional Wired Workforce Innovation and Regional Economic Development,Global Development Strategy,prepared by FCS GROUP et al,2008. 11 The greater Portland metropolitan region is now considered an epicenter within the United States for sustainable technology. According to Global Insight, the greater Portland metropolitan region employs 6,700 people in"green jobs"which is more than Denver, Austin, Seattle and San Jose. The number of workers in green jobs (such as solar panel manufacturing, wind energy, bio energy research and manufacturing) is expected to increase to 53,000 over the next two decades. Portland General Electric and Pacific Power are ranked in the top three among the nation's top utility companies for Green Energy sales, and the greater Portland region has more LEED- certified buildings than any other U.S. metropolitan area. With the Portland metropolitan region, recent federal and state tax policies have helped spur major investments in green technology and energy by firms such as: SolarWorld, SunEdison, Vestas and Portland General Electric—creating a major new industrial cluster in clean technology. Additional investments in advanced manufacturing are being made by Intel, Flir Systems (producer of night vision and thermal imaging systems), Precision Castparts (maker of parts used in Vestas wind turbines, Boeing aircraft and other products), Genentech, and other firms. These are examples of manufacturing companies that are finding success within the greater Portland metropolitan region, even in challenging economic times. Focused marketing and business recruitment efforts are being made by the State of Oregon and regional economic development stakeholders to attract certain established and emerging business clusters. The business and industry clusters that are currently being targeted by the Oregon Business Development Department, Portland Business Alliance and the Portland Development Commission include advanced manufacturing, clean technology(with sustainability sub-clusters in green building, solar&wind power), active wear/outdoor gear, and software. Targeted Business Clusters The City of Tigard may target businesses that generally offer above average wages and provide health care and retirement benefits that support families. According to the U.S. Bureau of Labor Statistics, the occupations that had the fastest growth and highest pay over the past 10 years nationally included: computer systems analysts, registered nurses, computer support specialists, teachers, social workers, college faculty, computer programmers, engineering sciences,police officers, securities and financial services, physicians, advertising, marketing, management analysts, electrical engineers,paralegals,writers/editors, commercial artists, medical and health service managers. It is interesting to note that almost two-thirds of the jobs filled in these fast growing occupations required some level of on-the-job training in addition to high school and a college degree.2 In light of these findings, it is recommended that Tigard focus on retaining and attracting a mix of existing and emerging business clusters that pay above average wages. This includes existing, established clusters, such as: durable goods manufacturing (includes metals and machinery), education(private and non-profits), financial services, information(including software development), professional and technical services, and wholesale trade. 2 Based on findings contained in publications provided by JIST Works, including the Occupational Outlook Handbook, 2008-2009;and America's Fastest Growing Jobs by Michael Farr. 12 It is also recommended that the City focus on emerging clusters, including health care and advanced technology(i.e., green energy)manufacturing and research operations. As indicated in Table 8,these recommended business clusters (with the exception of educational services)pay above average wage rates. Table 8 Summary of Existing Businesses in Tigard USB, 2008 Number of Average Average Entities Employment Annual Pay Total Private 2,914 41,032 $43,542 Natural resources and mining 6 21 $38,742 Construction 272 3,329 $56,080 Manufacturing 117 2,743 $54,300 Durable goods 53 1,814 $58,229 Metals and machinery manufacturing 36 897 $51,425 Computer and electronic product mfg. 15 774 $65,308 Transportation equipment manufacturing 2 143 $62,594 Nondurable goods 64 929 $46,628 Trade, transportation, and utilities 704 11,375 $36,742 Wholesale trade 333 2,987 $64,284 Retail trade 329 7,621 $25,407 Transportation, warehousing, and utilities 42 767 $42,114 Information 69 1,206 $66,469 Financial services 405 5,037 $58,459 Professional and business services 638 8,146 $45,971 Professional and technical services 449 3,858 $62,851 Administrative and waste services 189 4,288 $30,784 Educational and health services 269 5,037 $38,133 Educational services 55 2,912 $36,384 Health care and social assistance 214 2,125 $40,531 Leisure and hospitality 204 3,018 $16,579 Arts, entertainment, and recreation 23 184 $16,241 Accommodations and food services 181 2,834 $16,601 Accommodations 10 131 $20,072 Food services and drinking places 171 2,703 $16,433 Other services 230 1,120 $36,618 Government 5 390 $49,275 Total 2,919 41,422 $43,596 Notes:Shading indicates targeted business cluster. Source: Oregon Employment Department, 2008.Average payroll reflects Washington and Multnomah counties. 13 Task 3. Site Suitability Analysis The majority of the targeted businesses that consider expanding or relocating into Tigard will consist of small business operations (less than 50 employees) that can locate within existing professional office or industrial buildings, or within new office or flex/industrial buildings that are developed on vacant sites of less than five acres in size. It is also likely that there will be larger potential business and high-tech industrial operations that consider Tigard as a potential location for new campus-style developments. Certain opportunities may emerge as regional businesses expand and desire to remain within the tri- county region. Other opportunities may occur as global and national businesses desire to establish a presence in the Pacific Northwest. In any event, it is likely that Tigard could attract 3- 4 large professional service, health care, education, and/or high tech industrial businesses over the next 20 years. As indicated in Table 9, Tigard is already"home" to 41 large private business operations (with between 70-250 employees). Tigard could continue to retain and attract large businesses if adequate sites are available. These types of large private operations usually require surplus adjacent land areas to accommodate future business expansion. Table 9 Existing Private Businesses by Size Class, Tigard USB, 2008 Total Large Small/Medium Establishments Establishments Establishments Establish- Establish- Establish- Sector ments Jobs ments Jobs ments Jobs Natural resources and mining 6 21 - - 6 21 Construction 272 3,329 4 571 268 2,758 Manufacturing 117 2,743 10 1,300 107 1,443 Durable goods 53 1,814 10 1,300 43 514 Nondurable goods 64 929 - - 64 929 Trade,transport.,utilities&communications 704 11,375 20 3,997 684 7,378 Wholesale trade 333 2,987 1 125 332 2,862 Retail trade 329 7,621 16 3,517 313 4,104 Transport.,warehousing and communications 42 767 3 355 39 412 Information 69 1,206 2 376 67 830 Financial,professional&tech.services 1,043 13,183 4 1,426 1,039 11,757 Educational and health services 269 5,037 - - 269 5,037 Educational services 55 2,912 - - 55 2,912 Health care and social assistance 214 2,125 - - 214 2,125 Leisure and hospitality 204 3,018 - - 204 3,018 Arts,entertainment,and recreation 23 184 - - 23 184 Accommodations and food services 181 2,834 - - 181 2,834 Other services 230 1,120 1 99 229 1,021 Total 2,914 1 41,032 I 41 7,769 I 2,873 1 33,263 Notes:green shading indicates targeted business cluster. Source:Oregon Employment Department,2008. Note,large establishments reflect establishments with at least 70 employees. It is recommended that Tigard provide a variety of small, medium and large vacant sites that meet the targeted business and industrial requirements. As indicated in Table 10, the existing businesses within Tigard can generally be grouped into three general land use categories: industrial, commercial and office. Table 10 Existing Private Businesses by Size Class and General Land Use or Building Type, Tigard USB, 2008 Small/Medium Primary Land Total Entities Large Entities a Entities Use/Building Type Firms Jobs Firms Jobs Firms Jobs Industrial 1 770 9,847 18 2,351 752 7,496 Commercial 2 763 11,759 17 3,616 746 8,143 Office 3 1,381 19,426 6 1,802 1,375 17,624 Total 2,914 41,032 41 7,769 2,873 33,263 Notes: Reflects natural resources, construction, manufacturing, wholesale trade, transportation, warehousing, utilities, and communications sectors. 2Reflects retail trades, lodging, accommodations, and misc. service sectors. 3 Reflects information,financial,professional and technical service, health care and educational service sectors. 4 Large establishments reflect establishments with at least 70 employees. Source: Oregon Employment Department, 2008. Compiled by FCS GROUP. Most small and medium business establishments prefer to lease space in office or commercial buildings, and/or could locate into redevelopment sites in downtown or in selected redevelopment locations (e.g., near planned high capacity transit stations or within the Tigard Triangle). No special vacant land requirements are identified for future small or medium businesses. However, the City should pursue more proactive redevelopment strategies to accommodate small and medium sized businesses. (Note: Task 6 of the EOA will address implementation policies that help retain and attract small and medium businesses). Larger business establishments that are included within the targeted business clusters will likely have minimum site size and infrastructure service requirements. Typical site requirements for the larger targeted business sectors are described in Table 11 and described in more detail in Appendix F. Based on the site requirements described in Table 11 and Appendix F, the recommended targeted business clusters will need sites ranging from 1 to 25 acres, with a majority of the need falling in the 5 to 10 acre range. 15 Table 11 Typical Site Size Requirements for Targeted Business Types Small Users Medium Users Large Users Less than 50 jobs per 50 to 70 jobs per 70 to 200+jobs per business business business Industrial 6 to 20 acres per user • Advanced Technology Building tenants or 4 to 6 acres per user Manufacturing infill redevelopment Prefers industrial or • Metals/Machinery sites in established Prefers industrial or business park campus Manufacturing industrial locations business park settings • Wholesale Trade settings Office • Education Building tenants or 1 to 2 acres per user 2 to 4 acres per user* • Professional and Technology. infill redevelopment Services sites in town center, Prefers town center, Prefers business park • Information regional center, or corridors or transit campus setting with • Financial Services transit station areas station areas transit service • Health Care* Retail Not in Targeted Clusters *Note, larger medical facility campus could require 15 to 30 acres. Source:assumes site development requirements shown in Appendix F. Task 4. Inventory of Suitable Sites Buildable Land Supply Inventory Consistent with the employment land demand forecast, the buildable land inventory(BLI) for the Tigard EOA documents industrial and commercial inventory that currently exists within the Tigard USB. This analysis documents existing land use inventories and compares industrial and commercial land use needs required for addressing the low, medium and high growth forecast scenarios. Employment Land Inventory The Tigard EOA includes a recent buildable land inventory completed by the City of Tigard Planning Depai talent staff using Geographic Information Systems (GIS) data that is consistent with the current Draft 2009-2035 Urban Growth Report(accepted by Metro Council in December 2009). The City's BLI included an analysis of existing vacant and partially vacant (sub-dividable) tax lots by current zoning classification and deducted all significant environmental constraints to estimate buildable land area within the Tigard EOA. The land supply analysis focused on the land use classifications that support employment uses, including commercial, mixed-use, and industrial zones. The City has 10 commercial zones to account for a wide variety of uses ranging from retail to medical centers to mixed use centers. Tigard has three zones which accommodate 16 industrial uses. Please refer to Appendix E for a detailed description of the allowed, conditional, and permitted uses within each of the City's zone classifications. The buildable land area for each tax lot was derived by analyzing GIS data pertaining to environmental features that would constrain the amount of potential site development on vacant and partially vacant areas. For purposes of this analysis, the environmental constraints were calculated for each site using estimates for land area that is constrained by the following: Metro Title 3 designation (waterways, wetlands,riparian buffers, 100 year floodplain). The vacant and partially vacant land inventory for the Tigard USB includes 125 tax lots with a total buildable land area of 136.1 acres, as indicated in Table 12. Tigard's vacant land supply primarily consists of small (less than one acre)tax lots and tax lots between one and five acres in size. As indicated in Table 12, the tax lots of less than five acres in size comprise 79.3 acres or nearly 60% of the total vacant land supply. The larger tax lots include three lots of five to ten acres (22.1 acres total), and two contiguous tax lots over ten acres in size (34.7 acres total). Please refer to Appendix G for additional detail. Table 12 Distribution of Vacant and Part Vacant Lands by General Land Use Zone Classification, Tigard USB Vacant and Partially Vacant Property < 1 acre 1 to 5 acres 5 to 10 acres > 10 acres Total Lots Acres Lots Acres Lots Acres Lots Acres Lots Acres Commercial 26 9.5 8 20.2 2 16.4 0 0 36 46.1 Mixed Use 63 25.3 6 8.9 1 5.7 0 0.0 70 39.9 Industrial 12 4.2 5 11.2 0 0.0 2 34.7 19 50.1 Total 101 39.0 19 40.3 3 22.1 2 34.7 125 136.1 Source: City of Tigard. As mentioned in the Site Suitability Analysis, the recommended targeted business clusters will need sites ranging from 1 to 25 acres to expand or locate within the Tigard USB, with a majority of the need falling in the 5 to 10 acre range. The City appears to have a range of sites available to accommodate those needs. In light of the importance of redevelopment to the City's ability to grow and diversify its economic base, the City and consultant team also evaluated the relative level of high, medium and low redevelopment potential for each developed tax lot in the Tigard USB. While this is not a stated requirement within OAR 660, Division 9, it is considered an important factor in deciding which land use growth scenario to target. The analysis of redevelopment opportunities is based on the ratio of assessed improvement value to land value for each tax lot using 2010 Washington County Assessor data. The results provided in Table 13 indicate that there are significant amounts of high and moderate redevelopment potential within the Tigard USB. The redevelopment analysis identifies 169 tax lots with a total of 115.6 acres as having "high"redevelopment potential, and 180 tax lots with 166.6 acres as having "moderate"redevelopment potential. 17 Table 13 Analysis of Redevelopment Tax Lots by General Land Use Zone Classification, Tigard USB City of Tigard Redevelopable Potential (Improvement to Land Value)* High(< 0.33) Moderate (0.33 to 1.00) Low(> 1.00) Lots Acres Lots Acres Lots Acres Commercial 19 7.2 31 17.8 199 299.8 Mixed Use 132 81.4 124 89.9 232 344.3 Industrial 18 27.0 25 58.8 146 437.9 Total 169 115.6 180 166.6 577 1,082.0 *Improvement to Land Value calculated from Washington County Tax Assessor data(Sept 2010). *196 Properties contained a zero Improvement or Land Value and are not represented here. Source: City of Tigard. Short-Term Land Supply Determination In addition to the long-term land supply, OAR 660-009-0005 also requires the identification of a short-term supply of land meaning "suitable land that is ready for construction within one year of an application of a building permit or request for a service extension." OAR 660-009-0025 also requires that cities must provide "at least 25 percent of the total land supply within the urban growth boundary designated for industrial and other employment uses as short-term supply." In Tigard's case all of the land supply currently included within the Tigard USB is deemed by the City to be within the short-term supply category. Hence, there are existing roads, water, sewer, and other infrastructure facilities that are sized appropriately to handle some level of new development on the remaining vacant tax lots. One of the issues the City has been dealing with is the ODOT highways running at or over capacity. This will continue to be an issue until a regional solution is found. It was the cause for a maximum floor-to-area ratio of 0.4 being applied to the Tigard Triangle when a portion of it was rezoned to mixed-use employment. This severely limits the ability to maximize the development potential of available sites. It also causes proposed developments to provide mitigating measures when it is determined the increased vehicle trips will not meet ODOT performance measures. This can be financially constraining to a project if additional lanes, medians, or intersection improvements are required to be paid for by the development. Additionally, the Transportation Planning Rule (OAR 660-12-0600) and related ODOT performance standards for the state highways have presented a barrier to Tigard achieving its aspirations. This includes amending existing zoning to allow higher density developments that are consistent with the Region 2040 land use designations. The TPR requires an amendment to an adopted plan not cause an affected roadway to fail to meet performance standards, or if the forecast roadway operations are already failing to meet performance standards, the plan amendment must not further degrade performance. This is a known issue in Downtown, Washington Square Regional Center, along Pacific Highway, and in the Tigard Triangle, and may also arise in other areas near state highways or freeway interchanges. These issues are being partially addressed at the regional level and could be somewhat mitigated as the City, Metro, and ODOT develop alternative performance standards for planned high 18 capacity transit corridors. Strategies to promote transit-oriented development and address ODOT capacity issues are recommended as part of the implementation plan policies for the Tigard EOA. Appendix A - Office Leasing Activity Summary, Mid-Year Report OFFICE Leasing Activity,Mid-Year 2010(as of June 30,2010) Class A Market Statistics Mid-Year 2010 Existing Inventory Vacancy YTD Net YTD Under Const Quoted Market #Builds Total RBA Total SF Vac% Absorbtion Deliveries SF Rates Central Business District 41 11,389,435 1,412,066 12.4% (135,590) 368,800 62,200 $24.42 Suburban 141 17,234,745 2,225,626 12.9% (130,126) - - $23.74 Tigard 6 509,087 151,931 29.8% (13,097) - - $23.93 217 Corridor/Beaverton 12 1,142,430 303,750 26.6% (15,550) - - $21.77 Kruse Way 19 1,961,855 495,615 25.3% (26,228) - - $26.05 Barbur Blvd/Capitol Hwy - - - - - - $0.00 Tulalatin 4 361,270 154,503 42.8% 5,604 - - $24.31 Wilsonville 4 325,501 55,071 16.9% - - - $24.77 Total 182 28,624,180 3,637,692 12.7%r (265,716)P. 368,800 62,200 $24.01 Class B Market Statistics Mid-Year 2010 Existing Inventory Vacancy YTD Net YTD Under Const Quoted Market #Builds Total RBA Total SF Vac% Absorbtion Deliveries SF Rates Central Business District 130 9,423,902 927,523 9.8% 61,787 - $20.18 Suburban 1,155 30,095,314 4,345,461 14.4% (62,639) 14,000 268,854 $17.82 Tigard 83 1,979,955 277,469 14.0% 12,806 - - $20.88 217 Corridor/Beaverton 72 1,719,571 314,759 18.3% 5,148 - - $16.40 Kruse Way 26 728,262 93,241 12.8% (14,059) - - $20.76 Barbur Blvd/Capitol Hwy 42 890,672 121,398 13.6% 2,337 - - $16.79 Tulalatin 30 704,815 105,798 15.0% (7,289) - - $19.36 Wilsonville 17 622,051 30,169 4.8% (10,369) - $16.71 Total 1,285 39,519,216 r 5,272,984 13.3%� (852)P. 14,000 • 268,854 p $18.38 Class C Market Statistics Mid-Year 2010 Existing Inventory Vacancy YTD Net YTD Under Const Quoted Market #Builds Total RBA Total SF Vac% Absorbtion Deliveries SF Rates Central Business District 177 4,093,913 489,486 12.0% 11,201 - - $17.49 Suburban 2,815 18,283,763 129,081 0.7% 68,665 - - $14.36 Tigard 97 662,182 66,493 10.0% (3,199) - - $15.60 217 Corridor/Beaverton 82 609,431 70,635 11.6% 1,202 - - $14.50 Kruse Way 19 133,044 2,452 1.8% - - - $18.00 Barbur Blvd/Capitol Hwy 120 846,865 99,822 11.8% (5,090) - - $15.60 Tulalatin 20 119,561 29,278 24.5% (5,598) - - $14.73 Wilsonville 21 103,496 2,681 2.6% 5,609 - - $17.21 Total 2,992 22,377,676 618,567 2.8% 79,866 - - $14.93 Class B and C Market Statistics Mid-Year 2010 Existing Inventory Vacancy YTD Net YTD Under Const Quoted Market #Builds Total RBA Total SF Vac% Absorbtion Deliveries SF Rates Central Business District 307 13,517,815 1,417,009 10.5% 72,988 - - $19.37 Suburban 3,970 48,379,077 4,474,542 9.2% 6,026 14,000 268,854 $16.51 Tigard 180 2,642,137 343,962 13.0% 9,607 - - $19.56 217 Corridor/Beaverton 154 2,329,002 385,394 16.5% 6,350 - - $15.90 Kruse Way 45 861,306 95,693 11.1% (14,059) - - $20.33 Barbur Blvd/Capitol Hwy 162 1,737,537 221,220 12.7% (2,753) - - $16.21 Tulalatin 50 824,376 135,076 16.4% (12,887) - - $18.69 Wilsonville 38 725,547 32,850 4.5% (4,760) - - $16.78 Total 4,277 61,896,892 5,891,551 9.5% 79,014 14,000 268,854 $17.14 Quoted Rates for Class B and C table are weighted average of individual B and C markets according to the total RBA inventory Source:CoStar Office Report Mid-Year 2010;Capacity Commercial Group. 20 Appendix B: Industrial Leasing Activity, Mid-Year 2010 Report Flex Building Market Statistics Mid-Year 2010 Existing Inventory Vacancy YTD Net YTD Under Const Quoted Market _ #Builds Total RBA Total SF_ Vac% Absorbtion Deliveries SF _ Rates Central Business District 3 45,000 10,000 22.2% - - - $16.50 Suburban 741 18,956,577 2,268,793 12.0% (336,814) 70,020 - $10.23 Tigard 50 1,277,751 170,855 13.4% (12,799) - - $12.30 217 Corridor/Beaverton 87 2,204,502 419,258 19.0% (69,237) - - $11.77 Kruse Way 2 88,928 - 0.0% - - - $0.00 Barbur Blvd/Capitol Hwy 7 53,681 6,771 12.6% 5,100 - - $10.35 Tulalatin 14 430,840 23,229 5.4% (2,531) - - $7.54 Wilsonville 29 1,661,734 201,334 12.1% (18,316) 7,020 - $9.31 • Total 744 19,001,577 2,278,793 12.0% (336,814) 70,020 - $10.24 Warehouse Building Market Statistics Mid-Year 2010 Existing Inventory Vacancy YTD Net YTD Under Const Quoted Market #Builds Total RBA, Total SF Vac% Absorbtion Deliveries SF Rates Central Business District 41 1,616,833 141,090 8.7% (1,843) - - $5.78 Suburban 4,694 167,214,476 13,813,643 8.3% 91,337 119,723 415,000 $5.55 Tigard 119 4,394,617 339,683 7.7% 57,333 - - $6.38 217 Corridor/Beaverton 75 3,332,391 471,805 14.2% 31,770 - - $6.30 Kruse Way 13 301,069 3,378 1.1% 10,240 - - $7.20 Barbur Blvd/Capitol Hwy 17 209,963 5,000 2.4% 8,000 - - $6.16 Tulalatin 221 8,453,141 675,494 8.0% (39,805) - - $5.20 Wilsonville 83 6,155,906 1,268,475 20.6% 47,351 - - $5.95 Total 4,735 168,831,309 13,954,733 8.3% 89,494 119,723 415,000 $5.55 Total Industrial Market Statistics Mid-Year 2010 Existing Inventory Vacancy YTD Net YTD Under Const Quoted Market #Builds Total RBA Total SF Vac% Absorbtion Deliveries SF Rates Central Business District 44 1,661,833 151,090 • 9.1% (1,843) - - $7.16 Suburban 5,435 186,171,053 16,082,436 • 8.6% (245,477) 189,743 415,000 $6.19 Tigard 169 5,672,368 510,538 ' 9.0% 44,534 - - $7.68 217 Corridor/Beaverton 162 5,536,893 891,063 ' 16.1% (37,467) - - $8.07 Kruse Way 15 389,997 3,378 ' 0.9% 10,240 - - $7.20 Barbur Blvd/Capitol Hwy 24 263,644 11,771 • 4.5% 13,100 - - $8.01 Tulalatin 235 8,883,981 698,723 ' 7.9% (42,336) - - $5.29 Wilsonville 112 7,817,640 1,469,809 ' 18.8% 29,035 7,020 - $6.72 Total 5,479 187,832,886 16,233,526 IP 8.6% (247,320) 189,743 415,000 $6.20 Source:CoStar Office Report Mid-Year 2010;Capacity Commercial Group. Appendix C: Analysis of Employment and Space Needs Tigard Employment Growth Forecast, 2005-2035 Change 2005 Proj. 2035 Jobs % Retail Trades 9,854 14,426 4,572 46% Services 11,372 23,482 12,110 106% Industrial/Other" 12,049 13,637 1,588 13% Government* 8,033 9,092 1,059 13% Total 41,308 1 60,637 1 19,3291 47% Source:Metro adopted housing and employment growth forecasts,2007;Metroscope Gen.2.3;extrapolated to 2035 by FCS GROUP;assumes allocation of"Other"jobs at 60%industrial,and 40%government. 20,082 22,729 Proj. Tigard Net New Average Annual Employment Forecast(1 Year Forecast) Low I Medium High Retail Trades 114 152 191 Services 303 404 505 Industrial/Other* 40 53 66 Government* 26 35 44 Total 4831 6441 805 Proj. Tigard Net New 20-Year Employment Forecast Low Medium High Retail Trades 2,286 3,048 3,810 Services 6,055 8,073 10,092 Industrial/Other" 794 1,059 1,324 Government* 529 706 882 Total 9,6651 12,8861 16,108 Appendix C: Analysis of Employment and Space Needs (continued) Job Sectors and Building Type Assumptions Flex/Bus. Gen. Employment Sectors Office Institutional Park Industrial Warehouse Retail Total Retail Trades 5% 1% 6% 0% 12% 76% 100% Services 72% 1% 5% 1% 1% 20% 100% Industrial/Other 8% 0% 50% 40% 2% 0% 100% • Government 43% 37% 5% 0% 0% 15% 100% I Source:Metro Draft 2009-2030 Urban Growth Report;modified to reflect local observations. Proj. Tigard Net New 20-Year Employment Forecast by Building Type, Low Flex/Bus. Gen. Office Institutional Park Industrial Warehouse Retail Total Retail Trades 114 23 137 - 274 1,737 2,286 Services 4,360 61 303 61 61 1,211 6,055 Industrial/Other` 64 - 397 318 16 - 794 Government` 228 196 26 - - 79 529 Total 4,765 279 863 378 351 3,028 9,665 Proj. Tigard Net New 20-Year Employment Forecast by Building Type, Medium Flex/Bus. Gen. Office Institutional Park Industrial Warehouse Retail Total Retail Trades 152 30 183 - 366 2,316 3,048 Services 5,813 81 404 81 81 1,615 8,073 Industrial/Other` 85 - 529 424 21 - 1,059 Government* 304 261 35 - - 106 706 Total 6,353 372 1,151 504 468 4,037 12,886 Proj. Tigard Net New 20-Year Employment Forecast by Building Type, High Flex/Bus. Gen. Office Institutional Park Industrial Warehouse Retail Total Retail Trades 191 38 229 - 457 2,896 3,810 Services 7,266 101 505 101 101 2,018 10,092 Industrial/Other" 106 - 662 529 26 - 1,324 Government" 379 326 44 - - 132 882 Total 7,942 465 1,439 630 585 5,046 16,108 Source:FCS GROUP based on Metro Draft 2009-2030 Urban Growth Report; modified to reflect local observations. Appendix C: Analysis of Employment and Space Needs (continued) Building Type to Land Needs Assumptions* Flex/Bus. Gen. Office Institutional Park Industrial Warehouse Retail Refill/Redevelopment Rate 1 67% 67% 45% 45% 45% 60% Jobs Needing Vacant Land Rate 2 33% 33% 55% 55% 55% 40% Building SF Per Job 2 370 630 550 700 1,100 510 Floor-Area-Ratio 2 0.50 0.50 0.31 0.30 0.30 0.30 Public Facility Net:Gross Adjustment 3 1.10 1.05 1.10 1.05 1.05 1.10 Work at Home Adjustment 4 0.15 0.03 0.05 0.03 0.03 0.03 `assumptions are intended to reflect a long-term average over 20 years, some"ramp up"is expected to attain these density levels. 1/Adjusts for building refill&vacancy allowances. 2/Building density derived from Metro UGR assumptions. 3/Allowances take into account land dedicated to public/utility easements. 4/Allowance based on national statistics by US Dept. of Labor, Bureau of of Labor Statistics, Technical information: "Work at Home i Source:assumptions are generally consistent with the Metro Draft 2009-2030 Urban Growth Report;modified to reflect local observatio Proj.Tigard Net New 20-Year Redevelopment Building Space Needs(Floor Area) Flex/Bus. Gen. Office Institutional Park Industrial Warehouse Retail Total Low 1,004,000 114,000 203,000 116,000 168,000 899,000 2,504,000 Medium 1,339,000 152,000 271,000 154,000 225,000 1,198,000 3,339,000 High 1,673,000 191,000 338,000 193,000 281,000 1,498,000 4,174,000 Proj.Tigard Net New 20-Year Building Floor Area on Vacant Lands(Floor Area) Flex/Bus. Gen. Office Institutional Park Industrial Warehouse Retail Total Low 495,000 56,000 248,000 141,000 206,000 599,000 1,745,000 Medium 659,000 75,000 331,000 188,000 274,000 799,000 2,326,000 High 824,000 94,000 414,000 235,000 343,000 999,000 2,909,000 Proj.Tigard 20-Year Vacant Lands(gross buildable acres) Flex/Bus. Gen. Office Institutional Park Industrial Warehouse Retail Total Low 25 3 20 11 17 50 126 Medium 33 4 27 15 22 67 ' 168 High 42 5 34 19 28 84 210 Appendix C: Analysis of Employment and Space Needs (continued) Land Use Assignment Assumptions Flex/Bus. Gen. Local Zoning Classification Office Institutional Park Industrial Warehouse Retail Commercial 50% 60% 20% 10% 10% 60% Mixed Use 40% 20% 5% 5% 0% 30% Industrial 10% 20% 75% 85% 90% 10% Total 100% 100% 100% 100% 100% 100% Assumptions by FCS GROUP and Tigard based on local observations. Proj.Tigard 20-Year Vacant Land Needs Forecast by Zoning Classification, Low Flex/Bus. Gen. Land Use Classification Office Institutional Park Industrial Warehouse Retail Total Commercial 13 2 4 1 2 30 51 Mixed Use 10 1 1 1 - 15 27 Industrial 3 1 15 10 15 5 48 Total 25 3 20 11 17 50 126 Proj.Tigard 20-Year Vacant Land Needs Forecast by Zoning Classification, Medium Flex/Bus. Gen. Land Use Classification Office Institutional Park Industrial Warehouse Retail Total Commercial 17 2 5 2 2 40 68 Mixed Use 13 1 1 1 - 20 36 Industrial 3 1 20_ 13 20 7 64 Total 33 4 27 15 22 67 168 Proj.Tigard 20-Year Vacant Land Needs Forecast by Zoning Classification, High Flex/Bus. Gen. Land Use Classification Office Institutional Park Industrial Warehouse Retail Total Commercial 21 3 7 2 3 50 85 Mixed Use _ 17 1 2_ 1 - _ 25 45 Industrial 4 1 25 16 25 8 80 Total 42 5 34 19 28 84 210 Summary of 20-Year Vacant Land Demand Forecast by Zoning Classification,Tigard USB(with current zoning regulations) Land Use Classification Low Medium High Commercial 51 68 85 Mixed Use 27 36 45 Industrial 48 64 80 Total 126 168 210 Assumptions by FCS GROUP based on Dec. 2009 Metro 2009-2035 Urban Growth Report assumptions and local observations. Appendix D: Analysis of Retail Inflow/Outflow Analysis of Retail Development Potential Tigard Area 2010 to 2030 Est.2010 Population in City 48,100 Proj.2030 Population in City 62,278 Analysis of Effective Buying Income(EBI) Est.2010 Per Capita Income 1/ $33,000 R'oj.2030 Per Capita Income 1/ $36,462 Est.2010 Aggregate EBI(000) $1,587,300 Proj.2030 Aggregate EBI(000) $2,270,749 Change in Aggregate EBI(000) $683,449 r I Future 2030 Supportable Retail Development Analysis of Existing&Future Retail Sales Potential 2010 2030 Retail Retail Distributi Buying Buying Total on of Power Power Change Sales Sales Support Supportable Local from from in Retail Attributed Attibuted able Sq.Ft.of New Income by Local Local Buying to Local to Retail Retail Retail Store Residents Residents Power Residents Inflow Sales Development Store Group Group 2/ (000)2/ (000)2/ (000) (000) (000)4/ (000) 5/ Food Stores 8.3% $131,746 $188,472 $56,726 $51,054 $12,763 $63,817 236,000 Eating&Drinking 5.0% $79,365 $113,537 $34,172 $30,755 $13,181 $43,936 162,000 Gen.Merchandise 5.5% $87,302 $124,891 $37,590 $33,831 $27,680 $61,510 227,000 Furniture,Fixtures&Appliances 2.2% $34,921 $49,956 $15,036 $13,532 $11,072 $24,604 91,000 Automotive Services 9.6% $152,381 $217,992 $65,611 $52,489 $42,945 $95,434 352,000 Other/Misc. _ 11.3% $179,365 $256,595 $77,230 $54,061 $23,169 $77,230 285,000 Total 41.9% $665,079 $951,444 $286,365 $235,722 $130,810 $366,532 1,353,000 Notes: 1/Derived from US Census estimates;assumes.05%annual real income growth. 2/Store group sales allocations from U.S.Bureau of Economic Analysis,Consumer Expendure Survey,Western United States. 3/Based upon employment estimates:assumes 500 sq.ft.per job,5%vacancy allowance,and avg.sales of$275/sq.ft. 4/Future retail inflow assumed to account for 30%to 45%of total retail sales. 5/Building area assumes$285/per sq.ft.annual sales,and 5%vacancy allowance. Source:analysis by FCS GROUP. 26 Appendix E: Summary of Tigard Employment Zones and Regulations The following is an overview of regulations related employment lands and zones for the City of Tigard. A general description of each zone is provided along with common and specific development standards when applicable. A summary table highlights specific regulations, such as building height, lot size, setbacks, landscaping and lot coverage. COMMERCIAL ZONES Neighborhood Commercial District(C-N) Provide convenience goods and services(those purchased frequently)within a small cluster of stores adjacent to residential neighborhoods. A limited number of other uses such as restaurants, gas stations and medical centers are permitted conditionally. Community Commercial District(C-C) Provide convenience shopping facilities to meet regular needs of nearby(1.5 miles)residential neighborhoods. Typically range in size from 30,000-100,000 sf on 2 to 8-acre sites. Separated from other commercial zones by at least one half-mile. Housing is permitted on the second floor at densities not to exceed 12 units/net acre. Limited other uses are allowed conditionally. Mandatory site development review. General Commercial District(C-G) Accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Residential uses limited to SFRs on same site as permitted use. A wide range of uses are permitted conditionally. Professional Administrative Commercial District(C-P) Accommodate civic and business/professional services and compatible support services in close proximity to residential areas and major transportation facilities. Within the Tigard Triangle and Bull Mountain Road District,residential uses at a minimum density of 32 units/net acre are permitted in conjunction with commercial development. Heliports,medical centers,religious institutions and utilities are permitted conditionally. Developments are intended to serve as a buffer between residential areas and more intensive commercial and industrial areas. Mixed Use-Central Business District(MU-CBD) Provide a pedestrian friendly urban village in Downtown Tigard. A wide variety of commercial, civic, employment,mixed-use,MF and attached SFRs are permitted. Specific Development Standards (18.610): Four sub-areas (see MU-CBD Development Standards Matrix)have different setback and height limits in order to create a feeling of distinct districts within the larger zone. • Pacific Hwy. and Hall Boulevard Corridor: designed to create a"pulse-point"along the Pacific Hwy. corridor. Regional retail draw and potential future high capacity transit. • Main Street—Center Street: pedestrian-oriented with smaller scale development. • Scoffins Street—Commercial Street: higher density residential and employment base of civic, office and commercial uses. • Fanno—Burnham Street: medium scale residential or mixed use development. Mixed Use Employment(MUE) Designed to apply to a majority of land within the Tigard Triangle,it permits a wide range of uses including major retail goods and services,business/professional offices, civic uses and housing(MF at a max density of 25 units/acre. A wide range of uses are permitted conditionally. Acknowledges a majority of trips by automobile,but supports alternative modes of transportation to the greatest extent possible and encourages a mix of uses. Includes special design standards for Tigard Triangle(18.620). Mixed Use Employment Districts (MUE-1 and MUE-2) Apply to areas where employment uses such as office,research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but limited, and residential uses are permitted when compatible with employment character of the area. MUE-1 example is Lincoln Center (high density). MUE-2 example is Nimbus area(more moderate densities). Mixed Use Commercial District(MUC) Includes land around Washington Square Mall and immediately west of Highway 217. Primary uses include office buildings,retail, and service areas. Also permits mixedOuse developments and housing at 50 units/acre. Large buildings encouraged with parking under behind or to sides. Includes special design standards for Washington Square Regional Center(18.630). Mixed Use Commercial(MUC-1) Applies to portion of the Durham Quarry site. Subject to IGA agreement between Tigard and Tualatin. Permits a wide range of uses including commercial lodging, general retail, offices and housing at min density of 25 units/acre and max of 50 units/acre. Includes special design standards for Durham Quarry (18.640). Mixed Use Residential Districts (MUR) Applies to predominantly residential areas where mixed-uses are permitted when compatible with residential use. INDUSTRIAL/INSTITUTIONAL ZONES Industrial Park District(I-P) Provides appropriate locations for combining light manufacturing, office and small-scale commercial uses (restaurants,personal services and fitness centers)in a campus-like setting. Only those uses with no off- site impacts are permitted. Mandatory site development review and specific design standards (18.530). Light Industrial District(I-L) Provides appropriate locations for general industrial uses, including manufacturing and production, research and development,warehousing and freight movement and wholesale sales activities with few, if any,nuisance characteristics. Heavy Industrial District(I-H) Provides appropriate locations for intensive industrial uses including I-L uses as well as railroad yards and waste-related activities. Uses include those which involve the use of raw materials,require significant outdoor storage and generate heavy truck and/or rail traffic. Properties are carefully located to minimize impacts on established residential, commercial and light industrial areas. 28 DRAFT September 2, 2010 COMMERCIAL DEVELOPMENT STANDARDS MUE R-25 STANDARD C-N C-C[vl C-G C-P MU- C-G MF DU. MUC—1 MUC MUE 1 MUE 2 MUR 1 MUR 2 CBD** [011)81 [271123] ulna] [27128] [7ID2] Minimum Lot Size 5,000 sq 5,000 sq ft None 6,000 sq ft None None - None None None None None None -Detached unit ft - - - - - 1,430 sq ft - - - - - - -Boarding,lodging, - - - - - - 6,100 sq ft - rooming - Minimum Lot Width 50 ft 50 ft 50 ft 50 ft None 50 ft None None None None None None None Minimum Setbacks -Front yard 20 ft 0/20 11.1,'1 Oft[u] Oft Hi ❑ Oft LA Al 20 ft 0 0 ft[''l 0 0m1 O ft[21] 0 ft['i to ft[ai] -Side facing street.on 20 ft - - - ❑ - 20 ft p 0 5051 0 0.11 0 ell 5 ft[�1 10 ft[u] corner A.through lots 01 -Side yard 0/20 ft[e1 0/20 ft.[8] 0/20 ft 151 0/20 ft[81 ❑ 0/20 ft 10 ft p 0 0 ft,[221 o ft1201 0 ftPal 0 ft[2ol -Side or rear yard abutting - - - - - ['1 3O ft 0 ft1)sIIzn] - - - - more restrictive zoning - - district •Rear yard 0/20 ft[81 0/20 ft[e1 0/20 ft[s1 0/20 ft[E1 ❑ 20 ft 0 0 ft[8a1 0 ft[zo] 0 0 •Distance between front - - - 0/20 ft 20 ft p 0 N/A N/A ft12111221 ft[8ol]22[ of gauge property [1] ftp 9]['0] N/A N/A line abutting a public or - N/A private street. _ Minimum Building Height N/A N/A MA N/A ❑ N/A N/A N/A 2 stories 2 stories None 2 stories None Maximum Building Height 35 ft 35 ft 45 ft 45 ft ❑ 45 ft 45 ft 70 ft 200 ft 200 ft 60 it 75 ft. 45 ft Maximum Site Coverage 121 85% 80% 85% 85% ❑ 55% 80% 90% 35% 85% 35% 80%. 80% Minimum Landscape 15% 20% 15% 15% ❑ 15% 20% 10% 15% 15% 15% 20% 20% Requirement. Minimum FAR[81 N/A N/A N/A N/A ❑ N/A N/A N/A 1.25 1.25 0.6 0.6 0.3 Minimum Residential N/A N/A N/A N/A ❑ N/A N/A N/A 50 50 25 50 25 Density[41[`1[61 _ unit/acre unit/acre unit/acre unit/acre _ unit/acre Maximum Residential N/A N/A N/A N/A ❑ N/A N/A N/A None None 50 None 50 Density Pl['l[el[8 unit/acre unit/acre " Multiple-family chvelling unit. "See Table 18.610.1 and Map 18.610.A for development standards. V=See 18.640.050.B. ❑=See Table 18,610.1 and Map 18.610.Afor development standards. [1] The provisions of Chapter 18.795(Vision Clearance)must be satisfied. [2] Includes all buildings and impervious surfaces. [3] Applies to all nonresidential building development and mixed use development which includes a residential component.In mixed use development,residential floor area is included in the calculations of floor area ratio to determine conformance with minimum FAR. [4] Notwithstanding the requirements of Section 18.715.020,minimum and maximum density shall be determined for residential only projects using time number of residential units per acre shown in the above table.The provisions for density transfer described in Section 18.715.030.B apply,using the minitnum and maximum density shown in the above table.Any mixed-use or commercial only development does not have a minimum density requirement. [5] For purposes of detetmining floor area ratio and residential densities,the net development area shall be uses to establish the lot area,determined per Section 18.715.020.A. [6] Adjustments to minimum density in the Washington Square Regional center area subject to the standards set forth in Section 18.630.020.E. [7] The maximum density requirements for developments that include or abut designated Water Resources Overlay district Riparian setbacks per Chapter 18.797 are described in Section 18.630.020.D. [8] No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district. [9] See Section 18.520.050.B for site and building design standards. [10] No front yard setback shall be required,except.a 20-foot front yard setback shall apply within 50 feet of a residential district. [11] There shall be no minimum front yard setback requirement;however.conditions in Chapters 13.745 and 18.795 must be met. [12] There are no setback requirements,except'30 feet where a commercial use within a district abuts a residential zoning district. [13] The maximum height of any building in time CBD zone within 100 feet of any residential zoning district shall not exceed 40 feet. [14] Where the side or rear yard of attached or multiple-fatnily dwellings abut a more restrictive zoning district,such setbacks shall not be less than 35 feet. [15] Landscaped areas on existing developed property in time CBD shall be retained.Buffering and screening requirements set forth in Chapter 13.745 shall be met for existing and new development. [16]Lot coverage includes all buildings and impervious surfaces. [17] Modifications to dimensional and minimum density requirements for developments that include or abut designated Water Resources Overlay District Riparian setbacks per Chapter 18.797 are described in Section 18.630.040.F. [18] The requirements contained in the Buffer Matrices in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvement s to he installed between proposed uses in the MUC,MUE and MUR zones within the Washington Square Regional Center(WSRC)and abutting zoning districts not included within the WSRC,or zoning districts within the WSRC which are not mixed-use.For MUC and MUE zones,the requirements for Commercial Zones apply.For MUR zones,the requirements for the Neighborhood Commercial Zone apply. [19]For Commercial and Mixed-use developments,the maximum front and street side yard setback is 10 feet.For Residential only developtnents.the maximum front and street side yard setback is 20 feet. [20] Side and rear yard setbacks shall be 20 feet when the zone abuts residential districts shown in Section 18.510.020 except R-25 and R-40. [21] The maximum setback is 20 feet. [22] The maximum setback is 10 feet. C•N•Neighborhood Commercial District. MUC 1—Mixed Use Commercial C-C-Community Commercial District MUC—Mixed Use Commercial C-G-General Commercial District MUE 1—Mixed Use Employment/High Density C-P -Professional/Administrative Office Commercial NIUE 2—Mixed Use Employment/Medium Density MU-CBD—Mixed Use Central Business District MUR 1—Mixed Use Residential'High Density MUR 2—Mixed Use ResidentiabMedium Density MU-CBD Development Standards Matrix r'2'3 STANDARD SUB-AREAS Main Street 99W/Hall Corridor Scoffins/Commercial Fanno/Burnham (MS) (99H) (SC) (FB) Front setback 0/5 ft. Minimum 0 ft. (5 ft.for frontage on 0 ft. 0 ft. 99W) Maximum 10 ft. 25 ft. 20 ft. 20 ft. Side facing street on corner and through lots Minimum 0 ft. 0 ft. 0 ft. 0 ft. Maximum 10 ft. N/A N/A N/A Sideyard Minimum/maximum N/A N/A N/A N/A Rear setback Minimum 0 ft. 5 ft. 5 ft. 5 ft. Maximum N/A N/A N/A N/A Building height Minimum 20 ft. 20 ft. 20 ft. 20 ft. Maximum(stories/feet) 3 stories(45 ft.) 3 stories(45 ft.) 6 stories(80 ft.) 6 stories(80 ft.)7 Ground floor height minimum 15 ft. 15 ft. None None Site coverage maximum 100% 90% 90% 80% Minimum landscaping` 0%5 10% 10% 20% Minimum building frontage 50% 50% 50% 50% Residential density(unit per acre) Minimum' 25 25 25 15 Maximum 50 50 50" 506 This table does not apply to existing development.All new buildings in the district must meet these development standards, including projects using the Track 3 approval process. 2 For standards for development surrounding the future public plaza see Section 18.610.040,Special Requirements for Development Bordering Urban Plaza. 3 See also Section 18.610.045,Exceptions to Standards in the MU-CBD zone. 4 In the MU-CBD zone,required landscaping can be provided on roofs. 5 Landscaping/screening requirements for parking lots must be met. 6 Station Area Overlay permits a maximum of 80 units per acre(see Map 18.610A). 7 3 stories/45 feet within 200 feet of Fanno Creek Park boundary(see Map 610.A)or within 50 feet of low or medium density residential district. 8 Minimum density applies to residential-only development(not mixed use). 30 DEVELOPMENT STANDARDS IN INDUSTRIAL ZONES STANDARD I-P I-L I-H Minimum Lot Size None None None Minimum Lot Width 50 ft. 50 ft. 50 ft. Minimum Setbacks -Front yard 35 ft. 30 ft. 30 ft. -Side facing street on corner& through lots[1] 20 ft. 20 ft.. 20 ft. -Side yard 0/50 ft. [3] 0/50 ft. [3] 0/50 ft. [3] -Rear yard 0/50 ft. [3][4] 0/50 ft. [3] 0/50 ft. [3] -Distance between front of garage &property line abutting a public or private street -- -- -- Maximum Height 45 ft. 45 ft. 45 ft. Maximum Site Coverage[2] 75%[5] 85% 85% Minimum Landscape Requirement 25%[6] 15°./0 15% [1]The provisions of Chapter 18.795(Vision Clearance)must be satisfied. [2]Includes all buildings and impervious surfaces. [3]No setback shall be required except 50 feet shall be required where the zone abuts a residential zoning district. [4]Development in industrial zones abutting the Rolling Hills neighborhood shall comply with Policy 11.5.1. [5]Maximum site coverage may be increased to 80%if the provisions of Section 18.530.050.B are satisfied. [6]Except that a reduction to 20%of the site may be approved through the site development review process. I-P-Industrial Park District I-L-Light Industrial I-H-Heavy Industrial 31 DRAFT September 2, 2010 Appendix F: Typical Site Requirements for Development Types Typical Criteria For Specific Development Sites c Campus cu E a, Industrial/ 0. Heavy Hi-Tech Electronic and Call Center/ Commercial ✓ Industrial/ General Food Manufacturing Computer Warehouse/ Business Office Shopping c Manufacturing Manufacturing Processing &Processing Assembly Distribution Services (Class A) Center Hotel Tu 7i 0. H v 5to25 5to10 5to10 10to25 5to25 10to25 3to5 1to5 5to10 3to5 f, z a, vInterstate,state Interstate, Interstate, Interstate,state Interstate,state Interstate or Along arterial Arterial Arterial or w state highway a, highway or state highway highway or highway or limited access Along or streets or street interstate a. principle or principle orapteriaple principle principle four-lane arterial or in down town visibility, visibility or o arterial within arterial within arterial within arterial within highway within streets centers and prefers downtown 7. within 1-30 c 1-10 miles 1-20 miles miles 1-15 miles 1-10 miles 1-15 miles transit areas transit areas centers J •Water flow •Water flow •Water flow? •Water flow •Water flow a, 65,300 GPD •Water flow>_ >4,600 GPD 3,500 GPD ?4,000 GPD ?10,000 GPD 3 _• • • • t •Sewer flow>_ 74,300 GPD •Sewer flow •Sewer flow>_ •Sewer flow •Sewer flow 3 36,100 GPD 17,000 GPD 24,900 GPD 11,700 GPD 58,800 GPD •Sewer flow? >_4,600 GPD 3,500 GPD >_4,000 GPD ?10,000 GPD L ••Sewer flow ••Sewer flow ••Sewer flow •2.0 MW 74,300 GPD •Sewer flow? •0.5 MW •0.5 MW •0.5 MW •0.5 MW E 32,500 GPD 15,300 GPD 22,400 GPD 11,700 GPD Electricity •0.5 MW Electricity Electricity Electricity Electricity m • 1.0 MW •0.5 MW • 1.0 MW •0.5MW • Fiber-telecom Electricity • Broadband • Broadband • Broadband • Broadband T Electricity Electricity Electricity Electricity and route • Fiber-telecom Internet Internet Internet Internet diversity access access access access NCDA-Net Contiguous Developable Acres Source:Compiled by FCS Group based on Business Oregon Industrial Site Certification requirements and industry standards. DRAFT September 2, 2010 Appendix G: Buildable Land Inventory City of Tigard Buildable Lands Inventory(as of January 1,2010) Vacant and Part-Vacant Property < 1 acre 1 to 5 acres 5 to 10 acres > 10 acres Total Lots Acres Lots Acres Lots Acres Lots Acres Lots Acres 1 Commercial C-C 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 C-G 19 6.8 6 14.0 2 16.4 0 0.0 27 37.3 C-N 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 C-P 7 2.7 2 6.2 0 0.0 0 0.0 9 8.9 Mixed Use MU-CBD 3 1.1 0 0.0 0 0.0 0 0.0 3 1.1 MUC 3 1.4 1 1.3 0 0.0 0 0.0 4 2.8 MUE 35 13.9 4 6.1 0 0.0 0 0.0 39 19.9 MUE-1 10 3.8 1 1.5 1 5.7 0 0.0 12 11.0 MUE-2 1 1.2 0 0.0 0 0.0 0 0.0 1 1.2 MUR-1 9 3.2 0 0.0 0 0.0 0 0.0 9 3.2 MUR-2 2 0.8 0 0.0 0 0.0 0 0.0 2 0.8 Industrial I-H 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 I-L 7 2.2 2 4.5 0 0.0 0 0.0 9 6.7 I-P 5 2.0 3 6.7 0 0.0 2 34.7 10 43.4 Total 101 38.9 19 40.4 3 22.1 2 34.7 125 136.2 Summary of Vacant Land by General Land Use Zoning Classification Vacant and Part-Vacant Property < 1 acre 1 to 5 acres 5 to 10 acres > 10 acres ' Total Lots Acres Lots Acres Lots Acres Lots Acres Lots Acres Commercial 26 9.5 8 20.2 2 16.4 0 0 36 46.1 Mixed Use 63 25.3 6 8.9 1 5.7 0 0.0 70 39.9 Industrial 12 4.2 5 11.2 0 0.0 2 34.7 19 50.1 Total 101 38.9 19 40.4 3 22.1 2 34.7 125 136.2 Source: City of Tigard. Appendix H: Redevelopment Land Inventory City of Tigard Redevelopable Potential (Improvement to Land Value)* _ High(< 0.33) Moderate (0.33 to 1.00) Low(> 1.00) Lots Acres Lots Acres Lots Acres C-C 0 0.0 0 0.0 4 8.5 C-G 8 3.4 13 6.8 158 255.0 C-N 0 0.0 1 0.2 2 2.8 C-P 11 3.8 17 10.9 35 33.6 MU-CBD 24 10.5 50 38.4 86 59.0 MUC 7 12.6 11 24.2 35 155.0 MUE 70 40.5 22 12.3 59 61.8 MUE-1 15 11.5 10 6.9 24 30.9 MUE-2 0 0.0 0 0.0 6 29.4 MUR-1 10 3.9 23 5.6 16 5.3 MUR-2 6 2.4 8 2.6 6 3.0 I-H 2 3.4 4 5.5 9 41.3 I-L 3 11.0 8 25.1 61 203.5 I-P 13 12.5 13 28.2 76 193.1 Total 169 115.6 180 166.6 577 1,082.0 Summary City of Tigard Redevelopable Potential (Improvement to Land Value)* High(< 0.33) Moderate (0.33 to 1.00) Low (> 1.00) Lots Acres Lots Acres Lots Acres Commercial 19 7.2 31 17.8 199 299.8 Mixed Use 132 81.4 124 89.9 232 344.3 Industrial 18 27.0 25 58.8 146 437.9 _ Total 169 115.6 180 166.6 577 1082.0 *Improvement to Land Value calculated from Washington County Tax Assessor data(Sept 2010) *196 Properties contained a zero Improvement or Land Value and are not represented here Source: City of Tigard. 34 ' "t i 1.• . o L .. -■ nmuL• %• i•+ ��; { `,,,�''r a LF�� lu '1 1 11111`" ��p Buildable Lands fir ■i • � S • -:....1 •:�`' _ •44.t l \ :":a L•-.:I It 1.■ ,. ••�f t t t l; t ■: .--, a a ,,. .••.„ . ...10111''ems* /fit: n �:-'••: . , _ - I ;. 1 '' • nu. I Inventory m� €ti;► :•�.�.:,�sll�!�� Washington Square h ��NNW °j : '" January 1, 2010 ,� -��!� g ,, _��• ...:::. Regional Center 1!'a.a•�' :f',• _ '_'?•E i - -I:::.�: :.:/�- F City of Tigard c,■ - R._ Im .IrJ..� G. .i%f a• : 9 n- . �� ..d ral: m_ ■11 „A ■i K 4:412. nq 1 3 �t Vi , �� I: •,.•v■ ...... '�Q _ O■ Ill,Val a.. ..::•:: wl-_-;m YI IIB.. .,,,:,,,.....4:...ti •' j:1-124® Oregon •'0:,,P11. - .....::.cil 1141 F - �� 1 '1. _ ,_ � g .. ...- -.•.J-:-gyp � 7 per•• ,,,.�. 1 d, e o s •i: ;�n.•,,. Ai any ?1 .�u.- Per, - � . \ � � 1 i _414,,r,::, -11 I• �'��!+ .1PI yi■�I Jllli - J � R-za �I �_ r� • 1 �.c�a �,J�°'_ V} 1 I iV' 3 ►� .. II s� \ _ 1I O City Limits"II a �F 1 A __ a ��! :� Zoning `.A. ov s iP . ?■�0 Taxlot Boundary 7.r.. s i R.za �,>n, .n 4� �L3L mad /L.,u�r. ®Wetland_ , t _ 1.1;-;-.7„..4', ..wa- :.x 'n �7 11,a� !l Water ,, `"'`' ■ '� �,i >� �� -I Stream Corridor . 9 X11 e`` �...co�1m d ' *� I L. 100 yr Floodplain I ,, - : .:414 t .lI/ Tigard I Buildable Lands tY n � � ; d ,. cal• R-0.a I ++ ''ba " s� __ Triangle - -. Downtown :� ,� ,-• M Commercial ` olll■ ; � ® ■''�,� 'ni......r_l .: O fig * ` .�. r r - Industrial • Tigard ... 1 �n11> .� � , ,`: I� Mixed Use i ��w� ti Residential �a . Improvement to Land Rati• p R., .,a + /,��I,,.;„a� �—�� Improve_Land �� i R.aa ® 7 11 4 1 1 L ® C- Less than 0.33 WE u� 1 Rs ' . . _� :._, ,�I -0.33 to 1.0 ir Ivo”. 1 L ��` lip ' ��` J�,� Greater than 1.0 inviiii.,�- 1�,-�� -s 1 R.7 ri. dI i fate' - Government Owned Land r- - s �I Q� Au� R.,z N R..a q.■ unisM 't•%V==� .,,..i ® # •—IA= .a j Th inventory pmserued,s based on ryecifz assumptioru l.■� IW ..i�- � ■ R<.s R'R° - f__, p- d sfo.mutated over a four year period.The,nvemory 11�5'L��L-'luL-__-1�J1_,1 )� u� 1 -- , should not be considered an exhananvo ha,of what not.12 ._ - Pacific Highway _� . -n:-n available for development, ut z static represent/Mon based .r■I_] V.� . 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Al11111 1111• 11111 1 lul;1.11 1111 d II t \I yY Mk I ' li I I I:4:::3 fit;Jr:::— / ■-■ Mil City of Tigard TIGARD Memorandum To: President Dave Walsh and Tigard Planning Commission Members From: Susan Hartnett,Assistant Community Development Director Re: Upcoming Bylaws Amendment Date: November 8, 2010 In early 2011, I will present bylaw amendments to the Planning Commission for your consideration and adoption. This memo outlines the expected amendments. At the November 15, 2010 meeting, the Commission will be asked to provide some initial input on these amendments and provide any suggestions related to the bylaws. The need to amend the Planning Commission bylaws is occurring due to several factors. First, the City Council will modify the Planning Commission's charge in late November to become the "Committee for Citizen Involvement" for land use related matters. Second, model bylaws are being developed to assure that the bylaws for all City boards, committees, and commissions cover certain areas and include specific items. Finally, the Planning Commission bylaws have not been updated in quite some time and will benefit from a review and update. Each of these aspects is discussed in more detail below. Amendment to Acknowledge Committee for Citizen Involvement Responsibilities Statewide Planning Goal 1 calls for widespread citizen involvement and requires local jurisdictions to maintain a "Committee for Citizen Involvement". The state requirements are summarized as follows: "As a component, the program for citizen involvement shall include an officially recognized committee for citizen involvement(CCI) broadly representative of geographic areas and interests related to land use and land-use decisions. Committee members shall be selected by an open, well publicized public process (emphasis added). The committee for citizen involvement shall be responsible for assisting the governing body with the development of a program that promotes and enhances citizen involvement in land-use planning, assisting in the implementation of the citizen involvement program, and evaluating the process being used for citizen involvement"(emphasis added). Tigard's Comprehensive Plan goes beyond the state Goal 1 requirements for citizen involvement in land use planning and contains the following policy specific to a "Committee for Citizen Involvement": 1. The City shall maintain a Committee for Citizen Involvement representative of a broad cross-section of the community to: a. Make recommendations to the City regarding ways to engage the public in City issues, projects, and the land use process; b. Help implement and develop a public information and citizen involvement program applicable to a wide range of issues; and c. Support the enhancement of Tigard's overall level and quality of civic engagement by promoting meaningful citizen involvement in City government. For many years the City has delegated all of these responsibilities to the Tigard Committee for Citizen Involvement. Early this year however, following budget cuts, the City Administration and Community Development departments proposed to City Council that the charge of the Tigard Committee for Citizen Involvement be revised. Specifically the proposal included transferring the state required citizen involvement responsibilities for land use related decisions to the Planning Commission and shifting the citizen involvement responsibilities for other issues and project areas to the appropriate boards, commissions, and committees. This proposal stated three primary goals: 1. Meet state requirements for citizen involvement in land use planning and also those of Tigard's Comprehensive Plan; 2. Ensure the CCI has a meaningful role that can be supported by current staff and other resources; and 3. Continue efforts to engage citizens in a wide range of issues and projects The Council approved these changes and in late November is expected to adopt a Resolution formally transferring the state required citizen involvement oversight for land use and land use decisions to the Planning Commission; this will be effective immediately. This new charge will need to be reflected in the Commission's bylaws. (The Tigard Municipal Code may also be amended to assure continuity between the Council action, City Code, and the Commission bylaws.) To help familiarize the Commission with this new area of responsibility, Marissa Daniels will provide a brief training on the topic at the November 15th meeting. Amendments to conform to model bylaws Attached are the current Planning Commission bylaws and the current, not yet finalized, draft of the model bylaws. This draft was developed based on best practices gleaned from City of Tigard boards, committees, and commissions as well as other cities. The model provides guidance for both the required sections and some specific content within the sections. There are also many areas that only have a general statement about what is to be included and it is up to the body to flesh out the details. Please review the model bylaws and be prepared to share your ideas about what to include in these areas. Also, if there are additional areas that are not covered in the model bylaws, please feel free to propose they be included. Amendments to update bylaws Most, if not all, of the amendments that fall in this category are probably also covered in the model bylaws. However, if there are Planning Commission practices that are not in the current bylaws and not addressed in the model bylaws, this is an opportunity to consider including them in the revised bylaws. I look forward to our discussion next week. Please feel free to contact me if you have questions or concerns. I:\LRPLN\Planning Commission\2010 PC Packets\11-15-2010\Bylaws memo_Rev1_11 8 10,doc A RESOLUTION ADOPTING REVISED BYLAWS AND RULES OF PROCEDURE FOR THE ORGANIZATION OF AND CONDUCT OF BUSINESS BY THE TIGARD PLANNING COMMISSION. BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF TIGARD, OREGON: The following bylaws, rules, and regulations are hereby adopted by the Planning Commission for the transaction of its business: ARTICLE I General Section 1. Explanation and Interpretation A. A nine member City Planning Commission has been established Chapter 2.08 of the Municipal Code. This chapter was enacted by the City Council pursuant to the authority of the home rule Charter of the City of Tigard. The Council has also adopted other ordinances, resolutions, and policy statements relating to the organization,powers, duties, and procedures of the Commission. The Commission is empowered to adopt and amend rules and regulations, to govern the conduct of its business consistent with the Charter and ordinances of the City, and official policies promulgated by the Council. B. It is the intention of the Commission to set forth in this resolution not only rules and regulations governing its organization and procedures, but also certain other provisions relating thereto, now contained in various ordinances, resolutions, and other documents. The intent is to set forth in one document the essential information relating to the Commission's organization and procedures for the benefit of the Commission, applicants, and the general public. ARTICLE II Responsibilities of Commission Section 1. Responsibilities. The purpose, objectives, and responsibilities of the City Planning Commission shall be as delineated in TMC Chapter 2.08.100, Powers and Duties of the Commission and include: A. Tigard Comprehensive Plan. The Commission shall carry out duties assigned to it by the Council relating to development, updating, and general maintenance of the Plan. B. Capital Improvement Program. The Commission will assist the Council in the formulation of a Capital Improvement Program and, after adoption of said Program, may submit periodic reports and recommendations to the Council relating to the integration and conformance of the Program with the Tigard Area Comprehensive Plan. I:\LRPLN\Planning Commission\2010 PC Packets\11-15-2010 - 3 WS ' s - EGA Meeting - Bylaws Update - Public Inv. Training\Records Division Packet\7 - BYLAWS .DOC C. Application of Development Regulations. Except for those matters which may be delegated to the Planning Director, the Commission shall review and take action on quasi judicial and legislative matters, and other proposals which result from the application of development regulations contained within the Development Code on specific pieces of property and uses of land, buildings, etc. The Development Code shall be followed in holding hearings and taking required action. D. Coordination and Cooperation. The Commission shall endeavor to advance cooperative and harmonious relationships with the City Council, Citizen Involvement Teams (CITs), other Planning Commissions,public and semi-public agencies and officials, and civic and private organizations,with a view to coordinating and integrating public and private planning and developmental and policy conflicts. The Commission may, and is encouraged to, exchange research, information, ideas and experiences, participate in joint meetings, develop programs and undertake such other formal and informal actions to facilitate cooperation and coordination. E. General Welfare. Upon its own initiative or direction of the Council, the Commission shall study and propose in general such measures as may be advisable for promotion of the public interest, health, morals, safety, comfort, convenience, and welfare of the City of Tigard and its environs related to its particular area of responsibility. F. Rules of Procedure. The Commission shall adopt and periodically review and amend rules of procedure. Rules of procedure shall govern the conduct of hearings and participation of Commission members on all matters coming before the Commission. These rules shall be consistent with State law and City ordinances relating to the same matters. ARTICLE III Officers Section 1. Officers. The Officers of the Commission shall be a President and Vice-President. The City Community Development Director shall be the Secretary of the Commission. In the event the Secretary is absent from any meeting, the Secretary may send a designee. Section 2. Election. A. The President and Vice-President shall be elected at the first meeting of each odd numbered year, and shall serve until their successors are elected and qualified. The term shall start with the first meeting in January, following election. B. If the office of the President or Vice-President becomes vacant, the Commission shall elect a successor from its membership who shall serve the unexpired term of the predecessor. I:\LRPLN\Planning Commission\2010 PC Packets\11-15-2010 - 3 WS ' s - EGA Meeting - Bylaws Update - Public Inv. Training\Records Division Packet\7 - BYLAWS .DOC C. Nominations shall be by oral motion. At the close of nominations, the Commission shall vote by voice vote upon the names nominated for the office. If requested by any member, written ballots shall be used for voting purposes. I:\LRPLN\Planning Commission\2010 PC Packets\11-15-2010 - 3 WS ' s - EGA Meeting - Bylaws Update - Public Inv. Training\Records Division Packet\7 - BYLAWS .DOC Section 3. President. A. Except as otherwise provided herein, the President shall have the duties and powers to: 1. Preside over all deliberations and meetings of the Commission; 2. Vote on all questions before the Commission; 3. Call special meetings of the Commission in accordance with these bylaws; 4. Sign all documents memorializing Commission action promptly after approval by the Commission. The power to sign reports and other documents of the Commission may be delegated, in writing, to the Secretary. B. All decisions of the President as presiding officer shall be subject to review by a majority of Commission members present upon motion duly made and seconded. Upon a majority vote of the members present, the Commission may overturn a decision of the President. Section 4. Vice-President. During the absence, disability, or disqualification of the President, the Vice-President shall exercise or perform all the duties and be subject to all the responsibilities of the President. In the absence of the President and Vice-President, the remaining members present shall elect an acting President. Section 5. Secretary. A. The Secretary shall: 1. Maintain an accurate, permanent, and complete record of all proceedings conducted before the Commission; 2. Prepare the agenda and minutes for all Commission meetings; 3. Give all notices required by law; 4. Inform the Commission of correspondence relating to Commission business and conduct all correspondence of the Commission; 5. Attend all meetings and hearings of the Commission or send a designee; 6. Compile all required records and maintain the necessary files, indexes, maps, and plans. I:\LRPLN\Planning Commission\2010 PC Packets\11-15-2010 - 3 WS ' s - EGA Meeting - Bylaws Update - Public Inv. Training\Records Division Packet\7 - BYLAWS .DOC B. The Secretary shall maintain records indicating all applications, appeals, hearings, continuances, postponements, date of sending notice, final disposition of matters, and other steps taken or acts performed by the Commission, its officers, and the Secretary. C. The Secretary shall perform such other duties for the commission as are customary in that role or as may, from time to time, be required by the Commission. ARTICLE IV Meetings Section 1. Regular Meetings. Regular meetings of the Commission shall be held in the Council Chambers, City Hall, 13125 SW Hall Blvd., Tigard, Oregon, or at such other places as may be determined by the Commission, at 7:00 p.m., or other time as determined by the Commission. Meeting dates are normally chosen for timely action on applications submitted for the Commission's consideration and are held at least once a month or as necessary. At regular meetings, the Commission shall consider all matters properly brought before it without the necessity of prior notice thereof given to any members. Section 2. Special Meetings. The President of the Commission upon his or her own motion may, or upon the request of a majority of the members of the Commission shall, call a special meeting of the Commission. Unless otherwise specified in the call, all special meetings shall be held at the regular meeting place and time of the Commission. Notice of special meetings shall be given personally or by mail to all members of the Commission and the Secretary not less than forty-eight(48) hours in advance thereof. In case of an emergency, a special meeting may be held upon such notice as is appropriate in the circumstances; provided, however, that reasonable effort is made to notify all members of the Commission. Section 3. Open Meetings. All meetings of the Commission shall be open to the public, except that the Commission may hold executive sessions, from which the public may be excluded, in such manner and for such purposes as may be authorized by law. Representatives of the news media shall be allowed to attend executive sessions under such conditions governing the disclosure of information as provided by law. Section 4. Notice of Meetings. A. In addition to notice required to be given to Commission members and the Secretary, public notice of all Commission meetings shall be given in a manner reasonably calculated to give actual notice to interested persons. The notice shall consist of the time and place of the meeting and an agenda or summary of the subject matter to be considered. B. Notice shall be posted on a bulletin board in the City Hall and disseminated to the City Recorder, local news media representatives, and other persons and organizations as provided by law. At the discretion of the Secretary, notice may also be provided to persons and organizations known to have a special interest in matters to be considered by the Commission. I:\LRPLN\Planning Commission\2010 PC Packets\11-15-2010 - 3 WS ' s - BOA Meeting - Bylaws Update - Public Inv. Training\Records Division Packet\7 - BYLAWS .DOC C. Notice shall be given not less than forty-eight (48) hours in advance of a meeting; provided, however, that in case of an emergency, a meeting may be held upon such public notice as is appropriate in the circumstances. D. Failure to provide notice as specified in this section, shall not invalidate any decision or proceeding of the Commission. Section 6. Agenda: Order of Business. A. The order of business at all meetings shall be determined by the agenda which shall be composed generally of the following items: 1) Call to order; 2) Roll call; 3) Communications; 4) Minutes of previous meetings; 5) Old business - continuances; 6 New business; 7 Other business; 8 Adjournment. B. Any item may be taken out of order by direction of the President. C. Actions of the Commission are not limited to the prepared agenda. D. Public hearings will be stopped at 11:00 P.M. unless there is a motion from the commission to extend the time of the hearing in progress. In the absence of that motion, the issue will be taken up at the following meeting. E. The Commission shall not consider a new item after 11:00 p.m. unless there is a motion by the Commission to extend the time for the agenda item. Section 7. Attendance. If a member of the Commission is unable to attend a meeting, he or she is expected to notify the Secretary. If any member is absent from 6 meetings within one year or three consecutive meetings without reasonable cause, upon majority vote of the Commission, that position shall be declared vacant. The Commission shall forward their action to the Mayor and Council,who shall fill the vacant position. Section 8. Quorum. At any meeting of the Commission, a quorum shall be a majority of the current members of the Commission. No action shall be taken in the absence of a quorum except to adjourn the meeting and to continue public hearings to a time and place certain. For the purposes of forming a quorum, members who have disqualified or excused themselves from participation in any matter shall be counted as present. I:\LRPLN\Planning Commission\2010 PC Packets\11-15-2010 - 3 WS ' s - EGA Meeting - Bylaws Update - Public Inv. Training\Records Division Packet\7 - BYLAWS .DOC In the event a quorum will not be present at any meeting, the Secretary shall notify the Commission members in advance of that fact, and all items scheduled before the meeting shall be automatically continued to the next regularly scheduled meeting. The Secretary shall post notice of the continuance on the door of the Council Chambers notifying the public of the continuance and specifying the date and time when the matter will be before the Commission. Section 9. Voting. A. The concurrence of a majority of the members of the Commission present at an open meeting shall be necessary to determine any question before the Commission. A tie vote causes the motion to fail. B. When a matter is called for a vote, the President shall,before a vote is taken, restate the motion and shall announce the decision of the Commission after such vote. C. Voting shall be by voice vote. All votes, whether positive, negative, or abstentions, shall be recorded in the minutes. D. Voting "in absentia" or by proxy is not permitted. E. A motion to reconsider can be made only at the same meeting the vote to be reconsidered was taken. Suspension of this rule is not permitted. Further, a motion to reconsider may only be made by a member who voted on the prevailing side of the issue. Section 10. Continuances, Remands. A. Any item before the Commission may be continued to a subsequent meeting. A motion to continue an item shall specify the date or event upon which continuation is to be based. If a matter which originally required public notice is continued without setting time and place certain, the public notification must be repeated when time and place are made certain. A list of continued items, showing the date at which an item was continued, or the event upon which continuance is based, shall be recorded and kept by the Secretary and made available to the public. B. Unless otherwise provided by the Council upon remand, any item remanded by the Council for reconsideration by the Commission shall be treated as a new item and proceedings shall be provided for as if the matter were initially before the Commission. C. A member absent during the presentation of any evidence in a hearing may not participate in the deliberations or final determination regarding the matter of the hearing, unless he or she has reviewed the evidence received. I:\LRPLN\Planning Commission\2010 PC Packets\11-15-2010 - 3 WS ' s - EGA Meeting - Bylaws Update - Public Inv. Training\Records Division Packet\7 - BYLAWS .DOC Section 11. Rules of Procedure. All rules of order not herein provided for shall be determined in accordance with the latest edition of"Robert's Rules of Order Newly Revised". However, the Commission has an obligation to be as clear and simple in its procedure as possible. Section 12. Minutes. A. The Secretary or a designee shall be present at each meeting and shall cause the proceedings to be stenographically or electronically recorded. A full transcript is not required, but written minutes giving a true reflection of the matters discussed at a meeting and the view of the participants shall be prepared and maintained by the Secretary. Executive sessions are excluded from published minutes. B. Minutes shall be available to the public, upon request, within a reasonable time after a meeting and shall include the following: 1) Members present; 2) Motions,proposals, measures proposed and their disposition; 3) Results of all votes, including the vote of each member by name if not unanimous; and 4) Substance of any discussion of any matter. 5) If the minutes are not yet approved by the Commission, if requested, draft minutes, if available, may be provided. C. The Secretary may charge a reasonable fee for copies of minutes and other materials relating to Commission matters. D. Commissioners are expected to vote for approval of the minutes based on the accuracy of representation of events at the meeting. If there are no corrections, the President may declare the minutes approved as presented, without the need for a motion and vote. A vote in favor of adopting minutes does not signify agreement or disagreement with the Commission's actions memorialized in the minutes. E. Any Commissioner not present at a meeting must abstain from voting on approval of the minutes of that meeting. ARTICLE V Advisory Committees Appointment. Advisory committees to the Commission may be appointed by the Commission, with the concurrence of the Commission members, for the consideration of special assignments. I:\LRPLN\Planning Commission\2010 PC Packets\11-15-2010 - 3 WS ' s - EGA Meeting - Bylaws Update - Public Inv. Training\Records Division Packet\7 - BYLAWS .DOC ARTICLE VI Publication and Amendment of Bylaws and Rules of Procedure Section 1. Publication and Distribution. A copy of these approved bylaws and rules of procedures shall be: A. Placed on record with the City Recorder and the Secretary of the Commission; B. Available at each Commission meeting; C. Distributed to each member of the Commission; and D. Available to the public for the cost of duplication. Section 2. Amendment and Suspension. A. These bylaws, rules, and regulations may be amended by approval of a majority of the members of the entire Commission at a regular or special meeting,provided notice of the proposed amendment is given at the preceding regular meeting, or at least five (5) days written notice is delivered to, or mailed to the home address of each Commissioner. The notice shall identify the section or sections of this resolution proposed to be amended. B. Notwithstanding subsection A above, any rule of procedure not required by law may be suspended temporarily at any meeting by majority vote of those members present and voting, except the rule on reconsideration. Amended by the Planning Commission of the City of Tigard, Oregon, with a quorum in attendance at its regular meeting of March 7, 2005, and signed by the President in authentication of its amendment. Planning Commission President Date City of Tigard, OR I:\LRPLN\Planning Commission\2010 PC Packets\11-15-2010 - 3 WS ' s - EGA Meeting - Bylaws Update - Public Inv. Training\Records Division Packet\7 - BYLAWS .DOC * CITY OF TIGARD ■ BOARD,COMMISSION,AND COMMITTEE TIGARD MODEL BY-LAWS • The model bylaws were developed using the CCAC and Tree Board Bylaws. • The model bylaws serve as a guide for boards. • Section headings should remain the same for all boards. L• Each board has the discretion to revise the model bylaws before adoption with the exception of the areas below highlighted in yellow. SECTION I.CHARGE AND DUTIES A. The (insert board name) hereafter referred to as the "Board" shall have no powers except as conferred by resolution, City Charter, Tigard Municipal Code, or the Oregon Revised Statutes. B. It shall be the function of the (insert board name) to act as an advisory body to the City Council. C. The Board and its members shall conduct itself in a manner that's in keeping with applicable federal, state, and local laws pertaining to conduct and ethics and the City of Tigard Code of Conduct. Any violation of the provisions of such laws shall be grounds for removal from office. D. The (insert board name) is charged with advising the City Council on matters pertaining to: • List mission and duties of board. E. The Board may form subcommittees to investigate areas relevant to its charge or duties pursuant to this section. • List provisions for forming subcommittee. SECTION II. COMPOSITION A. The Board shall consist of (insert # of members) appointed by the City Council with the following representation: • State whether members must be a resident, have a certain expertise, live in a certain area, etc. B. Membership may temporarily drop below required minimums due to resignations and/or difficulty in recruiting qualified applications. SECTION III.APPOINTMENTS A. Council shall fill vacancies with individuals who meet the compositional requirements listed in Section II. 10/19/2010 DRAFT 1 CITY OF TIGARD ■ BOARD,COMMISSION,AND COMMITTEE TIGARD MODEL BY-LAWS B. Appointments of at-large members shall be made the City Council, with recommendations from the Mayor. SECTION IV.TERM OF OFFICE A. Board members serve for a term of(insert term length) beginning (insert beginning date) on the year of appointment. B. Any vacancy in the Board shall be filled by appointment by the Council and Mayor for the unexpired portion of the term. The unexpired portion of a term does not count towards the fulfillment of the maximum number of allowed terms. C. Members may be reappointed for up to (insert# of consecutive terms) consecutive terms. D. Members shall receive no compensation for their services. (Note whether reimbursements are given for trips, conferences, etc.) E. An individual board member may not act in an official capacity except through the action of the board. F. A member who seeks to resign from the Board shall submit a written resignation to the chair of the Board, the staff liaison, or the city recorder's office. If possible, the resignation should allow for a thirty (30) day notice so the City Council can appoint a replacement. SECTION V. ORGANIZATION OF THE BOARD A. At its first meeting of the year, and thereafter annually, the Board shall elect a Chair from its members who shall hold office at the pleasure of the Board. i. Chair. The chair shall have general directional powers over the Board. The chair shall preside at all meetings and, in consultation with support staff, set the agendas and notify the board of all meeting times and place. The chair shall also be an ex-officio member of all subcommittees and shall be the sole spokesperson for the Board unless this responsibility is delegated to support staff. (Insert other applicable officers such as vice-chair, secretary, etc.) 10/19/2010 DRAFT 2 114 B CITY OF TIGARD BOARD,COMMISSION,AND COMMITTEE TIGARD MODEL BY-LAWS B. If the Chair should resign, the Board shall, at its next meeting, conduct an election and provide a replacement to fill the unexpired term. C. Staff liaisons are the primary contacts for City of Tigard boards and the primary interface between these bodies and the City Council, City Manager, and departments. Besides serving as a technical resource, staff liaisons are responsible for meeting logistics, member recruitment and recognition, recordkeeping, and monitoring board effectiveness. SECTION VI.MEETINGS A. The regular meeting of the Board shall be held on the (insert meeting day/how often) of each month at (insert time), at (insert location) unless otherwise determined by the Board. If the regular meeting day is a holiday, the meeting will be held on (insert alternative date). B. The Board shall meet (insert frequency of meetings during a calendar year) at a time and place that is specified at least five (5) days in advance. C. The parliamentary authority for the Board is Robert's Rules of Order Revised, except where superseded by these bylaws or local, state, or federal law. D. The Chair may call a special meeting, and the Chair shall call a special meeting if requested by three or more members. The call shall state the purpose of the meeting. Notice of a special meeting must be in writing and communicated to all members at least (insert # of days) before the meeting. E. Agendas and minutes shall be posted for public notice on the City of Tigard web page and in the lobby of City Hall in compliance with Oregon Public Meetings Law. All meetings shall be open to the public. (If applicable,include policy on Exec Session) F. A majority of votes of Board members present shall determine the official position of the Board on a given issue.Alternates are not allowed to vote under any circumstances. G. The Chair shall vote on all matters before the Board unless having declared a conflict of interest. H. Board members shall not send or receive electronic communications concerning any matter pending before the Board during a Board meeting. 10/19/2010 DRAFT 3 CITY OF TIGARD ■ BOARD,COMMISSION,AND COMMITTEE TIGARD MODEL BY-LAWS I. Board member shall not use electronic communication devices to review or access information regarding matters not in consideration before the Board during a Board meeting. J. Any electronic communications regarding a quasi-judicial matter to be considered by the Board is an ex-parte contact and shall be disclosed as required by law. (Note: Only applies to Planning Commission Bylaws.) SECTION VII. BOARD MEMBER RESPONSIBILITIES Members of the Board shall: (insert specific responsibilities, examples listed below) A. Regularly attend meeting and contribute constructively to discussions, B. Consider and discuss issues from a Citywide perspective, as well as that of particular stakeholder or interests, C. Strive to reach consensus on matters under consideration D. Act with respect and consideration for the viewpoint of others E. Members shall not make representations on behalf of the City of Tigard or Board whether intentional or not,without authorization. SECTION VIII.ATTENDANCE If a member is unable to attend a meeting,he or she is expected to notify the Chair. If a member has (insert # of allowable unexcused absences) regularly scheduled meetings within one year, the issue shall be placed on the upcoming agenda, and upon majority vote of the Board members present that position shall be declared vacant. The Board shall forward its action to the Mayor and Council, who shall fill the vacant position. SECTION IX. QUORUM At any meeting of the Board, a quorum shall be a majority of the current members (excludes alternates) of the Board. No action shall be taken in the absence of a quorum except that the meeting may continue with discussion on agenda items. For the purposes of forming a quorum, members who have disqualified or excused themselves from participation in any matter shall be counted as present. 10/19/2010 DRAFT 4 114 CITY OF TIGARD B BOARD,COMMISSION,AND COMMITTEE TIGARD MODEL BY-LAWS In the event a quorum will not be present at any meeting, the Chair or Vice Chair shall notify the Board members in advance so that a decision may be made whether to meet and take no action on agenda items or to reschedule to a different time. SECTION X. REMOVAL OF MEMBERS A. The City Council may remove members of the Board in accordance with Section VIII Attendance. B. The Council may also remove members, when, in its judgment the conduct of a member does not conform to the City of Tigard Code of Conduct for Boards, Commissions and Committees or based on other conduct unbecoming a representative of the City. C. The Board may make a recommendation to Council for the removal of a member in accordance with Section VII Member Responsibilities. The Board shall forward a recommendation for replacement to the Mayor and Council in a timely manner. SECTION XI.ANNUAL REPORT OF THE BOARD A. Not later than (insert deadline for submitting annual report), the Board shall prepare and file its Annual Report to the City Council. B. The Annual Report shall include a summary of key activities and proceeding and any specific suggestions or recommendations which the Board believes would be noteworthy to the Council. C. The Annual Report shall not be submitted unless approved by the Board. SECTION XII.AMENDMENTS These bylaws are adopted by resolution of the Tigard City Council, are binding on the Board, and may be amended by the City Council. Boards may propose amendments for Council consideration. 10/19/2010 DRAFT 5 CITY OF TIGARD PLANNING COMMISSION Meeting Minutes November 15,2010 CALL TO ORDER President Walsh called the meeting to order at 7:03 pm. The meeting was held in the Tigard Civic Center,Town Hall, at 13125 SW Hall Blvd. ROLL CALL Present: Commissioner Anderson; Commissioner Doherty; Commissioner Hasman; Commissioner Muldoon; Commissioner Schmidt; Commissioner Shavey; and President Walsh. Absent: Commissioner Ryan and Commissioner Vermilyea Staff Present: Marissa Daniels, Associate Planner; Susan Hartnett,Assistant Community Development Director; Doreen Laughlin, Sr. Administrative Specialist; and Darren Wyss, Senior Planner Also Present: Todd Chase, Sr. Project Manager/Economist for the FCS Group COMMUNICATIONS —President Walsh spoke briefly about the Urban Forestry Code Revisions Citizens Advisory Committee (UFCRCAC) [that meets on a monthly basis]. He noted that Commissioner Schmidt is the Planning Commission liaison to that committee. It was reported that the committee was moving right along and that they'd already discussed hazard trees, street trees, and is now into mitigation discussions. Staff is starting to write draft code based on the input of the group. CONSIDER MEETING MINUTES November 1st Meeting Minutes: President Walsh asked if there were any additions, deletions, or corrections to the November 1st minutes; there being none, Walsh declared the minutes approved as submitted. I:\LRPI.N\Planning Commission\2010 PC Packets\11-15-2010-3\VSs-PAM Meeting-Bylaws Update•Public Inv.'Tuning\9-tpc minutes 11-15-10 from home-doc Page 1 of 6 ECONOMICS OPPORTUNITY ANALYSIS (EOA) ADVISORY COMMITTEE MEETING Darren Wyss, Senior Planner, referring to his memo and attachments (Exhibit A), explained to the commissioners that this evening the commission would (for the first 90 minutes) act as the Economics Opportunity Analysis [EOA] Advisory Committee, and would be going over Tasks 2, 3 & 4 of Exhibit A, Attachment 2. He said they will come back in December for the other tasks. He spoke about the process; the tasks that had already been done; and what is yet to be done. He noted that Commissioner Shavey had emailed a letter to him (which he distributed to the commissioners) regarding the EOA Analysis and forces that Shavey believes will be shaping the economy in the future (Exhibit B). Wyss explained that his role would be to facilitate the meeting to ensure the following questions, that were included in the commissioner's packet,would be answered: • The City of Tigard has a high jobs-to-housing ratio of 2.3 jobs per household. Is this ratio desirable— something to continue into the future? • Tigard has a substantial supply of Class B office space but little Class A office space. Should measures be taken to increase the supply of Class A office space? • Considering the forecasted market potential for Tigard and a limited vacant land supply, the Trends Analysis recommends pursuing a low or "land-efficient" economic growth scenario that focuses on redevelopment of existing commercial and industrial parcels. Does the Planning Commission agree with this assessment? • What additional strategies would you like staff and the consulting team to consider? [For clarification, Darren Wyss asked that the following description of the differences between Class A, Class B, and Class C office space be included in the record]: • "Class A" Buildings: These buildings sport modern construction with state-of-the-art functionality and architectural design, infrastructure, life safety and mechanical systems. Class A buildings are also located in the most sought-after areas. Not surprisingly, Class A buildings typically command the highest rents, include the best amenities, and consequently, offer the least attractive concession packages for tenants. • "Class B" Buildings. These buildings are usually highly functional, well-located facilities more than 10 years old. Class B buildings generally feature a less desirable design and infrastructure than Class A buildings, although a well-located B building can be renovated and reclassified as Class A. • "Class C" Buildings. Generally, Class C buildings are more than 25 years old and have not been renovated. C buildings are functionally and architecturally obsolete and are located in less desirable areas. They command the lowest rents and attract the least credit-worthy occupants. It is not likely that a C building could be rehabilitated to A status, regardless of its location. Todd Chase, Sr. Project Manager/Economist for the FCS Group was introduced by Wyss. Chase gave the commission an overview of the Trends Analysis Review by presenting a PowerPoint (Exhibit C). L\LRPI.N\Planning Commission\2010 PC Packets\11-15-2010-3 WS's-EOA Meeting-Bylaws Update-Public inv.'&aining\9-tpc minutes 11-15-10 from home.duc Page 2 of 6 There were some general questions by the commissioners: Where is healthcare indicated in the material? Chase answered that it's included under "Office" and "Institutional" (outpatient) points. What is the occupancy rate now between the different classes of office space? Chase answered that there are statistics for the first half of 2010 (thru June, 2010) showing Class A at: a little less thanl3%; Class B: a little more than 13%; and Class C: less than 3%. There was some discussion about whether Class A or Class B will be needed more. Chase said he believes the speculative market for Class A office space will be soft for the next five to ten years and then it might begin to grow again. Wyss summarized that he'd heard that if market demands Class B, then that's what should be focused on. Chase said this is a long-term look (up to 20 years) and both classes should be considered. There was discussion about what "clusters" to focus on - to figure out how to bring attention to why people would want to do business in Tigard. It was noted there are strategies around working with clusters and that detail is key. Commissioner Shavey spoke to the commission about the subject of"baby boomers," retirement, health care for aging baby boomers, and the economy. He went over a letter that he'd written to Darren Wyss (Exhibit B). There was some discussion about the demographics of the City of Tigard and the baby boomers. Staff will send a link to where the commissioners can see the demographics as shown in the 2006 Tigard Community Profile [that document is located here: http://www.tigard-or.gov/community/community profile/docs/profile.pdf]. Chase said they will be back with the following conversations on December 13th: • How demand compares to supply. • Are we underserved in certain categories or over-served in others? President Walsh indicated he feels they may be diving in a bit deep. He questioned whether they shouldn't back up a bit. He isn't sure they've done the homework to know how to address the information that had been presented. Walsh said he's looking for a more detailed vision. • Wyss explained that this was simply an overview of the background information. Commissioner Doherty said she understands it as the City saying, "This is where we are, this is what our current clusters have, etc - and in two or three steps down what you want us to pursue in the future." Wyss answered, "Yes, based on all the information you've been presented" BYLAWS UPDATE Susan Hartnett,Assistant Community Development Director, told the commissioners that at the November 23rd council meeting, there is a resolution on the consent agenda to formally appoint the Planning Commission as the official Committee for Citizen Involvement (CCI) for land use decisions. Once the council does that, a letter will be sent to the Department of Land 1:\LRPLN\Planning Commission\2010 PC Packets 11-15-2010-3 WS's-LOA Meeting-Bylaws Update-Public Inv.Training\9-tpr minutes 11-15.10 from home.doc Page 3 of 6 Conservation and Development (DLCD) to formally switch that around. Hartnett said there are a couple of key pieces— one being—as public involvement plans are put together, they will be brought to the Planning Commission to review and give feedback. In the past it would have gone to the CCI —now it will come to the Planning Commission. Most likely, the first one that will go to the commission for review will be the high capacity transit land use study. That project is just waiting for the notice to proceed from ODOT and Metro. She said another role they will have as the CCI is taking an intermittent look at how well the City is doing with its public involvement for land use decision making. This will, most likely, be a standing topic for both the Council and Planning Commission in the annual joint meeting with City Council. Hartnett moved on to a discussion of the model bylaws. She explained that the bylaws needed to be updated and she had given the commissioners a draft copy of some model bylaws for them to weigh in on. She explained that the model bylaws were to serve as a guide for the boards. Each board has the discretion to revise the model bylaws before adoption with the exception of the areas highlighted in yellow. The commissioners asked that staff email them a Word Version of the current bylaws so they can use that version in making some of their adjustments. There was some discussion, and an informal consensus, to generally simplify things so updates aren't necessary to make on a frequent basis. The commissioners will take a look at the model and current bylaws and get back to Hartnett with their suggested changes. There was some discussion as to what types of things might come before the Commission when in their role as the CCI. PUBLIC INVOLVEMENT PLAN TRAINING Marissa Daniels, Associate Planner, introduced herself as being the former City Staff Liaison to the Committee for Citizen Involvement (CCI). She went over a PowerPoint presentation explaining the role of the CCI with regard to Statewide Planning Goal 1 (Exhibit D) and the Tigard Comprehensive Plan. She noted that the CCI is specifically referred to in both the Statewide Planning Goal 1 and the Tigard Comprehensive Plan: Statewide Planning Goal 1 • The Committee for Citizen Involvement shall be responsible for assisting the governing body with the development of a program that promotes and enhances citizen involvement in land-use planning, assisting in the implementation of the citizen involvement program, and evaluating the process being used for citizen involvement. Tigard 2027 Comprehensive Plan • The City shall maintain a Committee for Citizen Involvement representative of a broad cross-section of the Community to: • Make recommendations to the City regarding ways to engage the public in City issues, projects, and the land use process; • Help implement and develop a public information and citizen involvement program applicable to a wide range of issues; and I:\1,RPLN\Planning Commission\2010 PC Packets\11-15-2010-3 WS's-ROA Meeting-Bylaws Update-Public Inv.Triining\9-lye minutes 11-15-10 from lmme.doc Page 4 of 6 • Support the enhancement of Tigard's overall level and quality of civic engagement by promoting meaningful citizen involvement in city government Goal 1.2, Action Measure xiii: • Require Communication Plans in advance of major City Projects for review by the Committee for Citizen Involvement. Daniels said she would be focusing this evening on (the above) Goal 1.2 Action Measure xiii of the Comprehensive Plan which requires communication plans in advance of major city projects. An upcoming major city project the committee would most likely be involved in is the High Capacity Transit (HCT) Study. Daniels asked the commissioners if they had any questions as to the Planning Commission's new role as also being the CCI. There was only one question at this time: "So the role of the CCI is to be part of what the Planning Commission will be... it's not that we will be meeting separately as the CCI?" We will continue to meet in your regularly scheduled meeting time — not separately. That's a good question! Daniels asked the commissioners to get together for about 10 minutes and look over the material she'd given them with regard to the Public Involvement Plan for Tigard's Urban Forestry Code Revisions Project. She asked them to look at it with the goal of having ideas on how to make it better. She suggested some possible things to review (that the previous CCI came up with) could be ideas such as: • Is the length of the comment period sufficient? • A mailing is listed in the public involvement tools matrix. Is this the best use of resources? Could this information be sent in a utility bill stuffer? • Can we add the school district to the list of stakeholders? • Seniors are listed in the stakeholder list. What can we do to ensure they get the information they need? • A Q&A should be included on the project website. After the 10-minute time period passed the commission reconvened with the following possible ideas for getting the general public involved: • Plug into school groups (possibly environmentally oriented groups). • Personal invitations. • Scout troop involvement as part of merit badges. • Honor society—hours of untapped public service where honor students are required to have an incredible amount of documented public service in order to be members. • Help with the yearly "trail count." 1:\L12P1.N\Planning Commission\2010 PC Packets\11-15.2010-3 WS's-I?OA Meeting-Bylaws Update-Public Inv.Training\9-tpc minutes 11-15-10 front home.Joc Page 5 of 6 Daniels asked if there were any questions about their new role as the CCI: "So the former committee has gone away—it no longer exists?" No, the committee that has been up until this time called the Committee for Citizen Involvement is going to actually have a name change (they're working on the name change now.)It will tie them more directly to the Neighborhood Network function. There is a desire to have a citywide based steering committee— so that will be a big part of their function. Your main function as the CCI will be the communication plan or public involvement requirement review prior to major city projects as noted in the Comprehensive Plan Goal 1,Action Measure xiii. There was some further discussion regarding possibly getting the Tigard High School National Honor Society directly involved with the City as part of their requirement to be involved in their community in order to be members. OTHER BUSINESS - None ADJOURNMENT President Walsh adjourned the meeting at 9:35 pm. Doreen Laughlin, Planning C mmission Secretary ATTES s David Walsh 1:\I.RPLN\Planning Commission\2010 PC Packets 11-15-2010-3 WS's-1 OA Meeting-Bylaws Update-Public Inv.Training\9-tpc minutes 11-15-10 from home.doc Page 6 of 6 COGAN 320 WOODLARK BUILDING PLANNING 813 SW ALDER STREET OWENS COMMUMCATIONS CONFLICT RESOLUTION PORTLAND,OREGON 97205-3111 r �! A�T SUSTAIN ABLE DEVELOPMENT 503/225-0192 • FAX 503/225-0224 LOGtUN ENVIRONMENTAL PROJECT MANAGEMENT cacticoganowcns.com • www.coganowcns.com GOVERNMENTAL/COMMUNITY RELATIONS MEMORANDUM DATE: November 8, 2010 TO: City of Tigard; Oregon Department of Land Conservation and Development FROM: Steve Faust and Kirstin Greene, Cogan Owens Cogan, LLC; Todd Chase, FCS Group, Inc. RE: Tigard EOA Tasks 2, 3 and 4 This memorandum provides a summary of the work conducted for Task 2 (Trends Analysis), Task 3 (Site Suitability Analysis) and Task 4 (Inventory of Suitable Sites) for the Tigard Economic Opportunities Analysis Goal 9 update. Task 2 • Compiled and analyzed Metro demographic and employment forecasts, Oregon Employment Department data, retail inflow/outflow trends, and commercial and industrial leasing market activity. • Conducted an economic overview and real estate market analysis for new commercial and industrial development in the Tigard Urban Service Boundary. • Evaluated near-term(1-year) and long-term(20-year) commercial and industrial development potential for the Tigard Urban Service Boundary. • Prepared market supportable near-term and long-term land needs forecasts. Task 3 Assessed employment uses likely to expand or locate in Tigard and the types of sites suitable to accommodate those uses, and identified land needs that may arise from the expansion of existing businesses and recruitment or location of new businesses in Tigard. Task 4 Prepared an inventory of sites suitable to accommodate employment uses likely to expand or locate in the planning area. The preliminary findings for each of these work activities are summarized below. Task 2. Trends Analysis FCS GROUP conducted an economic overview and real estate market analysis of office, commercial retail, industrial, and public government space development for the Tigard Urban Service Boundary. This analysis is focused on the expected level of demand for new commercial, industrial, and public development and related gross buildable land needs over the next 20 years (2011-2031). Both the U.S. and Oregon economies are currently mired in the aftermath of a national economic recession that began in December 2007. The current economic slowdown is now the longest on record since the Great Depression,but some economic expansion is beginning to occur. 1 According to the U.S. Bureau of Economic Analysis, real Gross Domestic Product (GDP is the measure of value of all goods and services in the U.S.) increased at an annual rate of 3.7 percent during the first quarter of 2010, and increased by 2.4 percent during the second quarter of 2010. Consumers are still very cautious as unemployment rates remain high and high levels of home foreclosures continue. Oregon posted a year-over-year overall job loss of 16,000 jobs between June 2009 and June 2010. At the same time, the state's unemployment rate decreased to 10.5 percent in June 2010, compared to 11.6 percent in June 2009. It should be noted that Oregon's employment levels have declined over the past year in spite of the drop in unemployment rate. This trend likely reflects a decline in the number of people who are actively seeking employment. The U.S. and Oregon economies are now poised for a slow economic recovery. The July 2010 survey of the National Association of Business Economists reported expectations of slow growth in GDP during the second half of 2010 in the U.S. as industry demand, profit margins, employment, capital spending and credit conditions improve. Despite job losses,population levels continue to increase in both Oregon and Tigard due to population migration patterns, increases in immigrant population levels and natural population increases. As indicated in Table 1, according to the Portland State University Population Research Center, the population in Tigard increased to 47,460 residents in 2009,up from 42,260 residents in 2000. The average annual growth rate (AAGR) for population in Tigard was 1.3% between 2000 and 2009, which was below the level of population growth recorded for Washington County,but above the Oregon and national growth rates. Table 1. Population Trends, 2000 to 2009 Annual % 2000 2009 Change 2000-2009 Tigard 42,260 47,460 1.3% Washington County 449,250 527,140 1.8% Oregon 3,421,399 3,823,465 1.2% USA 282,171,957 307,006,550 0.9% Source:Portland State University,Population Research Center. Metro (the regional government) has prepared forecasts for households and employment for all local jurisdictions in the Metro Urban Growth Planning Area. The most recently adopted Metro growth forecasts are referred to as the Metroscope Generation 2.3 model, and include a forecast period from 2005 to 2030. FCS GROUP extrapolated the Metro forecasts to year 2035 using Metro's forecasted growth rate from the 2005-2030. While Metro is currently in the process of preparing updated growth forecasts for the region, the Metroscope Generation 2.3 forecasts are being used for this EOA since they are the only set of officially adopted forecasts at this time. As indicated in Table 2, the 2005 to 2035 forecasts anticipate that Tigard will add approximately 3,185 households and 24,167 jobs over the 25-year period. 2 As noted in Table 2, the Metro job growth forecasts reflect the fact that Tigard currently is relatively"jobs rich"with a positive ratio of 2.3 jobs per household,which is well above the tri- county Metro regional average of 1.5 jobs per household. This is no surprise given Tigard's concentration of regional employment centers, including Washington Square Mall, the "Tigard Triangle" employment area near the confluence of I-5/Hwy. 217, and pockets of industrial uses along the Hwy. 217 corridor. Table 2 Metro Growth Forecasts for Households and Employment, 2005 to 2035 Households Projected Projected.Avg. Change 2005- Annual Change 2005 2030 2035 2035 (%) Tigard 17,724 20,341 20,909 3,185 0.6% Clackamas County 140,415 241,821 269,594 129,179 2.2% Multnomah County 288,926 372,913 392,439 103,513 1.0% Washington County 189,925 272,998 293,545 103,620 1.5% _ Total County Region 619,266 887,732 955,578 336,312 1.5% Employment Projected. Change 2005- Avg.Annual 2005 2030 2035 2035 Change(/0) Tigard 41,308 60,637 65,475 24,167 1.5% Clackamas County 145,581 251,286 280,273 134,692 2.2% Multnomah County 493,671 705,721 758,005 264,334 1.4% Washington County 269,660 450,970 499,820 230,160 2.1% _ Total County Region 908,912 1,407,977 1,538,098 629,186 1.8% Jobs Per Household Projected. Projected Tigard Ratio Tigard Capture of Region Capture of Jobs 2005 2030 2035 Region HHs Tigard 2.3 3.0 3.1 0.9% 3.8% Clackamas County 1.0 1.0 1.0 Multnomah County 1.7 1.9 1.9 Washington County 1.4 1.7 1.7 _ Total 3 County Region 1.5 1.6 1.6 Source:Metro adopted housing and employment growth forecasts, 2007;Metroscope Gen. 2.3; extrapolated to 2035 by FCS GROUP. Washington Square Mall already functions as a regional commercial center that draws in shoppers and patrons from over a 30-mile radius. With 1,458,734 square feet(sf) of retail and entertainment space, the mall has five anchor stores including JC Penny, Macy's,Nordstrom, Sears and Dick's Sporting Goods and 170 specialty stores. The mall added 28 new stores and restaurants in 2005, along with a new multi-level parking structure. 3 In addition to large retail employers, Tigard is also home to several large high-tech manufacturing, construction contractors, professional,business operations and state and local government operations. Table 3 provides a list of Tigard employers with more than 250 jobs per establishment. Table 3 Large Employers in Tigard with More Than 250 Employees, 2008 Firm Name Specialty Employment Range Nordstrom Retail/Gen. Merchandise 500 or 999 Tigard-Tualatin School District Local Government 500 or 999 AEROTEK, Inc. Temp. Emp. Agency 250 - 499 City of Tigard Local Government 250 - 499 COSTCO Corp. Retail. Merchandise 250 - 499 Health Net Health Plan of Oregon Health Insurance Carrier 250 - 499 JCPenny Retail Merchandise 250 - 499 MACYS Retail Merchandise 250 - 499 Performance Contracting, Inc. Industrial Contractors 250 - 499 PERS Headquarters Pension Fund Mgmt. 250 - 499 Remedy Intelligent Staffing, Inc. Temp. Emp. Agency 250 - 499 Rockwell Collins Aerospace Aero. & Tech. Part Mfg. 250 - 499 STARPLEX Corp. Temp. Emp. Agency 250 - 499 Western Patricians, Inc. Bldg. Interior Contractors 250—499 Source: Oregon Employment Department. According to regional commercial and industrial real estate brokers, Tigard is a well-defined submarket within the suburban Metro region. Tigard's office market is especially competitive within the inner southwest portion of the region, with businesses considering locations among several areas including Tigard; 217 Corridor/Beaverton; Kruse Way; Barbur Blvd/Capitol Hwy; Tualatin and Wilsonville. Recent office leasing market statistics indicate that office vacancy rates in the Metro region have been increasing since 2008 as many businesses have shed jobs and scaled back on required space needs. As indicated in Appendix A,negative absorption levels have been occurring during the first six months of the year, particularly in Class A Office space, where Tigard experienced a net loss of 13,097 sf during the first half of this year. As of July 1, 2010 Tigard had total Class A vacancy rates of 151,900 sf and another 66,000 sf in vacant Class B and C space. Tigard's Class B inventory has experienced positive absorption this year, with 12,800 sf of net absorption. Since July 2010, Tigard has recorded several positive lease transactions, which rank among the largest in the region, such as Bridgewell Resources (32,088 gsf); Comsys into the Lincoln Center; State Farm Mutual Insurance (23,712 gsf) into Fanno Creek Place; and CAN Insurance (17,843 gsf) into the Pacific Parkway Center. Industrial leasing activity and vacancy rates were also significantly impacted by the recent economic recession. As indicated in Appendix B, Tigard had approximately 170,000 sf of vacant flex space (13.4%vacancy rate), and 339,000 sf of vacant warehouse space (7.7% 4 vacancy rate) as of July 1, 2010. Overall industrial lease rates in the Tigard submarket averaged $7.68 per sf/year, and were among the highest in the Metro suburbs. The City of Tigard and ODOT are taking steps to enhance the Downtown Tigard area to make it a more viable place to live and work. At a cost of$12 million, intersection improvements along Pacific Highway at Hall Blvd. and Greenburg Rd. are being paid for by ODOT, Washington County and the City of Tigard. This project is slated for completion by Spring 2011 and will include a third through-lane on the highway, turn lanes on side streets, an extended median, wider sidewalks, new bike lanes, improved pedestrian crossings, and wider corners for truck turning movements. This effort will also enhance access into and from Downtown Tigard. Tigard's recently completed Downtown Plan is setting the regulatory stage and establishing a new vision for renovating downtown. The vision is intended to be a 50-year look at how the downtown could change into a"mixed-use urban village"with a wide range of housing and commercial opportunities that optimize natural features, such as Fanno Creek and Fanno Creek Park, transportation facilities, such as Pacific Hwy. and the Westside Express Commuter Rail system, and even light rail or bus rapid transit service to/from Portland are envisioned. To estimate future development potential for Tigard employment, FCS GROUP evaluated the 10-year employment growth forecasts prepared by the Oregon Employment Department for the Metro Tri-County region, and Metro growth forecasts for Tigard. As indicated in Figure 1,the 10-year job growth forecasts for the Metro Tri-County Region portend a positive trend towards job growth for all industry sectors, except federal government and the manufacturing sector. The sectors that are expected to grow the fastest in the Tri-County Metro Region include: educational and health services; professional and business services; leisure and hospitality; local government; retail; and wholesale trade. 5 Figure 1 Non-Farm Employment, Tri-County Metro Region, 2008-2018 Forecast Local government 8,040 State government 1,890 Federal government (270) Other services 2,210 Leisure and hospitality 10,590 Educational and health services 23,910 Professional and business services 19,780 Financial activities _ 2,730 Information I 800 Transportation,warehousing,and utilities • 1,520 Retail trade 6,670 Wholesale trade 4,960 Manufacturing (2,270) Construction • 1,090 Natural resources and mining • 1,190 Source: Oregon Employment Department includes Multnomah, Washington and Clackamas Counties. To estimate future development potential for Tigard, FCS GROUP evaluated the 10-year employment growth forecasts prepared by the Oregon Employment Department as well as the extrapolated employment growth forecasts from Metro. As indicated in Appendix C, the 20-year job growth forecasts for Tigard indicate a more positive trend towards job growth for all industry sectors. According to Metro (and FCS GROUP interpretation of Metro data), the general sectors that are expected to grow the fastest in Tigard over the next 20 years include: services (+10,092 jobs); retail (+3,810 jobs), industrial/other(+1,324 jobs), and government(+882 jobs). The job growth projections indicate that Tigard should expect to experience significant redevelopment opportunities over the next 20-years. A range in employment forecasts is provided to take into account current weak market conditions and national economic expectations that expect lower-rates of job growth over the next several years. As indicated in Table 4, there is a great level of uncertainty regarding potential job growth for Tigard in light of weak regional and national employment growth predictions. 6 Table 4, Forecasted 20-Year Employment Growth and Building Space Needs in Tigard Employment Growth Forecast Low Medium High Retail Trades 2,286 3,048 3,810 Services 6,055 8,073 10,092 Industrial/Other* 794 1,059 1,324 Government* 529 706 882 Total 9,665 12,886 16,108 Notes: See supporting analysis in Appendix C. *Metro employment growth forecasts for "Other"were allocated to 60%industrial/other, and 40%government by FCS Group based on local observations and assumptions. Tigard is expected to add between 9,665 and 16,108 new jobs over the next 20 years. As indicated in Table 5, this amount of employment growth translates into approximately 4.2 to 7.1 million sf of new or renovated building sf(floor area). Table 5,Forecasted 20-Year Total Building Space Needs in Tigard for Employment Low Medium High Office 1,499,000 1,998,000 2,497,000 Institutional 170,000 227,000 285,000 Flex/Business Park 451,000 602,000 752,000 General Industrial 257,000 342,000 428,000 Warehouse 374,000 499,000 624,000 Retail 1,498,000 1,997,000 2,497,000 Total 4,249,000 5,665,000 7,083,000 Notes: See supporting analysis in Appendix C. Source:FCS Group. A large portion of this demand will need to be met by redevelopment and utilization of vacant buildings since large vacant undeveloped tracts of land are becoming increasingly scarce. It is estimated that redevelopment and utilization of vacant buildings is expected to accommodate 70% of the retail space demand, 50% of the service/office demand, 40% of the industrial demand, and 40% of the government facilities demand. Table 6 shows the expected level of redevelopment and refill in the Tigard USB over the next 20 years. As the existing vacant land supply in Tigard gets developed, the level of redevelopment activity is expected to rise. Prime redevelopment locations in Tigard include downtown and the Tigard Triangle, and future planned high capacity transit stations along Pacific Hwy. The City's Downtown Plan envisions 2,500 dwelling units and over one million sf of commercial office and retail space being added over the next few decades. 7 Table 6 Redevelopment and Refill Assumptions (2011 to 2031) Tigard USB Low Medium High Office 1,004,000 1,339,000 1,673,000 Institutional 114,000 152,000 191,000 Flex/Business Park 203,000 271,000 338,000 General Industrial 116,000 154,000 193,000 Warehouse 168,000 225,000 281,000 Retail 899,000 1,198,000 1,498,000 Total 2,504,000 3,339,000 4,174,000 Source:FCS GROUP;derived from Appendix C, based primarily on Metro 2009-2035 Urban Growth Report (December 2009 draft)and local assumptions. After accounting for the levels of redevelopment activity identified in Table 6, the amount of vacant land demand in Tigard for employment uses over the next 20-years is expected to range from 126 to 210 acres. Preliminary estimates for vacant lands needs in Tigard by general building type are provided in Table 7, and supporting assumptions are reflected in Appendix D and Appendix E. Table 7 Vacant Land Needs by General Land Use Zoning Classification (2011 to 2031) Tigard USB (gross buildable acres) Land Use Zoning Classification Low Medium High Commercial 51 68 85 Mixed Use 27 36 45 Industrial 48 64 80 Total 126 168 210 Source:FCS GROUP;derived from Appendix C, based primarily on Metro 2009-2035 Urban Growth Report (December 2009 draft)and local assumptions. To help validate these assumptions, FCS GROUP conducted an additional analysis of retail sales inflow/outflow within Tigard. The retail analysis provided in Appendix D indicates that the amount of local retail trade in Tigard over the next 20 years could support an additional 1.4 million sf of redevelopment or new development activity, even if current levels of retail sales inflow were cut by 50%. Hence, it appears that the "low"vacant land demand scenario is the best match with respect to the retail market potential for the Tigard USB. The actual amount and timing of new development will vary from year to year. The wide range in development forecasts reflects current uncertainty regarding the region's ability to retain and attract major employers, the City's desire to stimulate redevelopment in downtown, and limited ability to accommodate new commercial and industrial development on vacant lands. Business Clusters Analysis It is a widely accepted theory among economic development professionals that"business clusters" are the primary force driving local economic currents and business location decisions. Clusters of business activity go well beyond mere concentrations of industry or employment 8 types. They represent unique competitive market advantages with regard to employment, work force, creativity, entrepreneurship,business costs, and supporting natural resources. The clusters analysis prepared by FCS Group is intended to identify potential employment sectors that are most compatible with local economic policy objectives. The process entailed: 1. Obtaining Employment Security (ES202)wage and salary employment data from the Oregon Employment Department(OED) for the Tigard Urban Service Boundary (USB), Washington County, Multnomah County and Clackamas County(tri-county region) for the year 2008. 2. Conducting a location-quotient(LQ) analysis to evaluate business and industrial clusters in the Tigard UGB relative to the tri-county region. 3. Evaluating business clusters within the Tigard UGB with regard to the LQ, projected growth rates, economic size of each cluster, and average wage rates. 4. Classifying each business cluster with regard to one of four classifications, including: I. STARS: Businesses with large LQ (propensity to locate in the Tigard USB) and higher than average projected growth rate compared to the tri-county region. II. EMERGING: Businesses with small LQ and high average growth rate (possible pent up demand or competitive market disadvantage relative to other locations). III. MATURE: Businesses with large LQ but lower than average growth rate. IV. CHALLENGED: Businesses with small LQ and lower than average growth rate. The business cluster analysis summarized in Figure 2 identifies the business sectors within the Tigard USB by their LQ, size and growth potential. Each sector has been analyzed by their North American Industrial Classification System(NAICS) code. This code is used by the federal government to classify types of businesses for tax accounting and economic research purposes. The data was derived from the OED ES202 wage and salary employment statistics for the year ending in 2008. 9 Figure 2 Existing Business Clusters in Tigard USB, 2008 27% Emerging: [High Growth) Ith Care Stars 25% Small Cluster of.8 Tech. (High Growth/ - ' rof. Tech Large Cluster) 23% 1.21%. ... • 19% G - Educational Services 17%. -prof.Adn ifit Was mt. 16%. Arta.-Entertainment Food&Drinkinhl &RE6. Pla 13%:I ° Wh le Trade 11% E — 9% g rnment Mine.��eenrlcas T — II rade Average 10-year Jpb Growth=10% EE„ ntomratlon M. Lodging Tra ort.& Warehousing in/tidal 3% fu Activities .1% 0. Compute. f .Nondurable ahle Mfg. Metals Mfg. l -7% �. -9% -11% -13% --. Transport Equip. -15% hallenged: Q Mfv. Mature: (Low Growth) (Low Small Cluster) Large Growth/ Custer) l Lamluster) .Note:X-axis denotes the Location Quotient(LQ)average set at 1. All sectors to right of the yellow line have an LQ greater than 1;all sectors to the left of the yellow line have an LQ less than 1. Source: Oregon Employment Department;data compiled by FCS GROUP. The clusters analysis classifies the existing business sectors in the Tigard USB into four general categories: Industry Sectors with Large LQ/High Growth Potential ("Stars") . Educational Services (private or non-profit) • Professional and Technical Services • Professional Administration and Waste Management Services • Wholesale Trade Industry Sectors with Small LQ/High Growth Potential ("Emerging") 10 • Health Care and Social Services • Food Service and Drinking Places • Arts, Entertainment and Recreation Industry Sectors with Large LQ/Low Growth Potential ("Mature") • Retail Trade • Information Services • Financial Activities and Services • Construction • Nondurable Goods Manufacturing Industry Sectors with Small LQ/Low Growth Potential ("Challenged") • Transportation, and Warehousing • Misc. Services • Metals Manufacturing • Computer Parts and Equipment Manufacturing • Lodging • Transportation Equipment Manufacturing • Government In addition to evaluating existing local business clusters, the City may also consider the expected regional growth in business sectors and emerging clusters. According to the Oregon Employment Department, the job sectors with the highest potential for new growth in the greater Portland metropolitan region include: • Business administration and waste management • Finance and insurance • Health care • Hotel/motel accommodations and food services • Professional • Retail trade • Scientific and technical service (computer science, engineering) • State and local government • Transportation and utilities (warehousing, distribution and energy research,private utilities) • Wholesale trade' While manufacturing of durable goods does not make the list of the top growth sectors, there are certain subsectors within manufacturing that are growing faster than others. The manufacturing sectors with the greatest net new job growth potential in the greater Portland metropolitan region include: computer-related parts manufacturing,transportation equipment, other miscellaneous durable goods (such as solar panels), and miscellaneous non-durable goods (such as apparel research and design). 1 These emerging business clusters are documented in the Regional Wired Workforce Innovation and Regional Economic Development,Global Development Strategy,prepared by FCS GROUP et al,2008. 11 The greater Portland metropolitan region is now considered an epicenter within the United States for sustainable technology. According to Global Insight, the greater Portland metropolitan region employs 6,700 people in"green jobs"which is more than Denver, Austin, Seattle and San Jose. The number of workers in green jobs (such as solar panel manufacturing, wind energy, bio energy research and manufacturing) is expected to increase to 53,000 over the next two decades. Portland General Electric and Pacific Power are ranked in the top three among the nation's top utility companies for Green Energy sales, and the greater Portland region has more LEED- certified buildings than any other U.S. metropolitan area. With the Portland metropolitan region, recent federal and state tax policies have helped spur major investments in green technology and energy by firms such as: SolarWorld, SunEdison, Vestas and Portland General Electric—creating a major new industrial cluster in clean technology. Additional investments in advanced manufacturing are being made by Intel, Flir Systems (producer of night vision and thermal imaging systems), Precision Castparts (maker of parts used in Vestas wind turbines, Boeing aircraft and other products), Genentech, and other firms. These are examples of manufacturing companies that are finding success within the greater Portland metropolitan region, even in challenging economic times. Focused marketing and business recruitment efforts are being made by the State of Oregon and regional economic development stakeholders to attract certain established and emerging business clusters. The business and industry clusters that are currently being targeted by the Oregon Business Development Department, Portland Business Alliance and the Portland Development Commission include advanced manufacturing, clean technology(with sustainability sub-clusters in green building, solar&wind power), active wear/outdoor gear, and software. Targeted Business Clusters The City of Tigard may target businesses that generally offer above average wages and provide health care and retirement benefits that support families. According to the U.S. Bureau of Labor Statistics, the occupations that had the fastest growth and highest pay over the past 10 years nationally included: computer systems analysts, registered nurses, computer support specialists, teachers, social workers, college faculty, computer programmers, engineering sciences,police officers, securities and financial services, physicians, advertising, marketing, management analysts, electrical engineers,paralegals,writers/editors, commercial artists, medical and health service managers. It is interesting to note that almost two-thirds of the jobs filled in these fast growing occupations required some level of on-the-job training in addition to high school and a college degree.2 In light of these findings, it is recommended that Tigard focus on retaining and attracting a mix of existing and emerging business clusters that pay above average wages. This includes existing, established clusters, such as: durable goods manufacturing (includes metals and machinery), education(private and non-profits), financial services, information(including software development), professional and technical services, and wholesale trade. 2 Based on findings contained in publications provided by JIST Works, including the Occupational Outlook Handbook, 2008-2009;and America's Fastest Growing Jobs by Michael Farr. 12 It is also recommended that the City focus on emerging clusters, including health care and advanced technology(i.e., green energy)manufacturing and research operations. As indicated in Table 8,these recommended business clusters (with the exception of educational services)pay above average wage rates. Table 8 Summary of Existing Businesses in Tigard USB, 2008 Number of Average Average Entities Employment Annual Pay Total Private 2,914 41,032 $43,542 Natural resources and mining 6 21 $38,742 Construction 272 3,329 $56,080 Manufacturing 117 2,743 $54,300 Durable goods 53 1,814 $58,229 Metals and machinery manufacturing 36 897 $51,425 Computer and electronic product mfg. 15 774 $65,308 Transportation equipment manufacturing 2 143 $62,594 Nondurable goods 64 929 $46,628 Trade, transportation, and utilities 704 11,375 $36,742 Wholesale trade 333 2,987 $64,284 Retail trade 329 7,621 $25,407 Transportation, warehousing, and utilities 42 767 $42,114 Information 69 1,206 $66,469 Financial services 405 5,037 $58,459 Professional and business services 638 8,146 $45,971 Professional and technical services 449 3,858 $62,851 Administrative and waste services 189 4,288 $30,784 Educational and health services 269 5,037 $38,133 Educational services 55 2,912 $36,384 Health care and social assistance 214 2,125 $40,531 Leisure and hospitality 204 3,018 $16,579 Arts, entertainment, and recreation 23 184 $16,241 Accommodations and food services 181 2,834 $16,601 Accommodations 10 131 $20,072 Food services and drinking places 171 2,703 $16,433 Other services 230 1,120 $36,618 Government 5 390 $49,275 Total 2,919 41,422 $43,596 Notes:Shading indicates targeted business cluster. Source: Oregon Employment Department, 2008.Average payroll reflects Washington and Multnomah counties. 13 Task 3. Site Suitability Analysis The majority of the targeted businesses that consider expanding or relocating into Tigard will consist of small business operations (less than 50 employees) that can locate within existing professional office or industrial buildings, or within new office or flex/industrial buildings that are developed on vacant sites of less than five acres in size. It is also likely that there will be larger potential business and high-tech industrial operations that consider Tigard as a potential location for new campus-style developments. Certain opportunities may emerge as regional businesses expand and desire to remain within the tri- county region. Other opportunities may occur as global and national businesses desire to establish a presence in the Pacific Northwest. In any event, it is likely that Tigard could attract 3- 4 large professional service, health care, education, and/or high tech industrial businesses over the next 20 years. As indicated in Table 9, Tigard is already"home" to 41 large private business operations (with between 70-250 employees). Tigard could continue to retain and attract large businesses if adequate sites are available. These types of large private operations usually require surplus adjacent land areas to accommodate future business expansion. Table 9 Existing Private Businesses by Size Class, Tigard USB, 2008 Total Large Small/Medium Establishments Establishments Establishments Establish- Establish- Establish- Sector ments Jobs ments Jobs ments Jobs Natural resources and mining 6 21 - - 6 21 Construction 272 3,329 4 571 268 2,758 Manufacturing 117 2,743 10 1,300 107 1,443 Durable goods 53 1,814 10 1,300 43 514 Nondurable goods 64 929 - - 64 929 Trade,transport.,utilities&communications 704 11,375 20 3,997 684 7,378 Wholesale trade 333 2,987 1 125 332 2,862 Retail trade 329 7,621 16 3,517 313 4,104 Transport.,warehousing and communications 42 767 3 355 39 412 Information 69 1,206 2 376 67 830 Financial,professional&tech.services 1,043 13,183 4 1,426 1,039 11,757 Educational and health services 269 5,037 - - 269 5,037 Educational services 55 2,912 - - 55 2,912 Health care and social assistance 214 2,125 - - 214 2,125 Leisure and hospitality 204 3,018 - - 204 3,018 Arts,entertainment,and recreation 23 184 - - 23 184 Accommodations and food services 181 2,834 - - 181 2,834 Other services 230 1,120 1 99 229 1,021 Total 2,914 1 41,032 I 41 7,769 I 2,873 1 33,263 Notes:green shading indicates targeted business cluster. Source:Oregon Employment Department,2008. Note,large establishments reflect establishments with at least 70 employees. It is recommended that Tigard provide a variety of small, medium and large vacant sites that meet the targeted business and industrial requirements. As indicated in Table 10, the existing businesses within Tigard can generally be grouped into three general land use categories: industrial, commercial and office. Table 10 Existing Private Businesses by Size Class and General Land Use or Building Type, Tigard USB, 2008 Small/Medium Primary Land Total Entities Large Entities a Entities Use/Building Type Firms Jobs Firms Jobs Firms Jobs Industrial 1 770 9,847 18 2,351 752 7,496 Commercial 2 763 11,759 17 3,616 746 8,143 Office 3 1,381 19,426 6 1,802 1,375 17,624 Total 2,914 41,032 41 7,769 2,873 33,263 Notes: Reflects natural resources, construction, manufacturing, wholesale trade, transportation, warehousing, utilities, and communications sectors. 2Reflects retail trades, lodging, accommodations, and misc. service sectors. 3 Reflects information,financial,professional and technical service, health care and educational service sectors. 4 Large establishments reflect establishments with at least 70 employees. Source: Oregon Employment Department, 2008. Compiled by FCS GROUP. Most small and medium business establishments prefer to lease space in office or commercial buildings, and/or could locate into redevelopment sites in downtown or in selected redevelopment locations (e.g., near planned high capacity transit stations or within the Tigard Triangle). No special vacant land requirements are identified for future small or medium businesses. However, the City should pursue more proactive redevelopment strategies to accommodate small and medium sized businesses. (Note: Task 6 of the EOA will address implementation policies that help retain and attract small and medium businesses). Larger business establishments that are included within the targeted business clusters will likely have minimum site size and infrastructure service requirements. Typical site requirements for the larger targeted business sectors are described in Table 11 and described in more detail in Appendix F. Based on the site requirements described in Table 11 and Appendix F, the recommended targeted business clusters will need sites ranging from 1 to 25 acres, with a majority of the need falling in the 5 to 10 acre range. 15 Table 11 Typical Site Size Requirements for Targeted Business Types Small Users Medium Users Large Users Less than 50 jobs per 50 to 70 jobs per 70 to 200+jobs per business business business Industrial 6 to 20 acres per user • Advanced Technology Building tenants or 4 to 6 acres per user Manufacturing infill redevelopment Prefers industrial or • Metals/Machinery sites in established Prefers industrial or business park campus Manufacturing industrial locations business park settings • Wholesale Trade settings Office • Education Building tenants or 1 to 2 acres per user 2 to 4 acres per user* • Professional and Technology. infill redevelopment Services sites in town center, Prefers town center, Prefers business park • Information regional center, or corridors or transit campus setting with • Financial Services transit station areas station areas transit service • Health Care* Retail Not in Targeted Clusters *Note, larger medical facility campus could require 15 to 30 acres. Source:assumes site development requirements shown in Appendix F. Task 4. Inventory of Suitable Sites Buildable Land Supply Inventory Consistent with the employment land demand forecast, the buildable land inventory(BLI) for the Tigard EOA documents industrial and commercial inventory that currently exists within the Tigard USB. This analysis documents existing land use inventories and compares industrial and commercial land use needs required for addressing the low, medium and high growth forecast scenarios. Employment Land Inventory The Tigard EOA includes a recent buildable land inventory completed by the City of Tigard Planning Depai talent staff using Geographic Information Systems (GIS) data that is consistent with the current Draft 2009-2035 Urban Growth Report(accepted by Metro Council in December 2009). The City's BLI included an analysis of existing vacant and partially vacant (sub-dividable) tax lots by current zoning classification and deducted all significant environmental constraints to estimate buildable land area within the Tigard EOA. The land supply analysis focused on the land use classifications that support employment uses, including commercial, mixed-use, and industrial zones. The City has 10 commercial zones to account for a wide variety of uses ranging from retail to medical centers to mixed use centers. Tigard has three zones which accommodate 16 industrial uses. Please refer to Appendix E for a detailed description of the allowed, conditional, and permitted uses within each of the City's zone classifications. The buildable land area for each tax lot was derived by analyzing GIS data pertaining to environmental features that would constrain the amount of potential site development on vacant and partially vacant areas. For purposes of this analysis, the environmental constraints were calculated for each site using estimates for land area that is constrained by the following: Metro Title 3 designation (waterways, wetlands,riparian buffers, 100 year floodplain). The vacant and partially vacant land inventory for the Tigard USB includes 125 tax lots with a total buildable land area of 136.1 acres, as indicated in Table 12. Tigard's vacant land supply primarily consists of small (less than one acre)tax lots and tax lots between one and five acres in size. As indicated in Table 12, the tax lots of less than five acres in size comprise 79.3 acres or nearly 60% of the total vacant land supply. The larger tax lots include three lots of five to ten acres (22.1 acres total), and two contiguous tax lots over ten acres in size (34.7 acres total). Please refer to Appendix G for additional detail. Table 12 Distribution of Vacant and Part Vacant Lands by General Land Use Zone Classification, Tigard USB Vacant and Partially Vacant Property < 1 acre 1 to 5 acres 5 to 10 acres > 10 acres Total Lots Acres Lots Acres Lots Acres Lots Acres Lots Acres Commercial 26 9.5 8 20.2 2 16.4 0 0 36 46.1 Mixed Use 63 25.3 6 8.9 1 5.7 0 0.0 70 39.9 Industrial 12 4.2 5 11.2 0 0.0 2 34.7 19 50.1 Total 101 39.0 19 40.3 3 22.1 2 34.7 125 136.1 Source: City of Tigard. As mentioned in the Site Suitability Analysis, the recommended targeted business clusters will need sites ranging from 1 to 25 acres to expand or locate within the Tigard USB, with a majority of the need falling in the 5 to 10 acre range. The City appears to have a range of sites available to accommodate those needs. In light of the importance of redevelopment to the City's ability to grow and diversify its economic base, the City and consultant team also evaluated the relative level of high, medium and low redevelopment potential for each developed tax lot in the Tigard USB. While this is not a stated requirement within OAR 660, Division 9, it is considered an important factor in deciding which land use growth scenario to target. The analysis of redevelopment opportunities is based on the ratio of assessed improvement value to land value for each tax lot using 2010 Washington County Assessor data. The results provided in Table 13 indicate that there are significant amounts of high and moderate redevelopment potential within the Tigard USB. The redevelopment analysis identifies 169 tax lots with a total of 115.6 acres as having "high"redevelopment potential, and 180 tax lots with 166.6 acres as having "moderate"redevelopment potential. 17 Table 13 Analysis of Redevelopment Tax Lots by General Land Use Zone Classification, Tigard USB City of Tigard Redevelopable Potential (Improvement to Land Value)* High(< 0.33) Moderate (0.33 to 1.00) Low(> 1.00) Lots Acres Lots Acres Lots Acres Commercial 19 7.2 31 17.8 199 299.8 Mixed Use 132 81.4 124 89.9 232 344.3 Industrial 18 27.0 25 58.8 146 437.9 Total 169 115.6 180 166.6 577 1,082.0 *Improvement to Land Value calculated from Washington County Tax Assessor data(Sept 2010). *196 Properties contained a zero Improvement or Land Value and are not represented here. Source: City of Tigard. Short-Term Land Supply Determination In addition to the long-term land supply, OAR 660-009-0005 also requires the identification of a short-term supply of land meaning "suitable land that is ready for construction within one year of an application of a building permit or request for a service extension." OAR 660-009-0025 also requires that cities must provide "at least 25 percent of the total land supply within the urban growth boundary designated for industrial and other employment uses as short-term supply." In Tigard's case all of the land supply currently included within the Tigard USB is deemed by the City to be within the short-term supply category. Hence, there are existing roads, water, sewer, and other infrastructure facilities that are sized appropriately to handle some level of new development on the remaining vacant tax lots. One of the issues the City has been dealing with is the ODOT highways running at or over capacity. This will continue to be an issue until a regional solution is found. It was the cause for a maximum floor-to-area ratio of 0.4 being applied to the Tigard Triangle when a portion of it was rezoned to mixed-use employment. This severely limits the ability to maximize the development potential of available sites. It also causes proposed developments to provide mitigating measures when it is determined the increased vehicle trips will not meet ODOT performance measures. This can be financially constraining to a project if additional lanes, medians, or intersection improvements are required to be paid for by the development. Additionally, the Transportation Planning Rule (OAR 660-12-0600) and related ODOT performance standards for the state highways have presented a barrier to Tigard achieving its aspirations. This includes amending existing zoning to allow higher density developments that are consistent with the Region 2040 land use designations. The TPR requires an amendment to an adopted plan not cause an affected roadway to fail to meet performance standards, or if the forecast roadway operations are already failing to meet performance standards, the plan amendment must not further degrade performance. This is a known issue in Downtown, Washington Square Regional Center, along Pacific Highway, and in the Tigard Triangle, and may also arise in other areas near state highways or freeway interchanges. These issues are being partially addressed at the regional level and could be somewhat mitigated as the City, Metro, and ODOT develop alternative performance standards for planned high 18 capacity transit corridors. Strategies to promote transit-oriented development and address ODOT capacity issues are recommended as part of the implementation plan policies for the Tigard EOA. Appendix A - Office Leasing Activity Summary, Mid-Year Report OFFICE Leasing Activity,Mid-Year 2010(as of June 30,2010) Class A Market Statistics Mid-Year 2010 Existing Inventory Vacancy YTD Net YTD Under Const Quoted Market #Builds Total RBA Total SF Vac% Absorbtion Deliveries SF Rates Central Business District 41 11,389,435 1,412,066 12.4% (135,590) 368,800 62,200 $24.42 Suburban 141 17,234,745 2,225,626 12.9% (130,126) - - $23.74 Tigard 6 509,087 151,931 29.8% (13,097) - - $23.93 217 Corridor/Beaverton 12 1,142,430 303,750 26.6% (15,550) - - $21.77 Kruse Way 19 1,961,855 495,615 25.3% (26,228) - - $26.05 Barbur Blvd/Capitol Hwy - - - - - - $0.00 Tulalatin 4 361,270 154,503 42.8% 5,604 - - $24.31 Wilsonville 4 325,501 55,071 16.9% - - - $24.77 Total 182 28,624,180 3,637,692 12.7%r (265,716)P. 368,800 62,200 $24.01 Class B Market Statistics Mid-Year 2010 Existing Inventory Vacancy YTD Net YTD Under Const Quoted Market #Builds Total RBA Total SF Vac% Absorbtion Deliveries SF Rates Central Business District 130 9,423,902 927,523 9.8% 61,787 - $20.18 Suburban 1,155 30,095,314 4,345,461 14.4% (62,639) 14,000 268,854 $17.82 Tigard 83 1,979,955 277,469 14.0% 12,806 - - $20.88 217 Corridor/Beaverton 72 1,719,571 314,759 18.3% 5,148 - - $16.40 Kruse Way 26 728,262 93,241 12.8% (14,059) - - $20.76 Barbur Blvd/Capitol Hwy 42 890,672 121,398 13.6% 2,337 - - $16.79 Tulalatin 30 704,815 105,798 15.0% (7,289) - - $19.36 Wilsonville 17 622,051 30,169 4.8% (10,369) - $16.71 Total 1,285 39,519,216 r 5,272,984 13.3%� (852)P. 14,000 • 268,854 p $18.38 Class C Market Statistics Mid-Year 2010 Existing Inventory Vacancy YTD Net YTD Under Const Quoted Market #Builds Total RBA Total SF Vac% Absorbtion Deliveries SF Rates Central Business District 177 4,093,913 489,486 12.0% 11,201 - - $17.49 Suburban 2,815 18,283,763 129,081 0.7% 68,665 - - $14.36 Tigard 97 662,182 66,493 10.0% (3,199) - - $15.60 217 Corridor/Beaverton 82 609,431 70,635 11.6% 1,202 - - $14.50 Kruse Way 19 133,044 2,452 1.8% - - - $18.00 Barbur Blvd/Capitol Hwy 120 846,865 99,822 11.8% (5,090) - - $15.60 Tulalatin 20 119,561 29,278 24.5% (5,598) - - $14.73 Wilsonville 21 103,496 2,681 2.6% 5,609 - - $17.21 Total 2,992 22,377,676 618,567 2.8% 79,866 - - $14.93 Class B and C Market Statistics Mid-Year 2010 Existing Inventory Vacancy YTD Net YTD Under Const Quoted Market #Builds Total RBA Total SF Vac% Absorbtion Deliveries SF Rates Central Business District 307 13,517,815 1,417,009 10.5% 72,988 - - $19.37 Suburban 3,970 48,379,077 4,474,542 9.2% 6,026 14,000 268,854 $16.51 Tigard 180 2,642,137 343,962 13.0% 9,607 - - $19.56 217 Corridor/Beaverton 154 2,329,002 385,394 16.5% 6,350 - - $15.90 Kruse Way 45 861,306 95,693 11.1% (14,059) - - $20.33 Barbur Blvd/Capitol Hwy 162 1,737,537 221,220 12.7% (2,753) - - $16.21 Tulalatin 50 824,376 135,076 16.4% (12,887) - - $18.69 Wilsonville 38 725,547 32,850 4.5% (4,760) - - $16.78 Total 4,277 61,896,892 5,891,551 9.5% 79,014 14,000 268,854 $17.14 Quoted Rates for Class B and C table are weighted average of individual B and C markets according to the total RBA inventory Source:CoStar Office Report Mid-Year 2010;Capacity Commercial Group. 20 Appendix B: Industrial Leasing Activity, Mid-Year 2010 Report Flex Building Market Statistics Mid-Year 2010 Existing Inventory Vacancy YTD Net YTD Under Const Quoted Market _ #Builds Total RBA Total SF_ Vac% Absorbtion Deliveries SF _ Rates Central Business District 3 45,000 10,000 22.2% - - - $16.50 Suburban 741 18,956,577 2,268,793 12.0% (336,814) 70,020 - $10.23 Tigard 50 1,277,751 170,855 13.4% (12,799) - - $12.30 217 Corridor/Beaverton 87 2,204,502 419,258 19.0% (69,237) - - $11.77 Kruse Way 2 88,928 - 0.0% - - - $0.00 Barbur Blvd/Capitol Hwy 7 53,681 6,771 12.6% 5,100 - - $10.35 Tulalatin 14 430,840 23,229 5.4% (2,531) - - $7.54 Wilsonville 29 1,661,734 201,334 12.1% (18,316) 7,020 - $9.31 • Total 744 19,001,577 2,278,793 12.0% (336,814) 70,020 - $10.24 Warehouse Building Market Statistics Mid-Year 2010 Existing Inventory Vacancy YTD Net YTD Under Const Quoted Market #Builds Total RBA, Total SF Vac% Absorbtion Deliveries SF Rates Central Business District 41 1,616,833 141,090 8.7% (1,843) - - $5.78 Suburban 4,694 167,214,476 13,813,643 8.3% 91,337 119,723 415,000 $5.55 Tigard 119 4,394,617 339,683 7.7% 57,333 - - $6.38 217 Corridor/Beaverton 75 3,332,391 471,805 14.2% 31,770 - - $6.30 Kruse Way 13 301,069 3,378 1.1% 10,240 - - $7.20 Barbur Blvd/Capitol Hwy 17 209,963 5,000 2.4% 8,000 - - $6.16 Tulalatin 221 8,453,141 675,494 8.0% (39,805) - - $5.20 Wilsonville 83 6,155,906 1,268,475 20.6% 47,351 - - $5.95 Total 4,735 168,831,309 13,954,733 8.3% 89,494 119,723 415,000 $5.55 Total Industrial Market Statistics Mid-Year 2010 Existing Inventory Vacancy YTD Net YTD Under Const Quoted Market #Builds Total RBA Total SF Vac% Absorbtion Deliveries SF Rates Central Business District 44 1,661,833 151,090 • 9.1% (1,843) - - $7.16 Suburban 5,435 186,171,053 16,082,436 • 8.6% (245,477) 189,743 415,000 $6.19 Tigard 169 5,672,368 510,538 ' 9.0% 44,534 - - $7.68 217 Corridor/Beaverton 162 5,536,893 891,063 ' 16.1% (37,467) - - $8.07 Kruse Way 15 389,997 3,378 ' 0.9% 10,240 - - $7.20 Barbur Blvd/Capitol Hwy 24 263,644 11,771 • 4.5% 13,100 - - $8.01 Tulalatin 235 8,883,981 698,723 ' 7.9% (42,336) - - $5.29 Wilsonville 112 7,817,640 1,469,809 ' 18.8% 29,035 7,020 - $6.72 Total 5,479 187,832,886 16,233,526 IP 8.6% (247,320) 189,743 415,000 $6.20 Source:CoStar Office Report Mid-Year 2010;Capacity Commercial Group. Appendix C: Analysis of Employment and Space Needs Tigard Employment Growth Forecast, 2005-2035 Change 2005 Proj. 2035 Jobs % Retail Trades 9,854 14,426 4,572 46% Services 11,372 23,482 12,110 106% Industrial/Other" 12,049 13,637 1,588 13% Government* 8,033 9,092 1,059 13% Total 41,308 1 60,637 1 19,3291 47% Source:Metro adopted housing and employment growth forecasts,2007;Metroscope Gen.2.3;extrapolated to 2035 by FCS GROUP;assumes allocation of"Other"jobs at 60%industrial,and 40%government. 20,082 22,729 Proj. Tigard Net New Average Annual Employment Forecast(1 Year Forecast) Low I Medium High Retail Trades 114 152 191 Services 303 404 505 Industrial/Other* 40 53 66 Government* 26 35 44 Total 4831 6441 805 Proj. Tigard Net New 20-Year Employment Forecast Low Medium High Retail Trades 2,286 3,048 3,810 Services 6,055 8,073 10,092 Industrial/Other" 794 1,059 1,324 Government* 529 706 882 Total 9,6651 12,8861 16,108 Appendix C: Analysis of Employment and Space Needs (continued) Job Sectors and Building Type Assumptions Flex/Bus. Gen. Employment Sectors Office Institutional Park Industrial Warehouse Retail Total Retail Trades 5% 1% 6% 0% 12% 76% 100% Services 72% 1% 5% 1% 1% 20% 100% Industrial/Other 8% 0% 50% 40% 2% 0% 100% • Government 43% 37% 5% 0% 0% 15% 100% I Source:Metro Draft 2009-2030 Urban Growth Report;modified to reflect local observations. Proj. Tigard Net New 20-Year Employment Forecast by Building Type, Low Flex/Bus. Gen. Office Institutional Park Industrial Warehouse Retail Total Retail Trades 114 23 137 - 274 1,737 2,286 Services 4,360 61 303 61 61 1,211 6,055 Industrial/Other` 64 - 397 318 16 - 794 Government` 228 196 26 - - 79 529 Total 4,765 279 863 378 351 3,028 9,665 Proj. Tigard Net New 20-Year Employment Forecast by Building Type, Medium Flex/Bus. Gen. Office Institutional Park Industrial Warehouse Retail Total Retail Trades 152 30 183 - 366 2,316 3,048 Services 5,813 81 404 81 81 1,615 8,073 Industrial/Other` 85 - 529 424 21 - 1,059 Government* 304 261 35 - - 106 706 Total 6,353 372 1,151 504 468 4,037 12,886 Proj. Tigard Net New 20-Year Employment Forecast by Building Type, High Flex/Bus. Gen. Office Institutional Park Industrial Warehouse Retail Total Retail Trades 191 38 229 - 457 2,896 3,810 Services 7,266 101 505 101 101 2,018 10,092 Industrial/Other" 106 - 662 529 26 - 1,324 Government" 379 326 44 - - 132 882 Total 7,942 465 1,439 630 585 5,046 16,108 Source:FCS GROUP based on Metro Draft 2009-2030 Urban Growth Report; modified to reflect local observations. Appendix C: Analysis of Employment and Space Needs (continued) Building Type to Land Needs Assumptions* Flex/Bus. Gen. Office Institutional Park Industrial Warehouse Retail Refill/Redevelopment Rate 1 67% 67% 45% 45% 45% 60% Jobs Needing Vacant Land Rate 2 33% 33% 55% 55% 55% 40% Building SF Per Job 2 370 630 550 700 1,100 510 Floor-Area-Ratio 2 0.50 0.50 0.31 0.30 0.30 0.30 Public Facility Net:Gross Adjustment 3 1.10 1.05 1.10 1.05 1.05 1.10 Work at Home Adjustment 4 0.15 0.03 0.05 0.03 0.03 0.03 `assumptions are intended to reflect a long-term average over 20 years, some"ramp up"is expected to attain these density levels. 1/Adjusts for building refill&vacancy allowances. 2/Building density derived from Metro UGR assumptions. 3/Allowances take into account land dedicated to public/utility easements. 4/Allowance based on national statistics by US Dept. of Labor, Bureau of of Labor Statistics, Technical information: "Work at Home i Source:assumptions are generally consistent with the Metro Draft 2009-2030 Urban Growth Report;modified to reflect local observatio Proj.Tigard Net New 20-Year Redevelopment Building Space Needs(Floor Area) Flex/Bus. Gen. Office Institutional Park Industrial Warehouse Retail Total Low 1,004,000 114,000 203,000 116,000 168,000 899,000 2,504,000 Medium 1,339,000 152,000 271,000 154,000 225,000 1,198,000 3,339,000 High 1,673,000 191,000 338,000 193,000 281,000 1,498,000 4,174,000 Proj.Tigard Net New 20-Year Building Floor Area on Vacant Lands(Floor Area) Flex/Bus. Gen. Office Institutional Park Industrial Warehouse Retail Total Low 495,000 56,000 248,000 141,000 206,000 599,000 1,745,000 Medium 659,000 75,000 331,000 188,000 274,000 799,000 2,326,000 High 824,000 94,000 414,000 235,000 343,000 999,000 2,909,000 Proj.Tigard 20-Year Vacant Lands(gross buildable acres) Flex/Bus. Gen. Office Institutional Park Industrial Warehouse Retail Total Low 25 3 20 11 17 50 126 Medium 33 4 27 15 22 67 ' 168 High 42 5 34 19 28 84 210 Appendix C: Analysis of Employment and Space Needs (continued) Land Use Assignment Assumptions Flex/Bus. Gen. Local Zoning Classification Office Institutional Park Industrial Warehouse Retail Commercial 50% 60% 20% 10% 10% 60% Mixed Use 40% 20% 5% 5% 0% 30% Industrial 10% 20% 75% 85% 90% 10% Total 100% 100% 100% 100% 100% 100% Assumptions by FCS GROUP and Tigard based on local observations. Proj.Tigard 20-Year Vacant Land Needs Forecast by Zoning Classification, Low Flex/Bus. Gen. Land Use Classification Office Institutional Park Industrial Warehouse Retail Total Commercial 13 2 4 1 2 30 51 Mixed Use 10 1 1 1 - 15 27 Industrial 3 1 15 10 15 5 48 Total 25 3 20 11 17 50 126 Proj.Tigard 20-Year Vacant Land Needs Forecast by Zoning Classification, Medium Flex/Bus. Gen. Land Use Classification Office Institutional Park Industrial Warehouse Retail Total Commercial 17 2 5 2 2 40 68 Mixed Use 13 1 1 1 - 20 36 Industrial 3 1 20_ 13 20 7 64 Total 33 4 27 15 22 67 168 Proj.Tigard 20-Year Vacant Land Needs Forecast by Zoning Classification, High Flex/Bus. Gen. Land Use Classification Office Institutional Park Industrial Warehouse Retail Total Commercial 21 3 7 2 3 50 85 Mixed Use _ 17 1 2_ 1 - _ 25 45 Industrial 4 1 25 16 25 8 80 Total 42 5 34 19 28 84 210 Summary of 20-Year Vacant Land Demand Forecast by Zoning Classification,Tigard USB(with current zoning regulations) Land Use Classification Low Medium High Commercial 51 68 85 Mixed Use 27 36 45 Industrial 48 64 80 Total 126 168 210 Assumptions by FCS GROUP based on Dec. 2009 Metro 2009-2035 Urban Growth Report assumptions and local observations. Appendix D: Analysis of Retail Inflow/Outflow Analysis of Retail Development Potential Tigard Area 2010 to 2030 Est.2010 Population in City 48,100 Proj.2030 Population in City 62,278 Analysis of Effective Buying Income(EBI) Est.2010 Per Capita Income 1/ $33,000 R'oj.2030 Per Capita Income 1/ $36,462 Est.2010 Aggregate EBI(000) $1,587,300 Proj.2030 Aggregate EBI(000) $2,270,749 Change in Aggregate EBI(000) $683,449 r I Future 2030 Supportable Retail Development Analysis of Existing&Future Retail Sales Potential 2010 2030 Retail Retail Distributi Buying Buying Total on of Power Power Change Sales Sales Support Supportable Local from from in Retail Attributed Attibuted able Sq.Ft.of New Income by Local Local Buying to Local to Retail Retail Retail Store Residents Residents Power Residents Inflow Sales Development Store Group Group 2/ (000)2/ (000)2/ (000) (000) (000)4/ (000) 5/ Food Stores 8.3% $131,746 $188,472 $56,726 $51,054 $12,763 $63,817 236,000 Eating&Drinking 5.0% $79,365 $113,537 $34,172 $30,755 $13,181 $43,936 162,000 Gen.Merchandise 5.5% $87,302 $124,891 $37,590 $33,831 $27,680 $61,510 227,000 Furniture,Fixtures&Appliances 2.2% $34,921 $49,956 $15,036 $13,532 $11,072 $24,604 91,000 Automotive Services 9.6% $152,381 $217,992 $65,611 $52,489 $42,945 $95,434 352,000 Other/Misc. _ 11.3% $179,365 $256,595 $77,230 $54,061 $23,169 $77,230 285,000 Total 41.9% $665,079 $951,444 $286,365 $235,722 $130,810 $366,532 1,353,000 Notes: 1/Derived from US Census estimates;assumes.05%annual real income growth. 2/Store group sales allocations from U.S.Bureau of Economic Analysis,Consumer Expendure Survey,Western United States. 3/Based upon employment estimates:assumes 500 sq.ft.per job,5%vacancy allowance,and avg.sales of$275/sq.ft. 4/Future retail inflow assumed to account for 30%to 45%of total retail sales. 5/Building area assumes$285/per sq.ft.annual sales,and 5%vacancy allowance. Source:analysis by FCS GROUP. 26 Appendix E: Summary of Tigard Employment Zones and Regulations The following is an overview of regulations related employment lands and zones for the City of Tigard. A general description of each zone is provided along with common and specific development standards when applicable. A summary table highlights specific regulations, such as building height, lot size, setbacks, landscaping and lot coverage. COMMERCIAL ZONES Neighborhood Commercial District(C-N) Provide convenience goods and services(those purchased frequently)within a small cluster of stores adjacent to residential neighborhoods. A limited number of other uses such as restaurants, gas stations and medical centers are permitted conditionally. Community Commercial District(C-C) Provide convenience shopping facilities to meet regular needs of nearby(1.5 miles)residential neighborhoods. Typically range in size from 30,000-100,000 sf on 2 to 8-acre sites. Separated from other commercial zones by at least one half-mile. Housing is permitted on the second floor at densities not to exceed 12 units/net acre. Limited other uses are allowed conditionally. Mandatory site development review. General Commercial District(C-G) Accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Residential uses limited to SFRs on same site as permitted use. A wide range of uses are permitted conditionally. Professional Administrative Commercial District(C-P) Accommodate civic and business/professional services and compatible support services in close proximity to residential areas and major transportation facilities. Within the Tigard Triangle and Bull Mountain Road District,residential uses at a minimum density of 32 units/net acre are permitted in conjunction with commercial development. Heliports,medical centers,religious institutions and utilities are permitted conditionally. Developments are intended to serve as a buffer between residential areas and more intensive commercial and industrial areas. Mixed Use-Central Business District(MU-CBD) Provide a pedestrian friendly urban village in Downtown Tigard. A wide variety of commercial, civic, employment,mixed-use,MF and attached SFRs are permitted. Specific Development Standards (18.610): Four sub-areas (see MU-CBD Development Standards Matrix)have different setback and height limits in order to create a feeling of distinct districts within the larger zone. • Pacific Hwy. and Hall Boulevard Corridor: designed to create a"pulse-point"along the Pacific Hwy. corridor. Regional retail draw and potential future high capacity transit. • Main Street—Center Street: pedestrian-oriented with smaller scale development. • Scoffins Street—Commercial Street: higher density residential and employment base of civic, office and commercial uses. • Fanno—Burnham Street: medium scale residential or mixed use development. Mixed Use Employment(MUE) Designed to apply to a majority of land within the Tigard Triangle,it permits a wide range of uses including major retail goods and services,business/professional offices, civic uses and housing(MF at a max density of 25 units/acre. A wide range of uses are permitted conditionally. Acknowledges a majority of trips by automobile,but supports alternative modes of transportation to the greatest extent possible and encourages a mix of uses. Includes special design standards for Tigard Triangle(18.620). Mixed Use Employment Districts (MUE-1 and MUE-2) Apply to areas where employment uses such as office,research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but limited, and residential uses are permitted when compatible with employment character of the area. MUE-1 example is Lincoln Center (high density). MUE-2 example is Nimbus area(more moderate densities). Mixed Use Commercial District(MUC) Includes land around Washington Square Mall and immediately west of Highway 217. Primary uses include office buildings,retail, and service areas. Also permits mixedOuse developments and housing at 50 units/acre. Large buildings encouraged with parking under behind or to sides. Includes special design standards for Washington Square Regional Center(18.630). Mixed Use Commercial(MUC-1) Applies to portion of the Durham Quarry site. Subject to IGA agreement between Tigard and Tualatin. Permits a wide range of uses including commercial lodging, general retail, offices and housing at min density of 25 units/acre and max of 50 units/acre. Includes special design standards for Durham Quarry (18.640). Mixed Use Residential Districts (MUR) Applies to predominantly residential areas where mixed-uses are permitted when compatible with residential use. INDUSTRIAL/INSTITUTIONAL ZONES Industrial Park District(I-P) Provides appropriate locations for combining light manufacturing, office and small-scale commercial uses (restaurants,personal services and fitness centers)in a campus-like setting. Only those uses with no off- site impacts are permitted. Mandatory site development review and specific design standards (18.530). Light Industrial District(I-L) Provides appropriate locations for general industrial uses, including manufacturing and production, research and development,warehousing and freight movement and wholesale sales activities with few, if any,nuisance characteristics. Heavy Industrial District(I-H) Provides appropriate locations for intensive industrial uses including I-L uses as well as railroad yards and waste-related activities. Uses include those which involve the use of raw materials,require significant outdoor storage and generate heavy truck and/or rail traffic. Properties are carefully located to minimize impacts on established residential, commercial and light industrial areas. 28 DRAFT September 2, 2010 COMMERCIAL DEVELOPMENT STANDARDS MUE R-25 STANDARD C-N C-C[vl C-G C-P MU- C-G MF DU. MUC—1 MUC MUE 1 MUE 2 MUR 1 MUR 2 CBD** [011)81 [271123] ulna] [27128] [7ID2] Minimum Lot Size 5,000 sq 5,000 sq ft None 6,000 sq ft None None - None None None None None None -Detached unit ft - - - - - 1,430 sq ft - - - - - - -Boarding,lodging, - - - - - - 6,100 sq ft - rooming - Minimum Lot Width 50 ft 50 ft 50 ft 50 ft None 50 ft None None None None None None None Minimum Setbacks -Front yard 20 ft 0/20 11.1,'1 Oft[u] Oft Hi ❑ Oft LA Al 20 ft 0 0 ft[''l 0 0m1 O ft[21] 0 ft['i to ft[ai] -Side facing street.on 20 ft - - - ❑ - 20 ft p 0 5051 0 0.11 0 ell 5 ft[�1 10 ft[u] corner A.through lots 01 -Side yard 0/20 ft[e1 0/20 ft.[8] 0/20 ft 151 0/20 ft[81 ❑ 0/20 ft 10 ft p 0 0 ft,[221 o ft1201 0 ftPal 0 ft[2ol -Side or rear yard abutting - - - - - ['1 3O ft 0 ft1)sIIzn] - - - - more restrictive zoning - - district •Rear yard 0/20 ft[81 0/20 ft[e1 0/20 ft[s1 0/20 ft[E1 ❑ 20 ft 0 0 ft[8a1 0 ft[zo] 0 0 •Distance between front - - - 0/20 ft 20 ft p 0 N/A N/A ft12111221 ft[8ol]22[ of gauge property [1] ftp 9]['0] N/A N/A line abutting a public or - N/A private street. _ Minimum Building Height N/A N/A MA N/A ❑ N/A N/A N/A 2 stories 2 stories None 2 stories None Maximum Building Height 35 ft 35 ft 45 ft 45 ft ❑ 45 ft 45 ft 70 ft 200 ft 200 ft 60 it 75 ft. 45 ft Maximum Site Coverage 121 85% 80% 85% 85% ❑ 55% 80% 90% 35% 85% 35% 80%. 80% Minimum Landscape 15% 20% 15% 15% ❑ 15% 20% 10% 15% 15% 15% 20% 20% Requirement. Minimum FAR[81 N/A N/A N/A N/A ❑ N/A N/A N/A 1.25 1.25 0.6 0.6 0.3 Minimum Residential N/A N/A N/A N/A ❑ N/A N/A N/A 50 50 25 50 25 Density[41[`1[61 _ unit/acre unit/acre unit/acre unit/acre _ unit/acre Maximum Residential N/A N/A N/A N/A ❑ N/A N/A N/A None None 50 None 50 Density Pl['l[el[8 unit/acre unit/acre " Multiple-family chvelling unit. "See Table 18.610.1 and Map 18.610.A for development standards. V=See 18.640.050.B. ❑=See Table 18,610.1 and Map 18.610.Afor development standards. [1] The provisions of Chapter 18.795(Vision Clearance)must be satisfied. [2] Includes all buildings and impervious surfaces. [3] Applies to all nonresidential building development and mixed use development which includes a residential component.In mixed use development,residential floor area is included in the calculations of floor area ratio to determine conformance with minimum FAR. [4] Notwithstanding the requirements of Section 18.715.020,minimum and maximum density shall be determined for residential only projects using time number of residential units per acre shown in the above table.The provisions for density transfer described in Section 18.715.030.B apply,using the minitnum and maximum density shown in the above table.Any mixed-use or commercial only development does not have a minimum density requirement. [5] For purposes of detetmining floor area ratio and residential densities,the net development area shall be uses to establish the lot area,determined per Section 18.715.020.A. [6] Adjustments to minimum density in the Washington Square Regional center area subject to the standards set forth in Section 18.630.020.E. [7] The maximum density requirements for developments that include or abut designated Water Resources Overlay district Riparian setbacks per Chapter 18.797 are described in Section 18.630.020.D. [8] No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district. [9] See Section 18.520.050.B for site and building design standards. [10] No front yard setback shall be required,except.a 20-foot front yard setback shall apply within 50 feet of a residential district. [11] There shall be no minimum front yard setback requirement;however.conditions in Chapters 13.745 and 18.795 must be met. [12] There are no setback requirements,except'30 feet where a commercial use within a district abuts a residential zoning district. [13] The maximum height of any building in time CBD zone within 100 feet of any residential zoning district shall not exceed 40 feet. [14] Where the side or rear yard of attached or multiple-fatnily dwellings abut a more restrictive zoning district,such setbacks shall not be less than 35 feet. [15] Landscaped areas on existing developed property in time CBD shall be retained.Buffering and screening requirements set forth in Chapter 13.745 shall be met for existing and new development. [16]Lot coverage includes all buildings and impervious surfaces. [17] Modifications to dimensional and minimum density requirements for developments that include or abut designated Water Resources Overlay District Riparian setbacks per Chapter 18.797 are described in Section 18.630.040.F. [18] The requirements contained in the Buffer Matrices in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvement s to he installed between proposed uses in the MUC,MUE and MUR zones within the Washington Square Regional Center(WSRC)and abutting zoning districts not included within the WSRC,or zoning districts within the WSRC which are not mixed-use.For MUC and MUE zones,the requirements for Commercial Zones apply.For MUR zones,the requirements for the Neighborhood Commercial Zone apply. [19]For Commercial and Mixed-use developments,the maximum front and street side yard setback is 10 feet.For Residential only developtnents.the maximum front and street side yard setback is 20 feet. [20] Side and rear yard setbacks shall be 20 feet when the zone abuts residential districts shown in Section 18.510.020 except R-25 and R-40. [21] The maximum setback is 20 feet. [22] The maximum setback is 10 feet. C•N•Neighborhood Commercial District. MUC 1—Mixed Use Commercial C-C-Community Commercial District MUC—Mixed Use Commercial C-G-General Commercial District MUE 1—Mixed Use Employment/High Density C-P -Professional/Administrative Office Commercial NIUE 2—Mixed Use Employment/Medium Density MU-CBD—Mixed Use Central Business District MUR 1—Mixed Use Residential'High Density MUR 2—Mixed Use ResidentiabMedium Density MU-CBD Development Standards Matrix r'2'3 STANDARD SUB-AREAS Main Street 99W/Hall Corridor Scoffins/Commercial Fanno/Burnham (MS) (99H) (SC) (FB) Front setback 0/5 ft. Minimum 0 ft. (5 ft.for frontage on 0 ft. 0 ft. 99W) Maximum 10 ft. 25 ft. 20 ft. 20 ft. Side facing street on corner and through lots Minimum 0 ft. 0 ft. 0 ft. 0 ft. Maximum 10 ft. N/A N/A N/A Sideyard Minimum/maximum N/A N/A N/A N/A Rear setback Minimum 0 ft. 5 ft. 5 ft. 5 ft. Maximum N/A N/A N/A N/A Building height Minimum 20 ft. 20 ft. 20 ft. 20 ft. Maximum(stories/feet) 3 stories(45 ft.) 3 stories(45 ft.) 6 stories(80 ft.) 6 stories(80 ft.)7 Ground floor height minimum 15 ft. 15 ft. None None Site coverage maximum 100% 90% 90% 80% Minimum landscaping` 0%5 10% 10% 20% Minimum building frontage 50% 50% 50% 50% Residential density(unit per acre) Minimum' 25 25 25 15 Maximum 50 50 50" 506 This table does not apply to existing development.All new buildings in the district must meet these development standards, including projects using the Track 3 approval process. 2 For standards for development surrounding the future public plaza see Section 18.610.040,Special Requirements for Development Bordering Urban Plaza. 3 See also Section 18.610.045,Exceptions to Standards in the MU-CBD zone. 4 In the MU-CBD zone,required landscaping can be provided on roofs. 5 Landscaping/screening requirements for parking lots must be met. 6 Station Area Overlay permits a maximum of 80 units per acre(see Map 18.610A). 7 3 stories/45 feet within 200 feet of Fanno Creek Park boundary(see Map 610.A)or within 50 feet of low or medium density residential district. 8 Minimum density applies to residential-only development(not mixed use). 30 DEVELOPMENT STANDARDS IN INDUSTRIAL ZONES STANDARD I-P I-L I-H Minimum Lot Size None None None Minimum Lot Width 50 ft. 50 ft. 50 ft. Minimum Setbacks -Front yard 35 ft. 30 ft. 30 ft. -Side facing street on corner& through lots[1] 20 ft. 20 ft.. 20 ft. -Side yard 0/50 ft. [3] 0/50 ft. [3] 0/50 ft. [3] -Rear yard 0/50 ft. [3][4] 0/50 ft. [3] 0/50 ft. [3] -Distance between front of garage &property line abutting a public or private street -- -- -- Maximum Height 45 ft. 45 ft. 45 ft. Maximum Site Coverage[2] 75%[5] 85% 85% Minimum Landscape Requirement 25%[6] 15°./0 15% [1]The provisions of Chapter 18.795(Vision Clearance)must be satisfied. [2]Includes all buildings and impervious surfaces. [3]No setback shall be required except 50 feet shall be required where the zone abuts a residential zoning district. [4]Development in industrial zones abutting the Rolling Hills neighborhood shall comply with Policy 11.5.1. [5]Maximum site coverage may be increased to 80%if the provisions of Section 18.530.050.B are satisfied. [6]Except that a reduction to 20%of the site may be approved through the site development review process. I-P-Industrial Park District I-L-Light Industrial I-H-Heavy Industrial 31 DRAFT September 2, 2010 Appendix F: Typical Site Requirements for Development Types Typical Criteria For Specific Development Sites c Campus cu E a, Industrial/ 0. Heavy Hi-Tech Electronic and Call Center/ Commercial ✓ Industrial/ General Food Manufacturing Computer Warehouse/ Business Office Shopping c Manufacturing Manufacturing Processing &Processing Assembly Distribution Services (Class A) Center Hotel Tu 7i 0. H v 5to25 5to10 5to10 10to25 5to25 10to25 3to5 1to5 5to10 3to5 f, z a, vInterstate,state Interstate, Interstate, Interstate,state Interstate,state Interstate or Along arterial Arterial Arterial or w state highway a, highway or state highway highway or highway or limited access Along or streets or street interstate a. principle or principle orapteriaple principle principle four-lane arterial or in down town visibility, visibility or o arterial within arterial within arterial within arterial within highway within streets centers and prefers downtown 7. within 1-30 c 1-10 miles 1-20 miles miles 1-15 miles 1-10 miles 1-15 miles transit areas transit areas centers J •Water flow •Water flow •Water flow? •Water flow •Water flow a, 65,300 GPD •Water flow>_ >4,600 GPD 3,500 GPD ?4,000 GPD ?10,000 GPD 3 _• • • • t •Sewer flow>_ 74,300 GPD •Sewer flow •Sewer flow>_ •Sewer flow •Sewer flow 3 36,100 GPD 17,000 GPD 24,900 GPD 11,700 GPD 58,800 GPD •Sewer flow? >_4,600 GPD 3,500 GPD >_4,000 GPD ?10,000 GPD L ••Sewer flow ••Sewer flow ••Sewer flow •2.0 MW 74,300 GPD •Sewer flow? •0.5 MW •0.5 MW •0.5 MW •0.5 MW E 32,500 GPD 15,300 GPD 22,400 GPD 11,700 GPD Electricity •0.5 MW Electricity Electricity Electricity Electricity m • 1.0 MW •0.5 MW • 1.0 MW •0.5MW • Fiber-telecom Electricity • Broadband • Broadband • Broadband • Broadband T Electricity Electricity Electricity Electricity and route • Fiber-telecom Internet Internet Internet Internet diversity access access access access NCDA-Net Contiguous Developable Acres Source:Compiled by FCS Group based on Business Oregon Industrial Site Certification requirements and industry standards. DRAFT September 2, 2010 Appendix G: Buildable Land Inventory City of Tigard Buildable Lands Inventory(as of January 1,2010) Vacant and Part-Vacant Property < 1 acre 1 to 5 acres 5 to 10 acres > 10 acres Total Lots Acres Lots Acres Lots Acres Lots Acres Lots Acres 1 Commercial C-C 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 C-G 19 6.8 6 14.0 2 16.4 0 0.0 27 37.3 C-N 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 C-P 7 2.7 2 6.2 0 0.0 0 0.0 9 8.9 Mixed Use MU-CBD 3 1.1 0 0.0 0 0.0 0 0.0 3 1.1 MUC 3 1.4 1 1.3 0 0.0 0 0.0 4 2.8 MUE 35 13.9 4 6.1 0 0.0 0 0.0 39 19.9 MUE-1 10 3.8 1 1.5 1 5.7 0 0.0 12 11.0 MUE-2 1 1.2 0 0.0 0 0.0 0 0.0 1 1.2 MUR-1 9 3.2 0 0.0 0 0.0 0 0.0 9 3.2 MUR-2 2 0.8 0 0.0 0 0.0 0 0.0 2 0.8 Industrial I-H 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 I-L 7 2.2 2 4.5 0 0.0 0 0.0 9 6.7 I-P 5 2.0 3 6.7 0 0.0 2 34.7 10 43.4 Total 101 38.9 19 40.4 3 22.1 2 34.7 125 136.2 Summary of Vacant Land by General Land Use Zoning Classification Vacant and Part-Vacant Property < 1 acre 1 to 5 acres 5 to 10 acres > 10 acres ' Total Lots Acres Lots Acres Lots Acres Lots Acres Lots Acres Commercial 26 9.5 8 20.2 2 16.4 0 0 36 46.1 Mixed Use 63 25.3 6 8.9 1 5.7 0 0.0 70 39.9 Industrial 12 4.2 5 11.2 0 0.0 2 34.7 19 50.1 Total 101 38.9 19 40.4 3 22.1 2 34.7 125 136.2 Source: City of Tigard. Appendix H: Redevelopment Land Inventory City of Tigard Redevelopable Potential (Improvement to Land Value)* _ High(< 0.33) Moderate (0.33 to 1.00) Low(> 1.00) Lots Acres Lots Acres Lots Acres C-C 0 0.0 0 0.0 4 8.5 C-G 8 3.4 13 6.8 158 255.0 C-N 0 0.0 1 0.2 2 2.8 C-P 11 3.8 17 10.9 35 33.6 MU-CBD 24 10.5 50 38.4 86 59.0 MUC 7 12.6 11 24.2 35 155.0 MUE 70 40.5 22 12.3 59 61.8 MUE-1 15 11.5 10 6.9 24 30.9 MUE-2 0 0.0 0 0.0 6 29.4 MUR-1 10 3.9 23 5.6 16 5.3 MUR-2 6 2.4 8 2.6 6 3.0 I-H 2 3.4 4 5.5 9 41.3 I-L 3 11.0 8 25.1 61 203.5 I-P 13 12.5 13 28.2 76 193.1 Total 169 115.6 180 166.6 577 1,082.0 Summary City of Tigard Redevelopable Potential (Improvement to Land Value)* High(< 0.33) Moderate (0.33 to 1.00) Low (> 1.00) Lots Acres Lots Acres Lots Acres Commercial 19 7.2 31 17.8 199 299.8 Mixed Use 132 81.4 124 89.9 232 344.3 Industrial 18 27.0 25 58.8 146 437.9 _ Total 169 115.6 180 166.6 577 1082.0 *Improvement to Land Value calculated from Washington County Tax Assessor data(Sept 2010) *196 Properties contained a zero Improvement or Land Value and are not represented here Source: City of Tigard. 34 Community Development 13125 SW Hall Blvd. Darren Wyss, Senior Planner Tigard, Oregon 97223 Economic Opportunities Analysis October 23, 2010 Dear Darren, After the briefing on the EOA, I felt like I needed to spend more time studying the issues and the opportunities for economic development in Tigard. The purpose of this letter is to remind everyone that we may be overlooking the actual forces that will be shaping our economy in the future. The seventy-eight million"Baby Boomers" or 1/4 of our population are a huge segment that, for the past sixty years has dictated the need for services, health care, education, housing,retail, land use, transportation and most other services. The issue to be noted is that they are now at retirement and their needs are and will continue to change as they age. Many will not be able or desire to retire or stop employment. Their needs as they grow older will probably be similar to past generations,but these "Baby Boomers"will make the need for affordable housing, health care, transportation and services far more intense than it has ever been in the past. A key to anticipate what the "Boomers"want and need is to focus on where they may locate to live in Tigard. I haven't listed anything above that isn't known by all of us, but we must recognize that we are in different times and the solutions must be sought in different ways. This may sound like a letter from an alarmist, but I see Tigard sitting in a great position to take advantage of where we are and what we have. We have a small downtown area, about 120 acres, located near Portland and I-5. The City is considering a new layout for downtown streets, which proposes much smaller blocks in a more human scale with natural green features. We have an existing natural feature in Fanno Creek along the western edge of downtown and the north/south rail (WES)with a station in downtown Tigard. Another major transit line is in the planning stages going east/west, which will probably be located near 99W. The existing downtown building structures are low density, one and two story, and in some cases are marginal construction. An Urban Renewal District in the downtown area has been established by the city for new or redevelopment possibilities. Downtown Tigard can't compete with Washington Square or Bridgeport for retail business and the Tigard Triangle is probably a better location for offices and big retailers to locate. Downtown Tigard should focus on high density residential, with the needed services at street level and the housing above for multi-generational residents, seniors (Baby Boomers) and families with young children. A key part of the success of downtown Tigard is for 99W and any dedicated bus lanes to be located below grade, so the downtown area can grow to the north and is not perceived as something you look down onto and just drive past. An alternative to this is for the high density housing in downtown Tigard to raise some of the circulation levels, adjacent to 99W, up to or above the level of 99W. A number of years ago, Medford, OR raised highway I-5 above grade through downtown Medford, much like the current Tigard layout and didn't allow any off-ramps in the downtown Medford area. This has virtually killed downtown Medford. As an Architect,when I have worked with development clients in putting together new project concepts, the most successful developers would always focus on the audience that they wanted to buy into their project. The clearer the image they could create, the more successful they were. This would get down to age groups, social and transportation needs, their employment and their financial posture. Huntington Beach, CA has developed a comprehensive plan for 23 acres creating a multi- generational neighborhood with affordable homes to fit different lifestyles and stages. This area is a mix of townhomes and carriage houses that accommodate home based businesses and young families, downsizing baby boomers, their aging parents and their boomerang adult children. The program was recognized with the Gold Nugget Award for architectural design excellence in 2009. The planners of Hope Meadows are working with 12 sites around the country to match this success. Another example of a multi- generational strategy is found in Denver, where young professionals want to age in place as they have children. If the City of Tigard will truly make downtown Tigard a priority as stated in the Council's last goal statement and give the Urban Renewal District the attention it deserves, the city of Tigard can start to show true signs of economic development and will grow. This will be a multi-year program, but we have to start with the correct concepts now to get this process started and we have to start, now. The "Baby Boomers" will set the trends for the next twenty to twenty-five years and we must try to anticipate their demands as an integral part of our planning. This offers Tigard a good opportunity for economic growth. Richard Shavey Tigard Planning Commission Member 2 City of Tigard Economic Opportunities Analysis Presentation to Planning Commission November 15, 2010 COGAN OWENS TIGARD COGAN Process ✓Task 1 . Preparation/CEDOs/Agency Coordination ✓Task 2. Trends Analysis ✓Task 3. Site Suitability Analysis ✓Task 4. Inventory of Suitable Sites • Task 5. Assessment of Potential (December) • Task 6 . Implementation (January/February) • Task 7. Prepare Final EOA (March ) • Task 8. Final Adoption (April) COGAN OWENS TIGARD COGAN Trends Analysis Review V Demographic trends ✓ Economic overview ✓ Real estate market analysis ✓ Evaluation of commercial and industrial development potential COGAN OWENS TIGARD COGAN Trends Analysis Questions • Jobs/housing ratio? • Class A and B office space? • "Land efficient" growth scenario? • Additional strategies? • Other questions? COGAN OWENS TIGARD COGAN Site Suitability Analysis - Target Clusters Existing Clusters Emerging Clusters Durable goods manufacturing Health care Education Advanced technology manufacturing Financial Services Research operations Information Professional and technical services Wholesale trade COGAN OWENS TIGARD COGAN , , Site Suitabilit y Analysis Site Size and Characteristics Small Users Medium Users Large Users Less than 50 50 to 70 70 to 200+ jobs/business jobs/business jobs/business Industrial Building tenants or • 4 to 6 acres per • 6 to 20 acres per • Advanced Technology Manufacturing infill redevelopment user. user. •• Metals/Machinery Manufacturing sites in established Prefer industrial Prefer industrial or • Wholesale Trade industrial locations. or business park business park settings. campus settings. Office • Education Building tenants or • 1 to 2 acres per • 2 to 4 acres per Professional and Technology. infill redevelopment user. user. • • Prefer town • Prefer business Services sites in town center, center, corridors campus setting • Information regional center or or transit station with transit • Financial Services transit station areas. Health Care* areas. service. •Retail Not in Targeted Clusters lig COGAN OWENS TIGARD COGAN Site Suitability Analysis Questions • Agree with target industry clusters? • Reasonable size and site requirements? • Any changes or additions needed? • Other questions? COGAN OWENS TIGARD COGAN k Buildable Land -- I Inventory ' Washington Square 11W1 Inventory 1, 201( - Regional wa, 1 f` I I; r , City of Tigard . L. ,_,a 1 �`' o Oregon 1 4: City Limits 7--,.._ . _ ,...,,__, 1--00:00 - itik Vi-idi '-: 3. �. • 'Li�� a,e ^ , O Zoning r ..R 1' a„ ! i4t�� 0 �r •' Taxlot Boundary Wetland _.PI �" , •� O ,Tigard,I- 9 , Buildable Lands ...d ® ..a 4 ./.. •°�4 °�. fb Triangle - - // Downtown ,.• Commercial f— ii i it I ) � ) ;! tt.t, , c T`Gard • ..m.9611 Industrial I 1 s i� �' ` 7. Mixed Use ■ I 111 • . Resldentiaf 40 MI RI • vol ® �"' ��.. Improvement to Land Ri . ► �� * A Improve_Land 1 a., ® d •n N:, Less than 0.33 I M i 0 33 to 1 0 � �ti� + ' ` � Greater than 1 A Mil a,r Government Owned Lanc �a ®e • at, a,5 gill at, • I "II�, n.' .y_ The meentcry presented is beef en we*b:aaamptea rid was formulated wer a few year p,od The anal* „. ® t' *maid nNG ,Lew n welwanve ltn of what tram Pacific Highway 1111 _L e ulable Rb develofmnt bi a 4LCnl.vantal..ban 7 1 ` p.5 mMte wadable data 7ne7unendw NI mwn.{eryettyv HCTCorridor © a, • drdp«woks,mndueoaem..ae*f,tendoes: ar �/ I arav t 11 . ELI + rn.eeiapropety Non devdoPngmNelWaro F«µape �, atlas ne*y,b Idbk lands were tdmtriM efeopa cvCWe of Tril<31ard:Nat we eI Fully vacant wdnslW w,imatdyavmw p.eda ' PrL.ly roam dsvrbpel,pena«tya+rN peal. / ®�� NVa sat*m*e of the petel vacant tits _ e0 ..T}u nt*rtulw represented(Attn:mquevrvrde 0 r III ■�� :awry .er::OM..heel the=UM Nthe nwp 1 Li. • , filo 1 .•.4':•'1....,— °"'"'f-zr,'`'"'"7–`1: --.1 .., 0 1 1 Invento ry of Suitable Sites Vacant and Partially Vacant Land Vacant and Partially Vacant Property < 1 acre 1 to 5 acres 5 to 10 acres > 10 acres Total Lots Acres Lots Acres Lots Acres Lots Acres Lots Acres Commercial 26 9.5 8 20.2 1 2 16.4 0 0 36 46.1 Mixed Use 63 25.3 6 8.9 1 5.7 0 0.0 70 39.9 Industrial 12 4.2 5 11 .2 0 0.0 2 34.7 19 50.1 Total 101 39.0 19 40.3 3 22.1 2 34.7 125 136.1 IN n COGAN : : O W EN S TIGARD COGAN 1 _ 1 1 Inventory of Suitable Sites Redevelopable Land City of Tigard Redevelopable Potential (Improvement to Land Value) High (< 0.33) Moderate (0.33 to 1.00) Low (> 1.00) Lots Acres Lots Acres Lots Acres Commercial 19 7.2 31 17.8 199 299.8 Mixed Use 132 81.4 124 89.9 232 344.3 Industrial 18 27.0 25 58.8 146 437.9 Total 169 115.6 180 166.6 577 1,082.0 COGAN OWENS T I GARD COGAN Inventory of Suitable Sites Questions • Changes or additions to the inventory? • Other key redevelopment areas? • Other questions? COGAN OWENS TIGARD COGAN Next Steps Assessment of Potential • Reconciliation of employment land demand and supply Key Questions • Review City's surplus/deficit of land to meet future employment needs. • Agree with recommended actions? COGAN O W EN S TIGARD COGAN f,. Oregon's Statewide Planning Goals & Guidelines GOAL 1 : CITIZEN INVOLVEMENT OAR 660-015-0000(1) To develop a citizen involvement citizen involvement (CCI) broadly program that insures the opportunity representative of geographic areas and for citizens to be involved in all interests related to land use and phases of the planning process. land-use decisions.Committee The governing body charged with members shall be selected by an open, preparing and adopting a well-publicized public process. comprehensive plan shall adopt and The committee for citizen publicize a program for citizen involvement shall be responsible for involvement that clearly defines the assisting the governing body with the procedures by which the general public development of a program that will be involved in the on-going land-use promotes and enhances citizen planning process. involvement in land-use planning, The citizen involvement program assisting in the implementation of the shall be appropriate to the scale of the citizen involvement program, and } planning effort. The program shall evaluating the process being used for provide for continuity of citizen citizen involvement. participation and of information that If the governing body wishes to enables citizens to identify and assume the responsibility for comprehend the issues. development as well as adoption and Federal, state and regional implementation of the citizen agencies, and special- purpose districts involvement program or to assign such shall coordinate their planning efforts responsibilities to a planning with the affected governing bodies and commission, a letter shall be submitted make use of existing local citizen to the Land Conservation and involvement programs established by Development Commission for the state counties and cities. Citizen Involvement Advisory The citizen involvement program Committee's review and shall incorporate the following recommendation stating the rationale components: for selecting this option, as well as indicating the mechanism to be used for 1. Citizen Involvement--To provide an evaluation of the citizen involvement for widespread citizen involvement. program. If the planning commission is The citizen involvement program to be used in lieu of an independent shall involve a cross-section of affected CCI, its members shall be selected by citizens in all phases of the planning an open, well-publicized public process. process. As a component, the program for citizen involvement shall include an officially recognized committee for 1 2. Communication -- To assure decisions shall be available in the form effective two-way communication of a written record. with citizens. Mechanisms shall be established 6. Financial Support --To insure which provide for effective funding for the citizen involvement communication between citizens and program. elected and appointed officials. Adequate human, financial, and informational resources shall be 3. Citizen Influence --To provide the allocated for the citizen involvement opportunity for citizens to be program. These allocations shall be an involved in all phases of the planning integral component of the planning process. budget. The governing body shall be Citizens shall have the responsible for obtaining and providing opportunity to be involved in the phases these resources. of the planning process as set forth and defined in the goals and guidelines for A. CITIZEN INVOLVEMENT Land Use Planning, including 1. A program for stimulating Preparation of Plans and citizen involvement should be developed Implementation Measures, Plan using a range of available media Content, Plan Adoption, Minor Changes (including television, radio, newspapers, and Major Revisions in the Plan, and mailings and meetings). Implementation Measures. 2. Universities, colleges, community colleges, secondary and 4. Technical Information --To assure primary educational institutions and that technical information is available other agencies and institutions with in an understandable form. interests in land-use planning should Information necessary to reach provide information on land-use policy decisions shall be available in a education to citizens, as well as develop simplified, understandable form. and offer courses in land-use education Assistance shall be provided to interpret which provide for a diversity of and effectively use technical educational backgrounds in land-use information. A copy of all technical planning. information shall be available at a local 3. In the selection of members for public library or other location open to the committee for citizen involvement, the public. the following selection process should be observed: citizens should receive 5. Feedback Mechanisms --To assure notice they can understand of the that citizens will receive a response opportunity to serve on the CCI; from policy-makers. committee appointees should receive Recommendations resulting from official notification of their selection; and the citizen involvement program shall be committee appointments should be well retained and made available for public publicized. assessment. Citizens who have participated in this program shall receive B. COMMUNICATION a response from policy-makers. The Newsletters, mailings, posters, rationale used to reach land-use policy mail-back questionnaires, and other j 2 available media should be used in the involvement programs, should have the citizen involvement program. opportunity to be involved in the evaluation of the comprehensive land C. CITIZEN INFLUENCE use plans. 1. Data Collection - The general 6. Revision - The general public, public through the local citizen through the local citizen involvement involvement programs should have the programs, should have the opportunity opportunity to be involved in to review and make recommendations inventorying, recording, mapping, on proposed changes in comprehensive describing, analyzing and evaluating the land-use plans prior to the public elements necessary for the hearing process to formally consider the development of the plans. proposed changes. 2. Plan Preparation - The general public, through the local citizen D. TECHNICAL INFORMATION involvement programs, should have the 1. Agencies that either evaluate opportunity to participate in developing a or implement public projects or body of sound information to identify programs (such as, but not limited to, public goals, develop policy guidelines, road, sewer, and water construction, and evaluate alternative land transportation, subdivision studies, and conservation and development plans for zone changes) should provide the preparation of the comprehensive assistance to the citizen involvement land-use plans. program. The roles, responsibilities and 3. Adoption Process - The timeline in the planning process of these general public, through the local citizen agencies should be clearly defined and involvement programs, should have the publicized. opportunity to review and recommend 2. Technical information should changes to the proposed include, but not be limited to, energy, comprehensive land-use plans prior to natural environment, political, legal, the public hearing process to adopt economic and social data, and places of comprehensive land-use plans. cultural significance, as well as those 4. Implementation - The general maps and photos necessary for effective public, through the local citizen planning. involvement programs, should have the opportunity to participate in the E. FEEDBACK MECHANISM development, adoption, and application 1. At the onset of the citizen of legislation that is needed to carry out involvement program, the governing a comprehensive land-use plan. body should clearly state the The general public, through the mechanism through which the citizens local citizen involvement programs, will receive a response from the should have the opportunity to review policy-makers. each proposal and application for a land 2. A process for quantifying and conservation and development action synthesizing citizens' attitudes should be prior to the formal consideration of such developed and reported to the general proposal and application. public. 5. Evaluation - The general public, through the local citizen F. FINANCIAL SUPPORT 3 • 1. The level of funding and j human resources allocated to the citizen involvement program should be sufficient to make citizen involvement an integral part of the planning process. 4 0 = i ct ,,, * , P-1 , ,l'e< idil I 0)4414__, v 1 �, � 4. ideal Cil) 49 ig:Ite404464 4*' 11■4 A iys ,.. ....„.. .,._ O rittir ■,..# A ; - ti.„ , —i _ , , ,Pv-Fr 1 r - V.1- 1_, ,_c ..2„ p_i f" Tigard's Urban Forestry Code Revisions Project Public Involvement Plan for the Urban Forestry Code Revisions I. Introduction . s. Purpose Communication Plan Components • ° :::11 .4.:Our Tree Code will be revised to deliver on the The Ti and Com rehensive Plan Citizen In g a :Comprehensive Plan as recommended in the volvement section is divided between two oals:Urban Forestry Master Plan: Goal 1.1 Provide citizens, affected agen- =,: ' . • FOCUS on large groves and important cies, and other jurisdictions the trees opportunity to participate in all • INVITE extensive participation from most phases of the planning process. affected property owners Goal 1.2 Ensure all citizens have access to: I • EMPHASIZE and incentivize preservation a. opportunities to communicate before mitigation directly to the City; and • SHARE responsibility for urban forestry b. information on issues in an g'� across the city understandable form. " art' • PROTECT the public with new standards �.4-,f, 'rte.-. ,,, for hazard trees The Communication Plan breaks down each -F , • INCORPORATE methods for increas- phase of the process and speaks to the ways in ing tree canopy and improving stormwater which citizens and stakeholders may participate, \\ management communicate, and receive information about the • INVOLVE private arborists and/or land- Urban Forestry Code Revisions. scape architects throughout development , process Guiding Principles/Priorities of • CREATE resources for effective Project communication will be guided by the implementation y • Tree manual following principles and priorities: v \ _ ... , • Employ multiple communications channels • Permit activity tracking . ' ';4.. v to ensure we are able to reach a broad • Publicly accessible inventory of y $' audience. y t :F d , • protected trees • Keep city policymakers up-to-speed on the ,, �, ' ;- '' 'aw> CLARIFY jurisdictional requirements .i� including along ODOT right-of-ways project. )44-7'2. • The task is to manage conflict, not ©Dreamstime • DETERMINE appropriate code placement Future Tigard Tree Board members! • ENFORCE new standards and procedures resolve it. g 2 Public Involvement Plan for the Urban Forestry Code Revisions Messaging/Branding _ _ —the CAC); and implementation of the draft amendments prior to consideration by Communication Plan. the Planning Commission and City Council. Key messages will contribute The function of the PRP will be to provide a to initial and ongoing project urban Forestry Master Plan communications. The project �" Citizen Advisory Committee (CAC) professional evaluation of the package of code management team will refine A Citizen Advisory Committee (CAC), amendments and program recommendations to messaging and also explore composed of Citizen Stakeholders ensure they are technically sound and are likely options for"branding" will advise staff and seek consensus to perform as intended. The PRP would include the Urban Forestry Code solutions. The CAC may be led private and public sector professionals and Revisions in the context of the by an independent and neutral stakeholders with experience in urban forestry, project facilitator in order to focus development, and natural resources. previous tree related efforts. ' � and manage the meetings, ensure Theme: Progress results from meaningful input by all participants, Stakeholders improvements rather than and deal with differing views and Impacted L ideas. At a minimum, the CAC • Tigard Development Community solutions. will be composed of representatives • Urban Forestry Professionals Initial Messages: from existing Tigard committees such as the • Directly Impacted Property Owners Urban forestry is generational in time Tree Board,Planning Commission,Tigard • surrounding urban forestry can Transportation Advisory Committee (TTAC), Highly Interested • be polarizing, the City seeks to create a and the Parks and Recreation Advisory Board • City Council balanced code (PRAB). These members are uniquely qualified • Planning Commission The urban forest is more than what any one to advise staff due to their technical knowledge • Tree Board • and familiarity with urban forestry issues unique • Portland Metropolitan Home Builder's Assn. interest sees it as to Tigard. • Interested Parties—Trees • The City prefers a comprehensive look at urban forestry to address the many broad Technical Advisory Committee (FAC) Interested functions of trees The Purpose of the Technical Advisory Team • CPO 4B and 4M is to foster information sharing and to review • Tualatin Riverkeepers Key Players technical issues brought to it by the Project • Interested Parties—CD Project Management Team (PMT) Management Team, Citizen Advisory Committee, • Parks Board The Project Management Team (PMT) Peer Review Panel, and other City staff. • TTAC will consist of City staff from Community • CCI Development. The PMT will be responsible for Peer Review Panel(PRP) project management and oversight; developing A Peer Review Panel will provide a General Public draft documents; facilitating meetings (except for comprehensive technical evaluation of the • Tigard Residents and Businesses 3 Public Involvement Plan for the Urban Forestry Code Revisions II. Project Phases Phase 1: Project Kickoff t `'•"'-'. '- ► r ,• a • • Approve Communication Plan - c _• '� s *- • Get the word out • Launch Urban Forestry Code Revisions Citizens Advisory Committee Urban Forestry • Launch Urban Forestry Code Revisions Master Plan web materials Phase 2: Assessment and Collaboration �� • Field inventories `!4` r • Receive input from CAC,Tree Board, �i/ ��-�� ` consultants, citizens t; Phase 3: Draft Code Revisions •-- ' • Develop manual for tree regulations and •'`, 6 Tigard's urban forest is valued and protected by design standards i • Staff review / ` • Tree Board, CAC, and consultant review City residents as a thriving interconnected ecosystem '' • Peer Review • Notify significantly affected property " managed to improve quality of life, increase owners .••0, Phase 4: Adoption Process .1 ".c' community identity, and maximize aesthetic, • Planning Commission • • City Council economic, and ecological benefits.11 • - 1 4 Public Involvement Plan for the Urban orestry `o•-e •evision IV. Public Involvement/Communications Activities Phase Deliverable/Description PK AS DC PR AP Target Audience(s) Delivery Method Who Responsible? Opportunities for Participation: 1. UFCR CAC meetings: The UFCR Q Q Q Q Q Highly Interested Meetings scheduled Facilitator CAC will be a fifteen-member Stakeholders throughout the process committee that may include representatives of the Planning Commission,Tree Board, Parks and Recreation Advisory Board, Transportation Advisory Committee, development interests, environmental interests,landscape/arborist professionals, and three citizens at large with a preference for those with technical knowledge in urban forestry issues. 2. Events: The City of Tigard will host Q All stakeholders Events scheduled Communications events including workshops, an open throughout the process Team house, or public forum, for example. The series of events will be organized to inform/involve target participants, disseminate/reinforce project messages, and promote connections between project team members and stakeholders. 3. Comment period: The Q Q Q Q Q Impacted Time allowed at Project Manager opportunities for public comment Stakeholders scheduled meetings will be advertised in advance. Such Highly Interested opportunities include meetings of the stakeholders CAC, Planning Commission, and City Council. 5 Public Involvement Plan for the Urban Forestry Code Revisions IV. Public Involvement/Communications Activites 4. Community briefings: City staff Q Highly Interested Meetings scheduled Project will offer presentations on the project stakeholders throughout Draft Code Management Team to interested community groups and Interested Revisions phase key stakeholders at their regular Stakeholders meetings. 5. City Council/Planning Q Q Q Q Highly Interested Presentations at Project Management Commission briefings: Tigard City Stakeholders Planning Commission Team Council and Planning Commission Interested and City Council will be briefed on project progress in Stakeholders work sessions at key intervals. General Public Members will also be invited to participate in events, and will receive project materials including the newsletter. 6. Outside events: Informational Q Q Q General Public Events scheduled in Communications booths at community events first three phases Team Opportunities for Information: 7. Website/webpage: Timely Q Q Q Q Q Highly Interested City of Tigard website Communications information on the Urban Forestry Stakeholders UFCR project page Team Code Revisions project will be Interested posted/updated on the City of Stakeholders Tigard's website.Website updates General Public may be announced to interested stakeholders through email communications. 8. Information materials/display(s): Q Q Q Q Q General Public Hand out to those that Communications Project information will be made attend meetings and Team available in multiple formats: maps, events. flyers, factsheets, mail distribution, posters, customer counter handouts, project displays, and other. 6 Public Involvement Plan for the Urban Forestry Code Revisions IV. Public Involvement/Communications Activities 9. Project newsletter: A newsletter will Q Q Q Q Q Highly Interested Email and hand out to Communications be created and distributed Stakeholders those that attend Team periodically to interested parties and Interested meetings and events. other subscribers through email or Stakeholders hard copy. Frequency and content of General Public newsletter will be adapted to project activities. 10. Arbor Month 2011 Q General Public 11. Expanded resource list: To provide Q Interested Project Web page Project Management the community with educational Stakeholders Team resources an expanded resource list General Public will be developed and posted online. The list will include links and information about books available from Tigard Public Library. 12. Neighborhood Networks: Provide Q Q Q Q Q General Public Press Releases Communications updates to the Neighborhood Team Network web administrators 13. Listsery messages: The Community Q Q Q Q Q Highly Interested Email Communications Development Listsery will be used to Stakeholders Team send out messages and updates about Interested the project and process. Stakeholders 14. News media outreach: The Q Q Q Q Q General Public Press releases and Communications Communications Team will groom Cityscape Newsletter Team stories about the program in The articles Times, Oregonian, Cityscape Newsletter, and other local media, to announce the project, extend event invitations, provide timely information, and signal project milestones/ accomplishments. 7 Public Involvement Plan for the Urban Forestry Code Revisions IV. Public Involvement/Communications Activities 15. Communications team: A Q Q Q Q Q All Meetings scheduled Project Manager "communications team"will be throughout the process designated for the project including the project manager, and others as may be needed. This group will meet/coordinate to ensure successful implementation of the Communications/Public Involvement Plan. 8 Public Involvement Plan for the Urban Forestry Code Revisions V. Project Schedule June '10 July '10 August '10 September'10 October'10 November '10 December '10 January'11 February '11 Project Kickoff v) z O Assessment and Collaboration In w cc Draft Code Revisions 0 v 0 0 0 °o° 0 0 Hazard Trees Hazard Trees Street Trees Use of Current I Development Code I Development Code II (Non-development) Mitigation Fund Street Trees Development Code II Non-development (Non-development) Use of Current Development Code I Tree Plan Incentives Permits Fl Mitigation Fund Tree Plan Requirements Tree Grove Preservation (Besides Street Trees) Incentives/ Requirements Exisitng Grove,GIS Review Tree Grove Inventory cc I I ¢ ESEE Analysis Report I I I Draft Program Project Kickoff Assessment and Collaboration Draft Code Revisions CD i I I KEY: Technical Advisory Committee Meeting Citizens Advisory Committee Meeting Planning Commission or Council Meeting `tf' Tentative Citizens Advisory Committee Meeting *Dates for Planning Commission and City Council meetings are subject to change.Please check the City's website for updates. 9 Public Involvement Plan for the Urban Forestry Code Revisions V. Project Schedule March '11 April '11 May '11 June '11 July '11 August '11 September '11 October '11 November '11 z 0 1 w Peer Review z w Draft Code Revisions 0 u Adoption Process • 0 0 IA Non-development Comprehensive Comprehensive Planning Commission Planning Commission City Council City Council Hearing* Permits Review of Review of Workshop* Hearing* Workshop* (Besides Street Trees) Code Changes Code Changes Comprehensive Review of Code Changes w > 0 z w w cc H H Z w O > Z u Draft Code Revisions J O] Adoption Process KEY: Technical Advisory Committee Meeting Citizens Advisory Committee Meeting Planning Commission or Council Meeting `H' Tentative Citizens Advisory Committee Meeting *Dates for Planning Commission and City Council meetings are subject to change.Please check the City's website for updates. 10 TIG.ARD COMMITTEE FOR CITIZEN INVOLVEMENT 6 �r� W .- - -, -/- y: 4 - .514 I : . ttio r oci,� �,, IT�t (IV t bt•— r �! L. 4 J Public Inv Iv m n PI n Tr inin o e e t a a g Planning Commission November 15, 2010 Agenda • Citizen Involvement Requirements — Statewide Planning Goal 1 — Tigard's Requirements — Role of the CCI • Anatomy of a Public Involvement Plan • Outreach Methods — The "meat" of the plan • Exercise : Urban Forestry Code Revisions n -,'r►11. `w ik�H,',^ k'. ^" Std n"�,y''_ ,r rte"-t T F { ,M 4 ^ t` t Y afdkr p 1 1 • W t, ii 1 . : r liiilk, iLii___;06k'- 1 ----4--. I I iriL. , . . .ii, 1 -_ - , * h 4.- , . A, -16) , , _ , 1 1 11 1 1 _ X14 k �� —1N—• . .4t, 01jAllii.. Public Involvement Plan Training CITIZEN INVOLVEMENT REQUIREMENTS Statewide Planning Goal 1 Oregon's Statewide Planning Goals & Guidelines "To develop a citizen involvement GOAL 1: CITIZEN INVOLVEMENT program that insures the opportunity OAR 660-015-0000(1) for citizens to be involved in all To develop a citizen involvement citizen involvement(CCI)broadly program that insures the opportunity representative of geographic areas and phases of the planning process." fporcitizens eplaningprocell land-use related to land useee phases of the planning process. land-use decisions.Committee The governing body charged with members shall be selected by an open, preparing and adopting a well-publicized public process. comprehensive plan shall adopt and The committee for citizen 1. Citizen Involvement -- To provide for publicize a program for citizen involvement shall be responsible for involvement that clearly defines the assisting the governing body with the widespread citizen involvement. procedures by which the general public development ofa program that wit be involved in the on-going land-use promotes and enhances citizen 2. Communication -- To assure planning process. involvement in land-use planning. The citizen involvement program assisting in the implementation of the effective two-way communication shall be appropriate to the scale of the citizen involvement program.and with citizens. planning effort.The program shall evaluating the process being used for provide for continuity of citizen citizen involvement. 3. Citizen Influence To provide the participation and of information that If the governing body wishes to h enables citizens to identify and assume the responsibility for opportunity for citizens to be comprehend the issues. development as well as adoption and Federal,state and regional implementation of the citizen involved in all phases of the agencies.and special-purpose districts involvement program or to assign such shall coordinate their planning efforts responsibilities to a planning planning process. with the affected governing bodies and commission,a letter shall be submitted make use of existing local citizen to the Land Conservation and 4. Technical Information -- To assure involvement programs established by Development Commission for the state counties and cities. Citizen Involvement Advisory that technical information is The citizen involvement program Committee's review and available in an understandable form. shall incorporate the following recommendation stating the rationale components: for selecting this option,as well as 5. Feedback Mechanisms -- To assure indicating the mechanism to be used for 1.Citizen Involvement--To provide an evaluation of the citizen involvement that citizens will receive a response for widespread citizen involvement- program. If the planning commission is The citizen involvement program to be used in lieu of an independent from policy-makers. shall involve a cross-section of affected CCI,its members shall be selected by citizens in at phases of the planning an open,well-publicized public process. 6. Financial Support -- To insure process.Asa component,the program for citizen involvement shall include an funding for the citizen involvement officially recognized committee for program 1 Ti gar dComprehensive Plan • The Tigard Comprehensive Plan Citizen Involvement section is divided between two goals: 1. Provide Citizens, affected agencies, and other jurisdictions the opportunity to participate in • f }Y all phases of the planning process. Citizen Involvement `To develop a citizen inrolrement program that ensures the opportunity for citizens to be involved in 2. Ensure a l l Citizens have access all phases of the planning process." to: a) Opportunities to communicate directly to the City; and b) Information on issues in an understandable form. (111") Committee for Citizen Involvement Statewide Planning Goal 1 Tigard Comprehensive Plan • The committee for citizen 1. The City shall maintain a Committee for Citizen Involvement representative involvement shall be of a broad cross-section of the responsible for assisting the Community to: governing body with the a) Make recommendations to the City development of a program regarding ways to engage the public in City that promotes and enhances process;es, projects, and the land use citizen involvement in land-use b) Help implement and develop a public planning, assisting in the information and citizen involvement implementation of the citizen program applicable to a wide range of issues; and involvement program, and evaluating the process being c) Support the enhancement of Tigard's overall level and quality of civic used for citizen involvement. engagement by promoting meaningful citizen involvement in city government. Public Involvement Plans Tigard Comprehensive Plan • Goal 1.2, Action Measure xiii : — Require Communication Plans in advance of major City Projects for review by the Committee for Citizen Involvement. r r n ► " T , d ' . {4,4 ,M 4 ^ .a liar 111 — 1 -----4,--. I I iriL. , : . .ii, 1 -_ - , * h 4. .1 • A, lip , , _ , II HI 1 _ ,.. ,i,„ ,,..,;., I. i '1 - - X14 � . it .4%, _tc.... ,.._ , -A. 0142tat _ ..,3xiit. _ ,.... ... - _ . IlL..7.......7 *— Public Involvement Plan Training ANATOMY OF A PUBLIC INVOLVEMENT PLAN Public Involvement Plans Vary • Depending on : • - a — Project impact Akir — Desired Outcomes — Level of Conflict a — Resources Av a i I a b l e Tigard's Urban Forestry Cone Revisions Project — Outside Agency Involvement — Etc. z C3 of ,.+. n". E Tigard's Urban Forestry Master Plan Community Development I . Introduction a) Background b) Project Purpose c) Communication Plan Components d) Key Players II . Project Phases III . Project Schedule IV. Public Involvement Tools Matrix Communication Plan Components The Tigard Comprehensive Plan Citizen Involvement section is divided between two goals: Goal 1.1: Provide Citizens, affected agencies, and other jurisdictions the opportunity to participate in all phases of the planning process. Goal 1.2 Ensure all Citizens have access to: A. Opportunities to communicate directly to the City; and B. Information on issues in an understandable form. Thus, the Communication Plan breaks down each phase of the process and addresses ways in which citizens and stakeholders can participate, communicate, and receive information about the project. r Forestry Plan U a n IV. Public Involvement Tools . - Phase 1:Project Launch Phase 3:Data Analysis Phase 5:Plan Adoption Involvement Tools Comp Plan Policies Involvement Tools Comp Plan Policies Involvement'Fools Comp Plan Policies CCI Meeting Participation CAC Meeting#3: Participation I CAC Meeting#6: Participation Cityscape Article:Sept Information Interview Summary . Final Plan Review Press Release: Oct Information Update Project Information Planning Commission Participation Build Interested Communication Website Meeting: Oct Parties List Cityscape Article: Information City Council Meeting: Participation Tree Board Meeting: Communication April Nov Oct Send Message to Communication Update Project Information CAC Meeting#1: Participation Interested Parties List Website Purpose/Vision Send Message to Communication Set up Project Website Information Interested Parties List Phase 2:Define Current Conditions Phase 4:Draft Plan Phase 6:Implementation and Monitoring Involvement'fools Comp Plan Policies Involvement'fools Comp Plan Policies Involvement'fools Comp Plan Policies Scientific Community Participation CAC Meeting t14: Participation 'free Board Annual Participation Suave' Draft Plan Discussion Review Parallel Internet Participation CAC Meeting#5: Participation When Updates arc Information, Surve' Draft Plan Review required: Communication, Stakeholder Interviews Communication a Listening Posts (3) _ Communication a •Form CAC Participation CAC Meeting#2: Information Post draft online and Participation • Advertise in Suave' Results allow for comments Cityscape IREETECEIInformation Cityscape Article:Aug Information •Send message to Update Project Information Send Message to Communication Interested Parties Website Interested Parties List List Send Message to Communication Urban Forestr y Code Revisions IV. Public lnvolvement/Communications Activities --AS Phase Deliverable/Description PK DC PR AP Target Audience(s) Delivery Method Who Responsible? Opportunities for Participation: 1. UFCR CAC meetings:The UFCR El El El El El ❖Highly Interested Meetings scheduled Facilitator CAC will be a fifteen member Stakeholders throughout the process committee that may include representatives of the Planning Commission,Tree Board,Parks and Recreation Advisory Board, Transportation Advisory Committee, development interests,environmental interests,landscape/arborist professionals,and three citizens at large with a preference for those with technical knowledge in urban forestry issues. 2. Events:The City of Tigard will host El ❖All stakeholders Events scheduled Communications events including workshops,an open throughout the process Team house,or public forum, for example. The series of events will be organized to inform/involve target participants, disseminate/reinforce project messages,and promote connections between project team members and stakeholders. 3. Comment period:The El El El El El • Impacted Time allowed at Project Manager opportunities for public comment Stakeholders scheduled meetings will be advertised in advance. Such • I Iighly Interested opportunities include meetings of the stakeholders CAC,Planning Commission,and City Council. Page 1 of 4 n r►11. w r 4, rte"-t _T F { ,M 4 ^ ,^ 7j I _ t` , '-- 'P- '7"...,--'illik Public Involvement Plan Training OUTREACH METHODS Common City Outreach Methods • Utility Bill Stuffers • Phone calls • Door hangers • One on one meetings • Public Service • Community Meetings Announcements • Open Houses • TVCTV Community Bulletin Professional Groups Board Listsery •• Press Releases PIO List •• Posters and Handouts Website • Bookmarks Cityscape •• Public Billboards Employee Newsletter •• Direct Mail (Former) Community — Letters Connectors email — postcards h rMethods Ot e Items for Review • Neighborhood Network Program (www.tigard- or.gov/neighborhood) r • City of Tigard website • Cityscape Newsletter • Public Notices 0 . t,,.a ...• .yx .;{..a...".w9r. 4.®s,,.P' yo.a�1Pa�(.u.- _ssn• .At,..-Dn., .w w.s....s�<-- a.W......w..n os,..,.......Savo/ O.W. (http://www.tigard- . ,aw,ofT., .,. .. u.9�0 m.�. .r..a. City of Tigard,Oregon . or.gov city hall public notices �- o�x.^t• Urban Forestry Code Revisions /default asp) � �_ � w...._., .,sees. �■ • Community Events Calendar • Urban Forestry( d Kc;; ,c�i:, .e.. mk.n... . .sor:;;c lAreasalaMes Ma sm New.(http://www.tigard_ rdnaa . , . a anal.... ... :.The , ��i or.Gov/communty/calendar/ca .,..• �..o W...wto aa.«.os..rowC,.,,. s moat., ... ..� ;ar W.�� : .,� e n d s r.a s p) forestry � . .:�_ saassmowas Moen : The R�510CAC 5.a...,5..0.oW.continent Asabtaaaaf sena your conownts a.buena.about..coda m.o.proms or urban fora.,to Todd P7ayer,<My abonat.at .srcrt 0 .0 .. . i,.,,...... ..:0.:•"... n .►11. w y _ 'VW Al IF - r;:-,,,.. -t-- .. ..immg, , ..., _ .,..it, __,,,. . .._ _ - a � i6 I 1 Lr i 11111k .tie. ` �i° Lim-milaw- -- -- Public Involvement Plan Training URBAN FORESTRY CODE REVISIONS PUBLIC INVOLVEMENT PLAN Review Examples • Is the length of the comment period sufficient? • A mailing is listed in the public involvement tools matrix. Is this the best use of resources? Could this information be sent in a utility bill stuffer? • Can we add the school district to the list of stakeholders? • Seniors are listed in the stakeholder list. What can we do to ensure they get the information they need ? • A Q&A should be included on the project website. •"'"'. 4 ^ r r►1 `w ik�H ^ " td n"1y'n t te T F {• 1 ' • ME t , ,r. i in k J j- I j' i . Ott a `� ,Ii .'"' Public Involvement Plan Training NEXT STEPS