10/31/2005 - Packet AGENDA
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City of Tigard
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SiupingA Better Conersn ity
- TIGARD PLANNING COMMISSION
OCTOBER 31, 2005 7:00 p.m.
TIGARD CIVIC CENTER — TOWN HALL
13125 SW HALL BOULEVARD
TIGARD, OREGON 97223
1. CALL TO ORDER
2. ROLL CALL
3. COMMUNICATIONS AND COMMITTEE REPORTS
4. APPROVE MINUTES
5. PUBLIC HEARING
5.1 MISCELLANEOUS (MIS) 2005-00017 TIGARD CITY CENTER URBAN RENEWAL
PLAN
REQUEST: The City Center Development Agency requests the Planning Commission
to recommend to the City Council adoption of the Tigard City Center Urban Renewal
Plan and requests that the Council approve the Plan, subject to voter approval, and
refer it to the voters. LOCATION: map attached COMPREHENSIVE PLAN
DESIGNATION: CBD, CBD (PD), C-G, C-P, R-4.5, R-12, R-12 (PD). ZONE: CBD,
CBD (PD), C-G, C-P, R-4.5, R-12, R-12 (PD). APPLICABLE REVIEW CRITERIA:
ORS 457.095; Tigard Comprehensive Plan Policies.
6. OTHER BUSINESS
7. ADJOURNMENT
• •
CITY OF TIGARD
PLANNING COMMISSION
Meeting Minutes
October 31, 2005
1. CALL TO ORDER
President Padgett called the meeting to order at 7:00 p.m. The meeting was held in
the Tigard Civic Center, Town Hall, at 13125 SW Hall Blvd.
2. ROLL CALL
Commissioners Present: President Padgett; Commissioners Buehner, Caffall,
Duling, Haack, Meads, and Vice President Munro. .
Commissioners Absent: Commissioners Inman, and Anderson. Also
Commission alternate David Walsh.
Staff Present: Tom Coffee, Interim Community Development Director;
Duane Roberts, Planning Manager; Gary Firestone, City
Attorney; Bethany Stewart, Interim Planning Commission
Secretary;
3. APPROVE MEETING MINUTES
It was moved and seconded to approve the September 12, 2005 meeting minutes
as submitted. The motion passed unanimously.
4. PLANNING COMMISSION COMMUNICATIONS AND COMMITTEE REPORTS
Commissioner Meads reported that the Park and Recreation Board have submitted
input on a list of properties to purchase as future park areas to staff.
Commissioner Buehner reported on the PD Committee. Dick Bewersdorff is
stepping in as the staff person replacing Morgan Tracy. They are working on the
rough draft of ordinance changes. Expect to have final draft to go to City Council at
their January workshop meeting.
Commissioner Buehner also reported on the City Center Advisory Committee.
There will be a public open house 11/10 6:30 @ library. There is a notice going out
to all registered voters or property owners. Our recommendation will go to city
council on 11/22.
Commissioner Buehner shared a person success. Her some is involved in 8 man
rowing and went to Japan a couple of months ago as part the USA crew team. The
USA team came home with the gold medal.
Commissioner Duling reported that there was no CCI meeting but Liz Newton did
report that the individuals of the volunteers that reside in three identified pilot
PLANNING COMMISSION MEETING MINUTES -October 31,2005-Page 1
• •
program areas have been contacted regarding their interest in participating in a
meeting to be on 12/6.
Commissioner Haack reported that the tree board has an upcoming meeting with
City Council in November to go over ordinance re: heritage trees and input on
forestry plan in association with the Community Development Plan that is under
review.
Vice President Munro reported that the next downtown task force November
meeting is postponed until December.
5. PUBLIC HEARING
5.1 MISCELLANEOUS (MIS) 2005-00017 TIGARD CITY CENTER URBAN
RENEWAL PLAN
REQUEST: The City Center Development Agency requests the Planning
Commission to recommend to the City Council adoption of the Tigard City
Center Urban Renewal Plan and requests that the Council approve the Plan,
subject to voter approval, and refer it to the voters. LOCATION: map attached
COMPREHENSIVE PLAN DESIGNATION: CBD, CBD (PD), C-G, C-P, R-4.5,
R-12, R-12 (PD). ZONE: CBD, CBD (PD), C-G, C-P, R-4.5, R-12, R-12 (PD).
APPLICABLE REVIEW CRITERIA: ORS 457.095; Tigard Comprehensive
Plan Policies.
STAFF REPORT
No challenge of Planning Commission for bias or conflict of interest.
No ex parte contact reported.
No challenge of jurisdiction of Planning Commission.
Planning Manager Duane Roberts summarized staff report on behalf of the city.
Displayed map (Exhibit A) of Proposed Urban Renewal Area Boundary.
Presentation by Applicant
Represented by Jeff Tashman, as consultant to the City of Tigard, 6585 SW Park
Hill drive Portland, 97239
Tashman noted that most commissioners were present for the development
agency and planning commission meeting last week, where a number of issues
around the plan were reviewed. He then gave an abbreviated summary of plan.
Urban Renewal Plan is an implementation process including a financing
mechanism. Noted this particular plan does not authorize condemnation or
immanent domain for any purpose. Condemnation might occur within the area
but would be through a different process.
PLANNING COMMISSION MEETING MINUTES -October 31,2005-Page 2
• •
Tashman commented to the staff report on the following items. On page 8 in
paragraph 6 it indicates that the plan is economically sound and feasible , this
actually is a finding the city council will have to make. Plan proposes twenty-two
million as the maximum amount of indebtedness. There is no allowance for
exceeding this amount without the development agency going through entire
process again. Also there are a couple of references to components of
downtown plan in the staff report that are not part of the Urban Renewal plan. In
paragraph 3 on page 8 the 3rd sentence regarding short term incremental
implementation strategy is not part of urban renewal plan but I believe of the
downtown plan. The last sentence in paragraph 6 on page 8 mentions a Funding
Strategy Technical Memorandum. There is an Urban Renewal Report that
contains information analogous to this but it is not specifically a funding strategy
technical memorandum.
Outlined that this is a part of multi pronged effort to revitalize the downtown. Of
which, the Urban Renewal Plan is only one part of that process, primarily a
financing and implementation tool.
Commissioner Buehner commented that she did not think the plan stresses that
it is a financing tool adequately. People believe plan does projects versus
financial process. Tashman commented that there is one aspect of the plan that
is different is that the plan does propose programs to provide help for land
owners to redevelop both financially & technically, in addition to existing
programs.
Commissioner Buehner asked if we have we proposed enough funds as "carrots"
to businesses? Tashman responded that the plan and report is just a snapshot.
Funding would be an ongoing budget process. Revenues & expenditures are not
expected to be exact, the report is to present the idea. No funds allocated for
acquisition of land at this point. Do not expect total funding of plan to change
going forward but money may be reallocated differently than as outlined in the
report. The plan must be flexible.
Commission Buehner noted it was indicated that the numbers in the report are
not binding. That the report was created as background for the plan and not
necessarily reality. Tashman discussed how the plan can't be as specific as in
past times must be more flexible. The City Council must address issues in
statues, such as the urban renewal area that is "blighted", the report covers
items of this nature. The City Council must also make a finding that the plan is
economically sound and feasible which is why the report includes revenue and
expenditure projections. The report is technical appendix to plan.
Commissioner Meads inquired if other financing had been considered. Tashman
discussed with commission that typically urban renewal uses a combination of
long term debt such as bonds pledging future revenues and property taxes
produced by growth in Urban Renewal district over the value as it is today.
PLANNING COMMISSION MEETING MINUTES -October 31,2005-Page 3
• •
Another form might be The City of Tigard providing funding then Urban Renewal
Agency reimburses the city. All borrowing is included in 22 million cap and is of a
conservative not speculative nature.
PUBLIC TESTIMONY— IN FAVOR
Roger Potthoff, 11710 SW Ann Street, Tigard, OR 97223 also has a business at
11510 SW Pacific Highway in Tigard. Noted he submitted a written memo
(Exhibit B) that was given to commissioners earlier. Would like Planning
Commission to recommend plan to City Council. Noted that properties
•
recommended to be added to the original plan area by the City Center Advisory
Commission makes the project financially feasible. Hall Blvd. and Highway 99 is
a critical commercial area that is underutilized. States that this area is the
economic engine for this project. Strongly in favor of expanded boundary.
Mike Marr, 4702 Lamont Ct., Lake Grove, OR. Address on sign up sheet is listed
as 12420 SW Main St, Tigard, OR 97223 — one of his properties. He has a
couple businesses in Tigard. Encourages adoption of the Urban Renewal Plan.
Commented that this is a vehicle that would allow downtown to move forward.
Has disagreements with some technical issues but believes these items can be
worked out for the betterment of Tigard.
Suzanne Gallagher — 13547 SW Mountain Ridge Court, Tigard, OR 97224. She
encourages the commission to embrace this plan and recommend it to City
Council. Believes Tigard needs involvement with small, medium & large
developers. Discussed that boundary expansion is very important. The most
visible gateway into Tigard is the intersection of 217 & 99W. Then you cross 217
and enter Tigard at the heart of the city, Main Street. This area is the welcome
mat of Tigard. Has spoken with many citizens that are excited about this area
being improved. Discussed that with the boundary expansion large developers
will be attracted to the area and that such developers want prime, signalized,
high visibility property. These developers will then' help to start funding of the
plan.
Commissioner Caffall asked Suzanne if she know if the committee had any input
from specific businesses within boundary about how they see the future.
Suzanne noted that there was very little negative response which was of some
surprise to the committee.
PUBLIC TESTIMONY— IN OPPOSITION
None
QUESTIONS OF STAFF/APPLICANT.
Commissioner Meads asked what happens if repayment of bonds etc. falls
short?
Discussion of the process that lenders would go through before approval of
lending and risks of natural disasters or downturn in economy.
PLANNING COMMISSION MEETING MINUTES -October 31,2005-Page 4
• •
President Padgett understands that if this passes then assessed rates in UR
district are frozen. How long do they stay frozen?
Tashman explained the Washington County Assessor will calculate existing
value in entire district for fiscal year 06-07. In subsequent years if property has
increased then property tax increases go to the urban renewal district. This stays
in place until all debt incurred by urban renewal district is paid off.
President Padgett noted increases as noted above would go to the urban
renewal district not service providers. As cost of service provision goes up could
a case be made that those outside the urban renewal district then subsidizes the
services provided to those within the boundary? Tashman noted the charter
speaks to this issue and that is one of the reasons why an election is required.
Discussed positive impact to city of having Urban Renewal District where it is
promoting development and increases in property values within the area.
Further discussion of projections shown in the table on page 31 in the report.
Commissioner Buehner started discussion regarding if the impact to Washington
County is the same by other cities (within the county) with urban renewal
districts.
Tashman explained how school district would be affected by the Urban Renewal
District.
Commissioner Meads questioned why there hasn't been much development in
Tigard? Tashman noted several points including suburban development being
very tied to traffic counts and visibility. Indicated the main reason is traffic having
a lack of visibility of businesses. Another issue would be the size of parcels on
Main Street are generally smaller.
Discussion of how access would change and improve with the urban renewal
district including downtown improvements to Hall/99W, Hall, Greenburg and
• Scoffins. It was noted that the change in the boundary to north of 99 would result
in taking traffic off 99W. Which means some state funding from ODOT may be
available to the county.
Commissioner Duling asked if there are residents in expanded area and how
they would be impacted. Tashman noted that some residents on east side
petitioned to be included. Most of the area is zoned commercial except for
section east of Hall.
Discussion that developers are interested but will not pledge to build until we are
farther along in process.
Commissioner Buehner brought up concern by Russ Chevrolet that they will lose
property to Hall Blvd. and Hwy 99 expansion.
PLANNING COMMISSION MEETING MINUTES -October 31,2005-Page 5
• •
Duane Roberts noted that a meeting was held to answer questions for those
newly included in the expanded boundary. There is some concern from those
along Center Street about displacement because of CIP improvements.
Discussion of wording of motion and adding changes from joint meeting before
going to City Council.
President Padgett asked if there is any one in the audience that would like to
comment on testimony. No response
PUBLIC HEARING CLOSED
Commissioner Caffall comments that he agrees that we need to make some
changes to the existing city the way it stands. Feels we are heading in the right
direction. Does not have any major concerns. We are at the point we should
move forward.
Commissioner Haack thinks this has been a prolonged process. Has no
appreciable questions or concerns at this time.
Commissioner Duling agrees that this is long overdue. Has been involved since
the 80' and can't believe it has taken this long.
Vice President Munro has found this a thoughtful collaborative process that will
leverage Tigard for the next several decades. Fully supports decision.
Commissioner Buehner notes that she is really excited about possibly of seeing
area rejuvenated for locals and visitors.
Commissioner Meads noted reservations about committing money & resources
of city in current economic climate. Also concerned about interest of developers
with Bridgeport & current Washington Square expansion.
President Padgett discussed proposed Urban Renewal of Lincoln City area.
Does not want to denigrate everyone's effort. However, while he thinks the basic
plan is good but he is not in favor of tax increment funding. Will not vote for
recommending plan to council based on that reason only.
Commissioner Buehner moved to make a recommendation to City Council to
approve the plan case number MIS2005-00017 as presented based on the staff
report, testimony heard this evening, proposed amendments to be included by
the city attorney as discussed this evening and changes discussed at the joint
meeting between the Planning Commission and City Council held on October
18th but not yet included in the text before us this evening. Vice President Munro
seconded the motion. The motion passed with a vote of 4 to 2 with one
abstention. Commissioners Buehner, Duling, Haack, and Munro voted in favor;
Commissioners Padgett and Meads voted in opposition; Commissioner Caffall
abstained.
6. OTHER BUSINESS
None
PLANNING COMMISSION MEETING MINUTES -October 31,2005-Page 6
• •
7. ADJOURNMENT
The meeting adjourned at 8:30 PM. t
ti_t_i_
Bethany Stewart, Pla ring ;o mission Secretary
, id 'ifil
ATTES : Presidyt Mark Padgett
•
•
PLANNING COMMISSION MEETING MINUTES -October 31,2005-Page 7
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ROGER POTTHOFF �
P.O. Box 23968
Portland, OR 97281
MEMO (503) 989-3846 office
(503) 213-5878 fax
roger.potthoff @verizon.net
To: Barbara Shields
From: Roger Potthoff
Subject: Tigard Urban Renewal Plan —Additional Questions
Date: October 31, 2005
In follow-up to our discussion on Friday (10/28/05), I am providing you with some
questions that I believe are relevant, if not critical, to the upcoming decision(s)
facing the Planning Commission, the City Council, and ultimately Tigard voters
regarding the Tigard Urban Renewal Plan.
I recognize that I may be raising these questions at an inconvenient point in the
process, but I hope it is not too troubling, as we all want to move forward with this
Urban Renewal Plan. But I believe that critical questions may have escaped the
scrutiny of the CCAC. If critical questions have not been addressed, I think it
is/was because of the compressed time frame in which the CCAC was working to
make its recommendation to the Planning Commission and City Council.
Compounding this time factor, an inordinate amount of time was devoted to the
Urban Renewal Area boundary issue. In any case I now raise two other issues
that I believe are no less important than the boundary, i.e (i) the sufficiency of
the Urban Renewal Plan budget to accomplish what the plan calls for in terms of
public improvements and facilitating private investment, and (ii) the opportunity or
necessity of coordinating certain Tigard renewal projects with improvements
planned by other units of government, such as Washington County, Metro and
the ODOT. The issues that I believe we need to bring further clarification to in
recommending this Urban Renewal Plan to the Planning Commission are as
follows:
1. The Urban Renewal Plan, states explicitly (Sec.Vll, Subsection "A" appearing
on p. 29 of the draft dated 10/10/2005) that:
"The Plan authorizes the acquisition of any interest in property
within the Area, including fee simple interest, to support private
redevelopment, only in those cases where the property owner
wishes to convey such interests to the Agency. The Plan does not
authorize use of the power of eminent domain to acquire property
for private redevelopment. . . . Property acquisition from willing
sellers may be required to support development of retail, office,
housing and mixed use projects within the Area."
t
•
•
Memo to Barbara Shields
Tigard Urban Renewal Plan
October 31, 2005
Page 2
Furthermore, the "Report Accompanying the Draft City Center Urban
Renewal Plan", prepared by Tashman Johnson LLC, et al, and dated
10/15/2005, makes reference in Section VI, page 24, to "The
Estimated Total Cost of Each Project and the Sources of Moneys
to Pay Such Costs", citing Tables 9 and 10 of the Report , pp. 25-29.
The line item entitled "Property Acquistion — From Willing Sellers"
includes no money (ZERO!).
Thus the questions on this issue are:
1(a). What conclusion are we to draw from the fact that Table 9 of the
Report on the Plan, which appears to be a part of the overall economic
pro forma for the Plan, includes no funds to facilitate/supplement
negotiations between property owners, as prospective sellers, and
those seeking to develop retail, housing and mixed use projects within
the Area, as prospective buyers?
1(b). If: (i) Tigard does not have "the stick" of eminent domain or even
the threat of its use, as commonly applied by local governments in
Oregon and around the country, to move urban renewal plans forward;
and (ii) Tigard's Urban Renewal Plan pro forma provides no funds for
property acquisition, i.e. "a carrot" or bunch thereof, to induce property
owners to become "willing sellers" and to induce private developers to
become "willing buyers", have we not grossly understated the costs of
successfully implementing this plan?
1(c). Is it accurate to predict that if the City of Tigard fails to induce
property owners to sell or redevelop their own property, leaving the
Plan Area lacking in private investment and re-development, then
there is not going to be a sufficient increase in the tax base to within
the Urban Renewal District to capture a sufficient incremental
difference over the current tax bases to cover the cost of the planned
public projects and make any substantial impact on improving property
and the tax base for Tigard long term?
2. Given that the improvement projects contemplated in Tigard's
proposed Urban Renewal Plan include projects are closely aligned
with, or may be impacted significantly by other public improvement
projects that are controlled and funded by other units of government,
such as Washington County, Metro, ODOT, etc., it would seem
reasonable and prudent to make clear in the Plan the resolve of Tigard
to coordinate (or not) with such other governmental authorities in
regard to the implementation of separate project agendas.
Memo to Barbara Shields
Tigard Urban Renewal Plan
October 31, 2005
Page 3
Thus the questions on this issue are:
2(a). What are the other projects that are scheduled or proposed by
other units of government that reasonably appear to have the potential
to impact on Tigard's Plan?
2(b). Is it possible for Tigard Staff or the consultant(s) to provide a
brief summary description of each of the projects identified in answer
to the above question? (Could that summary include: (i) information as
to purpose, location, funding and timing; (ii) the governmental entity
responsible for the project; (iii) the likely impact of upon the Tigard Plan
and Tigard residents; (iv) what efforts at coordination have been made
or are recommended?)
However inconvenient this memo may be, I hope that it will be helpful to
our overall mission.
Roger Potthoff
CCAC Member at Large
• •
NOTICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER: «n OF nom
THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, Community(Development
IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER Shaping A(Better Community
• PUBLIC HEARING NOTICE
NOTICE IS HEREBY GIVEN THAT PUBLIC HEARINGS WILL BE HELD.BEFORE THE TIGARD PLANNING
COMMISSION ON MONDAY, OCTOBER 31, 2005, AT 7:00 PM, AND BEFORE THE TIGARD CITY COUNCIL
ON TUESDAY, NOVEMBER 22, 2005, AT 7:30 PM ON THE POSSIBLE ADOPTION OF AN URBAN RENEWAL
PLAN FOR THE TIGARD CITY CENTER AREA THE PUBLIC HEARINGS WILL BE CONDUCTED IN THE
TOWN HALL OF THE TIGARD CIVIC CENTER AT 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223.
THESE HEARINGS ARE FOR THE PURPOSE OF RECEIVING TESTIMONY FROM THE PUBLIC.
FILE NOS.: MIS 2005-00011
FILE TITLE: TIGARD CITY CENTER URBAN RENEWAL PLAN
APPLICANT: Center City Development Agency
13125 SW Hall Boulevard
Tigard, OR 97223
REQUEST: The Center City Development Agency requests the Planning Commission to
recommend to the City Council adoption of the Tigard Center City Urban Renewal
Plan and requests that the Council approve the Plan, subject to voter approval, and
refer it to the voters.
LOCATION: See attached map.
COMPREHENSIVE
PLAN •
DESIGNATION: CBD, CBD (PD), C-G, C-P, R-4.5, R-12, R-12 (PD). .
ZONE: CBD, CBD (PD), C-G, C-P, R-4.5, R-12, R-12 (PD).
APPLICABLE
REVIEW
CRITERIA: ORS 457.095; Tigard Comprehensive Plan Policies.
THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES
OF CHAPTER 18.390.060.E OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF
PROCEDURE ADOPTED BY THE TIGARD PLANNING COMMISSION AND CITY COUNCIL AND
AVAILABLE AT CITY HALL.
•
ASSISTIVE LISTENING DEVICEE AVAILABLE FOR PERSONS•TH IMPAIRED HEARING. THE
CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND
QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. ; PLEASE CALL 503-639-4171, EXT. 2438
(VOICE) OR 503-684-2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN
ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS.
PUBLIC ORAL OR WRITTEN TESTIMONY IS INVITED. ANYONE WISHING TO PRESENT WRITTEN
TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC
HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT'THE PUBLIC
HEARING, THE PLANNING COMMISSION WILL RECEIVE A STAFF REPORT PRESENTATION FROM
THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN
TESTIMONY. THE PLANNING COMMISSION MAY CONTINUE THE PUBLIC HEARING TO ANOTHER
MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE
ACTION ON THE APPLICATION. THE PURPOSE OF THE PLANNING COMMISSION'S REVIEW IS TO
MAKE A RECOMMENDATION TO THE CITY COUNCIL ' THE COUNCIL WILL THEN HOLD A PUBLIC
HEARING ON THE ITEM AT A LATER DATE.
ALL DOCUMENTS. AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AVAILABLE FOR
INSPECTION AT NO COST OR COPIES CAN BE OBTAINED. FOR TWENTY-FIVE CENTS (25 ) PER
PAGE, OR THE CURRENT RATE CHARGED FOR COPIES Art THE TIME OF THE REQUEST: AT LEAST
SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE
FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (250
PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST.
FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER DUANE ROBERTS AT
503-639-4171 (TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223) OR BY
EMAIL TO Duane @ci.tigard.or.us.
3 r
r �.\ r ‘-/ ''
S
\\ f/
yyy. 1' _.i
I i '
..'C t,C fi
• The following will be consid .. 2005 at
d by the Tigard Planning Commission on Monda October 31,
7:00 PM at the Tigard Civic er-Town Hall,-13125 SW Hall Blvd.,Tigard,0 n.
Public oral or written testimo , is invited. The public hearing on this matter will , eld under ORS 457.095,
Title 18, and rules of procedure adopted by the Council and available at City Hall or the rules of procedure,.
set forth in Section 18.390.060.E. The Planning Commission's review is for the purpose of making a }
recommendation to the City Council on'the request. The Council will then hold a public hearing on the yam, {1
request prior to making a decision. An'urban renewal plan includes a list of projects and activities proposed Yttl
for the urban renewal area and a funding mechanism to pay for the projects and activities. 0 1+.
Further information and a copy of the plan may be obtained from the City of Tigard Planning Division (Staff 114,44,
contact: Duane Roberts)at 13125.SW Hall Blvd.;Tigard,Oregon 97223 or by calling 503-639-4171. AZ?q
. PUBLIC HEARING ITEM: - kl
MISCELLANEOUS(MIS)2005-00017 ''!.
>TIGARD CITY CENTER URBAN RENEWAL.PLANQ 1
REQUEST: The City Center Development Agency requests the Planning Commission to recommend to %y
the City Council adoption of the Tigard City Center Urban Renewal Plan and requests that the Council '
approve the Plan, subject to voter approval, and refer it to the voters. LOCATION: see map below.
COMPREHENSIVE PLAN DESIGNATION: CBD,CBD(PD), C-G,C-P, R-4.5, R-12, R-12(PD). ZONE: %IN
CBD, CBD(PD), C-G,C-P, R-4.5, R-12, R-12(PD). APPLICABLE REVIEW CRITERIA: ORS 457.095; -
Tigard Comprehensive Plan Policies. -
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ate, Q Proposed UR Boundary .
Proposed Urban Renewal Area 1 i Taxlot Boundary
City of Tigard, Oregon /V Streams y, ;4
'+—+ Railroad ,,; Z:i )40
I Cartography:Community Development Dept October 2005 ., 4
■ Sources: City or Tigard Washington County,Metro
• •
Agenda Item:
Hearing Date: October 31,2005 Time: 7:00 PM
STAFF REPORT TO THE
Ao
PLANNING COMMISSION '''
CITY OF TIGARD
Community<DeveCopment
FOR THE CITY OF TIGARD, OREGON Shaping/ Better Community
SECTION I. APPLICATION SUMMARY
CASE NAME: TIGARD CITY CENTER URBAN RENEWAL PLAN
CASE NOS.: MIS2005-00017
PROPOSAL: The Tigard City Council, acting as the City Center Development Agency,
has referred a proposed urban renewal plan (the Plan) to the Planning
Commission so that the Planning Commission can make a
recommendation on the Plan to the City Council. The Council will then
decide whether to refer the Plan to the voters for their approval.
APPLICANT: City of Tigard OWNER: N/A
13125 SW Hall Boulevard
Tigard, OR 97223
LOCATION: The area bordered on three sides by Hall Boulevard, Pacific Highway,
and Fanno Creek, plus adjacent areas, as shown in the attached map.
COMP ZONING CBD, CBD (PD), C-G, C-P, R-4.5, R-12, R-12 (PD).
DESIGNATION .
APPLICABLE
REVIEW
CRITERIA: Statewide Land Use Planning Goals 1, 2, 5, 6, 7,8, 9, 10, 11, 12, 13, &
14; and Chapter 457; Comprehensive Plan Policies 2.1.1; 2.1.2; 2.1.3;
3.1.2; 3.2.1-3.2.5; 3.4.1; 3.4.2; 3.5.3; 3.5.4, 3.7.1; 4.1.1.a-c; 5.1; 5.3,
5.5, 5.6; 6.1.1; 7.1.1.c,f; 7.10.1; 8.1.1a; b, 8.1.1.a,b; 8.1.2.a,c,d,e,f,h;
8.1.3.a,b,c,f; 8.1.5.a,b,c; 8.1.6; 8.2.1; 8.3.2.a; 8.5.1; 9.1.2; 9.1.3;
11,1,1; 11.2.1; 11.2.2; 11.2.3.a,b,c,d,e,f,g; 12.1.1.a,b,c; 12.2.1.a,b,c;
12.4.1.a-c. 12.5.1.a-c.
SECTION II. STAFF RECOMMENDATION
Staff recommends the Planning Commission recommend to the City Council adoption of the
proposed Urban Renewal Plan.
MIS 2005-00017 PAGE 1 OF 18
10/31/05 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION
• •
SECTION III. BACKGROUND INFORMATION
Urban renewal plan adoptions have been considered to be land use decisions. Therefore,
the City is following land use procedures in processing the proposal to adopt the Plan.
Because the plan will establish rules for future action and because it covers a large area of
the City, the decision will be a legislative decision and the City is using the Type IV
procedure. However, the City is also.providing individual notice to property owners in and
near the proposed urban renewal district in the same way it would provide notice of a quasi-
judicial proceeding in order to provide the greatest possible notice to those persons likely to
be most affected by the Plan.
SECTION IV. APPLICABLE CRITERIA AND FINDINGS
Applicable standards for adoption of urban renewal plans are found in ORS Chapter 457.
Those standards require conformance with the Comprehensive Plan. Some may argue that
the adoption of an urban renewal plan is a post-acknowledgment plan amendment subject to
the statewide land use planning goals. This narrative discusses the statewide land use
planning goals and sets out the applicable statutory and comprehensive plan standards and
responses to the standards. Not all Comprehensive Plan provisions are applicable to an
urban renewal plan, and this narrative addresses only applicable provisions.
Chapter 18.380 states that legislative text amendments shall be undertaken by means
of a Type IV procedure, as governed by Section 18.390.060G.
Chapter 18.390.060G states that the recommendation by the Commission and the
decision by the Council shall be based on consideration of the following factors:
THE STATEWIDE PLANNING GOALS AND GUIDELINES ADOPTED UNDER OREGON
REVISED STATUTES CHAPTER 197;
Notice was provided to DLCD 45 days prior to the first scheduled public hearing as required.
In addition, the Tigard Development Code and Comprehensive Plan have been
acknowledged by DLCD. The following Statewide Planning Goals are applicable to this
proposal:
GOAL 1: CITIZEN INVOLVEMENT
To develop a citizen involvement program that insures the opportunity for citizens to be
involved in all phases of the planning process.
The City's Comprehensive Plan and Code provisions have been acknowledged to be in
compliance with the statewide land use planning goals. The adoption of the Plan will not
amend any comprehensive plan or CDC provisions relating to citizen involvement in the
planning process, so the City will remain in compliance with the statewide land use
planning goals.
There has been citizen involvement in the process for adopting the urban renewal
plan. The City Center Advisory Commission (CCAC) is a body that provides citizen input
into the process. The CCAC is independent of the Council and of staff. The CCAC took the
lead in guiding the development of the Plan, and it acted through a process that involved
several meetings, all of which were open to the public. The Plan, before adoption, will be
reviewed by the Planning Commission after a public hearing and by the City Council after
another public hearing. The final decision-maker will be the Tigard electorate - the Plan
will only take effect if approved by the City's voters. Citizens have had a right to
MIS 2005-00017 PAGE 2 OF 18
10/31/05 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION
• •
participate throughout the process.
The process has been in compliance with Goal 1.
GOAL 2: LAND USE PLANNING
To establish a land use planning process and policy framework as a basis for all decision and
actions related to use of land and to assure an adequate factual base for such decisions and
actions.
The City's Comprehensive Plan and Code provisions have been acknowledged to be in
compliance with the statewide land use planning goals. The adoption of the Plan will not
amend any comprehensive plan or CDC provisions relating to land use planning process or
decision-making, so the City will remain in compliance with the statewide land use
planning goals.
The process being used in this matter involves public meetings by the CCAC, and public
hearings by the Planning Commission and the Council, with the opportunity to present
evidence in connection with each hearing. The process assures an adequate factual base
for the decision.
GOAL 3: AGRICULTURAL LANDS
To preserve and maintain agricultural lands.
Goal 3 does not apply because the area subject to the Plan does not include agricultural
land.
GOAL 4: FOREST LANDS
To conserve forest lands by maintaining the forest land base and to protect the state's forest
economy by making possible economically efficient forest practices that assure the continuous
growing and harvesting of forest tree species as the leading use on forest land consistent with
sound management of soil, air, water, and fish and wildlife resources and to provide for
recreational opportunities and agriculture.
Goal 4 does not apply because the area subject to the Plan does not include forest lands.
GOAL 5: NATURAL RESOURCES, SCENIC AND HISTORIC AREAS, AND OPEN SPACES
To protect natural resources and conserve scenic and historic areas and open spaces.
The City's Comprehensive Plan and Code provisions have been acknowledged to be in
compliance with the statewide land use planning goals. The adoption of the Plan will not
amend any comprehensive plan or CDC provisions relating to natural resources, scenic or
historic areas or open space, so the City will remain in compliance with the statewide land
use planning goals.
Although there are Goal 5 resources within the Plan area, the regulations providing
MIS 2005-00017 PAGE 3 OF 18
10/31/05 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION
•
• •
protection for the resource areas will remain in place and will be applicable to any
redevelopment proposed by the Plan. Because those acknowledged regulations will
remain applicable, the Plan will not result in any development or other activity
inconsistent with Goal 5.
GOAL 6: AIR, WATER AND LAND RESOURCES QUALITY
To maintain and improve the quality of the air, water and land resources of the state.
The City's Comprehensive Plan and Code provisions have been acknowledged to be in
compliance with the statewide land use planning goals. The adoption of the Plan will not
amend any comprehensive plan or CDC provisions relating to water and land resources
quality, so the City will remain in compliance with the statewide land use planning goals.
The Plan calls for some transportation improvements which should decrease traffic
congestion, thereby reducing the time that vehicles are on the road emitting gases and
particulates. This should improve air quality. The Plan proposes efficient use of land,
consistent with Goal 6. Because all development authorized by the Plan will be required
to comply with existing state and local regulations, the Plan will not adversely affect air,
water or land resource quality and therefore will maintain air, water and land resource
quality. An example is the proposed Ash Street extension, which by connecting two
discontinuous sections of Ash, is designed to reduce the out-of-direction travel within the
downtown area.
GOAL 7: AREAS SUBJECT TO NATURAL DISASTERS AND HAZARDS
To protect life and property from natural disasters and hazards.
The City's Comprehensive Plan and Code provisions have been acknowledged to be in
compliance with the statewide land use planning goals. The adoption of the Plan will not
amend any comprehensive plan or CDC provisions relating to natural disasters or hazards,
so the City will remain in compliance with the statewide land use planning goals.
All development in the Plan area will be subject to existing acknowledged regulations
regarding hazards (e.g. flood plain regulations, steep slope regulations), so any
development will remain consistent with the goal.
GOAL 8: RECREATIONAL NEEDS
To satisfy the recreational needs of the citizens of the state and visitors and, where
appropriate, to provide for the siting of necessary recreational facilities including destination
resorts.
The City's Comprehensive Plan and Code provisions have been acknowledged to be in
compliance with the statewide land use planning goals. The adoption of the Plan will not
amend any comprehensive plan or CDC provisions relating to recreation facilities, so the
City will remain in compliance with the statewide land use planning goals.
MIS 2005-00017 PAGE 4 OF 18
10/31/05 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION
• •
The Plan increases the opportunities for recreation by promoting additional walking trails
and proposes additional pocket parks. It also proposes development of a public plaza
bordering the Fanno Creek greenway for picnics and entertainment. The plan thereby
proposes increased recreational opportunities in the downtown area, consistent with Goal
8.
The destination resort provisions of Goal 8 are not applicable because the Plan does not
include a destination resort and the area does not meet the standards for destination
resorts.
GOAL 9: ECONOMIC DEVELOPMENT
To provide adequate opportunities throughout the state for a variety of economic activities
vital to the health, welfare, and prosperity of Oregon's citizens.
The City's Comprehensive Plan and Code provisions have been acknowledged to be in
compliance with the statewide land use planning goals. The adoption of the Plan will not
amend any comprehensive plan or CDC provisions relating to economic development, so
the City will remain in compliance with the statewide land use planning goals.
The Plan is drafted to assist economic improvement of the area by proposing improved
public facilities, including improved transportation facilities, to facilitate economic
development and by providing a financing plan intended to stimulate economic
development. The Plan also provides for other means of stimulating more productive
development. The Plan furthers Goal 9 by providing expanding opportunities for
commercial development.
GOAL 10: HOUSING
To provide for the housing needs of citizens of the state.
The City's Comprehensive Plan and Code provisions have been acknowledged to be in
compliance with the statewide land use planning goals. The adoption of the Plan will not
amend any comprehensive plan or CDC provisions relating to housing, so the City will
remain in compliance with the statewide land use planning goals.
The Plan does not change any zoning, so existing housing opportunities remain. The Plan
provides for public facilities that are intended to allow housing development and
redevelopment, consistent with Goal 10. The Plan does not call for the removal of any
existing housing. The Plan is consistent with Goal 10.
GOAL 11: PUBLIC FACILITIES AND SERVICES
To plan and develop a timely, orderly and efficient arrangement of public facilities and
services to serve as a framework for urban and rural development.
The City's Comprehensive Plan and Code provisions have been acknowledged to be in
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compliance with the statewide land use planning goals. The adoption of the Plan will not
amend any comprehensive plan or CDC provisions relating to public facilities, so the City
will remain in compliance with the statewide land use planning goals.
The Plan calls for improved public facilities in the Plan area to be developed in
accordance with the Plan, which provides for timely, orderly and efficient improvements
in public facilities. The Plan is consistent with Goal 11.
GOAL 12: TRANSPORTATION
To provide and encourage a safe, convenient and economic transportation system.
The City's Comprehensive Plan and Code provisions have been acknowledged to be in
compliance with the statewide land use planning goals. The adoption of the Plan will not
amend any comprehensive plan or CDC comprehensive plan or code provisions relating to
transportation, so the City will remain in compliance with the statewide land use planning
goals.
The Plan proposes access and circulation improvements within the downtown area. The
Plan is consistent with Goal 12.
GOAL 13: ENERGY CONSERVATION
To conserve energy.
The City's Comprehensive Plan and Code provisions have been acknowledged to be in
compliance with the statewide land use planning goals. The adoption of the Plan will not
amend any comprehensive plan or code provisions relating to energy conservation, so the
City will remain in compliance with the statewide land use planning goals.
The Plan promotes energy conservation by planning for an improved bicycle and
pedestrian system, which should reduce the use of motor vehicles. It also proposes street
improvements. A properly functioning street transportation system conserves energy by
reducing travel time.
The Plan is consistent with Goal 13.
GOAL 14: URBANIZATION
To provide for an orderly and efficient transition from rural to urban land use.
The City's Comprehensive Plan and Code provisions have been acknowledged to be in
compliance with the statewide land use planning goals. The adoption of the Plan will not
amend any comprehensive plan or code provisions relating to energy urbanization, so the
City will remain in compliance with the statewide land use planning goals.
This area is already part of the city, so Goal 14 does not apply.
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GOALS 15, 16, 17, 18, 19 - WILLAMETTE RIVER GREENWAY, ESTUARINE RESOURCES, COASTAL
SHORELANDS, BEACHES AND DUNES, OCEAN RESOURCES
The Plan area is not adjacent to the Willamette River, is not in an estuary, coastal
shoreland, beach and dune, or ocean area. Goals 15 through 19 therefore do not apply.
ORS CHAPTER 457
457.095 Approval of plan by ordinance; required contents of ordinance; notice. The governing
body of the municipality, upon receipt of a proposed urban renewal plan and report from the
municipality's urban renewal agency and after public notice and hearing and consideration of
public testimony and planning commission recommendations, if any, may approve the urban
renewal plan. The approval shall be by nonemergency ordinance which shall incorporate the
plan by reference. Notice of adoption of the ordinance approving the urban renewal plan, and
the provisions of ORS 457.135, shall be published by the governing body of the municipality in
accordance with ORS 457.115 no later than four days following the ordinance adoption. The
ordinance shall include determinations and findings by the governing body that:
The City is starting the process that will lead to a planning commission recommendation to
the Council and a decision by the Council whether to refer the matter to the voters. If the
Council approves the plan, it will act by nonemergency ordinance and will refer the
matter to the electorate. The City plans to comply with the notice and publication
requirement of ORS 457.095, 457.115 and 457.135. An ordinance will be prepared with
findings and determinations similar to those set forth below.
(1) Each urban renewal area is blighted;
The area covered by the urban renewal plan suffers from infrastructure problems. The
area's buildings are aging, and some of them are unused or in disrepair. The area has
been adversely affected by Highway 99 and other traffic problems. It has been severely
affected by relocation of commercial businesses away from the area, which is the City's
downtown core. Rather than being a vibrant growing downtown, the area is a declining
area of marginal businesses. The area is blighted.
(2) The rehabilitation and redevelopment is necessary to protect the public health, safety or
welfare of the municipality;
The welfare of a city depends on its downtown. A city without a functional downtown
area is likely to economically decline or lose cohesion as a city, which are not consistent
with the welfare of the city. Rehabilitation and redevelopment of the downtown area is
necessary to protect the identity and welfare of Tigard. Furthermore, rehabilitation and
redevelopment will involve transportation improvements, making necessary changes to
protect public safety. Rehabilitation and redevelopment of Tigard's downtown is
necessary to protect the safety and welfare of the City of Tigard.
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(3) The urban renewal plan conforms to the comprehensive plan and economic development
plan, if any, of the municipality as a whole and provides an outline for accomplishing the urban
renewal projects the urban renewal plan proposes.
Compliance with the City's comprehensive plan is detailed below. The Plan provides an
outline for accomplishing the urban renewal projects. The Plan proposes a "Short-Term
Incremental Implementation Strategy" to accomplish the Plan's projects. The Plan also
includes Technical Memoranda addressing the transportation system, regulatory
framework, funding, and implementation.
(4) Provision has been made to house displaced persons within their financial means in
accordance with ORS 35.500 to 35.530 and, except in the relocation of elderly or disabled
individuals, without displacing on priority lists persons already waiting for existing federally
subsidized housing;
The plan does not propose to displace any persons.
(5) If acquisition of real property is provided for, that it is necessary;
The plan does not propose the acquisition of real property.
(6) Adoption and carrying out of the urban renewal plan is economically sound and feasible;
and
The urban renewal plan provides for tax increment financing and only a limited amount of
borrowing. The projects proposed in the plan can be economically developed and paid for
through the tax-increment financing plan. As demonstrated in the Report and in the
Funding Strategy Technical Memorandum, the plan is economically sound and feasible.
(7) The municipality shall assume and complete any activities prescribed it by the urban
renewal plan.
The City intends to complete all activities proposed for it in the Plan and it is feasible for
the City to do so.
APPLICABLE COMPREHENSIVE PLAN PROVISIONS
The following addresses only those Comprehensive Plan policies applicable to adoption of
an urban renewal plan. Any Comprehensive Plan policy not addressed is not relevant.
2.1.1 THE CITY SHALL MAINTAIN AN ONGOING CITIZEN INVOLVEMENT PROGRAM
AND SHALL ASSURE THAT CITIZENS WILL BE PROVIDED AN OPPORTUNITY TO BE
INVOLVED IN ALL PHASES OF THE PLANNING PROCESS.
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The City has used a citizen involvement program that has included the Tigard Downtown
Task Force, which was instrumental in starting the process to lead to urban renewal, and the
City Center Advisory Commission, which has developed the Plan. Both of these groups are
comprised of people who are not elected officials and not staff members.
The City has assured an opportunity for citizen involvement through the use of the Task
Force and Advisory Commission. Each group has held public meetings to get input from
other citizens. The City has provided notice of the meetings and publicized the opportunity
for input. The City has held open houses to provide information and seek feedback. As the
process continues, the City will hold duly noticed Planning Commission and City Council
public hearings to get additional citizen input.
2.1.2 THE OPPORTUNITIES FOR CITIZEN INVOLVEMENT PROVIDED BY THE CITY
SHALL BE APPROPRIATE TO THE SCALE OF THE PLANNING EFFORT AND SHALL
INVOLVE A BROAD CROSS-SECTION OF THE COMMUNITY:
a. THE CITIZEN INVOLVEMENT TEAMS SHALL BE THE PRIMARY MEANS FOR
CARRYING OUT THE PROGRAM;
b. WHERE APPROPRIATE, OTHER INVOLVEMENT TECHNIQUES WILL BE USED; AND
c. THE CITIZEN INVOLVEMENT TEAM FACILITATORS SHALL SERVE AS THE
COMMITTEE FOR CITIZEN INVOLVEMENT AND SHALL BE RESPONSIBLE FOR
EVALUATING THE CITIZEN INVOLVEMENT PROGRAM AND FOR WORKING WITH THE
NEIGHBORHOOD PLANNING ORGANIZATIONS IN RECOMMENDING CHANGES IN
THE PROGRAM.
Given the unique nature of an urban renewal plan, the City, consistent with Policy 2.1.2.b,
created a unique citizen involvement effort specifically designed to maximize citizen
involvement. The City Center Advisory Commission, which is comprised of persons who are
not elected officials or staff members, has had the lead role in directing development of the
Plan. The Tigard Downtown Task Force has also been involved. Both entities have held
public meeting and received public input.
2.1.3 THE CITY SHALL ENSURE THAT INFORMATION ON LAND USE PLANNING
ISSUES IS AVAILABLE IN AN UNDERSTANDABLE FORM FOR ALL INTERESTED
CITIZENS.
The Plan has been developed in a readable format with understandable language. The Plan
as it developed has been available for review by the public. Once the Plan is proposed by
the City Center Development Agency, it will be available on the City's website for public
review prior to the Planning Commission and City Council hearings.
3.1.1 — Floodplains
Policy 3.1.1 protects floodplains. The Plan does not propose to change the City's existing
floodplain standards, which are consistent with Policy 3.1.1. Any project called for by the
plan will comply with the City's standards implementing Policy 3.1.1.
Policies 3.2.1 through 3.2.5 — Natural Resources
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These policies restrict development in floodplains and wetlands areas. The Plan does not
proposed to change the City's existing standards, which are consistent with these policies.
All projects proposed in the plan will comply with the City's regulations protecting floodplains
and wetlands.
Policies 3.4.1 – 3.4.2 — Natural Areas
These policies protect natural resources, including wetlands and fish and wildlife habitat.
The Plan does not proposed to change the City's existing standards, which are consistent
with these policies. All projects proposed in the plan will comply with the City's regulations
protecting wetlands and fish and wildlife habitat.
3.5.3 THE CITY HAS DESIGNATED THE 100-YEAR FLOODPLAIN OF FANNO CREEK,
ITS TRIBUTARIES, AND THE TUALATIN RIVER AS GREENWAY, WHICH WILL BE THE
BACKBONE OF THE OPEN SPACE SYSTEM. WHERE LANDFILL AND/OR
DEVELOPMENT ARE ALLOWED WITHIN OR ADJACENT TO THE 100-YEAR
FLOODPLAIN, THE CITY SHALL REQUIRE THE CONSIDERATION OF DEDICATION OF
SUFFICIENT OPEN LAND AREA FOR GREENWAY ADJOINING AND WITHIN THE
FLOODPLAIN.
The Plan proposes open space use of areas adjacent to Fanno Creek, consistent with Policy
3.5.3.
3.5.4 THE CITY SHALL PROVIDE AN INTERCONNECTED PEDESTRIAN/ BIKEPATH
THROUGHOUT THE CITY.
The Plan proposes improvements in pedestrian and bicycle facilities in the Plan area,
including the Fanno Creek trail, consistent with Policy 3.5.4.
3.7.1 THE CITY SHALL IDENTIFY AND PROMOTE THE PRESERVATION AND
PROTECTION OF HISTORICALLY AND CULTURALLY SIGNIFICANT STRUCTURE,
SITE, OBJECTS AND DISTRICTS WITHIN TIGARD.
The historic resources within the Plan area are not proposed to be altered.
4.1.1 THE CITY SHALL:
a. MAINTAIN AND IMPROVE THE QUALITY OF TIGARD'S AIR QUALITY AND
COORDINATE WITH OTHER JURISDICTIONS AND AGENCIES TO REDUCE AIR
POLLUTIONS WITHIN THE PORTLAND-VANCOUVER AIR QUALITY MAINTENANCE
AREA. (AQMA).
b. WHERE APPLICABLE, REQUIRE A STATEMENT FROM THE APPROPRIATE
AGENCY, THAT ALL APPLICABLE STANDARDS CAN BE MET, PRIOR TO THE
APPROVAL OF A LAND USE PROPOSAL.
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c. APPLY THE MEASURES DESCRIBED IN THE DEQ HANDBOOK FOR
"ENVIRONMENTAL QUALITY ELEMENTS OF OREGON LOCAL COMPREHENSIVE
LAND USE PLANS" TO LAND USE DECISIONS HAVING THE POTENTIAL TO AFFECT .
AIR QUALITY.
The Plan proposes transportation improvements that are intended to improve the vehicular
transportation system, resulting in decreased travel time and reduced emissions. The Plan
also proposes improvements to the bicycle and pedestrian system, which will reduce vehicle
trip, thereby reducing emissions.
5.1 THE CITY SHALL PROMOTE ACTIVITIES AIMED AT THE DIVERSIFICATION OF THE
ECONOMIC OPPORTUNITIES AVAILABLE TO TIGARD RESIDENTS WITH PARTICULAR
EMPHASIS PLACED ON THE GROWTH OF THE LOCAL JOB MARKET.
The Plan is intended to provide improvement that will promote economic growth. Economic
growth will result in expanded employment opportunities.
5.3 THE CITY SHALL IMPROVE AND ENHANCE THE PORTIONS OF THE CENTRAL
BUSINESS
DISTRICT AS THE FOCAL POINT FOR COMMERCIAL, HIGH DENSITY RESIDENTIAL,
BUSINESS, CIVIC AND PROFESSIONAL ACTIVITY CREATING A DIVERSIFIED AND
ECONOMICALLY VIABLE CORE AREA.
The Plan is a major portion of the City's efforts to improve and enhance the Central Business
District. The projects proposed by the Plan will improve the central business district and
enhance business, civic and professional opportunities.
5.4 THE CITY SHALL ENSURE THAT NEW COMMERCIAL AND INDUSTRIAL
DEVELOPMENT SHALL NOT ENCROACH INTO RESIDENTIAL AREAS THAT HAVE
NOT BEEN DESIGNATED FOR COMMERCIAL OR INDUSTRIAL USES.
The plan does not propose commercial or industrial development in residential areas.
5.5 THE CITY SHALL PROHIBIT RESIDENTIAL DEVELOPMENT IN COMMERCIAL AND
INDUSTRIAL ZONING DISTRICTS EXCEPT: [EXCEPTIONS LISTED]
The plan does not propose impermissible residential development in commercial and
industrial zones.
5.6 THE CITY SHALL CONSIDER PRIVATE FINANCING BY PRIVATE DEVELOPERS IN
COORDINATION WITH AVAILABLE BONDING METHODS TO PROVIDE PUBLIC
FACILITIES TO COMMERCIAL AND INDUSTRIAL LAND DESIGNATED ON THE
COMPREHENSIVE PLAN MAP.
The Plan does not prevent the consideration of private financing or bonding of public
facilities in commercial and industrial areas.
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6.1.1 THE CITY SHALL PROVIDE AN OPPORTUNITY FOR A DIVERSITY OF HOUSING
DENSITIES AND RESIDENTIAL TYPES AT VARIOUS PRICES AND RENT LEVELS.
The Plan proposes housing of different densities and types. The Plan area is only a portion
of the City, and not all types and levels of housing need to be contained in the Plan area, so
long as the Plan area provides appropriate housing opportunities taking into account the size
and location of the Plan area. The Plan provides for an appropriate diversity of housing
densities and residential types.
7.1.1 THE CITY SHALL:
c. PROVIDE URBAN SERVICES IN ACCORDANCE WITH THE COMPREHENSIVE PLAN
TO THE EXTENT OF THE CITY'S FINANCIAL RESOURCES;
* * * * *
f. ADOPT LOCATIONAL CRITERIA AS THE BASIS FOR MAKING DECISIONS ABOUT
THE PROPER LOCATION FOR PUBLIC FACILITIES.
The Plan proposed improved public facilities and provides additional resources for the
provision of public facilities. The Plan provides guidance for appropriate location of
additional public facilities.
7.10.1 LOCAL GOVERNMENT ADMINISTRATION FACILITIES SHOULD REMAIN
CENTRALIZED IN THE CENTRAL BUSINESS DISTRICT.
The City's administration facilities remain in the Central Business District.
8.1.1 PLAN, DESIGN AND CONSTRUCT TRANSPORTATION FACILITIES IN A MANNER
WHICH ENHANCES THE LIVABILITY OF TIGARD BY:
a. PROPER LOCATION AND DESIGN OF TRANSPORTATION FACILITIES.
The Plan provides for improved transportation facilities, with appropriate location and design.
b. ENCOURAGING PEDESTRIAN ACCESSIBILITY BY PROVIDING SAFE, SECURE AND
DESIRABLE PEDESTRIAN ROUTES.
The Plan provides for expanded pedestrian facilities.
8.1.2 PROVIDE A BALANCED TRANSPORTATION SYSTEM, INCORPORATING ALL
MODES OF TRANSPORTATION (INCLUDING MOTOR VEHICLE, BICYCLE,
PEDESTRIAN, TRANSIT AND OTHER MODES) BY:
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a. THE DEVELOPMENT OF AND IMPLEMENTATION OF PUBLIC STREET STANDARDS
THAT RECOGNIZE THE MULTI-PURPOSE NATURE OF THE STREET RIGHT-OF-WAY
FOR UTILITY, PEDESTRIAN, BICYCLE, TRANSIT, TRUCK AND AUTO USE.
The transportation improvements called for in the Plan include streets that will serve as
multi-purpose facilities, and also provide for additional bicycle and pedestrian facilities.
c. CONSTRUCTION OF BICYCLE LANES ON ALL ARTERIALS AND COLLECTORS
WITHIN TIGARD CONSISTENT WITH THE BICYCLE MASTER. ALL SCHOOLS, PARKS,
PUBLIC FACILITIES AND RETAIL AREAS SHALL STRIVE TO HAVE DIRECT ACCESS
TO A BIKEWAY.
Any new arterials and collectors called for by the plan will be constructed with bicycle lanes,
and additional bikeways are called for by the Plan.
d. CONSTRUCTION OF SIDEWALKS ON ALL STREETS WITHIN TIGARD. ALL
SCHOOLS, PARKS, PUBLIC FACILITIES AND RETAIL AREAS SHALL STRIVE TO HAVE
DIRECT ACCESS TO A SIDEWALK.
Any new streets proposed by the Plan will have sidewalks. The Plan proposed improved
sidewalks in various locations.
e. DEVELOPMENT OF BICYCLE AND PEDESTRIAN PLANS WHICH LINK TO
RECREATIONAL TRAILS.
The Plan calls for additional bicycle and pedestrian trails, which link to parks and open
spaces.
f. DESIGN LOCAL STREETS TO ENCOURAGE A REDUCTION IN TRIP LENGTH BY
PROVIDING CONNECTIVITY AND LIMITING OUT-OF-DIRECTION TRAVEL AND
PROVIDE CONNECTIVITY TO ACTIVITY CENTERS AND DESTINATIONS WITH A
PRIORITY FOR BICYCLE AND PEDESTRIAN CONNECTIONS.
The Plan calls for street improvements that will improve connectivity.
h. TIGARD WILL SUPPORT THE DEVELOPMENT OF A COMMUTER RAIL SYSTEM AS
PART OF THE REGIONAL TRANSIT NETWORK.
The Plan anticipates that commuter rail will be developed and proposes facilities intended to
support development of commuter rail.
8.1.3 STRIVE TO ACHIEVE A SAFE TRANSPORTATION SYSTEM BY THE
DEVELOPMENT OF STREET STANDARDS, ACCESS MANAGEMENT POLICIES AND
SPEED CONTROLS WHEN CONSTRUCTING STREETS, AND BY MAKING STREET
MAINTENANCE A PRIORITY AND THROUGH A COMPREHENSIVE PROGRAM OF
ENGINEERING, EDUCATION AND ENFORCEMENT.
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a. DESIGN OF STREETS SHOULD RELATE TO THEIR INTENDED USE.
The streets to be developed under the Plan will be designed in accordance with their
intended use.
b. DESIGN SAFE AND SECURE PEDESTRIAN AND BIKEWAYS BETWEEN PARKS AND
OTHER ACTIVITY CENTERS IN TIGARD.
The Plan calls for additional pedestrian and bikeways that will link to parks and open spaces.
c. DESIGNATE SAFE AND SECURE ROUTES TO SCHOOLS FOR EACH SCHOOL. ANY
NEW RESIDENTIAL PROJECT SHOULD IDENTIFY THE SAFE PATH TO SCHOOL FOR
CHILDREN
The Plan proposes improved pedestrian routes and provides safer pedestrian routes
throughout the plan area.
f. NEW ROADWAYS SHALL MEET APPROPRIATE LIGHTING STANDARDS. EXISTING
ROADWAYS SHALL BE SYSTEMATICALLY RETROFITTED WITH ROADWAY
LIGHTING.
New streets proposed by the Plan will be built with appropriate lighting.
8.1.5 DEVELOP TRANSPORTATION FACILITIES WHICH ARE ACCESSIBLE TO ALL
MEMBERS OF THE COMMUNITY AND MINIMIZE OUT OF DIRECTION TRAVEL BY:
a. THE DESIGN AND CONSTRUCTION OF TRANSPORTATION FACILITIES TO MEET
THE REQUIREMENTS OF THE AMERICANS WITH DISABILITIES ACT.
The Plan proposes transportation facilities that will be constructed to meet ADA standards.
b. THE DEVELOPMENT OF NEIGHBORHOOD AND LOCAL CONNECTIONS TO
PROVIDE ADEQUATE CIRCULATION IN AND OUT OF THE NEIGHBORHOODS.
The transportation improvements called for by the Plan will improve circulation in the Plan
area and between the downtown area and nearby neighborhoods.
c. WORK WITH WASHINGTON COUNTY AND ODOT TO DEVELOP AN EFFICIENT
ARTERIAL GRID SYSTEM THAT PROVIDES ACCESS WITHIN THE CITY, AND SERVES
THROUGH CITY TRAFFIC.
The Plan proposes improvements to the arterial grid system.
8.1.6 PROVIDE FOR EFFICIENT MOVEMENT OF GOODS AND SERVICES THROUGH
THE DESIGN OF ARTERIAL ROUTES, HIGHWAY ACCESS AND ADJACENT LAND
USES IN WAYS THAT FACILITATE THE EFFICIENT MOVEMENT OF GOODS AND
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SERVICES AND THE SAFE ROUTING OF HAZARDOUS MATERIALS CONSISTENT
WITH FEDERAL AND STATE GUIDELINES.
The Plan proposes improvements to the transportation system.
8.2.1 THE CITY SHALL PLAN FOR A SAFE AND EFFICIENT STREET AND ROADWAY
SYSTEM THAT MEETS CURRENT NEEDS AND ANTICIPATED FUTURE GROWTH AND
DEVELOPMENT.
The Plan proposes street improvements that will make the street system safer and more
efficient and that are designed to cure existing deficiencies and provide capacity for existing
needs and future growth.
8.3.2 THE CITY SHALL ENCOURAGE THE EXPANSION AND USE OF PUBLIC TRANSIT
BY:
a. LOCATING LAND INTENSIVE USES IN CLOSE PROXIMITY TO TRANSITWAYS;
The Plan calls for more intense land uses in areas close to transitways.
8.5.1 THE CITY SHALL LOCATE BICYCLE/PEDESTRIAN CORRIDORS IN A MANNER
WHICH PROVIDES FOR PEDESTRIAN AND BICYCLE USERS, SAFE AND CONVENIENT
MOVEMENT IN ALL PARTS OF THE CITY, BY DEVELOPING THE PATHWAY SYSTEM
SHOWN ON THE ADOPTED PEDESTRIAN/BIKEWAY PLAN.
The Plan calls for additional bicycle and pedestrian facilities that will provide safe and
convenient bicycle and pedestrian transportation within the Plan area and linking the plan
area with neighboring areas, consistent with the City's adopted plans.
9.1.2 THE CITY SHALL ESTABLISH A BALANCED AND EFFICIENT TRANSPORTATION
SYSTEM WHICH COMPLEMENTS THE LAND USE PLAN AND IS DESIGNED TO
MINIMIZE ENERGY IMPACTS.
The Plan proposes improvements to the transportation system that will make it more efficient
so that it will have reduced energy impacts.
9.1.3 THE CITY SHALL ENCOURAGE LAND USE DEVELOPMENT WHICH EMPHASIZES
SOUND ENERGY CONSERVATION, DESIGN AND CONSTRUCTION.
Development proposed by the Plan will be of modern design and construction, providing for
greater energy conservation.
11.1.1 THE REDEVELOPMENT OF DOWNTOWN TIGARD SHALL BE ACCOMPLISHED
IN ORDER TO MAKE IT COMPLEMENTARY TO NEWER SHOPPING AREAS.
CONVENIENCE, APPEARANCE AND THE NEEDS OF THE SHOPPING PUBLIC
SHOULD BE PRIMARY CONSIDERATIONS.
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The Plan directly implements this policy by providing a plan for the redevelopment of
downtown Tigard. The Plan gives primary consideration to public convenience, appearance
of the downtown area, and the needs of the shopping public.
11.2.1 ASH AVENUE SHALL BE EXTENDED ACROSS FANNO CREEK, ENABLING
ACCESS TO THE NEIGHBORHOODS AND COMMERCIAL AREA WITHOUT USING
PACIFIC HIGHWAY. DESIGN FEATURES SHALL BE USED TO SLOW TRAFFIC AND
MAKE THE STREET AS SAFE AS POSSIBLE. ASH AVENUE SHALL BE DESIGNATED
AS A MINOR COLLECTOR IN CONFORMANCE WITH THE MASTER STREET PLAN.
DESIGN FEATURES AND MITIGATION MEASURES SHALL HOLD TRAFFIC VOLUMES
TO THE MIDDLE LIMITS OF A MINOR COLLECTOR.
11.2.2 IMPROVEMENTS TO S.W. ASH AVENUE FROM S.W. HILL TO FANNO CREEK
SHALL BE CONSTRUCTED AS A CONDITION OF DEVELOPMENT OF ADJACENT
PROPERTIES. [THE] STREET IMPROVEMENTS ALONG WITH THE DEVELOPMENT OF
A MAJOR COMMERCIAL SITE WILL INCREASE TRAFFIC ON ASH. A BARRICADE
SHALL BE PLACED AT HILL STREET APPROXIMATELY AT THE END OF THE
EXISTING PAVEMENT TO PROTECT [THE] NEIGHBORHOOD RESIDENTS FROM THE
COMMERCIAL TRAFFIC.
11.2.3 METHODS OF MITIGATING THE TRAFFIC IMPACT ON THE NEIGHBORHOOD
SHALL
INCLUDE, IN THE FOLLOWING ORDER OF IMPROVEMENT, CONSTRUCTION:
a. IMPROVING S.W. MCDONALD STREET TO INTERIM MAINTENANCE STANDARDS
TO ENCOURAGE TRAFFIC FROM SOUTH OF MCDONALD TO USE MCDONALD TO EXI
EXIT TO HALL AND/OR PACIFIC HIGHWAY;
b. IMPROVEMENTS TO THE RESIDENTIAL PORTION OF ASH FROM HILL TO
FREWING. THESE IMPROVEMENTS COULD INCLUDE LIMITED PARKING,
DELINEATION OF TRAFFIC LANES AND SIDEWALKS ON ONE OR BOTH SIDES OF
THE STREET;
c. EXTENSION OF S.W. HILL TO S.W. O'MARA AND/OR IMPROVEMENT OF S.W. ASH
FROM FREWING TO GARRETT;
d. EXTENSION OF S.W. O'MARA TO S.W. HILL PARALLEL TO S.W. ASH;
e. REMOVAL OF THE BARRICADE IN PLACE ON ASH AVENUE AT S.W. HILL;
f. IMPROVEMENT OF S.W. O'MARA STREET TO INTERIM MAINTENANCE STANDARDS
TO ENCOURAGE AN ALTERNATE ROUTE;
g. INSTALLATION OF TRAFFIC INHIBITORS TO THE RESIDENTIAL PORTION OF ASH
IF AND WHEN TRAFFIC VOLUMES EXCEED THE MIDDLE RANGE FOR A MINOR
COLLECTOR. TRAFFIC INHIBITORS INCLUDE BUT ARE NOT LIMITED TO PLANTING
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ISLANDS, SPEED BUMPS, BUTTONS, TURNING RESTRICTIONS, LOAD LIMITS AND
ENFORCEMENT.
The list of urban renewal projects authorized by the Plan does not include the extension of
Ash Street across Fanno Creek. No development of properties adjacent to Ash Avenue
from SW Hill to Fanno Creek is proposed. The only creek-related projects under the plan
include the design and construction of an Enhanced Pedestrian Bridge over Fanno Creek
Connecting to Ash Avenue and upgrades and improvements to Fanno Creek Park.
Therefore, these comprehensive plan provisions do not apply.
12.1.1 THE CITY SHALL PROVIDE FOR HOUSING DENSITIES IN ACCORDANCE WITH:
a. APPLICABLE PLAN POLICIES;
b. APPLICABLE LOCATIONAL CRITERIA; AND
c. APPLICABLE COMMUNITY DEVELOPMENT CODE PROVISIONS.
Any housing development proposed by the Plan will be subject to review under CDC
standards, which will assure compliance with Comprehensive Plan policies and appropriate
locational criteria.
12.2.1 THE CITY SHALL:
a. PROVIDE FOR COMMERCIAL DEVELOPMENT BASED ON THE TYPE OF USE, ITS
SIZE AND REQUIRED TRADE AREA.
b. APPLY ALL APPLICABLE PLAN POLICIES.
c. APPLY THE APPROPRIATE LOCATIONAL CRITERIA APPLICABLE TO THE SCALE
OF THE PROJECT.
The Plan proposes increased commercial development appropriate for the locations
proposed and consistent with applicable comprehensive plan policies. Any commercial
development proposed by the Plan will be subject to review under CDC standards, which will
assure compliance with Comprehensive Plan policies and appropriate locational criteria.
12.4.1 THE CITY SHALL PROVIDE FOR THE LOCATION OF COMMUNITY FACILITIES IN
A MANNER WHICH ACCORDS WITH:
a. THE APPLICABLE POLICIES IN THIS PLAN;
b. THE LOCATIONAL CRITERIA APPLICABLE TO THE SCALE AND STANDARDS OF
THE USE.
Community facilities called for by the Plan are consistent with applicable Comprehensive
•
Plan policies and in appropriate locations, given the scale and types of uses. Any
development of community facilities proposed by the Plan will be subject to review under
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CDC standards, which will assure compliance with Comprehensive Plan policies and
appropriate locational criteria.
12.5.1 THE CITY SHALL PROVIDE FOR MIXED USE DEVELOPMENTS IN
ACCORDANCE WITH:
a. APPLICABLE PLAN POLICIES;
b. APPLICABLE PURPOSE STATEMENTS; AND
c. APPLICABLE COMMUNITY DEVELOPMENT CODE PROVISIONS.
The Plan anticipates mixed-use development. All development will continue to be subject to
CDC regulations, which will assure compliance with this policy.
CONCLUSION
The Plan is consistent with all applicable statewide land use planning goals, meets the
criteria of ORS 457.095, furthers key provisions of the comprehensive plan and is not
inconsistent with any other provision of the Comprehensive Plan.
SECTION V. ADDITIONAL CITY STAFF COMMENTS
The City of Tigard's Long Range Planning Division, Building Division, Community
Development Department, and Public Works have had an opportunity to review this
proposal and have no objections.
SECTION VI. OUTSIDE AGENCY COMMENTS
Metro, Oregon Department of Environmental Quality, Oregon Department of Fish and
Wildlife, Oregon Department of Transportation, Washington County Department of
Land Use and Transportation, Division of State Lands, and US Army Corps of
Engineers were notified of the proposed amendments and did not respond.
ATTACHMENT:
EXHIBIT A: PROPOSED DISTRICT MAP
October 20, 2005
: -: I .ne -o•erts DATE
sociate Planner •
fwl October 20, 2005
APP OVED B :Dick Bewer - -P DATE
Planning Manager
MIS 2005-00017 PAGE 18 OF 18
10/31/05 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION
0 0
DRAFT
CITY CENTER URBAN RENEWAL PLAN
October 10, 2005
Tashman Johnson LLC
Cascade Economic Planning
SERA Architects
Urban Land Economics
Jeannette Launer, Attorney
LIST OF PARTICIPANTS
City Center Advisory Committee Members
Jim Andrews
Carolyn Barkley
Gretchen Buchner
Alexander Craghead
Suzanne Gallagher
Alice Ellis Gaut
Marland Henderson
Ralph Hughes
Lily Lilly
Mike Marr
Judy Munro
Roger Potthoff
Mike Stevenson
Carl Switzer
City of Tigard Staff
James Hendryx, Community Development Director
Tom Coffee, Interim Community Development Director
Barbara Shields, Long Range Planning Manager
Duane Roberts, Associate Planner
Consultants
Jeffrey Tashman, Tashman Johnson LLC
Tina Mosca, Cascade Economic Planning
Matt Arnold, SERA Architects
Nancy Guitteau, Urban Land Economics
Jeannette Launer, Attorney
TABLE OF CONTENTS
I. Introduction 1
II. Goals and Objectives 1
III. Map and Legal Description of Urban Renewal Area 4
IV. Urban Renewal Projects 5
A. Street Improvements 5
B. Streetscape Improvements 6
C. Bike/Pedestrian Facilities 9
D. Parks 11
E. Public Spaces 11
F. Public Facilities 13
G. Planning and Development Assistance 15
V. Relationship to Local Objectives 16
A. City of Tigard Community Development Code 17
B. Tigard Comprehensive Plan Goals and Policies 17
C. Transportation System Plan Goals and Policies 23
D. City of Tigard Park System Master Plan 25
E. Tigard Downtown Improvement Plan 26
VI. Proposed Land Uses 26
A. Central Business District 26
B. General Commercial 27
C. Professional Commercial 27
D. Mixed Use Employment 27
E. R-4.5 Low-Density Residential District 28
F. R-12 Medium-Density Residential District 28
G. R-24 Medium High-Density Residential District 28
VII. Property Acquisition and Disposition 29
A. Property Acquisition—From Willing Sellers 29
B. Land Disposition 29
VIII. Relocation Methods 30
IX. Tax Increment Financing of Plan 30
A. General Description of the Proposed Financing Methods 30
B. Tax Increment Financing and Maximum Indebtedness 30
C. Prior Indebtedness 31
D. Impact of Tax Increment Financing on Public Schools 31
X. Duration of Plan 31
XI. Future Amendments to Plan 31
A. Substantial Amendments 31
B. Council Approved Amendments 32
C. Minor Amendments 32
D. Amendments to the City of Tigard Comprehensive Plan and/or Development Code 32 •
DRAFT CITY CENTER URBAN RENEWAL PLAN
I. INTRODUCTION
The City Center Urban Renewal Plan (the"Plan") contains goals, objectives and projects for the
revitalization of the City Center Urban Renewal Area(the"Area"). The Area, shown in Figure
1, is predominantly zoned for commercial use,encompassing lands in Tigard's Central Business
District, General Commercial District, Professional Commercial District and Mixed Use
Employment District. In addition to commercial lands, residential property on the east side of
Hall Boulevard and adjacent to Fanno Creek is located within the R-4.5 Low-Density Residential
District, R-12 Medium-Density Residential District and R-25 Medium High-Density Residential
District.
Under existing conditions,the Area is underdeveloped and lacks the mix of high quality
commercial, office, residential and public uses suitable for the City's Central Business District.
Information regarding conditions in the Area is provided in the Report accompanying the Plan
(the"Report").
The purpose of the Plan is to use the tools provided by urban renewal to attract private
investment and facilitate the Area's redevelopment. These tools include tax increment financing
(see Section IX),which generally means that the property taxes resulting from growth in
property value within the Area can be used to finance improvement projects and programs.
Urban renewal also allows for the purchase and sale of land from willing sellers for
redevelopment as part of a public/private development partnership.
The Plan is administered by the City Center Development Agency ("Agency")which was
established by the City Council of the City of Tigard as the City's Urban Renewal Agency. The
Plan may be changed in the future, under the provisions of Chapter XI.
The Plan has a duration of 20 years (see Chapter X), meaning that no new debt will be incurred
after Fiscal Year 2025/2026. The maximum amount of indebtedness(amount of tax increment
financing for projects and programs)that may be issued for the Plan is Twenty-Two Million
Dollars and No Cents ($22,000,000).
II. GOALS AND OBJECTIVES
•
The goals of the Plan represent its basic purposes. The objectives for each goal generally
illustrate how the goals are to be achieved. The urban renewal projects called for in Chapter IV
of the Plan are the specific means of meeting the objectives.
Goal 1: Revitalization of the Downtown should recognize the value of natural
resources as amenities and as contributing to the special sense of place.
Objectives:
1A: Integrate open space and landscaping elements into the design and development of
public improvement projects identified in the Plan to create a livable environment and
provide opportunities for multimodal recreational use.
•
City of Tigard 1 October 10, 2005
�1 S
DRfiFT CITY CENTER URBAN RENEWAL PLAN
1B: Minimize the impact of public improvements and facilities projects on the natural
environment through the integration of appropriate protective measures and mitigation
strategies.
Goal 2: Capitalize on Commuter Rail and Fanno Creek as catalysts for future
investment and development.
Objectives:
2A: Support the development of transit-oriented residential, commercial, employment
and recreational uses in the Central Business District that will benefit from and support
commuter rail.
2B: Implement pedestrian and bicycle system improvements that will enhance
connectivity between downtown and surrounding residential and commercial areas.
Goal 3: Downtown's transportation system should be multi-modal, connecting
people, places and activities safely and conveniently.
Objectives:
3A: Design and construct street improvements as consistent with the Tigard Downtown
Improvement Plan and the Tigard Transportation System Plan.
3B: Concurrent with proposed street improvements, and in conformance with the Tigard
Transportation System Plan (TSP), provide bike lanes, sidewalks,pedestrian crossings
and other pedestrian and bicycle facilities that promote multimodal usage, access and
safety.
Goal 4: Downtown's streetscape and public spaces should be pedestrian-friendly
and not visually dominated by the automobile.
Objectives:
4A: Promote pedestrian oriented,human-scaled development in the Central Business
District.
4B: Develop urban spaces that will provide active and passive recreational opportunities
for pedestrians and attract residents and visitors to downtown.
4C: Provide pedestrian-oriented streetscape improvements, including street trees, street
furniture,planters and other landscape enhancements, that will create a safe and visually
appealing destination for pedestrians.
City of Tigard 2 October 10, 2005
I' S
DRAFT CITY CENTER URBAN RENEWAL PLAN
Goal 5: Promote high quality development of retail, office and residential uses that
support and are supported by public streetscape, transportation, recreation
and open space investments.
5A: Provide development incentives and technical assistance programs that encourage
business and property owners to develop projects that are consistent with the Tigard
Downtown Improvement Plan vision and the Tigard Comprehensive Plan.
5B: Support the transition of existing nonconforming businesses from downtown to more
suitable locations within the City of Tigard.
City of Tigard 3 October 10, 2005
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DRAFT CITY CENTER URBAN RENEWAL PLAN
IV. URBAN RENEWAL PROJECTS
Urban renewal projects authorized by the Plan are described below and shown in Figures 2 to 7.
To preserve and enhance the Area's natural resources, projects will be designed and
implemented with consideration for ecologically sensitive areas and to minimize the impacts of
development on the environment.
A. Street Improvements
Street Improvements projects are designed to improve multimodal circulation and
connectivity within downtown Tigard. The projects will also facilitate access between
downtown and adjacent residential, commercial and employment areas. To create a
pedestrian environment that encourages active uses such as shopping, entertainment and
commercial business activity, utilities may be under-grounded concurrent with street
improvements.
1. Ash Avenue Extension, Scoffins to Burnham, Including RR Crossing
This project will extend Ash Avenue, a minor collector, from Burnham
Street to Commercial Street. A new railroad crossing will be developed as
part of the project.
2. Scoffins Street/Hall Boulevard/Hunziker Re-Alignment
This project will improve multimodal circulation and safety. Currently,
Scoffins Street and Hunziker are poorly aligned, which increases
congestion and slows traffic at this three-way intersection.
3. Hall Blvd/Highway 99W Intersection Improvements
Key components of this project may include the widening of the Hall
Boulevard/Highway 99W intersection and the acquisition of additional
public right-of-way. The project is intended to improve multimodal
circulation and safety and reduce congestion at this major intersection,
which serves as an important gateway to downtown.
4. Greenburg Road/Highway 99W Intersection Improvements.
The City has recently commissioned a study that will determine what
improvements will be needed to reduce congestion and increase
multimodal circulation at the intersection of Greenburg Road and
Highway 99W. Tax increment revenues may be used to finance
recommended intersection improvements.
5. Burnham Street Improvements
This project provides for the reconstruction and widening of Burnham
Street.
6. Center Street Improvements
This project provided for upgrades and improvements to Center Street.
City of Tigard 5 October 10, 2005
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DRAFT CITY CENTER URBAN RENEWAL PLAN
B. Streetscape Improvements
The Tigard Downtown Improvement Plan identifies landscaping features, street trees and
street furniture as improvements that will enhance the physical appearance of downtown
and attract a broader range of users, including shoppers, tourists and commercial
employers. The Urban Renewal Plan provides for streetscape improvements on the
following streets in the downtown area:
1. Main Street
2. Burnham Street
•3. Commercial Street
4. Ash Avenue
5. Scoffins Road
6. Center Street
•
City of Tigard 7 October 10, 2005
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DRAFT CITY CENTER URBAN RENEWAL PLAN
C. Bike/Pedestrian Facilities
Bike/Pedestrian Facilities are designed to facilitate safe and convenient multimodal
access throughout the Urban Renewal Area.
1. Commuter Rail Access
This project will provide pedestrian access to the proposed downtown
Tigard commuter rail station from Burnham Street.
2. Hall Blvd.
This project will increase pedestrian access and safety by eliminating gaps
in the sidewalk on the east side of Hall Boulevard and repairing sidewalks
and curbs on both sides of Hall as needed.
3. Scoffins Street
This project calls for the installation of bike lanes and sidewalks on
Scoffins Street, which currently lacks pedestrian and bicycle facilities.
4. Tigard Street
This project will provide a new bike lane on the south side of Tigard Street
and upgrade the existing bike lane on the north side to standard.
5. Highway 99W
Currently, gaps in the sidewalks along Highway 99W threaten pedestrian
safety. This project provides for the installation contiguous sidewalks on
both sides of Highway 99W and a grade-separated bicycle/pedestrian
crossing at Greenburg Road.
6. Center Street
This project will provide sidewalks and bike lanes on Center Street.
7. Enhanced Pedestrian Bridge over Fanno Creek Connecting to Ash Avenue
This project will facilitate access between residential neighborhoods west
of Fanno Creek and downtown. The project will be designed to minimize
impacts to sensitive areas and preserve wetlands buffers.
8. Conversion of Existing North Rail Corridor into a Multi-use Pedestrian
Trail
This project will convert the existing north rail corridor into a multi-use
pedestrian trail that will increase pedestrian access and provide new
recreational opportunities for residents, workers and visitors to downtown.
Key components of the project may include bio-swales, native vegetation,
pervious pavement and low impact stormwater conveyance/treatment
features that will distinguish downtown Tigard from other communities by
promoting sustainable development.
City of Tigard 9 October 10, 2005
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DRAFT CITY CENTER URBAN RENEWAL PLAN
E. Public Spaces
1. Green Corridor/Urban Creek
This Plan will support the development a green corridor/urban creek that
will extend from the intersection of Highway 99W and Hall Boulevard
through downtown and to Fanno Creek. Key components of the project
may include bio-swales, native vegetation, pervious pavement and other
low impact stormwater conveyance/treatment features.
2. Plazas
Tax increment revenues may be used to facilitate the design and
construction of public plazas that will serve as public gathering spaces,
encouraging a broader range of active and passive recreational uses in
downtown and attracting more residents and visitors to the area.
3. Urban Green Spaces
Similar to the plazas projects,this project will increase the overall
livability and attraction of the downtown area by providing high quality,
urban green spaces suitable for a range of recreational uses. Urban green
spaces will be designed to promote the preservation and restoration of
environmentally sensitive areas.
4. Public Market
This project will facilitate the design and development a public market in
the proposed public use area near Fanno Creek.
•
City of Tigard 12 October 10, 2005
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F. Public Facilities
The Plan includes the following public facilities. Prior to the expenditure of tax
increment revenues for any of these projects,the Agency will be required to adopt a
Minor Amendment to the Plan (as provided in Section XI) stating the proportion of the
benefits of these facilities that will accrue to the Area and finding that the amount of the
expenditure is proportional to the amount of benefit to the Area. Design and
development will be a part of all proposed public facilities projects identified in the Plan.
1. Performing Arts Center
This project consists of the design and construction of a performing arts
center in downtown Tigard. The project, which is recommended in the
Tigard Downtown Improvement Plan, will provide new entertainment and
recreation opportunities that will attract residents and out-of-town visitors
to downtown.
2. Public Parking Facilities
As new shopping, recreational and entertainment uses, including the
proposed performing arts center and public market, are established in the
downtown area, new public parking facilities will be needed to
accommodate the anticipated increase in parking demand.
3. Public Market Area
This project includes the development of a public market area in the
proposed public use area near Fanno Creek.
4. Post Office Relocation
This project will facilitate the possible relocation of the existing
downtown post office.
5. Public Restrooms
This project will provide public restrooms in public gathering spaces.
City of Tigard 14 October 10, 2005
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DRAFT CITY CENTER URBAN RENEWAL PLAN
G. Planning and Development Assistance
Detailed rules and regulations for the administration of financial and technical assistance
programs will be established by the Agency after adoption of the Plan in order to ensure
that urban renewal funds are used properly and for the agreed upon purposes. The
adoption and amendment of such programs, rules and regulations would not be
considered changes to the Plan.
1. Rehabilitation/Redevelopment Grant/Loan Program
The Urban Renewal Plan authorizes loans and/or grants for property
rehabilitation and redevelopment. Property to be improved may be
residential or commercial. Loans may be at or below market rates, and
assistance can include direct loans or guarantees of loans made by third
parties.
2. New Development Grant/Loan Program
In addition to providing rehabilitation and redevelopment assistance,the
Urban Renewal Plan authorizes loans and/or grants for new development.
Property to be improved may be residential or commercial. Loans may be
at or below market rates, and assistance can include direct loans or
guarantees of loans made by third parties.
3. Technical Assistance Program
The Urban Renewal Plan provides for technical assistance in the form of
site studies, market studies, feasibility analyses, engineering and design
and other activities directly related to development of property in the
urban renewal area. Examples of such technical assistance may include
structural analysis of downtown building to promote rehabilitation of
underutilized buildings and relocation strategies for existing downtown
businesses seeking to move to an alternative site within the urban renewal
area.
4. Commercial Façade Improvement Loans
To create a distinct identity for downtown Tigard that is visually appealing
and unified,the Urban Renewal Plan authorizes façade improvement loans
for commercial development. Improvements will be used to enhance the
architectural integrity and character of historic commercial buildings and
storefronts in need of a"face lift."
V. RELATIONSHIP TO LOCAL OBJECTIVES
The Plan addresses local planning and development objectives contained in the City's
Comprehensive Plan, Development Code, Transportation System Plan, Park System Master Plan
and the Tigard Downtown Improvement Plan. Adopted in 1982 and last revised in January
2005, the Comprehensive Plan identifies goals and policy objectives that will promote growth
that is both sustainable and supportive of the community's desire to maintain high livability
City of Tigard 16 October 10, 2005
•
DRRT CITY CENTER URBAN RENEWAL PLAN
standards. The City's Development Code is updated on an ongoing basis and the TSP was
adopted in January 2002. The Park System Master Plan was adopted in July 1999. Under the
guidance of local residents, business owners and other community stakeholders,the City has
undertaken the development of a long range development plan for downtown Tigard. The
Tigard Downtown Improvement Plan will provide a long range planning strategy for
development in downtown Tigard.
A. City of Tigard Community Development Code
The City of Tigard Community Development Code establishes zoning districts, which
govern allowed uses and contain development standards. The Area encompasses
property within the City's commercial and industrial zoning districts.
According to the City's Development Code,the purpose of commercial zoning districts is
to provide a comprehensive range of commercial services—including retail and office
uses—that are conveniently accessible to motorists, bicyclists and pedestrians and
designed to minimize potential adverse impacts on surrounding residential
neighborhoods. Further, in compliance with the City of Tigard Comprehensive Plan,the
commercial zoning districts are intended to provide a wide range of employment
opportunities and economic benefits for local residents. The purpose of Tigard's
industrial zoning districts is to provide a broad range of industrial services and jobs
within the City of Tigard that are conveniently accessible to local residents.
A detailed description of commercial and industrial zoning districts within the Area and
corresponding development standards are described in Section VII below.
The Plan implements the public investments necessary to generate development that is
consistent with Central Business District, General Commercial, Professional Commercial
and Mixed Use Employment Districts as well as the R-4.5 Low-Density Residential
District, R-12 Medium-Density Residential District and R-25 Medium High-Density
District. Further,the Plan will help ensure that the Area develops efficiently, with high
quality, attractive development that creates an identity and sense of place unique to
downtown Tigard.
B. Tigard Comprehensive Plan Goals and Policies
The Tigard Comprehensive Plan identifies goals and policies that address the City of
Tigard's long range planning and development objectives. Of particular relevance to the
Plan are goals and policy directives contained in the Natural Features and Open Space,
Economy, Housing, Transportation and Special Areas of Concern sections.
Natural Features and Open Space
The Comprehensive Plan identifies policies intended to preserve and enhance the City's
natural areas, including wildlife habitat areas,wetlands sites and other environmentally
sensitive areas. Further, natural features and open space policies call for the development
of an adequate system of open space, recreation lands and facilities to maintain and
City of Tigard 17 October 10, 2005
DRFT CITY CENTER URBAN RENEWAL PLAN
improve community livability and the preservation and enhancement of historically and
culturally significant resources.
Natural Areas policies supported by the Plan include:
Policy 3.4.2
The City Shall:
a. Protect fish and wildlife habitat along stream corridors by managing the
riparian habitat and controlling erosion, and by requiring that areas of standing
trees and natural vegetation along natural drainage courses and waterways be
maintained to the maximum extent possible.
Policy 3.5.1
The City shall encourage private enterprise and intergovernmental agreements
which will provide for open space, recreation lands, facilities, and preserve
natural, scenic and historic areas in a manner consistent with the availability of
resources.
Policy 3.5.3
The City has designated the 100-Year Floodplain of Fanno Creek, its tributaries,
and the Tualatin River as Greenway, which will be the backbone of the open
space system. Where Landfill and/or development are allowed within or adjacent
to the 100-Year Floodplain,the City shall require the consideration of dedication
of sufficient open land area for greenway adjoining and within the floodplain.
Policy 3.5.4
The City shall provide an interconnected pedestrian/bike path throughout the
City.
Policy 3.7.1
The City shall identify and promote the preservation and protection of historically
and culturally significant structure, site, objects and districts within Tigard.
The Plan identifies Parks, Public Spaces and Bicycle/Pedestrian Facilities projects,
including but not limited to the Fanno Park Improvements, Urban Creek/Green Corridor
and Urban Green Spaces projects,which will further the Comprehensive Plan's Natural
Areas policy objectives. In addition to preserving and upgrading existing parks and
natural areas such as Fanno Creek Park,the Plan will facilitate the creation of"green"
amenities and pedestrian/bicycle facilities that will provide new active and passive
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recreational opportunities for residents, downtown workers and visitors and improve
connectivity between downtown and adjacent neighborhoods.
Economy
The Comprehensive Plan identifies policies intended to diversify and improve Tigard's
economic and employment base, including specific policies that address economic needs
in the Central Business District.
Economic policies supported by the Plan include:
Policy 5.1
The City shall promote activities aimed at the diversification of the economic
opportunities available to Tigard residents with particular emphasis placed on the
growth of the local job market.
Policy 5.3
The City shall improve and enhance the portions of the central business district as
the focal point for commercial, high density residential, business, civic and
professional activity creating a diversified and economically viable core area.
One of the Plan's stated goals is to "Promote high quality development of retail, office
and residential uses that support and are supported by public streetscape,transportation,
recreation and open space investments." The Plan identifies intersection improvements,
such as the Hall Blvd/99 W Intersection Improvements project, road widening and
realignment projects and other street projects that will improve circulation and access in
and around downtown. In addition, the Plan authorizes streetscape projects and
pedestrian/bicycle improvements that will make downtown safer and more accessible to
pedestrians and bicyclists by filling in gaps in the existing sidewalk system, providing
new or upgraded bike lanes, and establishing new multiuse trails and pedestrian
crossings. Finally,the Plan includes parks,public spaces and public facilities projects
that will make downtown a more appealing place to do business and facilitate the
transition of existing industrial and auto-oriented uses to locations outside of the Central
Business District.
Housing
The Comprehensive Plan identifies the provision of high quality housing of varying
densities,types and affordability levels as a critical long range planning goal.
Tax increment revenues generated under the Plan may be used to fund development and
technical assistance programs that will facilitate residential development that meets the
diverse housing needs of Tigard's citizens, as prescribed below:
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Policy 6.1.1
The City shall provide an opportunity for a diversity of housing densities and
residential types at various prices and rent levels.
In addition to financing the programs described in Section IV,the Plan includes public
improvements projects that will make the Area a more attractive and viable location for
new, high quality medium- and high-density residential development in downtown
Tigard.
Transportation
The Comprehensive Plan identifies policies that are designed to provide safe and efficient
multimodal circulation and access within downtown Tigard and between downtown and
adjacent neighborhoods.
Transportation policies supported by the Plan include:
Policy 8.1.1
Plan, design and construct transportation facilities in a manner which enhances
the livability of Tigard by:
a. Proper location and design of transportation facilities; and
b. Encouraging pedestrian accessibility by providing safe, secure and desirable
pedestrian routes.
Policy 8.1.2
Provide a balanced transportation system, incorporating all modes of
transportation (including motor vehicle, bicycle, pedestrian,transit and other
modes) by:
a. The development of and implementation of public street standards that
recognize the multi-purpose nature of the street right-of-way for utility,
pedestrian, bicycle,transit,truck and auto use;
b. Coordination with Tri-met, and/or any other transit providers serving Tigard,
to improve transit service to Tigard. Fixed route transit will primarily use
arterial and collector streets in Tigard. Development adjacent to transit routes
will provide direct pedestrian accessibility;
c. Construction of bicycle lanes on all arterials and collectors within Tigard
consistent with the Bicycle Master Plan. All schools, parks,public facilities
and retail areas shall strive to have direct access to a bikeway;
d. Construction of sidewalks on all streets within Tigard.All schools,parks,
public facilities and retail areas shall strive to have direct access to a sidewalk.
e. Development of bicycle an pedestrian plans which link to recreational trails;
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DRAFT CITY CENTER URBAN RENEWAL PLAN
f. Design local streets to encourage a reduction in trip length by providing
connectivity and limiting out-of-direction travel and provide connectivity to
activity centers and destinations with a priority for bicycle and pedestrian
connections; and
h. Tigard will support the development of a commuter rail system as part of the
'regional transit network.
Policy 8.1.3
Strive to achieve a safe transportation system by the development of street
standards, access management policies and speed controls when constructing
streets, and by making street maintenance a priority and through a comprehensive
program of engineering, education and enforcement.
b. Design safe and secure pedestrian and bikeways between parks and other
activity centers in Tigard.
Policy 8.1.5
Develop transportation facilities which are accessible to all members of the
community and minimize out of direction travel by:
a. The design and construction of transportation facilities to meet the
requirements of the Americans with Disabilities Act; and
b. The development of neighborhood and local connections to provide adequate
circulation in and out of the neighborhoods.
Policy 8.2.1
The City shall plan for a safe and efficient street and roadway system that meets
current needs and anticipated future growth and development.
Policy 8.3.1
The City shall coordinate with Tri-met to provide for a public transit system
within the planning area which:
a. Meets the needs of both the current and projected, for the Tigard community;
b. Addresses the special needs of a transit dependent population;
c. Reduces pollution and traffic; and
d. Reduces energy consumption.
Policy 8.3.2
The city shall encourage the expansion and use of public transit by:
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a. Locating land intensive uses in close proximity to transitways; and
c. Supporting efforts by Tri-met and other groups to provide for the needs of the
transportation disadvantaged.
Policy 8.5.1
The City shall locate bicycle/pedestrian corridors in a manner which provides for
pedestrian and bicycle users, safe and convenient movement in all parts of the
City,by developing the pathway system shown on the adopted
Pedestrian/Bikeway Plan.
In conjunction with proposed street improvements,the Plan provides for new bike lanes
and sidewalks as well as upgrades to inadequate bicycle and pedestrian facilities. These
projects will increase multimodal access and circulation throughout the Area. Further,to
improve neighborhood livability and create a visually appealing streetscape environment
that draws residents and visitors to downtown and promotes more active commercial,
recreation and entertainment uses, landscape improvements, street trees, street furniture
and other streetscape improvements are identified as key components of the Plan.
Special Areas of Concern
The Comprehensive Plan identifies downtown Tigard and the Central Business District as
a Special Area of Concern. Existing uses include a mix of older, substandard commercial
and residential development, and industrial buildings that do not conform to the
Comprehensive Plan's long term vision for downtown Tigard. To make downtown a
more attractive destination for shopping, dining and a variety of entertainment and
recreational activities,the Plan includes transportation, streetscape,public facilities and
public spaces projects designed to create a visually distinct, unified character. The Plan
also supports development and technical assistance programs designed to help local
business and property owners rehabilitate and upgrade substandard buildings and create
new quality development in downtown.
The Plan supports the following Special Area of Concern policies:
Policy 11.1.1
The redevelopment of downtown Tigard shall be accomplished in order to make it
complementary to newer shopping areas. Convenience, appearance and the needs
of the shopping public should be primary considerations.
Policy 11.6.3
Require that all development permitted in Action Areas be designed to facilitate
pedestrian movement within the center and to transit.
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DRAFT CITY CENTER URBAN RENEWAL PLAN
•
Proposed pedestrian and bicycle improvements, such as the Commuter Rail Access and
Tigard Street/Grant Pedestrian/Bicycle Crossing projects,will provide safe and
convenient pedestrian access to local shops and transit. In addition, streetscape
improvements along Main Street, Burnham Street, Commercial Street and other Area
roadways will make downtown a more accommodating, pedestrian-oriented commercial
district than it is today. Lastly,public facilities projects such as the Performing Arts
Center and Public Market will generate support for new and existing businesses that
provide entertainment and recreational options for downtown visitors.
C. Transportation System Plan Goals and Policies
Adopted in 2002,the TSP identifies goals and policy objectives intended to create a
transportation system that enhances community livability and facilitates safe and
convenient multimodal access to Tigard residents and visitors. The Plan's goals,
objectives and transportation infrastructure projects directly address or correlate to
planning needs identified in the TSP's goals and policies.
Of particular relevance to the Plan are the following transportation system goals and
policies, identified in Chapter 2 of the TSP:
Goal 1: Livability
Plan, design and construct transportation facilities in a manner which
enhances the livability of Tigard.
Policy 2 -Encourage pedestrian accessibility by providing safe, secure
and desirable pedestrian routes.
Goal 2: Balanced Transportation System
Provide a balanced transportation system, incorporation all modes of
transportation (including motor vehicle, bicycle,pedestrian,transit and
other modes)
Policy 1 -Develop and implement public street standards that recognize
the multi purpose nature of the street right-of-way for utility,pedestrian,
bicycle, transit, truck and auto use.
Policy 3 -Bicycle lanes must be constructed on all arterials and collectors
within Tigard consistent with the Bicycle Master Plan (with construction
or reconstruction projects). All schools,parks,public facilities and retail
areas shall have direct access to a bikeway.
Policy 4-Sidewalks must be constructed on all streets within Tigard(with
construction or reconstruction projects). All schools,parks,public
facilities and retail areas shall have direct access to a sidewalk.
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DAT CITY CENTER URBAN RENEWAL•N
Policy 6-Local streets shall be designed to encourage a reduction in trip
length by providing connectivity and limiting out-of-direction travel.
Provide connectivity to activity centers and destinations with a priority for
bicycle and pedestrian connections.
Policy 8- Tigard will support the development of a commuter rail system
as part of the regional transit network.
Goal 3: Safety
Strive to achieve a safe transportation system by developing street
standards, access management policies and speed controls when
constructing streets, by making street maintenance a priority and through a
comprehensive program of engineering, education and enforcement.
Policy 3 -Safe and secure pedestrian and bikeways shall be designed
between parks and other activity centers in Tigard.
Goal 5: Accessibility
Develop transportation facilities which are accessible to all members of
the community and minimize out of direction travel.
Policy 1 -Design and construct transportation facilities to meet the
requirements of the Americans with Disabilities Act.
Policy 2 -Develop neighborhood and local connections to provide
adequate circulation in and out of the neighborhoods.
Goal 6: Goods Movement
Provide for efficient movement of goods and services.
Policy 1 -Design arterial routes, highway access and adjacent land uses
in ways that facilitate the efficient movement of goods and services.
The Plan includes streetscape improvements and bicycle/pedestrian system improvements
designed to encourage alternative modes of transportation to the automobile. By filling
gaps in the existing sidewalk system, installing new bike lanes and upgrading existing
bikeways to standard,the Plan will help create a complete system of bicycle and
pedestrian facilities that enables pedestrians and bicyclists to commute safely and
efficiently to and within downtown.
The Plan includes street improvements that will address motor vehicle needs in and
around downtown Tigard. Projects such as the Scoff-ins Street/Hall Boulevard/Hunziker
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D T CITY CENTER URBAN RENEWAL PLAN
Realignment and Highway 99W intersection improvements will reduce congestion and
improve circulation while creating a safer environment for drivers,pedestrians and
bicyclists.
D. City of Tigard Park System Master Plan
The City of Tigard Park System Master Plan is guided by the following vision:
"Through building connections,the City of Tigard will provide a park system that:
• Contributes to overall community livability and pride;
• Balances the impacts of growth and increasing density with parks and
greenspaces;
• Reduces auto-dependency and enhances recreation opportunities by connecting
recreation resources, community destinations, and neighborhoods with trails and
•
greenways;
• Fosters stewardship of natural resources such as floodplains and waterways;
• Provides equitable distribution of parks and recreation opportunities throughout
the City;
• Provides safe and well-maintained parks and recreation facilities; and
• Provides for effective and economically sound management of public resources."
Chapter Six Recommendations provides detailed recommendations for park facilities,
maintenance, management, and recreation programs. Of particular relevance to the Plan
are the following Parks recommendations:
• "Renovate and expand existing parks to improve park condition, increase
recreational opportunities, meet current safety requirements, and provide access
for people with disabilities;"
• "Provide an interconnected pedestrian and bicycle system that links Tigard's
parks, greenspaces, neighborhoods,work places, schools, and commercial
centers;" and
• "Mitigate the effects of development by providing pocket parks/urban plazas in
commercial areas."
The Plan includes multiple projects that support the City's park system vision and
recommendations. In particular,the Fanno Creek Park Improvements and Enhanced
Pedestrian Bridge, Urban Creek/Green Corridor and Urban Green Spaces projects will
upgrade and increase multimodal access to existing parks and open space areas and create
new green space and recreational areas that will draw residents, shoppers and visitors to
downtown Tigard.
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DRAFT CITY CENTER URBAN RENEWAL PLAN
E. Tigard Downtown Improvement Plan
The Tigard Downtown Improvement plan is guided by four primary objectives:
"First and foremost,the TDIP seeks to carry out the City Council's goal to revitalize
Downtown Tigard. Second, the TDIP is a downtown"improvement" plan, one that
builds upon the good"bones"of the current Downtown area, and that builds upon the
sound foundation of community-based planning to serve as the "master conceptual plan"
for the area. Third, an overarching objective of the Plan is to ensure that Downtown
Tigard will serve the community's stated future needs for an active, mixed use"urban
village". Finally, the TDIP must meet the objectives of the Metro Functional Plan for a
Town Center, as that plan designates Tigard's downtown area as a Town Center."
The Tigard Downtown Improvement Plan provides a vision, design guidelines and a
series of catalyst projects that will foster development that is compatible with the "urban
village" concept. The Plan supports projects and programs that will facilitate the
implementation of the prescribed catalyst projects, many of which are included in the
Urban Renewal Projects and Programs section.
VI. PROPOSED LAND USES
Land uses within the Area are governed by the City of Tigard Development Code. The
Development Code establishes zoning districts that implement the Tigard Comprehensive Plan.
The districts govern the allowed uses and contain development standards.
Currently, land in the Area is within the Central Business District(CBD), General Commercial
(C-G), Professional Commercial (C-P), Mixed Use Employment(MUE), R-4.5 Low-Density
Residential (R-4.5), R-12 Medium-Density Residential (R-12) and R-25 Medium High-Density
Residential (R-25)zoning districts. The purpose of the districts is described in the Development
Code as follows:
A. Central Business District
"The CBD zoning district is designed to provide a concentrated central business district,
centered on the City's historic downtown, including a mix of civic, retail and office uses.
Single-family attached housing, at a maximum density of 12 units/net acre, equivalent of
the R-12 zoning district,and multi-family housing at a minimum density of 32 units/acre,
equivalent to the R-40 zoning district, are permitted outright. A wide range of uses,
including but not limited to adult entertainment, utilities, facilities with drive-up
windows, medical centers, major event entertainment and gasoline stations, are permitted
conditionally."
Most development in the CBD is not subject to minimum setbacks. However, 20 foot
front, side and rear yard setbacks are required where a commercial use abuts a residential
zoning district. A maximum site coverage of 85%and a minimum landscape requirement
of 15%are required. With exception of buildings within 100 feet of any residential
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DRAFT CITY CENTER URBAN RENEWAL PLAN
zoning districts,where a 40 foot height restriction applies, a maximum height of 80 feet
is prescribed for development in the CBD zone.
B. General Commercial
"The C-G zoning district is designed to accommodate a full range of retail, office and
civic uses with a City-wide and even regional trade area. Except where non-conforming,
residential uses are limited to single-family residences which are located on the same site
as a permitted use. A wide range of uses, including but not limited to adult
entertainment, automotive equipment repair and storage, mini-warehouses, utilities,
heliports, medical centers, major event entertainment, and gasoline stations, are permitted
conditionally."
Generally, development in the C-G zone is not subject to minimum setbacks. However,
20 foot side and rear yard setbacks are required where the zone abuts a residential zoning
district. A maximum site coverage of 85%, minimum landscape requirement of 15%and
maximum height limit of 45 feet are also prescribed.
C. Professional Commercial
"The C-P zoning district is designed to accommodate civic and business/professional
services and compatible support services, e.g., convenience retail and personal services,
restaurants, 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, i.e., equivalent to the R-40 zoning district, are
permitted in conjunction with a commercial development. Heliports, medical centers,
religious institutions and utilities are permitted conditionally. Developments in the C-P
zoning district are intended to serve as a buffer between residential areas and more-
intensive commercial and industrial areas."
With the exception of property abutting a residential zoning district, where 20 foot side
and rear yard setbacks are required, minimum setbacks are not required in the C-P Zone.
A maximum site coverage of 85%, minimum landscape requirement of 15%and
maximum height limit of 45 feet are required of all development in the C-P zone.
D. Mixed Use Employment
"The MUE zoning district is designed to apply to a majority of the land within the Tigard
Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy.
99), Highway 217 and I-5. This zoning district permits a wide range of uses including
major retail goods and services, business/professional offices, civic uses and housing; the
latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to
the R-25 zoning district. A wide range of uses, including but not limited to community
recreation facilities, religious institutions, medical centers, schools, utilities and transit-
related park-and-ride lots, are permitted conditionally. Although it is recognized that the
automobile will accommodate the vast majority of trips to and within the Triangle, it is
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DRAFT CITY CENTER URBAN RENEWAL PLAN
still important to 1) support alternative modes of transportation to the greatest extent
possible; and 2)encourage a mix of uses to facilitate intra-district pedestrian and transit
trips even for those who drive. The zone may be applied elsewhere in the City through
the legislative process."
While development in the MUE zone is generally not subject to minimum setbacks, 20
feet side and rear yard setbacks may be required where the zone abuts residential districts
and a maximum front yard setback of 20 feet is required for all development. A minimum
building height of 2 stories,maximum building height of 200 feet and maximum site
coverage of 85%are also prescribed.
E. R-4.5 Low-Density Residential District
"The R-4.5 zoning district is designed to accommodate detached single-family homes
with or without accessory residential units at a minimum lot size of 7,500 square feet.
Duplexes and attached single-family units are permitted conditionally. Some civic and
institutional uses are also permitted conditionally."
The minimum lot size in the R-4.5 zone ranges from 7,500 square feet for detached
housing units to 10,000 for duplexes. The average minimum lot width is 50 feet for
detached unit lots and 90 feet for duplex lots. All residential development is subject to a
maximum height of 30 feet and minimum setbacks of 20 feet(front yard), 5 feet(side
yard)and 15 feet(rear yard). A minimum distance of 20 feet between a property line and
the front of a garage is also required. The R-4.5 zone does not impose a minimum
landscape requirement or lot coverage standard.
F. R-12 Medium-Density Residential District
"The R-12 zoning district is designed to accommodate a full range of housing types at a
minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are
also permitted conditionally."
Multiple-family dwelling units in the R-12 zone are subject to minimum front and rear
yard setbacks of 20 feet and a minimum side yard setback of 10 feet. Single-family
dwelling units are subject to minimum front and rear yard setbacks of 14 feet and a
minimum side yard setback of 5 feet. For both multiple-family and single-family
dwelling units, a 30 foot setback is required for a side or rear yard abutting a more
restrictive zoning district. A maximum building height of 35 feet, maximum lot coverage
of 80%and minimum landscape requirement of 20%are also specified.
G. R-24 Medium High-Density Residential District
"The R-25 zoning district is designed to accommodate existing housing of all types and
new attached single-family and multi-family housing units at a minimum lot size of 1,480
square feet. A limited amount of neighborhood commercial uses is permitted outright
and a wide range of civic and institutional uses are permitted conditionally."
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DAT CITY CENTER URBAN RENEWAL PLAN
A minimum lot size of 3,050 square feet per unit for detached single-family dwelling
units and 6,100 square feet or 3,050 square feet per unit for duplexes is required in the R-
25 zone. Multiple-family dwelling units are subject to minimum front and rear yard
setbacks of 20 feet and a minimum side yard setback of 10 feet. Single-family dwelling
units are subject to minimum front and rear yard setbacks of 14 feet and a minimum side
yard setback of 5 feet. For both multiple-family and single-family dwelling units, a 30
foot setback is required for a side or rear yard abutting a more restrictive zoning district.
A maximum building height of 45 feet, maximum lot coverage of 80%and minimum
landscape requirement of 20%are also specified.
VII. PROPERTY ACQUISITION AND DISPOSITION
The Plan authorizes the acquisition and disposition of property as described in this section.
Property includes any and all interests in property, including fee simple ownership, lease,
easements, licenses or other rights to use.
A. Property Acquisition—From Willing Sellers
The Plan authorizes the acquisition of any interest in property within the Area, including
fee simple interest,to support private redevelopment, only in those cases where the
property owner wishes to convey such interests to the Agency. The Plan does not
authorize use of the power of eminent domain to acquire property for private
redevelopment.
Property acquisition for those public improvements projects authorized in Section IV will
be required. The Agency is not granted eminent domain authority under the Plan.
Therefore, it is anticipated that if eminent domain authority is required,the acquisition
will be undertaken by the City of Tigard or other public entity with existing authority for
eminent domain.
Property acquisition from willing sellers may be required to support development of
retail, office, housing and mixed use projects within the Area.
B. Land Disposition
The Agency may dispose of property acquired under the Plan by conveying any interest
in property acquired pursuant to Subsection VII A. Property shall be conveyed at its fair
reuse value, which a value determined by the urban renewal agency to be its fair reuse
value, which represents the value,whether expressed in terms of rental or capital price, at
which the urban renewal agency in its discretion determines such land should be made
available in order that it may be developed, redeveloped, cleared, conserved or
rehabilitated for the purposes specified in such plan.
Property disposition may be required to support development of retail, office, housing
and mixed use projects within the Area.
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DRAFT CITY CENTER URBAN RENEWAL PLAN
VIII. RELOCATION METHODS
As described in Section VII,the Plan authorizes the acquisition of property by willing sellers
only. For this reason,the Plan does not require provisions for relocation assistance. However, the
Plan does not preclude the Agency from offering relocation assistance to willing sellers when
appropriate.
IX. TAX INCREMENT FINANCING OF PLAN
Tax increment financing consists of using annual tax increment revenues to make payments on
loans, usually in the form of tax increment bonds. The proceeds of the bonds are used to finance
the urban renewal projects authorized in the Plan. Bonds may be both long-term and short-term.
Tax increment revenues equal most of the annual property taxes imposed on the cumulative
increase in assessed value within an urban renewal area over the total assessed value at the time
an urban renewal plan is adopted. (Under current law,the property taxes for general obligation
("GO")bonds and local option levies approved after October 6, 2001 are not part of the tax
increment revenues.)
A. General Description of the Proposed Financing Methods
The Plan will be financed using a combination of revenue sources. These include:
• Tax increment revenues;
• Advances, loans, grants and any other form of financial assistance from the
Federal, State or local governments or other public body;
• Loans, grants, dedications or other contributions from private developers and
property owners; and
• Any other source, public or private.
Revenues obtained by the Agency will be used to pay or repay costs, expenses,
advancements and indebtedness incurred in planning or undertaking project activities or
otherwise exercising any of the powers granted by ORS Chapter 457 in connection with
the implementation of this Plan.
B. Tax Increment Financing and Maximum Indebtedness
The Plan may be financed, in whole or in part, by tax increment revenues allocated to the
Agency as provided in ORS Chapter 457. The ad valorem taxes, if any, levied by a
taxing district in which all or a portion of the Area is located, shall be divided as provided
in section lc,Article IX of the Oregon Constitution, and ORS 457.440. Amounts
collected pursuant to ORS 457.440 shall be deposited into the unsegregated tax
collections account and distributed to the Commission based upon the distribution
schedule established under ORS 311.390.
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DRAFT CITY CENTER URBAN RENEWAL PLAN
The maximum amount of indebtedness that may be issued or incurred under the Plan,
based upon good faith estimates of the scope and costs of projects in the Plan and the
schedule for their completion is Twenty Two Million Dollars and No Cents
($22,000,000). This amount is the principal of such indebtedness and does not include
interest or indebtedness incurred to refund or refinance existing indebtedness.
C. Prior Indebtedness
Any indebtedness permitted by law and incurred by the Agency or the City of Tigard in
connection with the preparation of this Plan or prior planning efforts related to this Plan
may be repaid from tax increment revenues from the Area when and if such funds are
available.
D. Impact of Tax Increment Financing on Public Schools
This Plan has been adopted with consideration of information in the Report
accompanying the Plan regarding the impact of tax increment financing on the K-12
Public School system. Under current law providing for substantial state funding of K-12
schools, the tax increment financing of this Plan has minimal impacts on the revenues
received by the Tigard Tualatin School District.
X. DURATION OF PLAN
No new indebtedness may be incurred after twenty years from the effective date of the Plan. As
is common practice in urban renewal plans in Oregon, tax increment revenues may continue to
be collected beyond this date, until it is found that deposits in the Commission's debt service
fund are sufficient to fully pay principal and interest on indebtedness issued during the twenty
years following the effective date of the Plan, either through direct payment of the indebtedness
or by payment of principal and interest on bonds or notes issued to finance the indebtedness.
XI. FUTURE AMENDMENTS TO PLAN
The Charter of the City of Tigard (Section 47) requires that the City Council refer to Tigard
voters the ordinance approving an urban renewal plan at a regular or special City election held in
May or November. It further requires that amendments to an urban renewal plan that"would or
could involve the levying of a tax on properties outside the urban renewal area to pay the debts
or obligations to be incurred in carrying out the plan" must be similarly approved by Tigard
voters(Section 48). Though the tax increment financing of the Plan does not involve levying of
a tax, amendments that increase the maximum amount of indebtedness may increase the amount
of tax increment revenues. For this reason, such amendment is classified as a Substantial
Amendment Requiring Voter Approval, as discussed in this section.
A. Substantial Amendments Requiring Voter Approval
Substantial amendments requiring voter approval consist of increasing the maximum
amount of indebtedness. Such amendment shall require approval by non-emergency
ordinance and then referred to Tigard voters for approval.
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B. Substantial Amendments Not Requiring Voter Approval
Substantial Amendments Not Requiring Voter Approval consist of adding land to the
urban renewal area that totals more than 1%of the original plan area.
Substantial Amendments as described under Subsections XI A and B require the same
notice,hearing and approval procedure required of the original urban renewal plan,
including public involvement, consultation with taxing districts, presentation to the
Planning Commission, special notice to Tigard households of a hearing by the City
Council on the ordinance adopting the Substantial Amendment and adoption of the
Amendment by non emergency ordinance.
C. Council Approved Amendments
Council-Approved Amendments consist solely of the following amendments:
• Material changes to the goals and objectives of the Plan.
• Addition or expansion of a project that adds a cost in 2005 dollars of more than
$500,000 and is materially different from projects previously authorized in the
Plan.
• Extending the duration of the Plan.
Council-Approved amendments require approval by the Agency by resolution and by
City Council, which may approve the amendment by resolution.
D. Minor Amendments
Minor Amendments are amendments that are neither Substantial Amendments nor
Council-Approved amendments. They require approval by the Agency by resolution.
E. Amendments to the City of Tigard Comprehensive Plan and/or Development
Code
Amendments to the City of Tigard Comprehensive Plan and/or Development Code that
affect the Urban Renewal Plan and/or the Urban Renewal Area do not require approval
• by the Agency or City Council.
City of Tigard 32 October 10, 2005
• S EXHIBIT B
DRAFT
REPORT ACCOMPANYING THE DRAFT
CITY CENTER URBAN RENEWAL PLAN
October 15, 2005
Tashman Johnson LLC
Cascade Economic Planning
SERA Architects
Urban Land Economics
Jeannette Launer,Attorney
•
LIST OF PARTICIPANTS
City Center Advisory Committee Members
Jim Andrews
Carolyn Barkley
Gretchen Buebner
Alexander Craghead
Suzanne Gallagher
Alice Ellis Gaut
Marland Henderson
Ralph Hughes
Lily Lilly
Mike Man
Judy Munro
Roger Potthoff
Mike Stevenson
Carl Switzer
City of Tigard Staff
James Hendryx,Community Development Director
Tom Coffee,Interim Community Development Director
Barbara Shields,Long Range Planning Manager
Duane Roberts, Associate Planner
Consultants
Jeffrey Tashman,Tashman Johnson LLC
Tina Mosca,Cascade Economic Planning
Matt Arnold,SERA Architects
Nancy Guitteau,Urban Land Economics
Jeannette Launer,Attorney
• •
TABLE OF CONTENTS
L INTRODUCTION.»...»...»..»..»...».... 4
II. EXISTING PHYSICAL AND ECONOMIC CONDITIONS AND IMPACT ON
MUNICIPALSERVICES.... »....» .........»..».»».............»....»....:»........».....»» 5
A. PHYSICAL CONDITIONS 5
B. INFRASTRUCTURE 8
C. SOCIAL CONDITIONS - 9
D. ECONOMIC CONDITIONS 11
E. IMPACT ON MUNICIPAL SERVICES 14
III. REASONS FOR SELECTION OF EACH URBAN RENEWAL AREA IN THE PLAN» 15
W. COMPLIANCE WITH STATUTORY LIMITS ON ASSESSED VALUE AND SIZE OF
URBANRENEWAL AREA.......»....»............:...»»............»»»..»........»......»......»».......»...» 15
V. THE RELATIONSHIP BETWEEN URBAN RENEWAL PROJECTS AND THE
EXISTING CONDITIONS IN THE URBAN RENEWAL AREA...».»............» .»....»..16
A. STREET IMPROVEMENTS 16
B. STREETSCAPE IMPROVEMENTS 17
C. BIKFJPEDESTRIAN FACILITIES 18
D. PARKS 20
E. PUBLIC SPACES 20
F. PUBLIC FACIL111ES 22
VL THE ESTIMATED TOTAL COST OF EACH PROJECT AND THE SOURCES OF
MONEYSTO PAY SUCH COSTS......»..»...».»......»»......».......».....»...»...»...»»..»»»..».. 24
VIL THE ANTICIPATED COMPLETION DATE FOR EACH PROJECT ..............-30
VIII. THE ESTIMATED AMOUNT OF TAX INCREMENT REVENUES REQUIRED AND
THE ANTICIPATED YEAR IN WHICH INDEBTEDNESS WILL BE RETIRED30
IX. FINANCIAL ANALYSIS OF THE PLAN.....»...».»».....»....».»...»»»......».......»......»..» 30
X. IMPACT OF THE TAX INCREMENT FINANCING,BOTH UNTIL AND AFTER THE
INDEBTEDNESS IS REPAID,UPON ALL ENTITIES LEVYING TAXES UPON
PROPERTY IN THE URBAN RENEWAL AREA...-.-__.-............----.--- 31
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DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
I. INTRODUCTION
The City Center Urban Renewal Report(the"Report")contains background information and
project details for the City Center Urban Renewal Plan(the"Plan"). The Report is not a legal
part of the Plan but is intended to provide public information that will guide the City Council and
Tigard voters as part of their approval of the Plan.
The Report provides the information required in ORS 457.085(3). The format of the Report is
based on this statute. -
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City of Tigard 4 October 15,2005
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• DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
II. EXISTING PHYSICAL AND ECONOMIC CONDITIONS AND IMPACT ON
MUNICIPAL SERVICES
This section of the Report describes existing conditions within the City Center Urban Renewal
Area(the"Area"), documenting the occurrence of"blighted areas"as defined by ORS
457.010(1).
A. Physical Conditions
1. Land Use and Zoning
The Area contains approximately 193.71 acres and comprises 2.6%of the
City's 7439.1 acres of total land area. It contains 193 individual
properties,most of which are in the City's Central Business District
(CBD)zoning district.
The Area is served by two major transportation corridors,Highway 99W
and Hall Boulevard,which provide access to downtown Tigard from
surrounding commercial,industrial and residential neighborhoods. Two
sets of railroad tracks,owned by Burlington Northern Sante Fe Railroad
and operated by Portland and Western Railroad,Inc.,extend through the
heart of downtown Tigard and restrict access between the northern and
southern portions of the CBD. Freight trains transporting industrial
commodities such as forest products,manufactured industrial products,
bulk feed and paper pass through the Area approximately eight times a day
and create traffic congestion at rail crossings when switching occurs.
Fanno Creek Park,which demarcates the southern edge of the Area's
boundaries,is downtown's most significant natural resource and
recreational amenity. The Plan includes projects that will strengthen
linkages between downtown and Fanno Creek Park and expand the Park's
•
role as a community gathering space and recreational destination.
As described in further detail below,the age and physical condition of
existing commercial development is mixed. Examples of newer or
recently rehabilitated commercial development include the Crown Carpets
building on the corner of Commercial Street and Main Street,the A-Boy
Plumbing and Electric store on Main Street and the BMDA building,
whose ground floor tenants include a Thai restaurant and a naturopathic
pet clinic.However,the Area also features substandard development and
underutilized commercial buildings. On Main Street, for example,a
boarded up building adjacent to the bridge overlooking Fanno Creek lies
vacant. Further,some of Main Street's historic buildings have been
neglected,as evidenced by poorly maintained storefronts and facades.
An analysis of property classification data from Washington County's
2004-05 Assessment and Taxation database was used to determine the
City of Tigard 5 October 15,2005
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DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
land use designation of parcels in the Area. While the Area is
predominantly commercial,as illustrated in Table 1,"Land Use (2004-
05),"it features a mix of uses, including residential,multifamily,and
exempt or partially exempt public uses.
Table 1:Land Use(2004-05) •
• Property Class Nturtber Acres' %of Total
Parcels
Improved Residential 23 5.52 3.8%
Vacant Commercial 10 130 0.9%
Improved Commercial 122 73.55 51.0%
Improved State-Assessed Industrial I 6.25 43%
Vacant Multifamily 1 0.07 0.0%
Improved Multifamily 10 8.64 6.0%
Exempt Federal 2 232 1.6%
Exempt State 1 3.29 23%
Exempt City 14 33.68 23.4%
Exempt Municipal Water District 2 4.17 2.9%
Exempt Other Municipal Corporation 2 0.98 0.7%
Exempt Fire District 1 1.48 1.0%
Exempt Benevolent 2 131 0.9%
Exempt Fraternal 2 1.58 1.1%
TOTAL 193 144.14 100.0%
TOTAL VACANT 18 12.46 8.6%
TOTAL IMPROVED 175 131.68 91.4%
Source:Washington County,OR 2004-05 Assessment and Taxation Database
Note:Total acreage does not include an estimated 49.57 acres of ROW.
Only 9%of the Area is vacant. Most of the undeveloped lands, including
4.17 acres of Water District property and 3.29 acres of Oregon
Department of Transportation right-of-way,are under public ownership.
Improved commercial uses constitute 51%(73.55 acres)of the Area's
total acreage. Existing commercial development is concentrated on Main
Street,Highway 99W.and property abutting the intersection of Hall
Boulevard/Highway 99W. A broad range of retail and commercial uses
are represented. These include but are not limited to:restaurants,antique
stores,furniture stores,paint supply stores and frame shops as well as a
liquor store,athletic club,bike shop,carpet store and shoe repair shop.
Professional and medical service providers, including dentists,realtors,
attorneys and the Tigard Chamber of Commerce,are also active in the
Area. While most downtown businesses are small and locally owned,
national retailers and franchises such as Rite-Aid, Jo-Ann Fabrics,Napa
Auto Parts and A-Boy Plumbing and Electric are also represented.
City of Tigard 6 October 15,2005
DRAFT REPO.ON CITY CENTER URBAN RENE1PAL PLAN
Some existing uses in the downtown area do not conform to the goals and
objectives of the City's Comprehensive Plan and Development Code. In
particular, automobile-oriented uses and manufacturing and industrial
facilities do not support the City's goal to create a vibrant, pedestrian
friendly atmosphere downtown. These are examples of area businesses
that play a valuable role in the local economy but are not appropriate uses
• of the CBD. The presence of industrial and automobile-oriented uses in
the heart of downtown underscores the current underutilization of the area
and magnifies the need for public investments that will attract more
suitable retail, residential and employment uses in the CBD. The
presence of industrial and automobile-oriented uses in the heart of
downtown underscores the current underutilization of the area and
magnifies the need for public investments that will attract more suitable
retail,residential and employment uses in the CBD.
In addition to commercial uses,tax exempt uses or partially exempt uses
totaling 48.81 acres or 33.9 % of the Area's total land area are also well
represented. Most notably, the Area includes 33.68 acres of property
under City ownership. While residential uses are present, they account for
less than 10% of the Area's total acreage. Multifamily development and
single family homes,predominantly from the 1940s and 1950s, constitute
6% and 3.8%of the Area's acreage respectively.
Table 2, "Zoning Districts(2004-05)," shows the distribution of the Area's
lands by zoning district.
Table 2: Zoning Districts(2004-05)
Zoning District %of Total
Commercial Zoning Districts
Central Business District 80.9%
General Commercial 12.3%
Professional Commercial 3.3%
SUBTOTAL 96.4%
Residential Zoning Districts
R-4.5 Low-Density Residential District 1.0%
R-12 Mediun-Density Residential District 1.3%
R-25 Medium High-Density Residential District 1.3%
SUBTOTAL 3.6%
TOTAL 100.0%
Source: Washington County,OR 2004-05 Assessment and Taxation database
City of Tigard 7 October 15, 2005
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DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
•
Approximately 96%of the Area with is zoned commercial,with 80.9%of
the Area's total acreage in the CBD zone, 12.3%in the General
Commercial zone and 3.3%in the Professional Commercial zone. Less
than 4%of the Area's acreage is within residential zoning districts that
permit abroad range of housing types at varying densities. The residential
lands are concentrated in the southern and western portions of the Area,
adjacent to Fanno Creek.
B. Infrastructure
1. Transportation and Streetscape
As detailed in the Tigard Downtown Improvement Plan,poor linkages
exist between downtown Tigard and surrounding commercial,residential
and employment Areas. Weak connections,in particular a lack of
pedestrian friendly streetscape amenities,make it difficult to attract and
sustain high quality retail,office and residential development,as specified
in the Development Code.
Long term needs for the Area include transportation improvements that
will reduce traffic congestion, improve access to downtown,and create a
safer and more welcoming environment for pedestrians,bicyclists and
• motorists.
•
The City has established a preliminary list of priority transportation needs,
which include:
1. Implement street improvements that will increase multimodal
access and connectivity, reduce congestion at major intersections
and increase safety for pedestrians,bicyclists and motor vehicles.
2. Provide bike lanes, sidewalks, and pedestrian-oriented streetscape
improvements to increase multimodal circulation, safety, and
connectivity and enhance the visual identity of downtown Tigard.
3. Develop pedestrian facilities that will improve pedestrian access to
downtown from surrounding neighborhoods.
2. Parks
The Plan identifies improvements to Fanno Creek Park,the Area's most
significant natural resource, as a priority,project As the Area redevelops,
the Park's role as a community gathering space and recreational activity
center will expand. For this reason,maintaining and upgrading park
facilities and protecting sensitive areas from the impacts of development
and increased usage patterns will be critical.
City of Tigard 8 October 15,2005
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DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
In addition to Fanno Creek Park improvements, the Plan recommends the
development of a new skateboard park.
3. Public Spaces
As detailed in the Tigard Downtown Improvement Plan,the Area's public
space environment is inadequate. Developing public spaces at key
locations throughout the Area will strengthen linkages between downtown
and Fanno Creek Park,the Area's existing"green"amenity,and reinforce
downtown's identity as a unique shopping,entertainment,civic and
recreational destination.
The Plan has identified public spaces needs for the Area,which include:
• • a green corridor/urban creek that connects to other public spaces in
the area and serves,as an anchor for new development;
• public plazas that serve as community gathering spaces;
• urban green spaces that beautify the Area and provide
opportunities for active and passive recreational activities;and
• a public market near Fanno Creek.
C. Social Conditions
To analyze social conditions within the Area,a summary of demographic data and trends
from the 1990 and 2000 U.S Census is included in this section. Census block group data
was used to examine the Area's population and housing characteristics. The selected
block groups encompass but do not correspond directly with the Area and the analysis is
intended to provide a general description of the Area.
Analysis of the Area in 1990 and 2000 is based on the following Census Tracts and
Block Groups in Washington County,Oregon:
Census Tract 307—BG 1,2
Census Tract 308.01 —BG I
Census Tract 309—BG 1
•
1. Population and Housing
According to the Bureau of Census,in 2000 the total population of the
Area was reported at 3,311 persons,up 8.3%from 3,056 persons in 1990.
In 2000, 1,413 households with an average household size of 2.34 were
reported for the Area.
. As presented in Table 3,"Change in Occupancy Status(1990 to 2000),"
the Area experienced a net increase of 239 housing units(19.1%)between
1990 and 2000. Corresponding with the increase in total housing units,
City of Tigard 9 October 15, 2005
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• DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
occupied housing units in the Area increased by 17%between 1990 and
2000. While growth in owner-occupied units was modest at 6.7%(43
units),renter-occupied households increased by 28.4%(162 units). The
overall share of owner-occupied units in the Area decreased slightly from
52.8%in 1990 to 48.2%in 2000, a net loss of 4.6%. The decline in owner
households may be attributed to the limited availability of ownership
housing that is both affordable and attractive to buyers. It also suggests
that prospective homebuyers do not view downtown Tigard gra desirable
place to live.
Table 3:Change in Occupancy Status(1990 to 2000)
1990 2000 Change %Change
Total housing units 1,252 1,491 239 19.1%
Occupied units 1,208 1,413 205 17.0%
owners 638 681 43 6.7%
renters 570 732 162 28.4%
Vacant units 44 78 34 773%
%Owner occupied 52.8 48.2 -4.6 N/A
%Renter occupied 47.2 51.8 4.6 N/A
Source: 1990 and 2000 Census,SF I -100 Percent Data
As illustrated in Table 4,"Race Characteristics(2000),"while the Area's
population is largely white,non-white residents represent a significant
share of the population at 14.5%. Among non-whites who affiliated
themselves with a single race,Asians showed the highest representation at
4.4%. In2000, 3.5%of the Area's total population(487 persons)claimed
two or more races.
Table 4:Race Characteristics(2000)
Race Area Total %of Area
Total
Total: 3,311 100.0%
Population of one race: 3,196 96.5%
White alone 2,830 85.5%
Black or African American alone 22 0.7%
American Indian and Alaska Native alone 26 0.8%
Asian alone 147 4.4%
Native Hawaiian and Other Pacific Islander alone 34 1.0%
Some other race alone 137 4.1%
Two or more races: _ 115 3.5%
Total non-white: 481 14.5%
Source: 2000 Census,SF I -100 Percent Data
City of Tigard 10 October 15,2005
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DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN •
In 1990, an estimated 93 persons or 3.0%of the Area's total population
reported Hispanic or Latino origin. By 2000, as shown in Table 5
"Hispanic or Latino Population(2000),"the Hispanic or Latino population
had risen to 403 persons or 12.2%of the Area's total population. Between
1990 and 2000,with the addition of 310 persons of Hispanic or Latino
origin,the Area's Hispanic or Latino population more than tripled.
Table 5: Hispanic or Latino Population(2000)
Hispanic or Latino Area Total %of Area
Total
Total Population: 3,311 100.0%
Not Hispanic or Latino 2,908 87.8%
Hispanic or Latino 403 12.2%
Source:2000 Census,SF 1 - 100 Percent Data
D. Economic Conditions
1. Taxable Value of Property Within the Area
State law limits the percentage of a municipality's total assessed value and
area that can be contained in an urban renewal area at the time of its
establishment to 25%for municipalities under 50,000 in population. The
estimated total assessed value of the Area,including all real,personal,
personal manufactured and utility properties,is$59,854,340 or 1.47%of
the City of Tigard's total assessed value. The estimated total acreage of
the Area,including 49.57 acres of ROW,is 193.71 acres or 2.6%of the
City's total land area. Accordingly,the Area is well within the 25%
assessed value and area limits.
2. Building to Land Value Ratio
An analysis of property values can be used to assess the economic
condition of real estate investments in a designated area. The relationship
of a property's improvement value(the value of buildings and other
improvements to the property)to its land value is generally an accurate
indicator of the condition of real estate investments. This relationship is
referred to as the"Improvement to Land Ratio"or"I:L". The values used
are real market values. In urban renewal areas,the I:L may be used to
measure the intensity of development or the extent to which an area has
achieved its development priorities.
I:L ratios for healthy properties in downtown Tigard could range between
7.0 -10.0 or more. For instance,a property on a 15,000 square foot lot
would have a land value of$150,000,at$10.00 per square foot. A two-
story commercial property containing 20,000 square feet valued at$60.00
City of Tigard 11 October 15,2005
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• DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
per square foot would have an improvement value of$1,200,000. The I:L
ratio for this property would.be 8.0.
Table 6,"Improvement to Land Ratios(2004-05),"shows the average
improvement to land ratios for properties within the study area, sorted by
property class.
As highlighted in the Physical Conditions section,the Area consists
primarily of commercial lands within Tigard's Central Business District
(CBD)and General Commercial(CG)zone. At 1.34,the average I:L for
commercial uses within the Area is very low,an indication that
commercial properties are significantly underdeveloped. One of the stated
economic policies of the Tigard Comprehensive Plan is,"to improve and
enhance portions of the central business district as the focal point for
commercial,high density residential,business,civic and professional
activity creating a diversified and economically viable core area." The
Plan supports projects that will enhance the Area's capacity to retain
existing businesses and attract new employers,residents and visitors to the
Area,thereby improving economic stability and job growth within the
CBD.
Table 6: Improvement to Land Ratios(2004-0S)
Use Average I:L Average IL
All Parcels Improved Parcels Only
Residential 0.67 0.86
Commercial • 1.34 1.43
State-Assessed Industrial 0.00 0.00
Multifamily Residential 2.53 2.79
Exempt or Partially Exempt 020 0.73
Source:Washington County,OR 2004-05 Assessment and Taxation database
The average I:L of each of uses represented in the Area is low, falling at or
below 2.79. This is clearly evidenced by the Area's inadequate
streetscape, substandard housing development,underutilized commercial
lands,and the lack of public spaces and public facilities.
3. Income and Poverty
As a group,Area residents are less well off than the citywide population.
The Area's median household income was estimated at$38,100 in 2000,
26%lower than the City's median household income of$51,581. Table 7,
"Poverty Status in 1999 by Age,"shows the population breakdown by
persons living below and at or above the federal poverty level.
City of Tigard 12 October 15,2005
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DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
Table 7:Poverty Status in 1999 by Age
Poverty Data Area Total %of Area
Total
Total Persons" 3,705 100.0%
Income in 1999 Below Poverty Level: 314 8.5%
Under 18 years 95 2.6% •
18 years and over 219 5.9%
Income in 1999 at or Above Poverty Level: 3,391 91.5%
Under 18 years 446 12.0%
18 years and over 2,945 79.5%
Source:2000 Census,SF 3-Sample Data
"Population for whom Poverty Status is Determined
An estimated 8.5%of the Area's population was living below the poverty
level in 1999. The Plan supports transportation and streetscape projects
and programs that will improve the physical appearance of downtown
Tigard and increase access and connectivity throughout the Area. These
improvements will make downtown an attractive location for high quality
retail,commercial and office development,which will create new
employment and economic opportunities for local residents.
4. Employment
Employment data from the 2000 Census is used to analyze the
employment status of residents in the Area. Given that state and national
unemployment rates increased during the economic downtown and the
Portland regional economy has not yet fully recovered,it is likely that
current unemployment within the Area is higher and the labor force
participation rate is lower than in 2000.
As shown in Table 8,"Employment Status,Persons 16 years and over,
City Center URA(2000),"the percentage of Area residents 16 and over in
the labor force was 65.5%in 2000. While only 2.6%of the labor force •
was unemployed,the Area's labor force participation rate was 6%lower
than the citywide rate,reported at 72.2%in 2000. This suggests that
downtown Tigard may have a significant population of persons who,due
to age or disability, are unable to work.
City of Tigard 13 October 15,2005
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DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
Table 8: Employment Status,Persons 16 years and over
City Center URA(2000)
Employment Status Area Total %of Area
Total
Persons, 16 years and over 3,224 100.0%
In labor force: 2,112 65.5%
Armed forces 0 0.0%
Civilian labor force 2,112 65.5%
Employed 2,029 62.9%
Unemployed 83 2.6%
Not in labor force: 1,112 _ 34.5%
Source:2000 Census,SF 3-Sample Data
E. Impact on Municipal Services
The fiscal impact of tax increment financing on taxing districts that
levy taxes within the Area("affected taxing districts") is described
in section X of this Report. This subsection discusses the fiscal
impacts resulting from potential increases in demand for municipal
services.
Increases in commercial and residential occupancies within the Area will
generally result in higher demand for fire,life safety and public safety
services. However,older buildings not currently meeting building and fire
codes will be brought into code compliance,reducing the demand from
those buildings. Similarly,street improvements identified in the Plan will
make downtown safer and more accessible to fire and emergency services
vehicles.
New landscaping features and public spaces improvements within the Area
will increase the need for maintenance. However, sidewalk improvements
will reduce the need for repairs of existing sidewalks.
Population growth resulting from new residential development within the
Area will increase the demand for municipal and social services.However,
the cost of providing these services will be off set, in part,by property tax
revenues.
•
City of Tigard 14 October 15,2005
This page amended by CCDA on 10/18/05
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DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
III. REASONS FOR SELECTION OF EACH URBAN RENEWAL AREA IN THE
PLAN
There is one urban renewal area in the Plan and it was selected to improve and prevent
the future occurrence of blighted areas as defined in ORS 457.010(1).
IV. COMPLIANCE WITH STATUTORY LIMITS ON ASSESSED VALUE AND
SIZE OF URBAN RENEWAL AREA
As noted above,the estimated total assessed value of the Area,including all real,personal,
personal manufactured and utility properties,is $59,854,340 or 1.47%of the City of Tigard's
total assessed value. The estimated total acreage of the Area,including 49.57 acres of ROW,is
193.71 acres or 2.6%of the City's total land area.Accordingly,the Area is well within the 25%
assessed value and area limit contained in Chapter 457 of Oregon Revised Statutes.
•
•
City of Tigard 15 October 15,2005
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DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
V. THE RELATIONSHIP BETWEEN URBAN RENEWAL PROJECTS AND
THE EXISTING CONDITIONS IN THE URBAN RENEWAL AREA
This section describes the relationship between the urban renewal projects called for in
the Plan and conditions generally described in Section II of this Report and more
particularly described below.
A. Street Improvements
1. Ash Avenue Extension,Scoffins to Burnham,Including Railroad Crossing
The extension of Ash Avenue from Burnham Street to Commercial Street
is a project under the Plan.
Relationship to Existing Conditions
Under existing conditions,Ash Avenue is an incomplete roadway that
extends from Scoffins Road to Commercial Street and picks back up at
Burnham Street,on the south side of the rail corridor. Filling in the"gap"
in the roadway will increase access and connectivity within the CBD. The
provision of a new railroad crossing is necessary to ensure pedestrian,
bicycle and motor vehicle safety.
2. Scoffins Street/Hall Boulevard/Hunziker Road Re-Alignment
This project will realign the Scoffins Street/Hall Boulevard/Hunziker
Road intersection.
Relationship to Existina Conditions
Located on the eastern edge of the Area,this three-way intersection
provides access to downtown from Highway 99W and residential
neighborhoods east of Hall Boulevard and south of downtown. Currently,
Scoffins Street and Hun7iker Road are poorly aligned,which increases
traffic congestion and compromises the safety of pedestrians,bicyclists
and motorists crossing over,or turning on or off,Hall Boulevard.
Improving the alignment of the intersection will reduce congestion and
increase multimodal safety.
3. Hall Blvd/Highway 99W Intersection Improvements
Improvements to the intersection of Hall Boulevard and Highway 99W are
a project under the Plan. The acquisition of additional public right-of-way
may be undertaken as part of the project.
Relationship to Existing Conditions
City of Tigard 16- October 15,2005
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
This project will improve multimodal circulation and safety and reduce
congestion at the intersection of Hall Boulevard and Highway 99W,a
major intersection that serves as the primary entryway to downtown.
4. Greenburg Road/Highwav 99W Intersection Improvements
Improvements to the intersection of Greenburg Road and Highway 99W
are a project under the Plan.
Relationship to Existing Conditions
Under current conditions,traffic congestion at the intersection of
Greenburg Road and Highway 99W hampers multimodal circulation and
safety in Downtown Tigard and impedes access to the Area. This project
will promote safe and convenient access to downtown Tigard and improve
the flow of traffic throughout the Area.
5. Burnham Street Improvements
The reconstruction and widening of Burnham Street is a project under the
Plan.
Relationship to Existing Conditions
As noted in Section H A,access throughout the Area is constrained by
weak linkages and the lack of an adequate street system in the Central
Business District. The reconstruction and widening of Burnham Street
will increase multimodal access to underutilized commercial properties in
the southeast portion of the Area, which are expected to redevelop to more
intensive residential,office,civic and commercial uses under the Plan.
6. Center Street Improvements
Upgrades and improvements to Center Street are a project under the Plan.
Relationship to Existing Conditions
As the Safeway property at the northwest corner of Hall Boulevard and
Highway 99W redevelops,Center Street,which provides access to the
. property from Greenburg Road,will need to be improved to accommodate
the anticipated increase in bicycle,pedestrian and motor vehicle traffic.
B. Streetscape Improvements
1. Downtown Tigard Streetscape Improvements
City of Tigard 17 October 15, 2005
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• DRAFT RERT ON CITY CENTER URBAN RENEWAL PLAN
Streetscape improvements along Main Street,Burnham Street,
Commercial Street,Ash Avenue, Scoffins Road and Center Street are a
project under the Plan.
Relationship to Existing Conditions
The lack of adequate streetscape amenities and human-scale development
in downtown Tigard makes it an unsafe and unwelcoming destination for
pedestrians. Under current conditions,downtown lacks a distinct visual
identity and character,which has made it difficult to attract active retail,
civic and employment uses supported in the Comprehensive Plan.
Installing streetscape furnishings, street trees and other landscape
enhancements will beautify downtown and create a more business-
friendly,pedestrian-oriented environment.
C. Bike/Pedestrian Facilities
1. Commuter Rail Access
The provision of a new pedestrian access way between Burnham Street
and the proposed commuter rail station is a project under the Plan.
Relationship to Existing Conditions
Under current conditions,multimodal access within the Area is
constrained by the rail corridor,which bisects the CBD. Pedestrians who
want to cross between the north and south sides of the rail corridor
currently have one option—Main Street. This project will provide an
alternative and more direct access route for pedestrians wishing to access
the proposed commuter rail station on Commercial Street.
2. Sidewalks and Bike Lanes
The Plan recommends bicycle and pedestrian improvement projects that
will provide sidewalks and bike lanes on Hall Boulevard, Scoffins Street,
Tigard Street,Highway 99W and Center Street.
Relationship to Existing Conditions
The incomplete sidewalk system and lack of striped bike lanes in
downtown Tigard impedes pedestrian and bicycle access and weakens
public perception of downtown as a unified district. In conjunction with
urban spaces and streetscape improvements,the proposed sidewalk and
bike lane improvements will improve multimodal access to the Area and
create an attractive and visually distinct streetscape environment in
downtown Tigard.
City of Tigard 18 October 15,2005
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DRAFT REPORT N CITY CENTER URBAN RENEW PLAN
3. Enhanced Pedestrian Bridge over Fanno Creek Connecting_to Ash Avenue
The design and construction of an enhanced pedestrian bridge over Fanno
Creek is a project under the Plan. The bridge will connect to Ash Avenue,
which does not currently extend over the Creek.
Relationship to Existing Conditions
One of the stated goals of the Plan is to,"Capitalize on Commuter Rail
and Fanno Creek as catalysts for future investment and development."
This project will enhance connectivity between Downtown Tigard and
residential neighborhoods to the south and west of Fanno Creek.
4. Conversion of Existing North Rail Corridor into a Multi-use Pedestrian
Trail
The conversion of the existing north rail corridor into a multi-use
pedestrian trail is a project under the Plan. Key components of the project
may include bio-swales,native vegetation,pervious pavement and low
impact stormwater conveyance/treatment features.
Relationship to Existing Conditions
This project will increase pedestrian access to downtown Tigard while
providing new active and passive recreational opportunities for Area
residents,workers and visitors. Consistent with goals of the Tigard
Downtown Improvement Plan and the Comprehensive Plan,this project
will be developed in an environmentally sensitive manner and will
incorporate low impact,sustainable development techniques.
City of Tigard 19 October 15,2005
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DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
5. Tigard Street/Grant Bicycle/Pedestrian Crossing
This project provides for the design and construction of a new at-grade
bicycle/pedestrian crossing that will extend from the intersection of Tigard
Street and Grant Street(south of the railroad)to the north side of the
railroad tracks.
Relationship to Existing Conditions
Currently,due to an insufficient number of railroad crossings,multimodal
access to Downtown from surrounding neighborhoods is constrained.
This project will provide safe and convenient access to non-motorized
vehicles traveling to and from downtown from residential areas to the
north and west.
D. Parks
1. Fanno Creek Park Improvements
Improvements to Fanno Creek Park,including the preservation and
restoration of environmentally sensitive areas,are a project under the Plan.
Relationship to Existing Conditions
As the Area redevelops and new housing,office,retail and commercial
development locates downtown,it will be necessary to preserve the
environmental integrity of existing parks and open space areas. Currently,
Fanno Creek is the Area's most significant natural amenity. This project
provides for improvements that will make Fanno Park a safer and more
attractive recreational destination while protecting sensitive areas in the
Fanno Creek Watershed.
2. Skateboard Park
The design and construction of a new skateboard park is a project under
the Plan. •
Relationship to Existing Conditions
Similar to the Fanno Creek Park Improvements project and other public
spaces proposed in the Plan,this project will expand the range of
recreational opportunities in the Area and draw people of varying ages and
interests to Downtown Tigard.
E. Public Spaces
City of Tigard 20 October 15,2005
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DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
1. Green Corridor/Urban Creek
The development of a green corridor/urban creek,which will extend from
Fanno Creek to the northwest corner of the Central Business District, is a
project under the Plan.
Relationship to Existing Conditions
As described in Section II B,downtown Tigard's inadequate streetscape
environment limits its capacity to promote active retail, shopping and
• entertainment uses. The proposed Green Corridor/Urban Street project
will serve as a catalyst for development and strengthen linkages between
key downtown locations,including Fanno Creek Park,Main Street and the
proposed Commuter Rail station.
2. Plazas and Urban Green Spaces
The development of public plazas that will serve as public gathering
spaces is a project under the Plan.
Relationship to Existing Conditions
Under existing conditions,the lack of public open space areas in
downtown Tigard makes it an unattractive and unwelcoming pedestrian
environment. Developing public plazas and urban green spaces suitable
for a broad range of recreational and civic uses will increase community
livability in downtown Tigard and strengthen its identity as a pedestrian-
friendly shopping,entertainment and recreational district.
3. Public Market
The development of a public market in the proposed public use area near
Fanno Creek is a project under the Plan.
Relationship to Existing Conditions
Developing a public market that will serve as a gathering space for
community events and recreational activities will draw residents and out-
of-town visitors to downtown Tigard.Area businesses will benefit directly
from this project as individuals and families who visit the public market
will also patronize restaurants,shops and other downtown venues.
City of Tigard 21 October 15,2005
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DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
F. Public Facilities
1. Performing Arts Center
The development of a performing arts center in downtown Tigard is a
project under the Plan.
Relationship to Existing Conditions
Under existing conditions,artistic and cultural activities in the Area are
very limited. The development of a new Performing Arts Center, which
will serve as a community gathering place for the arts,will promote
• downtown Tigard's reputation as a center for entertainment and culture.
Performing Arts Center patrons will shop at local businesses, dine at
downtown restaurants and enjoy the various recreational and
entertainment activities that the Area has to offer.
2. Public Parking Facilities
The development of new public parking facilities in downtown Tigard is a
project under the Plan.
Relationship to Existing Conditions
While the Area's supply of parking is adequate for the needs of existing
businesses and residents,it is anticipated that the demand for public
parking facilities will increase as the Area redevelops. Anticipated growth
in housing and employment densities in downtown Tigard will increase
the need for additional off-street parking.Developing public parking
facilities at key locations throughout the Area,particularly in the CBD,
will make downtown a convenient location for civic,retail and
recreational activities.
3. Public Market Area
The development of a public market area in the proposed public use area
near Fanno Creek is a project under the Plan.
Relationship to Existing Conditions
The public market area will serve as a community gathering spot and will
strengthen linkages between Fanno Creek Park,the CBD and adjacent
residential neighborhoods.
4. Post Office Relocation
City of Tigard 22 October 15,2005
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DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
The possible relocation of the existing downtown post office is a project
under the Plan.
. Relationship to Existing Conditions
The existing downtown post office may not be the optimal use for
valuable commercial real estate in the heart of downtown Tigard.
Although the post office generates a substantial level of traffic,it is not
compatible with other desired commercial activities on Main Street. For
this reason,the post office may be relocated to an alternative site in the
Area
•
5. Public Restrooms
The provision of public restrooms in public gathering spaces is a project
under the Plan.
Relationship to Existing Conditions
Concurrent with the development of public gathering spaces in the Area,
such as the proposed Public Market near Fanno Creek,the provision of
public restrooms will help make shopping,dining and usage of the Area's
public facilities and recreational amenities a comfortable and convenient
experience for the public.
City of Tigard 23 October 15,2005
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DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
VI. THE ESTIMATED TOTAL COST OF EACH PROJECT AND THE SOURCES
OF MONEYS TO PAY SUCH COSTS
Table 9 below shows the estimated total cost of each project and the estimated sources of
funds to address such costs,with all figures in year of expenditure dollars(which take
into account inflation).
•
•
•
City of Tigard 24 October 15,2005
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DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
Table 9: Revenues, Costs and Schedule for Urban Renewal Projects
FY Ending June 30 2007 2008 2009 2010 2011 2012 2013r 2014 2015• 2016
Revenues
Beginning Balance 0 488,000 70,960 477,522 34,481 122,120 17,865 620,620 134,754 886,181
Debt Proceeds 0 830,136 0_ 1,028,100 160,173 1,350,895 292,173_ 1,702,449 426,475
Initial Funding from City of Tigard 900,000 0
Interest Earnings _ 0 7,320 13,516 7,163 15,939 4,234 20,531 13,692 27,558 19,690
Total Revenues 900,000 495,320 914,613 484,685 1,078,521 286,527 1,389,291 926,485 1,864,761 1,332,345
'Adminstratton •
Capital Projects 1 2 3 4 5 6 7 8 9 10
Street Improvements 154,500 159,135 163,909 168,826 173,891 0 153,734 158,346 195,716 201,587
Streetscape Improvements 154,500 159,135 163,909 168,826 173,891 0 153,734 158,346 195,716 201,587
Bike/Pedestrian Facilities 103,000 106,090 109,273 112,551 115,927 0 0 0 0 0
Parks 0 0 0 0 231,855 119,405 153,7344 158,346 195,716 201,587
Public Spaces 0 0 0 0 231,855 119,405 153,734 158,346 195,716 201,587
Public Facilities 0 0 0 0 0 0 0 0 0 0
Planning and Development Assistance :t 0 0 0 0 28,982 29,851 153,734 158,346 195,716 201,587
Property Acquisition-From Willing Sellers 0 0 0 0 0 0 0 0 0 0
Total Expenditures 412,000 424,360_ 437,091 450,204 956,401 268,662 768,671_ 791,731 978,580_ 1,007,937
CCDA noted pagination corrections are needed for header/footer
misplacements. (pp 25-29) •
Table 9: Revenues, Costs and Schedule for Urban Renewal Projects(Continued)
City of Tigard 25 October 15, 2005
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DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
FY Ending June 30 2017 •2018 2019 2020 2021 2022 2023 2024 2025- 2026
Revenues
Beginning Balance 324,408 1,099,304 309,297 941,997 266,233 922,616 257,482 1,540,104 522,161 1,536,132
Debt Proceeds 1,951,955 434,527 1,703,901 512,490 1,870,703 595,854 2,725,440 651,615 2,934,810 728,428
Initial Funding from City of Tigard
Interest Earnings 34,145 23,007 30,198 21,817 32,054 22,777 44,744 32,876 51,855 33,968
Total Revenues 2,310,508 1,556,838 2,043,397 1,476,304, 2,168,990 1,541,248 3,027,667 2,224,595 3,508,826 2,298,528
Adminstration
r
Capital Projects • 11 12 13` 14 15 16 17 18 19 20
Street Improvements 242,241 249,508 220,280 242,014 249,275 256,753 297,513 340,487 394,539 451,528
Streetscape Improvements 242,241 249,508 220,280 242,014 249,275 256,753 297,513 340,487 394,539 451,528
Bike/Pedestrian Facilities 0 0 0 0 0 0 0 0 0 0
Parks 242,241 249,508 220,280 242,014 249,275 256,753 297,513 340,487 394,539 . 451,528
Public Spaces 242,241 249,508 • 220,280 242,014 249,275 256,753 297,513 340,487 394,539 451,528
Public Facilities 0 0 0 0 0 0 0 0 0 0
Planning and Development Assistance 242,241 249,508 220,280 242,014 249,275 256,753 297,513 340,487 394,539 451,528
Property Acquisition-From Willing Sellers 0 0 0 0 0 0 0 0 0 0
•
Total Expenditures 1,211,205 1,247,541 1,101,400 1,210,072 1,246,374_ 1,283,765 1,487,563 1,702,433 1,972,694 2,257,639
On 10/18/05 CCDA requested line item for funds to be budgeted for property •
acquisition from willing sellers. Consultant Tashman also noted that no
line item was included for public facilities.
Table 10: Tax Increment Revenues,Debt Service and Debt Service Reserves
City of Tigard 26 October 15, 2005
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DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
FY Ending June 30 2007 2008 2009 2010" 2011 2012 2013 2014 2015 2016 2017
REVENUES
Beginning Balance 0 40,827 79,535 196,425 286,223 299,301 453,184 444,189 679,289, 626,781
Tax Increment Revenues 40,223 124,648 H 200,530 279,022 360,181 481,864 607,608 737,494 871,603 1,011,682
Interest 603 3,095 5,394 10,078 13,989 16,207 22,710 24,388 33,453 33,979
Total Revenues 40,827 168,570 285,459 485,525 660,393 797,372 1,083,501 1,206,070 1,584,345 1,672,441
Average Tax Increment Revenues 1,222,820 ,
EXPENDITURES
Debt Service,Long Term
` Bond I 89035 89,035 89,035 89,035 89,035 89,035 89,035 89,035 89,035
Bond 2 1 110,267 110,267 110,267 110,267 110,267 110,267 110,267
Bond 3 144,887 144,887 144,887 144,887 144,887 •
Bond 4 182,593 182,593 182,593
Bond 5 195,849
Bond 6
Bond 7 ,
Bond 8 ,
Bond 9
Total Debt Service,Long Term 0 89,035 89,035 199,301 199,301 344,189 344,189 ' 526,781 526,781 722,630
Bond Reserve 0 89,035, 89,035 199,301 199,301 344,189 344,189 526,781 526,781 722,630
Debt Service Short Term 0 161,791 295,124 430,782 127,182
Total Expenditures 0_ 178,069_ 178,069_ 398,603 560,393 688,377 983,501 1,053,562 1,484,345 1,572,441
•
•
Table 10: Tax Increment Revenues,Debt Service and Debt Service Reserves(Continued)
City of Tigard 27 October 15, 2005
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DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
FY Ending June 30 2018 2019r 2020'• 2021 2022 2023 2024 2025, 2026 2027
REVENUER
Beginning Balance 822,630 822,630 980,138 980,138 1,148,672 1,148,672 1,311,417 1,311,417 1,467,162 1,467,162
:Tax Increment Revenues 1,120,066 1,232,193 1,348,178 1,468,140 1,592,201 1,695,984 1,803,223 1,914,027 2,028,505 2,146,772
Interest 41,480 43,162 49,627 51,426 58,343 59,900 66,391 68,053 74,442 76,216
Total Revenues 1,984,176 2,097,985 2,377,943, 2,499,705 2,799,216 2,904,555 3,181,031 3,293,497 3,570,110 3,690,151
Average Tax Increment Revenues
•
,
EXPENDITURES
Debt Service,Long Term •
Bond I 89,035 89,035 89,035 89,035 89,035
Bond 2 1 10,267 110,267 110,267 110,267 110,267 110,267 110,267
Bond 3 144,887 144,887 144,857 144,887 144,887 144,887 144,887 144,887 144,887
Bond 4 182,593 182,593 182,593 182,593 182,593 182,593 182,593 182,593 182,593 182,593
• Bond 5 195,849 195,849 195,849 ' 195,849 195,849 195,849 195,849 195,849 195,849 195,849
Bond 6 157,508 157,508 157,508 157,508' 157,508 157,508 '157,508 157,508 157,508
Bond 7 168,533 168,533 168,533 168,533 168,533 168,533 168,533
Bond 8 251,780 251,780 251,780 251,780 251,780
Bond 9 266,012 266,012 266,012
Total Debt Service,Long Term 722,630 880,138 880,138 1,048,672 1,048,672` 1,211,417 1,211,417 1,367,162 1,367,162 1,222,275
Bond Reserve 722,630 880,138, 880,138 1,048,672 1,048,672_ 1,211,417 1,211,417 1,367,162 1,367,162 1,222,275
Debt Service Short Term 438,916 237,709, 517,667 302,361 601,873 381,721 658,197 459,173 735,786 1,145,601
Total Expenditures 1,884,176_ 1,997,985_ 2,277,943 2,399,705 2,699,216_ 2,804,555 3,081,031 3,193,497_ 3,470,110 3,590,151
•
Table 11: Projected Incremental Assessed Value and Tax Rates
City of Tigard 28 October 15, 2005
DRAFT REPORT ON CITY CENTER URBAN RENEWAL PLAN
, FY Ending June 30' 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
Frozen Base 62,884,466 62,884,466 62,884,466 62,884,466 62,884,466 62,884,466 62,884,466 62,884,466 62,884,466 62,884,466 62,884,466
Prior Year Total 62,884,466 66,304,704_ 73,483 446 79,935,766 86,609,983 93,511,005 103,857,879 114,550,020 125,594,334 136,997,_785
Appreciation% 2.5% 2.5% 2,5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2,5%
_
Appreciation S 1,572,112 1657,618 1,837,086 1,998,394 2,165,250 2,337,775 2,596,447 2,863,751 3,139,858 3,424,945
Gross New Real Market Value 4,181,281 12,677,669 8,633,061 8,772,651 8,915,234 15,134,351 15,361,849 15,593,906 15,83638 16,072,160
Net%of Gross 65% . 65% 81% 82% . 83% 84% 85% 86% 87% 88%
Net Real Market Value 2,717,832 8,240,485 6,992,779 7,193,573 7,399,644 12,712,855 13,057,571 13,410 759 13,772,655 14,143,501
Changed Property Ratio 68% 67% 66% 65% 64% 63% 62% 61% 60% 60%
Assessed Value,New Development 1,848,126 5,521,125 4,615,234 4,675,823 4,735,772 8,009,098 8,095,694 8,180,563 8,263,593 8,486,101
Total 62,884,466 66,304,704 73,483,446 79,935,766 86,609,983 93,511,005 103,_857,879 114,550,020 125,594,334 136,997,785 148,908,830
Incremental Asses•d Value 0 3,420,238 10 598,980. 17,051,301 23,725,517 30,626,539 40,973,413 51,665,554 62,709,868 74,113,319 86,024,364
' Consolidated Tax Rate 11.8792 11.8792 11.8792 11.8792 . 11.8792 11.8792 11.8792 11.8792 11.8792 11.8792 •
Tax Increment Revenues 40,630 125,907_ 202,556 281,840, 363,819 486,731 613,745 744,943 880,407 1,021,901
FY Ending June 30 • 2018 2019 2020 2021 2022, 2023 2024 2025 2026 2027
Frozen Base 62,884,466 62,884,466 62,884,466 62,884,466 62,884,466 62,884,466 62,884,466 62,884,466 62,884,466 62,884,466
' Prior Year Total 148,908,830 158 124,890 167,659,173 177,521,502 187,721,989 198,271,051 207,095,782 216,214,461 225,636,209 235,370,426 •
Appreciation% 2.5% 2.5%� 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5%
Appreciations 3,722,721 3,953,122 4,191,479 4,438,038 4,693,050 4,956,776 5,177,395 5,405,362 5,640,905 5,884,261
Gross New Real Market Value 10,287,151 10,451,613 10,619,567 10,791,104 10,966,316 7,243,360 7,380,682 7,521,324 7,665,378 7,812,938
Net%of Gross 89% 89% 89% 89% 89% 89% 89% 89% 89% 89%
Net Real Market Value 9,155,565 9,301,936 9,451,415 9,604,082 9,760,021 6,446,590 6,568,807 6,693,979 6,822,187 6,953,514
Changed Property Ratio • 60% 60%^ 60% 60% 60% 60% 60% 60% 60% 60%
Assessed Value,New Development , 5,493,139 5,581,161 5,670,849 5,762,449 5,856,013 3,867,954 3,941,284 4,016,387 4,093,312 4,172,109
Total 158,124,890 167,659,173 177,521,502 187,721,989 198,271,051 207,095,782 216,214,461 225,636,209 235,370,426 '245,426,796
Incremental Assesod Value 95,240,424 104,774,707 114,637,036 124,837,523 135,386,585 144,211,316 153,329,995 162,751,743 172,485,960 182,542,330
'-
Consolidated Tax Rate 11.8792 11,8792 11.8792 11.8792 1 1.8792 1 1.8792 1 1.8792 1 1.8792 11.8792 1 1.8792
Tax Increment Revenues 1,131,380_ 1,244,640 1,361,796_ 1,482,970 1,608,284 1,713,115 1,821,438 1,933,361 2,048,995. 2,168,457
•
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City of Tigard 29 October 15,2005
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DRAFT RERT ON CITY CENTER URBAN RENEWAL PLAN
• VII. THE ANTICIPATED COMPLETION DATE FOR EACH PROJECT
Table 9 shows the anticipated completion dates of the urban renewal projects.
VIII. THE ESTIMATED AMOUNT OF TAX INCREMENT REVENUES REOUIRED
AND THE ANTICIPATED YEAR IN WHICH INDEBTEDNESS WILL BE
. RETIRED
Table 10 shows the yearly tax increment revenues and their allocation to debt service and
debt service reserve funds. It is anticipated that all debt will be retired by the end of FY
2027/2028. The estimated amount of tax increment revenues required to service debt is
$39,142,083 (total tax increment revenues of$40,026,326 less$884,243 remaining after
debt is retired;to be refunded to taxing districts).
IX. FINANCIAL ANALYSIS OF THE PLAN
The estimated tax increment revenues of$39,142,083 are based on projections of the
assessed value of development within the Area.
Table 11 (page 30)shows the projected incremental assessed value,projected tax rates
that would produce tax increment revenues,and the annual tax increment revenues.
These in turn provide the basis for the projections in Table 10.
City of Tigard 30 October 15,2005
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DRAFT REPORT ON CITY CENTER URBAN RENE•PLAN
X. IMPACT OF THE TAX INCREMENT FINANCING,BOTH UNTIL AND A}TER
THE INDEBTEDNESS IS REPAID,UPON ALL ENTITIES LEVYING TAXES
UPON PROPERTY IN THE URBAN RENEWAL AREA
The impact of tax increment financing on overlapping taxing districts consists primarily
of the property tax revenues foregone on permanent rate levies as applied to the growth in
assessed value in the Area without the Plan. Revenues on growth in assessed value that
•
would not occur but for the Plan cannot be considered as foregone. It is reasonable to
project that development within the Area without the Plan would take much longer to
occur,would be less extensive and would have lower assessed values.
Table 9 shows the property tax revenue foregone by overlapping taxing districts during
the use of tax increment financing,in terms of average revenues foregone per year
through FY 2027/2028 in current dollars. No impacts are shown for the K-12 School
District or Educational Service District, because under the current K-12 and ESD
financing system,property tax revenues foregone by the districts would be offset by
additional revenues from the State School Fund.
Table 9: Revenues Foregone
Present Value of Revenues Foregone Through 2028 Average/Year
_
Washington County Permanent 1,660,097 79,052
TVF&R 1,126,125 53,625
Port 51,758 2,465
Metro • 71,324 3,396
City of Tigard _1,855,537 88,359
ESD-NW Regional 113,558 5,408
,PCC 208,804 9,943
•
•
•
Table 10 shows the increase in permanent rate levy revenues that would occur in the
years after termination of the tax increment financing,from FY 2029 through FY 2037,
City of Tigard 31 October 15,2005
•
DRAFT REPRT ON CITY CENTER URBAN RENEWAL PLAN
when the projected additional value in the Area would result in a"break even"point.
During FY 2036/2037,the value in current dollars of the revenues foregone would be
exceeded by the value in current dollars of the additional revenues gained.
Table 10: Revenues Gained After Termination of Tax Increment Financing FY 2029
through FY 2037
Taxing District Through 2037
Washington County Permanent 1,677,514
TVF&R 1,137,940
Port 52,301
Metro 72,073
City of Tigard 1,875,004
ESD-NW Regional 114,749
PCC 210,995
•
City of Tigard 32 October 15,2005