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07/08/2015 - Packet m Completeness Review for Boards, Commissions and Committee Records CITY OF TIGARD CCAC - City Center Advisory Commission Name of Board, Commission or Committee July 8, 2015 Date of Meeting I have verified these documents are a complete copy of the official record. Joe Patton,Meeting Secretary Print Name I gnature August 13, 2015 Date City of Tigard City Center Advisory Commission Agenda MEETING DATE/TIME: July 8, 2015 — 6:30 to 8:30 p.m. MEETING LOCATION: Red Rock Creek Conference Room, 13125 SW Hall Blvd., Tigard, OR 97223 1. CALL TO ORDER Carine 6:30 Welcome and Introductions 2. CONSIDER MINUTES Carine 6:35 3. NON-AGENDA ITEMS/PUBLIC COMMENT Carine 6:40 4. COMMUNITY CENTER BALLOT MEASURE DISCUSSION Carine, Guests 6:45 5. REVIEW URBAN RENEWAL PLAN Carine, Ravi 7:15 6. THE VIEW FROM 99W Carine, Linli 7:35 7. DOWNTOWN PARKING Sean 7:55 8. ASH/BURNHAM UPDATE Sean 8:10 9. LIAISON REPORTS All 8:20 10. ADJOURNMENT Carine 8:30 *EXECUTIVE SESSION:The Tigard City Center Advisory Commission may go into Executive Session to discuss real property transaction negotiations under ORS 192.660(2) (e).All discussions are confidential and those present may disclose nothing from the Session.Representatives of the news media are allowed to attend Executive Sessions,as provided by ORS 192.660(4),but must not disclose any information discussed.No Executive Session may be held for the purpose of taking any final action or making any final decision.Executive Sessions are closed to the public. Upcoming meetings of note: Wednesday,August 12,6:30 p.m.,Regular CCAC Meeting,Red Rock Creek Conference Room Tuesday,August 18,6:30 p.m. Council/CCDA Meeting-Tigard Street Trail and Saxony Site Future Tuesday,September 1,6:30 p.m.,CCDA Meeting,City Hall Wednesday,September 9,6:30 p.m.,Regular CCAC Meeting,Red Rock Creek Conference Room CITY CENTER ADVISORY COMMISSION AGENDA—July 8, 2015 City of Tigard 1 13125 SW Hall Blvd.,Tigard,OR 97223 1 503-639-4171 1 www.tigard-or.gov I Page 1 of 1 CITY OF TIGARD CITY CENTER ADVISORY COMMISSION Meeting Minutes July 8, 2015 Members Present: Carine Arendes (Chair),Linli Pao (Vice Chair),Deanie Bush,Joyce Casey,Lynn Scroggin, Richard Shavey, and Sherrie Devaney Members Absent: Laura Fisher,Paul Miller, and Ravi Nagaraj (alternate) Staff Present: Downtown Redevelopment Project Manager Sean Farrelly; and Senior Administrative Specialist Joe Patton Others Present: Councilor Marland Henderson, Council Liaison to the CCAC; Councilor Marc Woodard, Alternate Council Liaison to the CCAC;Bob Hall, President and CEO YMCA of Columbia-Willamette; Bruce Patton,Vice President YMCA of Columbia-Willamette;Tom Murphy,resident; and Neal Brown, resident 1. CALL TO ORDER Chair Arendes called the meeting to order at 6:30 pm. The meeting was held in the Tigard Red Rock Conference Room, at 13125 SW Hall Blvd.Joe recorded the roll call. 2. CONSIDER MINUTES The June 10, 2015 CCAC Minutes were approved. 3. NON-AGENDA ITEMS/PUBLIC COMMENT A. Linli noted she attended a meeting earlier in the day hosted by 1000 Friends of Oregon to discuss affordability along the Southwest Corridor and they plan to discuss issues with Metro. She noted that on July 13 the Steering Committee is meeting to discuss the different alignment options. B. Sean stated that the meetings for the Tigard Street Trail and the future of the Saxony property are rescheduled to August 18,2015 and the CCAC/CCDA six-month update rescheduled to October 6, 2015. He reminded the Commissioners that the next meeting will include a discussion on Tactical Urbanism. C. A preview ride of the Light Rail Orange Line is scheduled for July 14. D. Sean noted that contractors have started work on the Gateway Art installation. Chair Arendes called for public comment. There was none. 4. COMMUNITY CENTER BALLOT MEASURE DISCUSSION Carine noted there is a potential ballot measure regarding siting of a YMCA in downtown Tigard and guests were invited to give a brief overview and answer some questions. Neal Brown stated there are twelve items needed to support a YMCA: need, feasibility study, division (team of professionals), operator,location, parking,building plans/pictures, meet budget, bids, financing,public support. He is proposing four-year process to buy the land,get public input, construct the building and sell the memberships. Bob Hall stated the YMCA service area covered Woodburn to Woodland,Washington and from Mt. Hood to the coast. He discussed programs the YMCA offers,including childcare. He asked if there were any questions and several Commissioners remarked it would have been helpful if the answers to the previously submitted questions had been provided prior to the meeting for review. Mr. Hall was asked why the YMCA is not providing funding for a YMCA facility. He stated that the traditional method is for YMCA to embark on a capital fundraising drive, raise as much money as they can,and borrow the remainder from banks, Page 1 of 2 CITY CENTER ADVISORY COMMISSION July 8,2015 about a five to ten year process. The Sherwood facility-, the first in the nation,is the other model with the facility- owned by_the city. It is the only facility in Columbia-Willamette area with this model, though others have been built elsewhere in the United States. The YMCA does not provide the city any payments for the use of the building,but they are responsible for the upkeep and operating costs and provide reduced rates for scrn=ices based on income. It was noted that Shertivood's operating agreement with the YNICA, which ends in 2018,is under discussion. Mr. Hall offered his contact information for further questions. Councilor Henderson noted there is a Council discussion on)uly 14 regarding the topic and that a draft operating agreement was provided on June 2. Councilor Woodard stated PRAB plans to unanimously support a ballot measure for the November election. Air. Brown provided a written response to the previously submitted CCAC questions at the conclusion of the briefing. The consensus is that a recommendation cannot be made at this point since the responses to the questions were not received prior to this meeting. Corm-rents regarding siting a community center downtown will be forwarded to Council. 5. REVIEW URBAN RENEWAL PIAN It was noted that Beaverton Bakery is searching for a new location to replace its closed Lake Oswego store. Lloyd and Sean-,,ill be sheeting with the owners of Ping Pong Palace who recently purchased a downtown building. Members expressed ideas for downtown projects not in the current urban renewal plan. Carine noted that currently the Urban Renewal District expires in 2026. There is interest in extending the District until the S22 million is collected. Tl lis topic will be discussed at a future meeting. 6. THE VIEW FROM 99W :jean noted Councilors Snider and Woodard asked the CCAC to discuss this topic. Ideas include rooftops, vegetation, signage and undergtounding utilities and to ask the TDA for ideas. A vision derived from the ideas will be presented to the CCDA in October. 7. DOWNTOWN PARIUNG This topic was deferred until the next meeting. 8. ASH/BURNHA.M UPDATE Land use approval was completed and a lot line was adjusted to separate park and wetland areas from the development property. They received preliminary approval for VHDZ and a no further action needed letter from DEQ. BOLI will not require the project to pay prevailing wages. Suggestions for:the new street name are due by the end of the week to Sean. The dog pari: opening was delayed by a couple weeks due to the fence contractor. 9. LIAISON REPORTS A. Sean will be attending the next PRAB meeting. He will also review future agendas for downtown related items. 10. ADJOURNMENT The meeting was adjourned at 8.30 pm. Jo atton, CCAC Meeting Secretary ATT : Cate, rende ,Ch Page 2 of 2 Agenda Item 4 Questions regarding potential community center Assuming that the Community Center will be a new YMCA in Downtown Tigard: Transportation Impacts A new YMCA facility will generate new trips wherever it is located. How many trips? According to ymcatigard.com website, "The Tigard Family YMCA will generate more than 25,000 thousand visits to use the facility every month. This will bring people with money to spend to our Downtown Tigard business area." That works out to more than 800 visits per day will be made to the facility. Where do these numbers come from? Existing Downtown business owners and visitors report concern over the current level of traffic and parking constraints downtown. How would the YMCA impact traffic and how does the YMCA plan to address parking? Have traffic studies been done? Please provide documentation regarding expected number of visits (time of day/week/year for such traffic) and any information regarding vehicle trip generation and how those trips will be made (single driver, carpool, transit, bike, walk, etc.). Where are people traveling from, and where do they go before and after using the center? Impacts on Businesses What will a new YMCA Building do to the existing business climate in the downtown area? What are the impacts of a center pro/con to the businesses and also the residential mix desired for downtown? Has a YMCA been located to a downtown location in similar size city? In reality, do people tend to frequent other businesses? How do you know whether facility trips will lead to more trips to nearby businesses as claimed? Information from current YMCA users about their trip generation and whether incidental trips to nearby retail and services are generated by facility use would be valuable information. Can you provide that information? Additionally, information regarding the amount of disposable income YMCA users have to spend on incidental purchases would be beneficial for making an informed decision. Process It is common in public-private partnership proiects when public funding or other subsidy is provided for there to be the provision of service or amenities to be provided for public use. Publically owned facilities typically include a public planning process. Are there any public services or amenities identified in either the Downtown Improvement Plan or Urban Renewal Plan that will be provided by the proposed facility? Are there other public services or amenities that will be provided that have not been identified in any adopted plans? 1 Agenda Item 4 How willing are the potential partners in this project to consider alternatives related to site, design, function, operations? How will public input be handled? Other impacts Why should the Community Center be built in downtown? How many jobs will be created with a new YMCA? What will a new YMCA do to property values in Downtown? Much of Downtown Tigard is located within an Urban Renewal District Existing commercial buildings contribute to the tax increment district. New development exempt from property taxation that replaces undeveloped land within the district would not be expected to have an impact, negative or positive. New tax exempt development that replaces existing contributing development is likely to have a negative impact on the district's revenue stream. What would be the impact on Tax Increment Revenue if sited in the Urban Renewal Area? Please provide evidence to substantiate any conclusions. 2 The View from HWY 99 What's There Now r fyl1 , i Ideas for Improvements Topic Examples Foliage Green walls for redeveloped Green wall in Madrid sites immediately adjacent to HWY 99 would be more attractive than a blank facade. Green or eco roofs or roof-top garden would also add green elements. Locally, The Knoll has a green " living column" in one exterior wall for shading, as :rtx seen on the Lando landscape architects website here: http://lando- landscapearchitecture.com/proi ect/the-knoll-at-tigard/ There's also "Living roofs." It may require some structural soundness checks, but when done they're beautiful and green. Fagade Treatments European art treatment. I was thinking of the roofs in Barcelona or the work that Gaudi did in Spain N _ At i= Require screening of utility elements Consider hiding elements behind false facades owlca,"womm,SMP--Mr WO firma WW Putt arbow or alter roof line to place mechanical equipment out of sight: ' r Screening Tactics to hide or screen what is there: r Plantings- either garden/trellis .41 style or green wall style, paint the actual "unattractive" elements or add decorative screens- either blocks of color or decorative/mural style rt:�- . F' There's also public spaces rooftops: And also artistic roofs that could be seen from an aerial view: >44, �{ - Paul's idea: incentives to business/property owners for sign updates-Could work like the strolling streets program or the FIR Elise sent these links on rooftop beautification ideas: http://www.rooftopsedums.com/showcase/showcase.php https://www.pinterest.com/eIisesarge2/rooftop-beautification/ Strategies to get changes to occur: Have a contest of some sort, do an incentive program to make it cost effective to change existing development, require updates when property & business owners take some other sort of action (say placing a new A/C unit), encourage TDA to adopt consistent "district" signage and find funding to replace existing signs considered unattractive, partner with TDA for a beautification education and outreach campaign, make code changes that will apply to new development, identify funding sources to pay for changes, adopt policy changes that prioritize improving the view from HWY 99 Currently (or Without new development): city pes 0*0111 1* RM Tactics to change the existing view: Add gardens, green roofs, replace existing signage with "more attractive" ' signage, plant more evergreen vegetation in the ROW between HWY 99 and -- nearby properties, allow murals on building facades, paint some murals on _ building facades orientated towards HWY 99, decorate/paint the roof itself Other Changes: Decorate the trees and vegetation currently present and plant more Decorate the railings Add fencing to rail and decorate that { Add decorative facade to railing 11 1r Add a wall/turn overpass into tunnel and decorate that Require new development to meet the facade requirements for new buildings along HWY 99 Offer height bonus along HWY 99 to encourage taller development so that the roof tops are above viaduct/overpass users Provide density bonus or other incentive when roof equipment is screened or hidden from view Prohibit flat roofs or require flat roofs to utilize false facades to screen equipment Prohibit siting roof mounted equipment within x'of HWY 99 These are some photos I took the other night. Just to give us a perspective on what it actually looks like. This time of year the trees soften (or hide, depending on your perspective) the view. Joyce EED r �F ��:� �� ' '� -� ,r �_,— __ � � - --� .� '`:� ..,. }. ..��-�` v :.ate,`,. `,''' . _�X _ __ i�.. � ��• .ten"` �:.:, I_ f s. µ'ms M1 A .i r '�•4� r Yt ll! � I F 4 � r r W ..66 _ �. f R AO FA'6 daxko ■ T2 consul t, ing Feasibility Study YMCA of Columbia-Willamette and the City of Tigard May 2015 From: Daxko T2 Consulting 800 University Place #500 Homewood, AL 35209 Table of Contents Purpose and Methodology 2 Respondent demographics and Psychographics 3 Current Exercise Habits 7 Demand for Programs and Facilities 9 Convenience of Potential Locations 12 Financial Support for New Facility 13 Financial Support and Membership Forecast for New Facility 14 Conclusions and Recommendations 18 Appendix 20 Daxko T2 Consulting: Data Driven Solutions 1 Purpose and Methodology Purpose: The YMCA of Columbia-Willamette and the City of Tigard are exploring the feasibility of the city building a facility operated by the YMCA and funded by tax dollars. This study was specifically scoped to include data pertaining to: appropriate pricing; forecast memberships and usage; and forecast demand for program, facilities and features. The results of this study may also be used to identify areas where additional inquiry and analysis may be of value to the decision-making process. Goal: Use research to help inform facility planning. Methodology Telephone interviews were completed with 501 respondents who were selected at random among registered voters who live in Tigard. The community response rate was approved by project stakeholders and represents an industry standard of a 4.32% margin of error with a 95%o confidence level. Almost all the respondents were located within a 2.5 mile radius (see map below). Respondents were allowed to skip certain questions or select more than one answer, as was appropriate for each question. Data reports filtered by YMCA members and community members can be found in the Appendix. Respondent type #of respondents %of respondents Community members. 380 75.9°l0 (non-Y member) Former Y members 48 9.6% Current Y members 73 14.5% Total 501 100.0% Locations of Respondents KN x 4 6 i R 71gar Daxko T2 Consulting:Data Driven Solutions 2 Respondents Demographics and Psychographics The following section contains doth market area psychographics based on U.S. Census data and discrete respondent demographics, Demographic information collected via the study specific to respondents included gender, age, children 4ving at home and household income. Females and males respectively represented 07.3%and 32.7%of total responses.Additional details are presented below. Respondent ages were as follows (n=493). The age distribution show that seniors are over- represented, which is not uncommon in studies of this type. The forecasts presented irr later sections of this report there are adjusted to normalize age according to the age distribution found in the actual population. %of Age respondents -- - - -- -- - r Age Teens 0.2% 70+ 20's 1.4% 60s - -- 30's 5.7% 50s -- 40's 14.4% 40s 30s - 50's 21.3% 20s — 60's 30.2% Teens 70+ 26.8% 0.0° 5.0'h 10-M,'. 15.05: 20.0:x, 25.01S 30-0,,o 35.0% 100.0% Respondent incomes were as follows (n=501): %of Annual income respondents -— _ _ — Income Up to$35,000 13.0% Over S100,Q00 $35,001 to$50,000 15.2% S50,001 to$ir+a,aoa $50,001 to$100,000 38.2% Over$100,000 33.6% $35,001 to S50'000 100% un to S3s,au0 a.rr: SV: iac� 1s.c�au.a .�s,a :"sa.aas.oaa.a5.rr. Preferred not to answer 26.1% Daxko T2 Consulting: Data Driven Solutions 3 Respondents Demographics and Psychographies, cont. 21.0%of respondents currently have children living in their home (n =496): Number of Children 418 All Respondents Living at Home 0 79.0% 1 5.2% 2 9.7% 3 3.6% 4} 2.4% 100.0% 89.2%of respondents own their home (n =501): Own or Rent Home All Respondents Own 89.2% Re nt 7.6% Prefer not to answer 3.2% 100.0% Daxko T2 Consulting: Data Driven Solutions 4 Respondents Demographics and Psychographics, cant, The market area data presented below is derived from the U.S. Census and includes both Tapestry Segmentation and Market Profile information for the city limits of Tigard. The former describes detailed market area neighborhood information, including patterns within a given area. Market Profile data represents demographic information based on population trends. Market Profile demographics representing the market area as a whole show there are nearly 20,000 households in the Tigard market area, and the population is growing faster than the U.S. as a whole. While age, %of households with children and home ownership are close to the national averages, median family income and home values are considerably higher. Race and ethnicity representation is comparative to national averages with the exceptions of smaller Black and higher Asian percentages of residents. Market Profile Tigard Market Area US Total Population Households 19,630 119,862,927 Individuals 49,324 316,296,988 Avg.household size 2.50 2.57 Annual growth 2014-2019 1.03% 0.75% Median Age 37.9 37.3 Households with children 33.3% 33.4% Financials Median family income $65,976 $52,076 Median home value $302,733 $190,791 %own home 56.2°% 56.0% awn home 39.2% 32.4% %vacant homes 4.6% 11.6% Race White 78.1% 71.2% Black 2.2% 12.7% Asian 8.6% 511% Other 11.1% 11.0% Tota 1 100% 100.0°% Ethnicity %Hispanic 15.4°% 17.5°% Daxko T2 Consulting:Data Driven Solutions 5 Respondents Demographics and Psychographics, cont. Tapestry Segmentation demographics describe the market area papulation by defined nationally recognized lifestyle categories referred to as segments. There are more than 60 national types of Tapestry segments used to describe population trends for the Tigard market area. The five most frequent lifestyles make-up 58.8%of the area's population compared to only 9.2%of the U.S. population. Tapestry Segments %of Tigard Households Bright Young professionals 15.3% Soccer Moms 14,7% Enterprising Professionals 10.3% Emerald City 9.8% Metro Fusion 8.7% Tata 1 58.8% Recognized definitions of the top five Tapestry segments for the Tigard market area are; Bright Young Professionals is a large market, primaridy located in urban outskirts of large metropolitan areas.These communities are home to young, educated, working professionals. One out of three householders is under the age of 35.Slightly more diverse couples dominate this market, with more renters than homeowners. More than two-fifths of the households live in single-family homes;over a third live in 5+unit buildings. Labor force participation is high,generally white-collar work, with a mix of food service and part-time jobs(among the college students). Median household income, median home value,and average rent are close to the US values. Residents of this segment are physically active and up on the latest technology. Soccer Moms is an affluent,family-oriented market with a country flavor. Residents are partial to new housing away from the bustle of the city but close enough to commute to professional job centers. Life in this suburban wilderness offsets the hectic pace of two working parents with growing children.They favor time- saving devices, like banking online or housekeeping services,and family-oriented pursuits. Enterprising Professionals residents are well educated and climbing the ladder in STEM(science, technology, engineering, and mathematics)occupations.They change jabs often and therefore choose to live in condos,town homes,or apartments;many still rent their homes.The market is fast-growing, located in lower density neighborhoods of large metro areas. Enterprising Professionals residents are diverse,with Asians making up over one-fifth of the population.This young market makes over one and a half times more income than the US median, supplementing their income with high-risk investments.At home,they enjoy the Internet and TV on high-speed connections with premier channels and services. Emerald City's denizens live in lower-density neighborhoods of urban areas throughout the country.Young and mobile,they are more likely to rent. Well educated and well employed, half have a college degree and a professional occupation. Incomes close to the US median come primarily from wages and self-employment, This group is highly connected,using the Internet for entertainment and making environmentally friendly purchases. Long hours on the Internet are balanced with time at the gym. Many embrace the"foodie"culture and enjoy cooking adventurous meals using local and organic foods. Music and art are major sources of enjoyment.They travel frequently, both personally and for business. Metres Fusion is a young,diverse market. Many residents do not speak English fluently and have moved into their homes recently.They are highly mobile and over three quarters of households are occupied by renters. Many households have young children;a quarter are single-parent families.The majority of residents live in midsize apartment buildings. Metro Fusion is a hard-working market with residents that are dedicated to climbing the ladders of their professional and social lives.This is particularly difficult for the single parents due to median incomes that are 35%lower than the US level. Daxko T2 Consulting:Data Driven Solutions 6 Current Exercise Habits Purpose: The objective of the section was to capture frequency and location of exercise in the Tigard market area. Question(s): "How often do you exercise per week"; "Where do you exercise most often"? Findings of Interest: dearly 61%of respondents currently exercise 3+times per week. This is a strong percentage compared to other YMCA markets studied by Daxko T2 Consulting. While almost a third of respondents mentioned a non-Y fitness facility in generic terms, only a quarter could name the specific facility they use. 24 Hour Fitness was most often mentioned, followed by LA Fitness and Planet Fitness.There is a 24 Hour Fitness"Super-Sport"club type, Tualatin Super Sport, located in Tigard; all three corporations have locations in nearby Beaverton. The`other" locations provided included running, walking outdoors and golf.All who indicated they exercised at a YMCA identified the Sherwood Y, with one mentioned of the Beaverton Hoop YMCA. (These findings are displayed on the next page). Exercise frequency Alf respondents(n=501) 3+times per week 60.7% 2 times per week 14.4% 1 time per week 4.2% 1 don't exercise on a regular basis 20,5% Tota 1 100.0% % of Exercise Per Week G 3 or more tames a week 2 times a week 4.2% 491h 14.4% Once a week I don't exercise on a regular basis Daxko T2 Consulting: Data Driven Solutions 7 Current Exercise Habits, coat. Exercise location ... All respondents(n=397) At home 50.1% Non-YMCA fitness facility or gym 32.5% YMCA 4.8% Other 12.5% Total 100.0% Fitness facilities used... All respondents (n =50) 24 Hour Fitness 7,5% LA Fitness 2.4% Planet Fitness 2.2% Club Sport 1.4% Crunch 1.2% Curves 1.2% Harman Pool 0.8% Providence, 0R fitness locations) 0•$% Crossfit location(s) 0.4% Fit Academy 0.4% Mercantile Health and Fitness Center 0.4% Tigard Aquatic Center 0.4% 28 others (1 mention each) 5.6% Daxko T2 Consulting:Data Driven Solutions 8 Demand for Programs and Facilities Purpose:The objective of this section was to garner impressions of demand for programs the facility may offer. This was accomplished by respondents rating a tiist of pre-existing options, providing open-ended offering preferences, and potential facility interest by any children present in the home. Question(s): "Please tell me whether you or someone in your household would use the following never, sometimes or often".Their responses are included verbatim in the Appendix to this report and are categorized below (n=711). Respondents were also asked an open-ended question to gather additional preferences. These replies are included verbatim in the Appendix. Findings of Interest: "Pool"(46.7%) and"cardiovascular equipment"(45.7%) were reported as the items most likely to be used"often"of the programs, equipment and facilities tested. When combining`often"and "sometimes"responses, a pool,cardiovascular equipment and weights were the items most most likely to be used.The least used ratings were those related to families and children, however even though used by only a small percentage of members,these programs may be necessary to attract members who do have children. Would use... Often Often+Sometimes n= Pool 46.7% 69.8% 490 Cardiovascular equipment 45.7% 74.6% 492 Free weights or machine weights 32.9% 64.2° 492 Group exercise classes 23.5% 52.9% 489 Yoga and pilates 22.2% 52.99 491 Open gym time 17.8% 39.5% 489 Starter fitness programs 16.9% 52.7% 491 Spinning 1 group cycling 11.2% 32.8%fl 491 Personal training 9.2% 38.5% 491 Classes for youth 7.3% 16.7% 491 Family exercise classes 55% 17.5% 490 Child Watch 5.1% 8.8% 490 Specific classes for teens 4.1%u 133 489 Would use often... Additional comments Pool - continued tree weights or mathira weights for sereogth on nextpage Yoga and Pilate! �® Starter fitness programs f� Personal Training, Family Exercise classes aaid games like kickball, Specific classes for teerisf teen programming 0.0gv 10.TL 20,01., 30 4)':. 40.C-r 50.0' 60.0''- Daxko T2 Consulting:Data Driven Solutions 9 Demand for Programs and Facilities, cont.. Questions and findings, cont: More than a quarter(27.8%)of respondents also provided replies to a open-ended question, "What other facilities, equipment or programs would be important to you and your household?". Comments were categorized as-given verbatim and therefore may be redundant to items presented in the previous question. Comments categorized as"other"were too diverse to be quantified in a discrete grouping.The most frequent replies had to do with the following topics: Summary of open-ended responses by topic _ _%of respondents Pool (in addition to interest expressed in previous question) 3.4% Seniors 2.6% Racquetball 1.13% Sauna 1.6% Water aerobics 12% Basketball 0.6% Others 16.2% Among respondents with children living at home, over 70%say their children would be interested in using a new YMCA facility (n= 104): Children interested in using the Y? %responses Interested 71.2% Neutral 18.3% Not interested 103.5% Total 100.00 °l of children interested in using the Y m Interested *Neutral *Not Interested Daxko T2 Consulting; Data Driven Solutions 10 Demand for Programs and Facilities, cont. Questions and findings, cont:These with children were asked if their children would be interested in the program in the table below. For each program listed, more than half of all respondents with children responded "yes", indicated strong interest (n=93). Among the "other" responses, only dance, art classes and rock climbing were given as being "of most interest" to more than one respondent. Would children use... %"of most interest" Open swim time 893% Open gym 67.7% Youth sports program(s) 63.4° Meet friends 57.0% Swim lessons 54.8% Other 30.1% % of most interest for those with children Other[please specify) I Swim Lessons Meet Friends Youth Sports Program Open Gym Open swim Time 0.0% 20.0% 40.0% 60.0% 80.0% 100,0% Daxko T2 Consulting:Data Driven Solutions 1t Convenience of Potential Locations Purpose:The objective of this section was to introduce two potential locations for a new YMCA facility and compare respondent impressions of convenience. This was accomplished by separately reading potential locations listed below, with respondents providing discrete, scaled ratings for each. Question(s) : "One suggested location is in Downtown Tigard, on the trail system"; and, "Another suggestion is the 99 Corridor near Bull Mountain".They were then asked to rate, "On a scale of 1-5, with 5 being most convenient and 1 being very inconvenient, how convenient is this location for you?" The following charts show the complete responses. Findings of Interest: More than 75%reported Downtown Tigard as"very convenient" or"convenient", compared to 60.7%for Bull Mountain. Similarly, Bull Mountain was 2.8 times more likely to have been rated"inconvenient" or"very inconvenient". Past YMCA feasibility studies conducted by Daxko T2 Consulting have demonstrated that if the"somewhat" + "very"convenient ratings are at least 75%that the location is unlikely to have any negative effect on demand at the site. Convenience of proposed location ... Downtown Bull Mountain Tigard{n=503J (rr=SDI) Very convenient 50.3% 41.9% Convenient 25.2% 18.8% Neutral 13.0% 15.2% Inconvenient 3.6% 10.4% Very inconvenient 4.4% 12.2% Unfamiliar 3.6% 1.6% Total 100% 100% Very convenient+convenient 73.5% 60.7% Very inconvenient+inconvenient 8.0% 22.6% 0/c Convenience by location 0.0% 20.0% 40.0% 60.0% Very convenient Convenient Neutral I+Tiga rd r-Bull MoOntain Very inconvenient Inconvenient 7 Unfamiliar Daxko T2 Consulting: Data©riven Solutions 12 Financial Support for New Facility Purpose:The objective of this section was to capture homeowner support for a new YMCA facility potentially paid for via an increase in property taxes.This was accomplished by screening respondents for homeownership and voting habits prior to asking the following question. Question(s) : "The YMCA and the City of Tigard are considering a collaboration to build a new community center owned by the city. The building would be over 60,000 square feet, deliver a full array of programming and activities, and would require voters to consider a property tax increase of about$10 per month for the average homeowner. What is your willingness to pay this amount to build a center?" (n=446). Findings of Interest: 93.4%of respondents voted in the last Presidential election, and 89.2%own their homes. The largest group of homeowners (41.9%) indicated they would support the proposal; 19.1%would not and 39.0%were "unsure"or"need more information". Opposition is comparatively low to those in favor of the proposal (NOTE. These findings are representative of market research based methodologies and may differ from voter polling analysis). Support of property tax increase to build facility... %of homeowners Support 41.9% Oppose 19.1% Not sure 15.9% Need more information 23.1% Total 100% of 'Homeowners Support for Proposal 0.0% 5.0% 10.0% 15.0% 20.0%fl 25.0% 30.0% 35.0% 40.0% 45.0% Support Need More Information r Not Sure Oppose Daxko T2 Consulting:Data Driven Solutions 13 Financial Support and Membership Forecast for New Facility Purpose:To determine demand for membership, respondents were asked to identify which YMCA membership type would apply to their household. Based on their reply, they were then provided membership type-specific pricing ranges to rate for likelihood of joining the new facility at varying price points. This approach collected detailed information required to forecast membership demand. This data was normalized to account for age distribution within the community. Question(s) : "If you used the YMCA, what type of membership would apply to you or your family?" (n= 501). "The residents of the city would receive a special membership rate for the new Y facility. If the new YMCA offered the programs and facilities you want, how likely would you be to join if the monthly fees were as follows. Please rate on a scale of 1-5, where i is No Interest, 2 is Little Interest, 3 is Not Sure, 4 is Some Interest, and 5 is A Lot of Interest." (n=426). Findings of Interest: The most commonly selected membership types were"family membership of 2 adults and no children" (29.3%) and "family membership of 2 adults with children" (29.3%). 15.0%of respondents indicated they had"no interest in any health/recreation center". Three membership types received too little interest to statistically forecast(italicized below).The projections therefore focus on the four types with substantive representation (94.5%of responses).The change in demand as price is increased is small except at the lowest price; indicating lowering the price results in a moderate increase in demand. Membership Type Interest %of respondents Family membership-2 adults 29.3% Family membership-2 adults with children 29.3% Adult (age 26-64) 23.1% Senior(age 65+) 12.8.6 Family members-1 adult with 1 children 3.4% Teen/Young Adult(age 13-25) 1.4% Youth(under 13) 0.7% `Mo Interest in Member-ship Type 3.4% L4% 0.7% 41 Family Membership:2 Adults io Family Membership.2 3t3 Adults with child(ren) d Adult(ages 26-64) Senior(ES+) 8 Family Membership: Adult plus I child Daxko T2 Consulting: Data Driven Solutions 14 Financial Support and Membership Forecast for New Facility, cont. Price levels utilized for membership demand; Membership Type Highest price Next highest Middie price 'Next lowest Lowest price price price Family-2 adults $51.04 $49.00 $4700 $44,50 $4200 Family-2 adult and children $62.00 $59.00 $56.00 $53.00 $50.00 Adult $41.00 $39.00 $37.00 $33.00 $30.00 Senior $37.50 $35.50 $34.00 $32.00 $29.00 Family-1 adult and 1 child $52.00 $4950 $47.00 $44.50 $42.00 Teen/young adult $25.00 '$23.50 $21.00 $20.00 $19.00 Youth $21.00 $29.50 $18.00 $16.50 $15.00 % "very likely to join"at each price level. Membership Type Highest price Next highest Middle price Next lowest Lowest price price price Family-2 adults 25.9% 26.9% 31.8% 34.9% 44.8% Family-2 adult and children 30.9% 33.9% 35.9% 35.8% 51.8% Adult 17.7% 173% 20.2% 26.5% 36.6% Senior 16.7% 16.7% 19.0% 20.6% 30.3% Price Curve 9L very likely to join fO.C' 4U% 30,0" 20.0% 10.0` 0.09, Highest price Next highest price Nidole price Next 1oweit price Lowest pdr-e -Family Membership:2 Adults -Family Membership:2 Adults with Child ,adult{ages 26-641 Senior(65+) ❑axko T2 Consulting:Data Driven Solutions 15 Financial Support and Membership Forecast for New Facility, cont. Findings of interest, cont: Market demographic data(page 5) shows 19,350 families living in the Tigard market area. For forecasting purposes, only families with incomes greater than $50,900 were included, equating to 12,053 households. When a homeownership parameter is applied to this population, the applicable population is scoped to include 10,778 homeowners. These demographic characteristics represent the proposed facility target market. The forecast was then calculated by multiplying the%"very likely to join"times the number of families and the %of families in each membership type. The forecast immediately below displays the full potential of the new facility based on the facility meeting respondent expectations, such as this pertaining to location and program offerings. Based on industry standards with similar studies, a standard reduction factor of 35%was then applied to this data in order to provide a conservative estimate. It should be noted that the forecast increased by 37%from the "next lowest"and "lowest" price levels; this represents an increase approximately 3 times greater than differences in all other price level variances. Industry standards of market research indicate this outlier should be discarded; meaning this large of an increase at the lowest price level likely indicates the level is unrealistically low and should not be considered in facility planning. Full potential forecast: Membership Type Highest price Next highest Middle price Next lowest Lowest price price price Family-2 adults 865 899 1,063 1,165 1,496 Family-2 adult and 1,032 1,131 1,199 1,230 1,730 children Adult 466 466 533 698 965 Senior 243 243 278 300 442 Total potential new membership units 2,606 2,739 3,073 3,393 4,633 at price level Final forecast after reduction factor: Membership Type Highest price Next highest Middle price Next lowest Lowest price price price Family-2 adults S62 584 691 757 972 Family-2 adult and 671 735 779 799 1,125 children Adult 303 303 346 454 627 Senior 158 158 181 195 287 Total potential new membership units 1,694 1,781 2,205 2,20S 3,012 at price level Daxko T2 Consulting:Data Driven Solutions 16 Financial Support and Membership Forecast for New Facility, cont. Those who indicated they were"very likely to join are locations throughout the market area; addresses of these respondents plotted in red below; � AE 11 J _ 6 T, Ki � r e+Rb Tiigard's population is growing at a rate of 1.03%annually.Adjusting the forecast to account for this rate of increase, the following table forecasts potential membership 3 years from now, ragging from 1,747 to 3,135 membership units depending on price level: Membership Type Highest price Next highest Middle price Next lowest Lowest price price price Family-2 adults 580 603 713 781 1,003 Family-2 adult and 692 758 804 824 1,160 children Adult 312 312 357 458 647 Senior 163 163 186 201 296 I Total potential new membership units 1,747 1,836 2,060 2,274 3,106 at price level Daxko T2 Consulting:Data given Solutions 17 Conclusions and Recommendations Conclusions The intent of this section is to list identifiable trends and learnings from this study. They include, but may not be limited to: 1. Tigard has 20,000 households with excellent demographics and lifestyles (see Tapestry Segmentation and Market Profile in Appendix)for a YMCA. Incomes and home values are notably high compared to many YMCA markets and families are primarily educated professionals. 2. Tigard's population has a high incidence of regular exercise and a relatively high use of exercise facilities. Only about 5%use a Y currently. Use of for-profit fitness centers is strong and those used most often are not located in Tigard. 3_ A"pool (46.7%) and "cardiovascular" (45.7%) exercise were reported to be the most likely used facilities or offering of interest at a potential Tigard YMCA, 4. 71.2%of respondents with children living at home reported their children would be"very interested"in using the potential Y facility. Every child-related program offerings mentioned in the survey was rated as "of most interest"to their children by more 50%of respondents. 5_ 41,9%of homeowners would support a$101month property tax increase for a new Y facility; 39.0%are unsure or would need more information, apposition to this measure is comparatively low(19.1°/%). (As noted on page 13, these findings are representative of market research based methodologies and may differ from voter polling analysis). F. The Y membership type indicated as most applicable to respondents were "two adults" and "two adults and children", equating to 58.6%of respondents. Single adult and senior members represented 35.9/0 of those surveyed. The remaining membership types totaled a nominal 5.5%. 7. Demand was approximately 30%greater at the next-to-lowest price($201month) than at the highest price ($25/month). The is a comparatively small increase compared to other feasibility studies conducted by Daxko T2 Consulting. It should be noted that demand at the lowest price ($19/month) increases by a large amount and therefore we conclude it is an unrealistically low price which should not be considered for use. We conclude that a new facility in Tigard would have approximately 1,747 to 2,274 membership units within 3 years. Daxko T2 Consulting: Data Driven Solutions 18 Recommendations The intent of this section Is to list likely and/or logical subsequent actions and considerations as this particular planning process proceeds; 1. We recommend that Tigard move to the next step in developing a new Y facility by using the forecast of demand at different price levels, determining the capital and operating costs for each, and deciding what size facility is most feasible. 2. With the most common response (41.9%) tieing in favor of the new facility and a combined 39.0%of the market"needing more information"or"not sure"of their support for this proposal, we recommend that plans be developed to publicize the potential facility to the community in light of low opposition. 3. Confirming what, if any, additional analysis is of interest to the decision making process. Daxko T2 Consulting: Data Driven Solutions 19 APPENDIX Survey Market Profile Demographic D.S. Census data Tapestry Segmentation Residential U.S. Census data Filtered Survey Data Export of YMCA member and non-member responses Ceded Verbatim Comments Attachment 1:"Tigard coded Verbatims"Excel workbook delivered to client as separate attachment to this report Attachment 2: "Tigard Other Comments"Excel workbook delivered to client as separate attachment to this report Oaxk.o T2 Consulting- Data Driven Solutions 20 ■ owntown Tigard Let Us Vote to Make This Happen! _ . Open to Pools Below LargqGroup Exercise Splash 350 Seat Personalized Low Impact Small Group Rep Pool i; lap 6p l Community Fitness Ei�rcise —Exercise Meeting Room Coffee Cardio Classrooms Lounge •p Cardio Cardio Open to Gym Below Child Ground floor design with swiming pools , and meeting hall (right) second floor (above). Architectural work donated by Yost Grube Hall Architecture. Great Downtown .1 An anchor business for Downtown Trail Head for Tigard's Fanno Creek Trail Sytem: Hiking, biking,jogging & more 110,000 Square Foot Building > Community Center > Exercise Gyms & Indoor Track 25,000 trips per month >Splash. Therapy& Lap Pools > Indoor Basketball&Volleyball 135 - 175 paying jobs Downtown > 350 Seat Community Hall/Catered Meeting Room > Coffee Shop & Child Watch for Members 200 volunteer positions >Tigard Teen Center&All-Ages Classrooms > Downtown at Burnham &Ash 500 off-street parking spaces >Owned by Tigard Citizens >Operated by the YMCA Make Downtown a Destination Funding: One time 20-year, $34.5 million bond Voters have final say in November Election Build a thriving, vibrant City Center Bond PAID in FULL in 20 years TigardYMCA.com Mayor John Cook & Tigard City Councilors... LET US VOTE! Here are answers to the questions being asked about building the YMCA in downtown Tigard submitted by Sean.Farrelly, city staff member involved in Tigard City Center development. This provides a great opportunity to taut the tremendous benefits and solid research behind this project. I condensed and/or rewrote some questions for this article L Transportation impacts - the Tigard Family YMCA.Community Center will generate 25,000 trips per month, 800 per day, bringing people and their,money to support downtown businesses. Where do these numbers corse from? Answer-A detailed study of Tigard residents paid For jointly by the City of Tigard, Washington County Board of Commissioners,and the YMCA.The number of trips is easily determined based upon the number of people wanting memberships in the Y and the average number of trips this level of membership generates. Sind the report and its conclusions were very conservative, the actual number is expected to be higher. 2. Downtown business owners report concern over parking constraints downtown. How does the YMCA address parking? Have traffic studies been done? Answer- /Many downtown business owners are strong proponents of building the YMCA. Downtown development projects by City of Tigard created the parking problem. By providing Sao off-street parking spaces the YMCA significantly reduces the problem. Extensive traffic studies have been done by the City of Tigard.These were used as the foundation for spending $8 million on the complete replacement of Burnham Street and a major upgrade to Main Street. It is unimaginable the City of Tigard spent $S million in street improvements that will be unable to handle the obvious needs of downtown business traffic_ 3. When will these 25,000 per month trips trips take place, how will they be made.And from where'd Answer—Our Tigard YMCA will be open seven days a week. This spreads out the trips so they will have no significant impact on local traffic. Tigard City Employee Sean Farrelly already answered the question about how people will access the downtown YMCA.. Scan said he has walked from the downtown Tri-Met Transit Center and.the WES Commuter Rail Station to the proposed location for the YMCA in five minutes, and said the intersection of Burnham and Ash streets is the perfect location for non-car-based facilities. He also noted this area is well served by Tigard"s existing trail system, and bicycle accessible. Many people will drive their cars. This is why the YMCA provides 500 off street parking spaces. Not only does this guarantee the Y will cause no disruption in downtown parking, it significantly reduces the problem. The great majority of people using the Tigard YMCA will be Tigard residents. But as an added bonus the Y will be a regional magnet for downtown Tigard, attracting people from outside Tigard who will subsidize our Y and spend their money with Tigard businesses while they are downtown. 4. impacts on business -how will the downtown Tigard YMCA building impact the business climate, local businesses and residential uses? Answer-In the best ways possible! Drive down Main Street and you .see big blue YMCA plasters in business windows the entire length of the street. Business owners overwhelmingly support building the Tigard YMCA downtown. The Y becomes a magnet for people to live in the downtown area providing phenomenal opportunities for socializing, studying, family activities, and recreation.There are no cons to this project. Everyone wins. S. Has a YMCA been located downtown in a similar size city and do people tend to frequent other businesses? Answer—Absolutely! The YMCA has been doing this for 150 years, so there is no guess work involved. Historically, the downtown area is the preferred location for a YMCA, as it creates a focal point for the entire community to visit and use their city center and support downtown businesses. 6. Now do we know 25,000 per month.trips to the YMCA will result in additional customers for downtown businesses? Answer-The three rules for citing a business are location, location, location. And a good location means visibility and traffic. The more people see a business, the more likely they are to shop there. Drive drawn Main Street and you will see almost 50 businesses displaying the Downtown Tigard YMCA poster in their windows or inside on their walls. Downtown businesses need this increased visibility. 7. Iiow much money do projected Tigard YMCA users have to spend downtown? Answer-The detailed study which covered a broad cross-section of Tigard residents showed the YMCA has across-the-board appeal for all demographics. The majority of users will be Tigard residents. The people of Tigard have money to spend with local businesses, or businesses would not be operating here. 8. Process -Does this project meet needs identified in the Downtown Improvement Plan and Urban Renewal Plan? Answer—Yes, these plans and more.This project was developed specifically to meet identified needs as expressed by multiple Tigard planning processes. Urban Renewal Plan - Placing the YMCA in. downtown Tigard meets multiple identified goals and objectives, including: Goal 1, objective 1 - "... Provide opportunities for multimodal recreational use." Coal 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." Outline of Projects- "... Increase neighborhood livability and provide opportunities to_r residents, visitors and downtown workers to participate in a wide range of community and recreational activities." Public Spaces - Plazas - "... Encourage broader range of active and passive recreational uses in downtown and attract more residents and visitors to the area." Recommended Public Facilities - Performing arts center;public parking facUildes; public market area. Policy "... 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... Make downtown a more attractive destination for shopping, dining and a variety of entertainment and recreational activities... Provide entertainment and recreational options for downtown visitors." The City Center Urban renewal flan also includes features of the City of Tigard Park System Master- Plan. The downtown'rigard YMCA meets many of these goals, including contribute to overall community livability and pride; provide safe and well-maintain parks and recreation facilities;and provide for effective and economically sound management of public resources. City of Tigard Parks, Recreation,Trails, and Open Space Document: "Statewide Planning Goal 8 requires Oregon jurisdictions to the plata for recreational needs and this becomes especially important as the City begins to approach full development... The city does not operate a recreation program and is not served by a special Parks and recreation District. Consequently, Tigard residents have limited opportunities to participate in recreation programs...The citizens of Tigard are concerned about the lack of a public recreation program..." Gaal 3. - "Provide Tigard residents with access to a broad range of recreational, cultural, and educational activities." Policies - I. ",The city shalt endeavor to establish a comprehensive recreation program." 2. "The city shall identify funding to provide a broad range of recreational activities." Recommended Action Measures—2. "Identify potential partners, including... private providers, etc., for the provision of recreation programs." 3. "Work with the community to assess appropriate elements for a recreation prograrn." 4. "Consider voter approval to fund needed recreation facilities and a recreation program," 5. "Assist, when appropriate, youth sports leagues and other nonprofit recreation providers." Mayor's Blue Ribbon Task Force, Final Report - "Engage citizens to identify the types of businesses that will keep them here and encourage them to shop local." "Branding the city's identity is important...A vibrant downtown with a community gathering place is important for connecting citizens to their community." "Some tangible things that could contribute to promoting the city include... family-friendly activities to facilitate gathering as a community..." "Building excitement about the possibilities for downtown will also build interest." "The city regularly partners with adjacent cities, the private sector, special districts and nonprofit or private entities for Maintenance of existing, expanded or new programs. Partnership should be pursued before revenue increases are considered to maximize quality service delivery at the lowest cost." Recommendations: 3. "Develop and implement a robust public/private partnership strategy for development in the downtown." 4. "Survey citizens about their interest providing recreational opportunities andlor facilities through partnerships_" "The task force advises that it is important for the city to spend the $1.7 million set aside in the park bond to acquire land for a downtown Plaza. Citizens are looking forward to that investment as a gathering place to faring people into the downtown.Also, ft's assunaed that the city will make it a priority to continue investment in the urban renewal district to update and revitalize downtown." Tigard Park System Master Flan - "The City is encouraged to expand its role in recreation programming, including special events, aquatic programs and sports programs." Recreation Facility Needs - "... The top three recreation activities with the greatest number of participants are exercise walking, swimming and exercising with equipment." Community Centers - "there are two indoor facilities associated with the City for recreation/meeting spaces. These include the Senior Center and Library. The City currently dues not have a community center, but the library functions as a community meeting space." „The guideline for community center should be adjusted to one center for 50,000 residents." Tigard has 50,000 residents. "The downtown area has been suggested as a location for a recreation1community center... If a community center is built, consideration should be for a multipurpose space to help decrease operation costs." "The city shall build and maintain partnerships,with other governmental and private agencies and organizations to optimize funding and facility resources and to improve park and recreational opportunities." 9_ Axe there other public services or amenities to be provided not identified in any adoptive plans? Answer - Marty, and the need for these is pressing. Besides lessening the horrible land-use planning failure which created the nightmarish parking problems downtown, the 350 seat catered meeting room will be the only one of its kind in the City of Tigard. Large Tigard civic groups are currently holding their meetings in other cities because of the lack of these facilities. The people of Tigard were always promised downtown development would provide a public plaza and Community Center so all Tigard residents could use their city center.. The downtown Tigard YMCA provides what the people were promised_ This is why the recent study of Tigard citizens showed overwhelming support for building the YMCA downtown, and willingness to pay for it. The Tigard YMCA provides a Cultural Center and meeting place open to all Dur residents. It provides the opportunity for every Tigard resident to come downtown, find convenient parking, and enjoy not only the YMCA but our entire downtown area, and easy access to our amazing trail system. 10.Are the Tigard citizens working so hard for this proposal prepared to consider a different location outside of downtown Tigard? How will public input be handled? Answer-There is no reason to consider a different location. No other site measures up compared to building this irr our City Center. Many of the benefits of this project cease to exist if it is placed anywhere else.There is overwhelming support by Tigard residents, and by downtown businesses. But the ultirnate citizen input will code when this is placed before the voters in the November, 2015 General Election. This is why we have adopted the slogan: LET US VOTE! 11. Other impacts - how many jobs will be created by the new downtown Tigard YMCA? Answer—At full operation a facility of this size will generate 130 to 175 paying jobs and 200+ volunteer jabs. Since many people shop close to where they work, this puts an additional 300+ motivated customers right in the heart of our City Center. 12. Much of downtown Tigard is located within an urban renewal district. Being fully owned by the citizens of Tigard, will the downtown Tigard YMCA have a negative impact on tax generation? Answer -Absolutely not. Tax increment financing, urban renewal districts, and other forms of financing based upon new growth can be very confusing. We readily see why some people, even among city staff, are having trouble understanding the financial benefits of Tigard residents Qwrdng their Downtown Tigard Community Center. Apart from the obvious benefit of ensuring our downtown stays just that- OUR DOWNTOWN - for the use of all Tigard residents, the greatest benefit of all is the tremendous enhancement of property values and desirability so businesses will locate in the downtown area. Far from losing property tax money, the YMCA does more than any other proposal to raise downtown property values and attract new development, We lase this immense financial benefit if we site it anywhere in Tigardd other than downtown. Building a regional magnet in the downtown area -which will attract people from throughout Tigard, build upon the already established infrastructure of$$ million in improvements to Burnham Street and Main Street, add 25,000 trips per day to the downtown business area, and have all this within a short walking distance of two regional transit centers - will so radically increase property values and desirability in downtown Tigard that it will more than compensate for this parcel of land being purchased and owned by the people of Tigard for our use. As you can see, there are no negatives to this and there is no downside to building it in downtown Tigard. This is what Tigard people want and this is what Tigard people have said they are willing to support. This is what downtown businesses want. Thi.s November, let's hear from the people of Tigard. LET US VOTE!