Metro ~ Construction Excise Tax Grant Downtown Tigard Urban Lofts Development Project Metro Contract No. 934019
CONSTRUCTION EXCISE TAX GRANT
INTERGOVERNMENTAL AGREEMENT
Metro—City of Tigard
Downtown Tigard Urban Lofts Development Project
This Construction Excise Tax Grant Intergovernmental Agreement("Agreement")is effective on the
last date of signature below,and is entered into by and between Metro, a metropolitan service district organized
under the laws of the state of Oregon and the Metro Charter, located at 600 Northeast Grand Avenue, Portland
OR, 97232 ("Metro"),and the City of Tigard("City"), located at 13125 SW Hall Blvd.,Tigard. OR 97223,
collectively referred to as"Parties."
WHEREAS,Metro has established a Construction Excise Tax("CET"), Metro Code Chapter 7.04,
which imposes an excise tax throughout the Metro regional jurisdiction to fund regional and local planning that
is required to make land ready for development after inclusion in the Urban Growth Boundary; and
WHEREAS,the CET is collected by local jurisdictions when issuing building permits,which the Local
jurisdictions then remit to Metro pursuant to Construction Excise Tax Intergovernmental Agreements to
Collect and Remit Tax entered into separately between Metro and the local collecting jurisdictions;and
WHEREAS,the City has submitted a CET Grant Request("Grant Request")for the Downtown Tigard
Urban Lofts Development Project("Project"); and
WHEREAS Metro has agreed to provide the City CET Grant funding for the Project in the amount of
$100,000, subject to the terms and conditions set forth herein,and the parties wish to set forth the funding
amounts,timing, procedures and conditions for receiving grant funding from the CET fund for the Project.
NOW THEREFORE,the Parties hereto agree as follows:
1. Metro Grant Award . Metro shall provide CET grant funding to the City for the Project as described in
the City's CET Grant Request,attached hereto as Exhibit B and incorporated herein("Grant Request"),in the
amounts and at the milestone and deliverable dates as set forth in Exhibit A attached hereto and incorporated
herein, subject to the terms and conditions in this Agreement.
2. City Responsibilities. The City shall perform the Project described in the Grant Request and as specified
in this Agreement and in Exhibit A, subject to the terms and conditions specified in this Agreement and subject
to the"funding conditions"recommended by the Metro Chief Operating Officer and adopted by the Metro
Council in Resolution No. 15-4640. The City shall obtain all applicable permits and licenses from local, state
or federal agencies or governing bodies related to the Project,and the City shall use the CET funds it receives
under this Agreement only for the purposes specified in the Grant Request and to achieve the deliverables
and/or milestones set forth in Exhibit A.
3. Payment Procedures. Within 30 days after the completion of each deliverable/milestone as set forth in
Exhibit A,the City shall submit to Metro an invoice describing in detail its expenditures as may be needed to
satisfy fiscal requirements. Within 30 days of receiving the City's invoice and supporting documents,and
Page 1 —CET PLANNING&DEVELOPMENT GRANT IGA—Metro&City of Tigard
subject to the terms and conditions in this Agreement,Metro shall reimburse the City for its eligible
expenditures for the applicable deliverable as set forth in Exhibit A. Metro shall send CET payments to:
City of Tigard
Finance Department
Attention: Linda Compton
13125 SW Hall Blvd.
Tigard,OR 97223
4. Funding_Provisions.
(a) CET Funds. Metro's funding commitment set forth in this Agreement shall be fulfilled solely
through the programming of CET funds;no other funds or revenues of Metro shall be used to satisfy or
pay any CET Grant funding commitments. The parties recognize and agree that if the CET is ever held
to be unenforceable or invalid,or if a court orders that CET funds may no longer be collected or
disbursed,that this Agreement shall terminate as of the effective date of that court order, and that
Metro shall not be liable in any way for funding any further CET grant amounts beyond those already
disbursed to the City as of the effective date of the court order. In such case the City shall not be liable
to Metro for completing any further Project deliverables as of the date of the court order.
(b) Waiver. The parties hereby waive and release one another for and from any and all claims,
liabilities, or damages of any kind relating to this Agreement or the CET.
5. Project Records. The City shall maintain all records and documentation relating to the expenditure of CET
Grant funds disbursed by Metro under this Agreement,as well as records and documentation relating to the
financial match being provided by the City for the Project. The City shall provide Metro with such information
and documentation as Metro requires for implementation of the CET grant process.The City shall establish and
maintain books,records,documents,and other evidence in accordance with generally accepted accounting
principles,in sufficient detail to permit Metro or its auditor to verify how the CET Grant funds were expended,
including records demonstrating how City matching funds were expended.Metro and its auditor shall have access
to the books,documents,papers and records of the City that are directly related to this Agreement,the CET grant
moneys provided hereunder,or the Project for the purpose of making audits and examinations.
6. Audits,Inspections and Retention of Records. Metro and its representatives shall have full access to and the
right to examine,during normal business hours and as often as they deem necessary,all City records with respect
to all matters covered by this Agreement and Exhibit A. Such representatives shall be permitted to audit,examine,
and make excerpts or transcripts from such records,and to make audits of all contracts,invoices,materials,
payrolls and other matters covered by this Agreement. All documents,papers,time sheets,accounting records,and
other materials pertaining to costs incurred in connection with the project shall be retained by the City and all of
their contractors for three years from the date of completion of the project,or expiration of the Agreement,
whichever is later,to facilitate any audits or inspection.
7. Term. This Agreement shall be effective on the date it is executed by both parties,and shall be in effect
until all deliverables/milestones have been achieved, all required documentation has been delivered, and all
payments have been made as set forth in Exhibit A,unless terminated earlier pursuant to this Agreement.
8. Amendment. This Agreement may be amended only by mutual written agreement of the Parties.
9. Other Agreements. This Agreement does not affect or alter any other agreements between Metro and the
City.
Page 2—CET PLANNING&DEVELOPMENT GRANT IGA—Metro&City of Tigard
10. Authori . City and Metro each warrant and represent that each has the full power and authority to enter
into and perform this Agreement in accordance with its terms;that all requisite action has been taken by the
City and Metro to authorize the execution of this Agreement; and that the person signing this Agreement has
full power and authority to sign for the City or Metro,respectively.
Metro City of Tigard
By: By:
rtha BennettMartha Wine
Title: Metro Chief Operating Officer Title: City Manager
Date: // /l/ Date: •3 • 20j(�
Approved as to Form: Approved as to Form:
By: By:
41 —
Affison R. Kean
Title: Metro Attorney Title: City Attorney
Date: Date:
Attachments:
Exhibit A—Milestones and Deliverables Schedule
Exhibit B—City's Grant Request
Page 3—CET PLANNING&DEVELOPMENT GRANT IGA—Metro&City of Tigard
Exhibit A
IGA for Community Planning and Development Grants funded with CET
City of Tigard/City Center Development Agency- Downtown Tigard
Urban Lofts Development
Milestone and Deliverables Schedule for Release of Funds
Milestone Deliverable Date Due* Grant
Payment
1 Execution of CET Grant IGA. March 15, 2016 $0
a) Signed IGA document
2 Retain Project Consultants and Finalize Scope May 15, 2016 $0
of Work
a) RFP and consultant selection
b) Agreement and authorization
c) Matching funding commitments provided to
Metro
d) Finalize scope of work including public
engagement strategy
e) Draft performance measures for evaluating
project success
3 Transit Center Bus Function Reconfiguration August 1, 2016 $20,000
a) Report Analyzing Bus Operations and
Transportation Conditions
b) Transit Center Bus Function Reconfiguration
Plan
c) Comments by City, TriMet and Metro on draft
and final report
d) Progress report including decision whether or
not to proceed
e) Public engagement per strategy
4 Pre-Development Feasibility for Main Street September 15, 2016 $ 25,000
and Transit Center Sites
a) Phase 1 and 2 Environmental Assessment
Report for two sites'
b) Appraisal Reports for two sites
c) Surveys for two sites
d) Comments by City and Metro on reports
5 Development Program and Design Concepts November 1, 2016 $30,000
a) Market Study
b) Conceptual Design Plans and Planning Level
Cost Estimates
c) Public engagement per strategy
1
d) Comments by City and Metro on reports
e) Midterm progress report
6 Financial Analysis and Implementation December 15, 2016 $10,000
Strategies
a) Pro forma analysis
b) Draft and Recommended Public/Private
Financing Strategies
c) Financial Analysis and Implementation
Strategies Report
d) Comments by City and Metro on reports
7 Developer Recruitment March 1, 2017 $5,000
a) Work with TriMet and property owner to
identify and solicit interest from qualified
developers
b) Developer Selection
8 City Center Development Agency Board September 30, 2017 $10,000
Presentations and Adoption
a) City Center Advisory Commission presentation
b) City Center Development Agency Board work
session
c)Preparation of final report with recommended
strategies
d) City Center Development Agency Board
adoption of final report2
e) Final progress report with performance measures
and method for sharing best practices/lessons
learned
TOTAL REIMBURSABLE AMOUNT $100,000
* Due dates are intended by the parties to be hard estimates of expected milestone completion dates. If the
City anticipates that a due date cannot be met due to circumstances beyond its control, it shall inform Metro
in writing no later than ten(10)days prior to the due date set forth above and provide a revised estimated
due date;and Metro and the City shall mutually agree upon a revision to the milestone due dates set forth in
this Agreement.
IThe City of Tigard will work with the EPA to determine if the properties are eligible for the city's EPA
Brownfields Assessment grant.If the properties are eligible for grant funding,the Phase I ESA's(and
Phase II if necessary)will he paid for with the grant and this will be used as the city's cash match. If not,
the city's cash match would be$10,000 for this task.
2 The City Center Development Agency is responsible for development of the Tigard Urban Lofts and is
therefore the appropriate body to adopt the final product of this work funded through this CPDG grant.The
Mayor and members of the Tigard City Council serve as the board of the Agency.
NOTE: City of Tigard in-kind match: $97,559
City of Tigard financial match$10,000(or the value of the Phase I and II environmental site
assessments performed with EPA Brownfields Assessment grant funding.)
Total: $107,559
2
Exhibit B
Check one:
Community Planning and Development Planning Grant Letter of Intent
Cover Sheet Q Full Application
Applicant
Project Name Downtown Tigard Urban Lofts Development Pro" Organization city of Tigard/City Center Development Agency
Contact Name Sean Farrelly Address 13125 SW Hall Blvd,,Tigard OR 97223
Phone 503-718-2420 Fax 503-718-2748.
Email sean@tigard-or.gov Fed.Tax ID tic 93-0503940
Fiscal Agent Organization
(if different from applicant)
Contact Name Address
Phone Fax
Email
Project Location Description(25 words or less)
[The site is on the corner of Main Street and Commercial Street in the Downtown Tigard Town Center,
Project Summary(50 words or less)
The Downtown Tigard Urban Lofts Development project will result in a concept plan and pre-development feasibility work for a mixed-
use transit oriented urban loft development on a 1.26 acre site that includes the Tigard Transit Center and a plan for the reconfiguration
of the transit center.
CPDG funding request $ 100,000 If submitting more than one
proposal,please rank this Metro Council
Total project cost $ 207,559 proposal in order of priority District of Project El
We,the undersigned,attest that to the best ofour knowledge the information in this application is hue and that all signatories have authorization to submit this
grant application to Metro's Community Planning and Development Grants Program.
Applicant Organization Name City of Tigard/City Center Development.Agency
Printed Name Kenny Asher,Community Development Director
Signature Date 6/1/15
Fiscal Agent Organization Name
Printed Name
Signature Date
To ensure complete letter of intent or full application,please see section 2 of the CPDD Application Handbook for a complete list
of necessary documents for submittal.
EXHIBIT B
Downtown Tigard Urban Lofts Development
= Project- Community Planning and Development
• . Grant Application
June 1, 2015
PROJECT NARRATIVE
A. Project Description
This grant application is proposed by the City of Tigard/City Center Development Agency(CCDA,the City
of Tigard's Urban Renewal Agency)with the support of TriMet. The Downtown Tigard Urban Lofts
Development project is for pre-development feasibility assistance that will lead to:
• A concept plan for mixed-use transit oriented urban-style loft development of two sites: a 0.45
acre privately owned site fronting Main Street and the 0.81 acre site that is currently the Tigard
Transit Center.The desired project would have a low on-site parking ratio.
• A plan for the reconfiguration of the Tigard Transit Center. The location of the HCT station,
currently being studied in the SW Corridor Plan, will likely cause the need to rethink the form
and the function of the existing transit center. Ideas to be explored are relocating the bus stops
on to the street, reducing the footprint of the center, or building a housing or office structure
over the center. Plan objectives would include improving transit run times,accommodating bus
layovers, providing a TriMet driver restroom, and preserving on-street parking opportunities.
• Definition of the Urban Renewal District's role and financial commitments to the project.
Downtown Tigard Urban Lofts Development Work Scope
Task 1. Transit Center Bus Function Reconfiguration
The following tasks will be jointly undertaken by TriMet and the City of Tigard. The goal of this task is to
establish the feasibility of relocating bus parking from the transit center site in order to make the site
available for mixed use development.
1.1 Analyze Bus Operations and Transportation Conditions
• Analyze current and future bus operations at the Transit Center
• Analyze current and future vehicle, pedestrian and bicycle access and traffic patterns in the
vicinity of the Transit Center
• Identify opportunities and constraints related to changing current Transit Center bus operations
Deliverable:Report Analyzing Bus Operations and Transportation Conditions
1.2 Develop Options for Bus Function Reconfiguration
• Develop 2-3 options for bus function reconfiguration
• Analyze options for bus operations
• Analyze options for overall transportation impacts and compatibility in the vicinity of the Transit
Center
• Prepare cost estimates for each option
• Select a preferred option
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1.3 Prepare Final Plans and Implementation Recommendations
• Refine preferred option
• Refine cost estimates
• Identify implementation roles and responsibilities
• Identify funding sources and responsibilities
1.4 Decision to Proceed
• Meet with property owners to establish development and financial goals
• Review reconfiguration plan and feasibility to consider redevelopment of combined sites
• Decision on whether to proceed with subsequent tasks
Milestone#1-Deliverable-Transit Center Bus Function Reconfiguration Plan;Decision to proceed.
Task 2. Pre-Development Feasibility for Main Street and Transit Center Sites
2.1 Environmental Investigations
• Conduct phase 1 and 2 assessments on two downtown sites.
• Project Team Meetings.
2.2 Appraisals and Land Surveys
• Conduct appraisals and surveys for 2 separate properties.
• Project Team Meetings.
Milestone#2-Deliverables:Phase 1 and 2 Environmental Assessment Report,
Appraisal Reports and Surveys for two Downtown sites.
Task 3. Development Program and Design Concepts
3.1 Market Study
• Conduct market study for the combined properties. The scope for the market study is to
identify value, preferred uses, unit size and mix,and anticipated rent and lease rates.
• Project Team Meetings.
Milestone#3-Deliverable:Market Study
3.2 Conceptual Design and Cost Estimates
• Develop conceptual site plans and massing diagrams for the combined sites. Based on the
results of the market study,site plans and conceptual massing studies will be prepared. Design
will be sufficient to identify building placement, unit sizes, parking arrangements, and
construction types.
• Identify development code barriers to desired development types
• Prepare planning level cost estimates
Milestone#4-Deliverable:Design Plans and Cost Estimates
2
Task 4. Financial Analysis and Implementation Strategies
4.1 Pro-forma Analysis
• Prepare pro-forma analysis
• Project Team Meetings.
Deliverable:Pro forma Analysis for Downtown site.
4.2 Public/Private Financing Strategies
• Evaluate private financing and identify financing gaps. Based on results from the pro-forma
analysis, CCDA still will be responsible for evaluating results of the analysis, and identifying
funding gaps as applicable. A financial consultant will assist the analysis.
• Evaluate public financing to address financing gaps.
• Develop recommended financing strategies. This task will be undertaken by CCDA staff and
financing consultant. It is anticipated that a primary source of potential public investment will
be urban renewal funds, and the CCDA board will be consulted throughout this task.
• Project Team Meetings.
Deliverable:Draft and Recommended Financing Strategies
Milestone#5-Financial Analysis and Implementation Strategies Report
Task S. Developer Recruitment and Approvals
5.1 Developer Recruitment
• During Tasks 2 and 3,CCDA will work with TriMet and property owner to identify and solicit
interest from qualified developers
• Select developer partner
• Project Team Meetings.
Deliverable:Developer Selection
5.2 CCDA Board Approvals
• Provide briefings to CCDA board on all project elements. CCDA staff will provide regular updates
and hold worksessions throughout the project with the CCDA board and other city boards and
commissions as needed.
• Review and approve of any urban renewal activities identified in the recommended financial
strategy
• Project Team Meetings.
B. Project Site Description
The project addresses redevelopment opportunities for two Downtown Tigard sites,a 0.45 acre site
known as the Nicoli Site which is privately owned, and the adjacent 0.81 Tigard Transit Center site
owned by TriMet. Figure 1 shows an aerial photo of both sites, Figure 2 shows both sites and their
location within the Urban Renewal District.
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C. Project Background
The City of Tigard adopted a "Downtown Improvement Plan"and"Downtown Urban Renewal Plan" in
2005 to reflect the area's designation as a Town Center in Metro's 2040 Growth Concept, and plans for
the Washington County Commuter Rail(WES) project with a station in Downtown Tigard. The plans call
for a "vibrant and active urban village at the heart of the community" and provides a funding stream to
implement planned improvements. Over the past 9 years,approximately$25 million in public
improvements have been completed in the urban renewal district including the commuter rail station
and park& ride; Burnham Street and Ash Avenue streetscape improvement; intersection improvements
at Pacific Highway/Main Street and Pacific Highway/Hall Blvd. Most recently,the MTIP-funded Main
Street Green Street project was completed in the fall of 2014.The Agency has also worked with private
sector partners to fund 18 fagade improvement projects on Main Street.
The City of Tigard has been working with Metro,TriMet and other regional partners on the SW Corridor
HCT Plan,which identified options for extending high capacity transit into Tigard. Figure 3 shows several
alignment options. Each of these options serve the Tigard Transit Center site.
As a direct result of Metro Community Planning and Development Grant funding in the FY 13-14 cycle,
the CCDA signed a Development and Disposition Agreement with Capstone Partners/DIG Tigard to
construct a $26 million, 157 unit mixed use project on urban renewal agency-owned land.This project is
expected to break ground in September of 2015.
The Downtown Tigard Transit Center Urban Lofts Development project will build and expand on a
development opportunity study completed in 2010 jointly funded by Metro,the City of Tigard and
TriMet. At that time the two sites:a privately owned site(the"Nicoli site")and the Tigard Transit
Center,owned by TriMet were studied separately.The report concluded that development on the
Transit Center site was not feasible due to the low achievable rents,which were at that time determined
to be$1.05/per square foot.
A more recent pro forma that was developed as the result of the Metro Community Planning and
Development grant,found achievable rents to be significantly higher at$1.61 per square foot,which
indicates that the identified feasibility gap has narrowed. In addition the city has instituted a Vertical
Housing Development Zone in downtown that improved ROI.
The grant project will include the following: property survey, conceptual design and evaluation of
alternative construction types; pro-forma analysis; identification of financing gaps; identification of
public investments/financing to overcome gaps; identification of development code barriers to desired
development at this site;and a plan to reconfigure the bus functions of the transit center.
D. Evaluation Criteria
1)Expected Development Outcomes:
a. Opportunity sites with catalyst potential:The City of Tigard considers the opportunity sites, one
publically owned and one privately owned,to have significant catalytic potential that will lead to
additional private investments in Downtown Tigard. The project will identify conceptual designs and
private investment objectives,and actions the CCDA can take to achieve public objectives, including the
SW Corridor Plan, and result in a financially feasible development. The intent of the project is to
demonstrate how desirable development types can be achieved in Downtown Tigard with a
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public/private partnership.The project will also result in a plan to reconfigure the Transit Center to
make redevelopment of the site possible.
b. Desired Outcomes:The desired outcome is a mixed use project that meets objectives of the SW
Corridor Plan, and regional housing and local urban renewal goals that would break ground within 18-24
months of completing the grant funded work.
c. Level of community readiness and local commitment:The site is located in Downtown Tigard within
the voter-approved urban renewal district. Appropriate land use entitlements are in place,and
attracting mixed-use development projects such as those anticipated with this application, is a primary
urban renewal objective.The site is also located within the city's Vertical Housing Development Zone.
1. Track record of successful implementation of community development projects and/or past CPDG
plan implementation;
As the direct result of a Cycle 3 Community Planning and Development Grant,the CCDA entered in
to disposition and development agreement for a$26 million 157 unit mixed use project to be
constructed on an agency owned downtown site.This project is planned to break ground in
September 2015.The proposed grant funded work will build on the momentum of this
public/private partnership.
2. Development sites of adequate scale to generate critical mass of activity,
The development study site is approximately 1.26 acres. Its location on Main Street and proximity
to multiple transit modes means it is strongly likely to generate 18-hour neighborhood activity.
3. Existing and proposed transportation infrastructure to support future development;
The existing transit service of 8 TriMet lines,3 Yamhill County Transit Area lines,and WES
Commuter Rail support the construction of housing at this location.The prospective investment in
the SW Corridor Plan HCT amplifies the development potential of this site and leverages
downtown's existing transportation infrastructure. Phase I of the Main Street Green Street project
recently upgraded sidewalks including safer pedestrian crossings.The second phase of the project
(scheduled for FY 18-19) improves the frontage of this site. Recent and upcoming improvements to
the Fanno Creek Trail 1/3 of a mile from this site also support development.Across the street from
the site,Tigard's newest trail,the Tigard Street Trail connects this location to adjacent
neighborhoods and nearby parks.
4. Existing urban form providing strong redevelopment opportunities;
Downtown Tigard has a strong traditional walkable retail district. Nearby Main Street there are
several larger underdeveloped sites with low intensity uses that are potential candidates for
subsequent redevelopment.
5. Sound relationship to adjacent residential and employment areas;
The creation of a walkable urban center with access to new public spaces would benefit Tigard's
residential areas as well as be an attractive amenity to attract additional employment. More than
200 firms are located within walking distance of this site.
6. Compelling vision and long-term prospects.
The city and development agency has worked with its citizens to develop a vision of downtown
Tigard as a walkable urban village.There have been significant recent investments by downtown
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business and property owners in addition to the aforementioned$26 million mixed use project that
demonstrate the desired development types are financially feasible.
2)Regional Significance:
a. People live and work in vibrant communities where their everyday needs are easily accessible;
Downtown Tigard is envisioned as a "vibrant and active urban village at the heart of the community."
Recent public investments in downtown made by the CCDA include new streetscapes that include
pedestrian and bicycle facilities, making it possible to walk to the WES station/Tigard Transit Center,
parks and recreation opportunities along Fanno Creek, local employers and commercial services along
Main Street from any location Downtown.
b. Current and future residents benefit from the region's sustained economic competitiveness and
prosperity;
This grant project will define how a public/private partnership can stimulate new mixed-use residential
developments Downtown,a necessary component of a prosperous community. The project also shows
how private investments can take advantage of the public investments already made in the town center
area. The project will also support future HCT investments envisioned in the SW Corridor Plan.
c. People have safe and reliable transportation choices that enhance their quality of life;
The site is highly transit friendly, directly adjacent to the WES Commuter Rail Station,transit center and
proposed HCT station. Recent improvements to Main Street have improved its walkability, including
safer pedestrian crossings.The site is also near the regional Fanno Creek Trail,and the Tigard Street
Trail. The feasibility for apartments with greatly reduced on-site parking requirements will be
investigated.
d. The region is a leader in minimizing contributions to climate change,
The project integrates housing into transit planning, decreasing the reliance on SOVs,which will lead to
reduced greenhouse gasses.
e. Current and future generations enjoy clean air, clean water and healthy ecosystems;
The project integrates housing into transit planning, increasing the usage of transit, bicycle and walking
modes,which will result in reducing greenhouse gasses,air and water pollution;and preserving existing
open space.
f. The benefits and burdens of growth and change are distributed equitably.
Currently 92%of Tigard employees commute from outside the city. Many of these jobs are lower paying
retail and service jobs,and require SOV travel,with the accompanying expenses. Redevelopment at this
site provides for new housing opportunities in a location highly convenient for commuting by transit.
3)and 4)Location: Both catalytic sites are located within the Tigard Town Center,urban renewal district,
and the Vertical Housing Development Zone. Downtown Tigard was also identified as a potential station
community in the High Capacity Transit Land Use Plan, and is the SW Corridor HCT terminus location.
The site is also located on a 2035 Growth Concept main street.
In 2009-10 Tigard updated its comprehensive plan and development code for the downtown district. It
instituted mixed use zoning with design standards requiring new development to be pedestrian oriented
and reduced minimum parking requirements.
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5)Best Practices Model:This project demonstrates how public/private partnerships can develop mixed-
use residential projects that meet design, density and use requirements in town centers. The primary
benefit of this project to is to establish the financial feasibility for very urban style project with lower on-
site parking ratios in Downtown Tigard. To the extent that similar conditions exist in other town centers,
the project will demonstrate best practices that can be utilized in other locations.
6)Leverage:This planning grant will leverage additional investments by CCDA,which is currently
authorized to invest$22 million over 20 years in urban renewal projects.The$1.2 million Phase II of the
Main Street green street project is in the city's capital improvement plan will improve the frontage of
this site. It will also leverage the potential$1 billion the region will invest in the SW Corridor Plan. The
project may also be able to leverage the city's Brownfield grant funding to perform environmental
assessments on the properties.
7)Matching Fund/Potential: It is estimated that the total project will require approximately$180,000
with the grant funding 56 percent of the total cost. CCDA will provide a 6%funding match ($10,000)for
the project. City staff costs,amounting to 39 percent of the total project costs,will be born by the City.
8)Growth absorption: Based on estimates in Appendices B and C of the CPDG Application Handbook,
between 2010 and 2035 Tigard is expected to absorb and additional 4,245 multi-family units and 17,063
jobs.The proposed mixed use project would help make progress towards these goals.
9)Public Involvement:The City Center Advisory Commission is an appointed group representing
Downtown property and businesses owners, residents and the general public. The Commission will be
involved in all aspects of the project and will make recommendations to the CCDA Board.
10)Governing body: The CCDA Board (City Council)will have final approval over the use of any urban
renewal funds to support the development of the project.
11)Capacity of applicant:The desired consultant team includes an architecture firm with transit
oriented development experience,a real estate advisor, and an engineer who specializes in transit
planning. CCDA and City staffs are experienced with forming successful public/private partnerships and
delivering development projects. TriMet staff has extensive experience with transit operations.
E. Collaborations
The public partners that have agreed to participate in this project are the City of Tigard,the CCDA and
TriMet. CCDA will participate financially in this project. TriMet will participate in the Transit Center
reconfiguration planning.
F. Proposed Milestones and Deliverables
The detailed work program found in Section A of this grant application indicates task deliverables and
the following five milestones:
Milestone#1-Deliverable-Transit Center Bus Function Reconfiguration Plan; Decision to Proceed
Milestone#2-Deliverables: Phase 1 and 2 Environmental Assessment Report,Appraisal Reports
and Surveys
Milestone#3-Deliverable: Market Study
Milestone#4-Deliverable: Design Plans and Cost Estimates
Milestone#5-Financial Analysis and Implementation Strategies Report
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The City staff will be available to describe lessons learned from this project at a time and format that is
most convenient to Metro.
G. Project Management
The project manager for the Downtown Tigard Urban Lofts Development Projects is Sean Farrelly,
Downtown Redevelopment Manager. sean@tigard-or.gov, 503-718-2420. Mr. Farrelly works under the
direct supervision of Kenny Asher,Community Development Director. Both Sean and Kenny will be
involved in all work tasks.
Sean has been the City of Tigard's Redevelopment Project Manager since 2010 managing all aspects of
the downtown urban renewal program. Projects he has managed include: Downtown Code
Amendments; Downtown Future Vision; Downtown Connectivity Plan;Pacific Highway Vision; Fa4ade
Improvement Program; Numerous Development Opportunity Studies;and the HCT Land Use Plan (asst.
project manager). Sean also managed the CET funded Downtown Mixed Use Development Project and
currently manages the city's brownfield program.
BUDGET DOCUMENTS
Budget Narrative
A detailed task by task budget is shown on a spreadsheet that is included with this application and
summarized in the budget forms provided by Metro. The overall work plan for the entire project is
summarized below. Costs for the full project will be shared by the CCDA and the Community Planning
and Development (CPD) Grant. Consultant deliverables for tasks 1, 2,3 and 4 are proposed to be funded
by the CPD Grant of$100,000,and completion of each task deliverable is proposed as a project
milestone for purposes of the CPD Grant.The CCDA will commit$10,000 for consulting work for task
2.2. All staff costs will be the responsibility of the City of Tigard and TriMet. It is anticipated that all
deliverables, regardless of funding source,will be solely owned by the City of Tigard.
Downtown Tigard Urban Lofts Development Work Scope
Task 1. Transit Center Bus Function Reconfiguration
The following tasks will be jointly undertaken by TriMet and the City of Tigard.
1.1 Analyze Bus Operations and Transportation Conditions
• Analyze current and future bus operations at the Transit Center
• Analyze current and future vehicle, pedestrian and bicycle access and traffic patterns in the
vicinity of the Transit Center
• Identify opportunities and constraints related to changing current Transit Center bus operations
Deliverable:Report Analyzing Bus Operations and Transportation Conditions
1.2 Develop Options for Bus Function Reconfiguration
• Develop 2-3 options for bus function reconfiguration
• Analyze options for bus operations
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• Analyze options for overall transportation impacts and compatibility in the vicinity of the Transit
Center
• Prepare cost estimates for each option
• Select a preferred option
1.3 Prepare Final Plans and Implementation Recommendations
• Refine preferred option
• Refine cost estimates
• Identify implementation roles and responsibilities
• Identify funding sources and responsibilities
1.4 Decision to Proceed
• Meet with property owners to establish development and financial goals
• Review reconfiguration plan and feasibility to consider redevelopment of combined sites
• Decision on whether to proceed with subsequent tasks
Milestone#1-Deliverable-Transit Center Bus Function Reconfiguration Plan;Decision to Proceed
Task 2. Pre-Development Feasibility for Main Street and Transit Center Sites
2.1 Environmental Investigations
• Conduct phase 1 and 2 assessments on two downtown sites.
• Project Team Meetings.
2.2 Appraisals and Land Surveys
• Conduct appraisals and surveys for 2 separate properties.
• Project Team Meetings.
Milestone#2-Deliverables:Phase 1 and 2 Environmental Assessment Report,
Appraisal Reports and Surveys for two Downtown sites.
Task 3. Development Program and Design Concepts
3.1 Market Study
• Conduct market study for the combined properties. The scope for the market study is to
identify value, preferred uses, unit size and mix, and anticipated rent and lease rates.
• Project Team Meetings.
Milestone#3-Deliverable:Market Study
3.2 Conceptual Design and Cost Estimates
• Develop conceptual site plans and massing diagrams for the combined sites. Based on the
results of the market study,site plans and conceptual massing studies will be prepared. Design
will be sufficient to identify building placement, unit sizes, parking arrangements,and
construction types.
• Identify development code barriers to desired development types
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• Prepare planning level cost estimates
Milestone#4-Deliverable:Design Plans and Cost Estimates
Task 4. Financial Analysis and Implementation Strategies
4.1 Pro-forma Analysis
• Prepare pro-forma analysis
• Project Team Meetings.
Deliverable:Pro forma Analysis for Downtown site.
4.2 Public/Private Financing Strategies
• Evaluate private financing and identify financing gaps. Based on results from the pro-forma
analysis, CCDA still will be responsible for evaluating results of the analysis, and identifying
funding gaps as applicable. A financial consultant will assist the analysis.
• Evaluate public financing to address financing gaps.
• Develop recommended financing strategies. This task will be undertaken by CCDA staff and
financing consultant. It is anticipated that a primary source of potential public investment will
be urban renewal funds, and the CCDA board will be consulted throughout this task.
• Project Team Meetings.
Deliverable:Draft and Recommended Financing Strategies
Milestone#5-Financial Analysis and Implementation Strategies Report
Task S. Developer Recruitment and Approvals
5.1 Developer Recruitment
• During Tasks 2 and 3,CCDA will work with TriMet and property owner to identify and solicit
interest from qualified developers
• Select developer partner
• Project Team Meetings.
Deliverable:Developer Selection
S.2 CCDA Board Approvals
• Provide briefings to CCDA board on all project elements. CCDA staff will provide regular updates
and hold worksession throughout the project with the CCDA board and other city boards and
commissions as needed.
• Review and approve of any urban renewal activities identified in the recommended financial
strategy
• Project Team Meetings.
Line Item Budget, Commitment and Matching Funds
Table 1 below summarizes the project task budget for CCDA and TriMet staff, consultant work paid for
by the CCDA and Community Planning and Development Grant, and total task budget. This table is a
line-item summary of the more detailed budget spreadsheet included with this application.
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The CCDA commits the staff resources as indicated in the table and attached spreadsheet totaling
approximately$74,000. Consulting expenses by CCDA of$10,000 are included in the 2015-16 CCDA
budget. TriMet commits staff support totaling approximately$24,000 to this project as indicated in
their letter of support. The grant request is for a total of$100,000,which represents less than half of
the total budget.
Table 1-Downtown Tigard Urban Lofts Development Project-Budget Summary
Staff Consultant Budget
Tasks Budget CCDA CPD Grant Totals
1.1 Analyze Bus Operations&Conditions $8,819 $5,500 $14,319
1.2 Develop Bus Options $12,554 $9,000 $21,554
1.3 Prepare Plans& Recommendations $8,881 $5,500 $14,381
1.4 Decision to Proceed $5,695 $5,695
2.1 Environmental Investigations $3,756 $25,000 $28,765
2.2 Appraisals and Land Surveys $2,875 $10,000 $12,875
3.1 Market Study $4,866 $15,000 $19,866
3.2 Conceptual Design and Cost Estimates $12,646 $20,000 $32,646
4.1 Pro-forma Analysis $4,832 $10,000 $14,832
4.2 Public/Private Financing Strategies $17,142 $10,000 $27,142
5.1 Developer Recruitment $9,060 $9,060
5.2 CCDA Board Approvals $6,432 $62432
Totals $97,559 $10,000 $100,000 $207,559
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APPENDICIES AND FORMS
Attached to this grant application are:
Figure 1-Downtown Tigard Transit Center Urban Lofts Development Project-Location
Figure 2-Downtown Tigard Transit Center Urban Lofts Development-Urban Renewal District and
Project Location
Figure 3-SW Corridor HCT Options in Downtown Tigard
Downtown Tigard Urban Lofts Development Projects Budget Spreadsheet
Budget Form
Match Form
Tigard City Council Resolution 15-18 approving Community Planning and Development grant application
Letter of Support and Commitment:
1. Dave Unsworth,TriMet
2. Dave Nicoli,owner of 12260 SW Main Street
3.Steve DeAngelo, President of Tigard Downtown Alliance
4. Carine Arendes, Chair of City Center Advisory Commission
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