CCDA Packet - 10/11/2005 1�
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TIGARD � N�I?
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MEETING
CITY OF TIGARD
OCTOB�1fl0 OREGON
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AGENDA
CITY CENTER DEVELOPMENT AGENCY
- AN URBAN RENEWAL AGENCY-
MEETING
OCTOBER 1 1, 2005
Note: The City Center Development Agency will convene following the Tigard City Council
meeting. ESTIMATED meeting time is 9:15 p.m.
1. CITY CENTER DEVELOPMENT AGENCY (CCDA) MEETING
1.1 Call to Order - City Center Development Agency
1 .2 Roll Call
2. CONSIDER AN URBAN RENEWAL PLAN AND REFER THE PLAN AND
REPORT TO THE PLANNING COMMISSION
a. Staff Report: Community Development Staff
b. CCDA Discussion
G C--,C--.DA Consideration; Resolution-No. 05 CCDA will be asked to
consider the resolution at its October 18, 2005, agenda.
3. ADJOURNMENT
iAadm\cathy\cca\2005\051011 ccdap).doc10/11/05
CITY CENTER DEVELOPMENT AGENCY — OCTOBER 11, 2005 page 1
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City of Tigard, Oregon
Affidavit of Notification
In the Matter of the Proposed Notification
of the City Center Development Agency (CCDA)Meeting
CITY OF TIGARD
STATE OF OREGON ) OREGON
County of Washington ) ss.
City of Tigard )
I, being first duly sworn (or affirmed), by oath
(or affirmation), depose and say:
That on _AJC-TOZE-R__.._��__-- -----,� per_-- at 1L?_ /p.m.)
I notified the following people/organizations by fax of the City Center Development
Agency meeting on _-_��rOZER— / /_...__ ,-----__2Dia5- with a copy of the
meeting notice being hereto attached and by reference made a part hereof, on the
-�Q--�.---- day of DC--r 23EIZ__--
Barbara Sherman, Newsroom, Tigard Times (Fax No. 503-546-0724)
[� ewsroom, The Oregonian, Metro SW (Fax No. 503-968-6061)
C�I4ditor, The Regal Courier, (Fax No. 503-968-7397)
Signature of Person who Performed Notification
Subscribed and sworn (or affirmed) before me this -rh day of
20
OFFICIAL SEAL Signature of Notary Public for Oregon
JILL M BYARS
NOTARY PUBLIC-OREGON
COMMISSION NO 381793
MY COMMISSION EXPIRES JUNE 14,2008
i:\adm\greer\for s\affidavtts\affidavit of notification-ccda.doc
CITY OF TIGARD
OREGON
�r
oil
The City Center Development Agency (CCDA) Meeting
will follow the Tigard City Council Meeting which begins at 6:30 p.m.
EST/MATED CCDA meeting time is 9:15 p.m.
Please forward to:
lT Barbara Sherman, Newsroom, The Times (Fax No. 503-546-0724)
IR'Newsroom, The Oregonian (Fax No. 503-968-6061)
R� Editor, The Regal Courier (Fax No. 503-968-7397)
Notice is hereby given that a meeting of the City Center Development Agency (CCDA)
will be held, following the Tigard City Council meeting, on October 11 , 2005, at Tigard
City Hall, 13125 SW Hall Boulevard, Tigard, Oregon. The meeting agenda is attached.
The CCDA was reactivated by Resolution 05-32 on May 10, 2005, and will meet
occasionally to address issues related to urban renewal. The CCDA, functioning as the
city's urban renewal agency, will work on an urban renewal plan designed to facilitate
the development and redevelopment of downtown Tigard and possibly other areas
within the city.
For further information, please contact City Recorder Cathy Wheatley by calling 503-
639-4171 , ext. 2410 or Deputy City Recorder Greer Gaston at ext. 2419.
Deputy City Recorder
Date:
Post: Tigard City Hall
Tigard Permit Center
Tigard Public Library
Oadmkathytaatcc meeting notices\cWa meeting-sept 27 2005AM
City of Tigard, Oregon
Affidavit of Posting
In the Matter of the Proposed Notice
of the City Center Development Agency (CODA) Meeting CITY OF TIGARD
OREGON
STATE OF OREGON )
County of Washington ) ss.
City of Tigard )
I, -__.e(2 - A l� .- , being first duly sworn (or affirmed), by oath
(or affirmation), depose and say:
That on Lc,TbDE1Z_Co ZG10 _ at -_ - (a.m./p.m.)
I posted in:
■ Tigard City Hall, 13125 SW Hall Boulevard, Tigard, OR
■ Tigard Permit Center, 13125 SW Hall Boulevard, Tigard, OR
■ Tigard Public Library, 13500 SW Hall Boulevard, Tigard, Oregon,
a copy of the City Center Development Agency meeting on
Or-TOZER- _-__l I _-_- ---_—, 20 —with with a copy of said Notice being hereto
attached and by reference made a part hereof, on the - -Low day of
OcrDBE — , 20
Signature of Person who Performed Posting
Subscribed and sworn (or affirmed) before me this (o_ day of
--CcAobcx� 20
OFFICIAL SEAL '
JILL M BYARS - --- --- - --..-_--- ---
NOTARY PUBLIC-OREGON Signature o Notary Public for Oregon
COMMISSION NO.381793
MY COMMISSION EXPIRES JUNE 14,2008
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The City Center Development Agency (CCDA) Meeting
will follow the Tigard City Council Meeting which begins at 6:30 p.m.
EST/MATED CCDA meeting time is 9:15 p.m.
Please forward to:
Ef Barbara Sherman, Newsroom, The Times (Fax No. 503-546-0724)
C' Newsroom, The Oregonian (Fax No. 503-968-6061)
E1 Editor, The Regal Courier (Fax No. 503-968-7397)
Notice is hereby given that a meeting of the City Center Development Agency (CCDA)
will be held, following the Tigard City Council meeting, on October 11 , 2005, at Tigard
City Hall, 13125 SW Hall Boulevard, Tigard, Oregon. The meeting agenda is attached.
The CCDA was reactivated by Resolution 05-32 on May 10, 2005, and will meet
occasionally to address issues related to urban renewal. The CCDA, functioning as the
city's urban renewal agency, will work on an urban renewal plan designed to facilitate
the development and redevelopment of downtown Tigard and possibly other areas
within the city.
For further information, please contact City Recorder Cathy Wheatley by calling 503-
639-4171 ,
03-
639-4171 , ext. 2410 or Deputy City Recorder Greer Gaston at ext. 2419.
Deputy City Recorder
Date: G�� r !VI
Post: Tigard City Hall 1 ds-&W /D-!o b5 10.:3danc
Tigard Permit Center /,0,0,0-0,V /Q-& Os /D"3Af-, -
Tigard Public Library
iladm\cathy\cca\cc meeting notices\ccda meeting-sept 27 2005.doc
AGENDA ITEM#
FOR AGENDA OF October 11, 2005
CITY OF TIGARD, OREGON
CITY CENTER DEVELOPMENT AGENCY
AGENDA ITEM SUMMARY
ISSUE/AGENDA TITLE Referral of Urban Renewal Plan and Report
PREPARED BY: Gary Firestone DEPT HEAD OK4 �(�`CITY MGR OK
ISSUE BEFORE THE COiJNelL
Should the City Center Development Agency(CCDA),the City's urban renewal agency, accept the draft Urban
Renewal Plan as its proposed urban renewal plan, refer the proposed Urban Renewal Plan and Report to the
Planning Commission and affected taxing entities, and delegate authority to the City Manager to meet with the
other taxing entities?
STAFF RECOMMENDATION
Staff recommends that:
1) The CCDA propose the adoption of the Urban Renewal Plan and Report and refer the proposed plan and
report to the Planning Commission so that the Planning Commission may prepare its recommendation to
the Council.
2) The Urban Renewal Plan and Report be provided to other taxing entities in preparation for meetings with
the City regarding the maximum debt and tax options to pay plan costs.
3) The City Center Development Agency delegate authority to the City Manager to meet with the affected
taxing entities.
INFORMATION SUMMARY
The City Council has given staff direction to proceed with preparation of an urban renewal plan for the downtown
area and has established a citizen involvement program, which was presented to the CCDA on September 13, 2005.
An urban renewal plan and report have been prepared. The plan and report were prepared through a public process,
including public hearings by the City Center Advisory Commission, which has recommended the plan and report to
the City Center Development Agency. The statutory procedure then requires the City Center Development Agency
to forward the draft urban renewal plan to the Planning Commission. The primary purpose of the Planning
Commission review is to review the Plan for consistency to the Comprehensive Plan and make a recommendation
to the City Council.
The draft Urban Renewal Plan proposes tax-increment financing, and the urban renewal agency proposing the plan
is required to confer with other taxing entities concerning the maximum amount of indebtedness and tax options
associated with the Urban Renewal Plan.
OTHER ALTERNATIVES CONSIDERED
1. Decide not to proceed with urban renewal.
2. Amend the Urban Renewal Plan and/or Report prior to forwarding them to the Planning Commission and
taxing districts.
3. Ask the City Center Advisory Commission and the City's consultants to make revisions to the proposed
Urban Renewal Plan and Report.
VISION TASK FORCE GOAL AND ACTION COMMITTEE STRATEGY
Ultimately adopting an urban renewal plan for the downtown area is consistent with the goals and strategies of
"Tigard Beyond Tomorrow"relating to the Central Business District,which include such items as "develop
strategies for public improvements in Tigard's central business district area" and "develop a plan for an urban
renewal district."
ATTACHMENT LIST
Attachment 1: A Resolution Proposing an Urban Renewal Plan and Referring the proposed Urban Renewal
Plan and Report to the Planning Commission, directing distribution of the Urban Renewal Plan
and Report to taxing districts, and delegating authority to the City Manager.
Exhibit A: City Center Urban Renewal Plan
Exhibit B: City Center Urban Renewal Plan Report
FISCAL NOTES
The immediate cost of forwarding the Urban Renewal Plan to the Planning Commission and other taxing
districts is the administrative cost of holding the Planning Commission hearing and meeting with the taxing
districts. The City will also have administrative costs of the City Council hearing that will eventually be
needed. If the Council ultimately refers an Urban Renewal Plan to the voters, the City will incur some costs
relating to the election. If an Urban Renewal Plan that includes tax increment financing is eventually approved
by the voters, property tax proceeds from properties in the urban renewal district will be segregated, with the
taxes on any increase in value after the establishment of the district going to the urban renewal district.
i/citywide/sum/ur.CCDA.referral to cc
CITY CENTER DEVELOPMENT AGENCY
CITY OF TIGARD, OREGON
RESOLUTION NO. 05-
A RESOLUTION PROPOSING AN URBAN RENEWAL PLAN AND REFERRING THE
PROPOSED URBAN RENEWAL PLAN AND REPORT TO THE PLANNING COMMISSION,
DIRECTING DISTRIBUTION OF THE URBAN RENEWAL PLAN AND REPORT TO TAXING
DISTRICTS, AND DELEGATING AUTHORITY TO THE AGENCY MANAGER
WHEREAS, the City Center Development Agency acts as the City's urban renewal agency; and
WHEREAS, the City Center Advisory Commission was appointed to provide citizen involvement in
preparation of an urban renewal plan for Tigard's Downtown area;
WHEREAS, the City Center Advisory Commission, after public hearings and considerable public input
has, with the assistance of the City's consultants, prepared and approved a proposed Urban Renewal
Plan and Report, which is attached hereto as Exhibits A and B respectively; and
WHEREAS, the City Center Development Agency has reviewed and considered the proposed Urban
Renewal Plan and Report approved by the City Center Advisory Commission; and
WHEREAS, state statutes require that, after an urban renewal agency prepares an urban renewal plan,
that it be reviewed by the Planning Commission, which will make a recommendation to City Council;
and
WHEREAS, state statutes also require that taxing districts which may be affected by urban renewal
plans may review such plans and meet with the urban renewal agency that proposes the plan,
NOW, THEREFORE, BE IT RESOLVED by the City Center Development Agency, that:
SECTION 1: The City Center Development Agency proposes adoption of the Urban Renewal Plan,
based on the Report (Exhibits A and B). The proposed Urban Renewal Plan and Report
are referred to the Planning Commission so that it may make its recommendation to the
City Council.
SECTION 2: Copies of the proposed Urban Renewal Plan and Report shall be provided to each taxing
district that imposes a property tax on properties within the urban renewal area in the
proposed urban renewal plan.
SECTION 3: The City Center Development Agency delegates authority to the Agency Manager to act
for the City Center Development Agency in fulfilling the meeting requirements of ORS
457.437. The Agency Manager may further delegate this authority.
CCDA Resolution No.05-
Page 1
SECTION 4: This resolution is effective immediately upon passage.
PASSED: This day of 2005.
Chair- City of Tigard
City Center Development Agency
ATTEST:
Recorder-City of Tigard City Center Development Agency
is�admlpacket'05W51018\10-11-05 urban renewal plan and report attachment 1.doc
CCDA Resolution No. 05-
Page 2
DRAFT
CITY CENTER URBAN RENEWAL PLAN
October 10, 2005
Tashman Johnson LLC
Cascade Economic Planning
SERA Architects
Urban Land Economics
Jeannette Launer, Attorney
LIST OF PARTICIPANTS
City Center Advisory Committee Members
Jim Andrews
Carolyn Barkley
Gretchen Buehner
Alexander Craghead
Suzanne Gallagher
Alice Ellis Gaut
Marland Henderson
Ralph Hughes
Lily Lilly
Mike Marr
Judy Munro
Roger Potthoff
Mike Stevenson
Carl Switzer
City of Tigard Staff
James Hendryx, Community Development Director
Tom Coffee, Interim Community Development Director
Barbara Shields, Long Range Planning Manager
Duane Roberts, Associate Planner
Consultants
Jeffrey Tashman, Tashman Johnson LLC
Tina Mosca, Cascade Economic Planning
Matt Arnold, SERA Architects
Nancy Guitteau, Urban Land Economics
Jeannette Launer, Attorney
TABLE OF CONTENTS
I. Introduction....................................................................................................................................1
II. Goals and Objectives......................................................................................................................1
III. Map and Legal Description of Urban Renewal Area..................................................................4
IV. Urban Renewal Projects................................................................................................................5
A. Street Improvements..................................................................................................................5
B. Streetscape Improvements.........................................................................................................6
C. Bike/Pedestrian Facilities..........................................................................................................9
D. Parks........................................................................................................................................11
E. Public Spaces...........................................................................................................................l l
F. Public Facilities.......................................................................................................................13
G. Planning and Development Assistance...................................................................................15
V. Relationship to Local Objectives.................................................................................................16
A. City of Tigard Community Development Code......................................................................17
B. Tigard Comprehensive Plan Goals and Policies.....................................................................17
C. Transportation System Plan Goals and Policies......................................................................23
D. City of Tigard Park System Master Plan.................................................................................25
E. Tigard Downtown Improvement Plan.....................................................................................26
VI. Proposed Land Uses.....................................................................................................................26
A. Central Business District.........................................................................................................26
B. General Commercial ...............................................................................................................27
C. Professional Commercial ........................................................................................................27
D. Mixed Use Employment..........................................................................................................27
E. R-4.5 Low-Density Residential District..................................................................................28
F. R-12 Medium-Density Residential District.............................................................................28
G. R-24 Medium High-Density Residential District....................................................................28
VII. Property Acquisition and Disposition.........................................................................................29
A. Property Acquisition—From Willing Sellers..........................................................................29
B. Land Disposition.....................................................................................................................29
VIII. Relocation Methods......................................................................................................................30
IX. Tax Increment Financing of Plan................................................................................................30
A. General Description of the Proposed Financing Methods.......................................................30
B. Tax Increment Financing and Maximum Indebtedness..........................................................30
C. Prior Indebtedness...................................................................................................................31
D. Impact of Tax Increment Financing on Public Schools..........................................................31
X. Duration of Plan...........................................................................................................................31
XI. Future Amendments to Plan........................................................................................................31
A. Substantial Amendments.........................................................................................................31
B. Council Approved Amendments.............................................................................................32
C. Minor Amendments.................................................................................................................32
D. Amendments to the City of Tigard Comprehensive Plan and/or Development Code.............32
DRAFT CITY CENTER URBAN RENEWAL PLAN
I. INTRODUCTION
The City Center Urban Renewal Plan (the"Plan") contains goals, objectives and projects for the
revitalization of the City Center Urban Renewal Area(the "Area"). The Area, shown in Figure
1, is predominantly zoned for commercial use, encompassing lands in Tigard's Central Business
District,General Commercial District, Professional Commercial District and Mixed Use
Employment District. In addition to commercial lands, residential property on the east side of
Hall Boulevard and adjacent to Fanno Creek is located within the R-4.5 Low-Density Residential
District, R-12 Medium-Density Residential District and R-25 Medium High-Density Residential
District.
Under existing conditions,the Area is underdeveloped and lacks the mix of high quality
commercial, office,residential and public uses suitable for the City's Central Business District.
Information regarding conditions in the Area is provided in the Report accompanying the Plan
(the "Report").
The purpose of the Plan is to use the tools provided by urban renewal to attract private
investment and facilitate the Area's redevelopment. These tools include tax increment financing
(see Section IX), which generally means that the property taxes resulting from growth in
property value within the Area can be used to finance improvement projects and programs.
Urban renewal also allows for the purchase and sale of land from willing sellers for
redevelopment as part of a public/private development partnership.
The Plan is administered by the City Center Development Agency ("Agency")which was
established by the City Council of the City of Tigard as the City's Urban Renewal Agency. The
Plan may be changed in the future, under the provisions of Chapter XI.
The Plan has a duration of 20 years (see Chapter X), meaning that no new debt will be incurred
after Fiscal Year 2025/2026. The maximum amount of indebtedness (amount of tax increment
financing for projects and programs)that may be issued for the Plan is Twenty-Two Million
Dollars and No Cents ($22,000,000).
II. GOALS AND OBJECTIVES
The goals of the Plan represent its basic purposes. The objectives for each goal generally
illustrate how the goals are to be achieved. The urban renewal projects called for in Chapter IV
of the Plan are the specific means of meeting the objectives.
Goal 1: Revitalization of the Downtown should recognize the value of natural
resources as amenities and as contributing to the special sense of place.
Objectives:
IA: Integrate open space and landscaping elements into the design and development of
public improvement projects identified in the Plan to create a livable environment and
provide opportunities for multimodal recreational use.
City of Tigard 1 October 10,2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
1B: Minimize the impact of public improvements and facilities projects on the natural
environment through the integration of appropriate protective measures and mitigation
strategies.
Goal 2: Capitalize on Commuter Rail and Fanno Creek as catalysts for future
investment and development.
Objectives:
2A: Support the development of transit-oriented residential, commercial, employment
and recreational uses in the Central Business District that will benefit from and support
commuter rail.
213: Implement pedestrian and bicycle system improvements that will enhance
connectivity between downtown and surrounding residential and commercial areas.
Goal 3: Downtown's transportation system should be multi-modal, connecting
people, places and activities safely and conveniently.
Objectives:
3A: Design and construct street improvements as consistent with the Tigard Downtown
Improvement Plan and the Tigard Transportation System Plan.
313: Concurrent with proposed street improvements, and in conformance with the Tigard
Transportation System Plan (TSP), provide bike lanes, sidewalks,pedestrian crossings
and other pedestrian and bicycle facilities that promote multimodal usage, access and
safety.
Goal 4: Downtown's streetscape and public spaces should be pedestrian-friendly
and not visually dominated by the automobile.
Objectives:
4A: Promote pedestrian oriented,human-scaled development in the Central Business
District.
413: Develop urban spaces that will provide active and passive recreational opportunities
for pedestrians and attract residents and visitors to downtown.
4C: Provide pedestrian-oriented streetscape improvements, including street trees, street
furniture,planters and other landscape enhancements, that will create a safe and visually
appealing destination for pedestrians.
City of Tigard 2 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
Goal 5: Promote high quality development of retail,office and residential uses that
support and are supported by public streetscape,transportation, recreation
and open space investments.
5A: Provide development incentives and technical assistance programs that encourage
business and property owners to develop projects that are consistent with the Tigard
Downtown Improvement Plan vision and the Tigard Comprehensive Plan.
513: Support the transition of existing nonconforming businesses from downtown to more
suitable locations within the City of Tigard.
City of Tigard 3 October 10,2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
M. MAP AND LEGAL DESCRIPTION OF URBAN RENEWAL AREA
Figure 1. shows the urban renewal area boundaries. Exhibit A is a legal description of the Area.
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Urban Renewal Are ;
Total Area:193.71 acres
Taxlot Area:144.14 acres - --
ROW Area,49.57 acres
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Tigard.OR
:annryG.(uirrrmr Proposed Urban Renewal Area O
Figure 1: Tigard City Center Urban Renewal Area
City of Tigard 4 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
IV. URBAN RENEWAL PROJECTS
Urban renewal projects authorized by the Plan are described below and shown in Figures 2 to 7.
To preserve and enhance the Area's natural resources, projects will be designed and
implemented with consideration for ecologically sensitive areas and to minimize the impacts of
development on the environment.
A. Street Improvements
Street Improvements projects are designed to improve multimodal circulation and
connectivity within downtown Tigard. The projects will also facilitate access between
downtown and adjacent residential, commercial and employment areas. To create a
pedestrian environment that encourages active uses such as shopping, entertainment and
commercial business activity, utilities may be under-grounded concurrent with street
improvements.
I. Ash Avenue Extension Scoffins to Burnham, Including RR Crossing
This project will extend Ash Avenue, a minor collector, from Burnham
Street to Commercial Street. A new railroad crossing will be developed as
part of the project.
2. Scoffins Street/Hall Boulevard/Hunziker Re-Ali ng ment
This project will improve multimodal circulation and safety. Currently,
Scoffins Street and Hunziker are poorly aligned,which increases
congestion and slows traffic at this three-way intersection.
3. Hall Blvd/Highway 99W Intersection Improvements
Key components of this project may include the widening of the Hall
Boulevard/Highway 99W intersection and the acquisition of additional
public right-of-way. The project is intended to improve multimodal
circulation and safety and reduce congestion at this major intersection,
which serves as an important gateway to downtown.
4. Greenburg Road/Highway 99W Intersection Improvements
The City has recently commissioned a study that will determine what
improvements will be needed to reduce congestion and increase
multimodal circulation at the intersection of Greenburg Road and
Highway 99W. Tax increment revenues may be used to finance
recommended intersection improvements.
5. Burnham Street Improvements
This project provides for the reconstruction and widening of Burnham
Street.
6. Center Street Improvements
This project provided for upgrades and improvements to Center Street.
City of Tigard 5 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
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Figure 2: Urban Renewal Street Improvement Projects
City of Tigard 6 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
B. Streetseape Improvements
The Tigard Downtown Improvement Plan identifies landscaping features, street trees and
street furniture as improvements that will enhance the physical appearance of downtown
and attract a broader range of users, including shoppers,tourists and commercial
employers. The Urban Renewal Plan provides for streetscape improvements on the
following streets in the downtown area:
1. Main Street
2. Burnham Street
3. Commercial Street
4. Ash Avenue
5. Scoffins Road
6. Center Street
City of Tigard 7 October 10,2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
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Figure 3: Urban Renewal Streetscape Improvement Projects
City of Tigard 8 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
C. Bike/Pedestrian Facilities
Bike/Pedestrian Facilities are designed to facilitate safe and convenient multimodal
access throughout the Urban Renewal Area.
1. Commuter Rail Access
This project will provide pedestrian access to the proposed downtown
Tigard commuter rail station from Burnham Street.
2. Hall Blvd.
This project will increase pedestrian access and safety by eliminating gaps
in the sidewalk on the east side of Hall Boulevard and repairing sidewalks
and curbs on both sides of Hall as needed.
3. Scoffins Street
This project calls for the installation of bike lanes and sidewalks on
Scoffins Street,which currently lacks pedestrian and bicycle facilities.
4. Tigard Street
This project will provide a new bike lane on the south side of Tigard Street
and upgrade the existing bike lane on the north side to standard.
5. Highway 99W
Currently,gaps in the sidewalks along Highway 99W threaten pedestrian
safety. This project provides for the installation contiguous sidewalks on
both sides of Highway 99W and a grade-separated bicycle/pedestrian
crossing at Greenburg Road.
6. Center Street
This project will provide sidewalks and bike lanes on Center Street.
7. Enhanced Pedestrian Bridge over Fa no Creek Connecting to Ash Avenue
This project will facilitate access between residential neighborhoods west
of Fanno Creek and downtown. The project will be designed to minimize
impacts to sensitive areas and preserve wetlands buffers.
8. Conversion of Existing North Rail Corridor into a Multi-use Pedestrian
Trail
This project will convert the existing north rail corridor into a multi-use
pedestrian trail that will increase pedestrian access and provide new
recreational opportunities for residents, workers and visitors to downtown.
Key components of the project may include bio-swales, native vegetation,
pervious pavement and low impact stormwater conveyance/treatment
features that will distinguish downtown Tigard from other communities by
promoting sustainable development.
City of Tigard 9 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
9. Tigard Street/Grant Bicycle/Pedestrian Crossing
The Plan will support the design and construction of a new at-grade
bicycle/pedestrian crossing that will extend from the intersection of Tigard
Street and Grant Street(south of the railroad)to the north side of the
railroad tracks. The crossing will facilitate circulation and access to
downtown by non-motorized vehicles. Automobiles and other motorized
vehicles will be prohibited.
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Figure 4: Urban Renewal Bicycle/Pedestrian Projects
City of Tigard 10 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
D. Parks
1. Fanno Creek Park Improvements
The Plan will facilitate upgrades and improvements to Fanno Creek Park
as well as the preservation and restoration of environmentally sensitive
areas.
2. Skateboard Park
This project will support the construction of a new skateboard park. The
proposed location of the skateboard park is the City Hall parking lot.
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City of Tigard 11 October 10,2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
E. Public Spaces
1. Green Corridor/Urban Creek
This Plan will support the development a green corridor/urban creek that
will extend from the intersection of Highway 99W and Hall Boulevard
through downtown and to Fanno Creek. Key components of the project
may include bio-swales, native vegetation,pervious pavement and other
low impact stormwater conveyance/treatment features.
2. Plazas
Tax increment revenues may be used to facilitate the design and
construction of public plazas that will serve as public gathering spaces,
encouraging a broader range of active and passive recreational uses in
downtown and attracting more residents and visitors to the area.
3. Urban Green Spaces
Similar to the plazas projects, this project will increase the overall
livability and attraction of the downtown area by providing high quality,
urban green spaces suitable for a range of recreational uses. Urban green
spaces will be designed to promote the preservation and restoration of
environmentally sensitive areas.
4. Public Market
This project will facilitate the design and development a public market in
the proposed public use area near Fanno Creek.
City of Tigard 12 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
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Figure 6: Urban Renewal Public Spaces Projects
City of Tigard 13 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
F. Public Facilities
The Plan includes the following public facilities. Prior to the expenditure of tax
increment revenues for any of these projects, the Agency will be required to adopt a
Minor Amendment to the Plan (as provided in Section XI) stating the proportion of the
benefits of these facilities that will accrue to the Area and finding that the amount of the
expenditure is proportional to the amount of benefit to the Area. Design and
development will be a part of all proposed public facilities projects identified in the Plan.
1. Performing Arts Center
This project consists of the design and construction of a performing arts
center in downtown Tigard. The project, which is recommended in the
Tigard Downtown Improvement Plan, will provide new entertainment and
recreation opportunities that will attract residents and out-of-town visitors
to downtown.
2. Public Parking Facilities
As new shopping, recreational and entertainment uses, including the
proposed performing arts center and public market, are established in the
downtown area, new public parking facilities will be needed to
accommodate the anticipated increase in parking demand.
3. Public Market Area
This project includes the development of a public market area in the
proposed public use area near Fanno Creek.
4. Post Office Relocation
This project will facilitate the possible relocation of the existing
downtown post office.
5. Public Restrooms
This project will provide public restrooms in public gathering spaces.
City of Tigard 14 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
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Figure 7: Urban Renewal Public Facilities Projects
City of Tigard 15 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
G. Planning and Development Assistance
Detailed rules and regulations for the administration of financial and technical assistance
programs will be established by the Agency after adoption of the Plan in order to ensure
that urban renewal funds are used properly and for the agreed upon purposes. The
adoption and amendment of such programs,rules and regulations would not be
considered changes to the Plan.
1. Rehabilitation/Redevelopment Grant/Loan Program
The Urban Renewal Plan authorizes loans and/or grants for property
rehabilitation and redevelopment. Property to be improved may be
residential or commercial. Loans may be at or below market rates, and
assistance can include direct loans or guarantees,of loans made by third
parties.
2. New Development Grant/Loan Program
In addition to providing rehabilitation and redevelopment assistance, the
Urban Renewal Plan authorizes loans and/or grants for new development.
Property to be improved may be residential or commercial. Loans may be
at or below market rates, and assistance can include direct loans or
guarantees of loans made by third parties.
3. Technical Assistance Program
The Urban Renewal Plan provides for technical assistance in the form of
site studies,market studies, feasibility analyses, engineering and design
and other activities directly related to development of property in the
urban renewal area. Examples of such technical assistance may include
structural analysis of downtown building to promote rehabilitation of
underutilized buildings and relocation strategies for existing downtown
businesses seeking to move to an alternative site within the urban renewal
area.
4. Commercial Fagade Improvement Loans
To create a distinct identity for downtown Tigard that is visually appealing
and unified,the Urban Renewal Plan authorizes fagade improvement loans
for commercial development. Improvements will be used to enhance the
architectural integrity and character of historic commercial buildings and
storefronts in need of a"face lift."
V. RELATIONSHIP TO LOCAL OBJECTIVES
The Plan addresses local planning and development objectives contained in the City's
Comprehensive Plan, Development Code, Transportation System Plan, Park System Master Plan
and the Tigard Downtown Improvement Plan. Adopted in 1982 and last revised in January
2005,the Comprehensive Plan identifies goals and policy objectives that will promote growth
that is both sustainable and supportive of the community's desire to maintain high livability
City of Tigard 16 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
standards. The City's Development Code is updated on an ongoing basis and the TSP was
adopted in January 2002. The Park System Master Plan was adopted in July 1999. Under the
guidance of local residents, business owners and other community stakeholders,the City has
undertaken the development of a long range development plan for downtown Tigard. The
Tigard Downtown Improvement Plan will provide a long range planning strategy for
development in downtown Tigard.
A. City of Tigard Community Development Code
The City of Tigard Community Development Code establishes zoning districts, which
govern allowed uses and contain development standards. The Area encompasses
property within the City's commercial and industrial zoning districts.
According to the City's Development Code,the purpose of commercial zoning districts is
to provide a comprehensive range of commercial services—including retail and office
uses—that are conveniently accessible to motorists, bicyclists and pedestrians and
designed to minimize potential adverse impacts on surrounding residential
neighborhoods. Further, in compliance with the City of Tigard Comprehensive Plan, the
commercial zoning districts are intended to provide a wide range of employment
opportunities and economic benefits for local residents. The purpose of Tigard's
industrial zoning districts is to provide a broad range of industrial services and jobs
within the City of Tigard that are conveniently accessible to local residents.
A detailed description of commercial and industrial zoning districts within the Area and
corresponding development standards are described in Section VII below.
The Plan implements the public investments necessary to generate development that is
consistent with Central Business District, General Commercial,Professional Commercial
and Mixed Use Employment Districts as well as the R-4.5 Low-Density Residential
District, R-12 Medium-Density Residential District and R-25 Medium High-Density
District. Further, the Plan will help ensure that the Area develops efficiently, with high
quality, attractive development that creates an identity and sense of place unique to
downtown Tigard.
B. Tigard Comprehensive Plan Goals and Policies
The Tigard Comprehensive Plan identifies goals and policies that address the City of
Tigard's long range planning and development objectives. Of particular relevance to the
Plan are goals and policy directives contained in the Natural Features and Open Space,
Economy, Housing, Transportation and Special Areas of Concern sections.
Natural Features and Open Space
The Comprehensive Plan identifies policies intended to preserve and enhance the City's
natural areas, including wildlife habitat areas, wetlands sites and other environmentally
sensitive areas. Further, natural features and open space policies call for the development
of an adequate system of open space, recreation lands and facilities to maintain and
City of Tigard 17 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
improve community livability and the preservation and enhancement of historically and
culturally significant resources.
Natural Areas policies supported by the Plan include:
Policy 3.4.2
The City Shall:
a. Protect fish and wildlife habitat along stream corridors by managing the
riparian habitat and controlling erosion, and by requiring that areas of standing
trees and natural vegetation along natural drainage courses and waterways be
maintained to the maximum extent possible.
Policy 3.5.1
The City shall encourage private enterprise and intergovernmental agreements
which will provide for open space, recreation lands, facilities, and preserve
natural, scenic and historic areas in a manner consistent with the availability of
resources.
Policy 3.5.3
The City has designated the 100-Year Floodplain of Fanno Creek, its tributaries,
and the Tualatin River as Greenway, which will be the backbone of the open
space system. Where Landfill and/or development are allowed within or adjacent
to the 100-Year Floodplain,the City shall require the consideration of dedication
of sufficient open land area for greenway adjoining and within the floodplain.
Policy 3.5.4
The City shall provide an interconnected pedestrian/bike path throughout the
City.
Policy 3.7.1
The City shall identify and promote the preservation and protection of historically
and culturally significant structure, site, objects and districts within Tigard.
The Plan identifies Parks, Public Spaces and Bicycle/Pedestrian Facilities projects,
including but not limited to the Fanno Park Improvements, Urban Creek/Green Corridor
and Urban Green Spaces projects, which will further the Comprehensive Plan's Natural
Areas policy objectives. In addition to preserving and upgrading existing parks and
natural areas such as Fanno Creek Park, the Plan will facilitate the creation of"green"
amenities and pedestrian/bicycle facilities that will provide new active and passive
City of Tigard 18 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
recreational opportunities for residents, downtown workers and visitors and improve
connectivity between downtown and adjacent neighborhoods.
Economy
The Comprehensive Plan identifies policies intended to diversify and improve Tigard's
economic and employment base, including specific policies that address economic needs
in the Central Business District.
Economic policies supported by the Plan include:
Policy 5.1
The City shall promote activities aimed at the diversification of the economic
opportunities available to Tigard residents with particular emphasis placed on the
growth of the local job market.
Policy 5.3
The City shall improve and enhance the portions of the central business district as
the focal point for commercial, high density residential, business, civic and
professional activity creating a diversified and economically viable core area.
One of the Plan's stated goals is to "Promote high quality development of retail, office
and residential uses that support and are supported by public streetscape, transportation,
recreation and open space investments." The Plan identifies intersection improvements,
such as the Hall Blvd/99 W Intersection Improvements project, road widening and
realignment projects and other street projects that will improve circulation and access in
and around downtown. In addition,the Plan authorizes streetscape projects and
pedestrian/bicycle improvements that will make downtown safer and more accessible to
pedestrians and bicyclists by filling in gaps in the existing sidewalk system, providing
new or upgraded bike lanes, and establishing new multiuse trails and pedestrian
crossings. Finally, the Plan includes parks, public spaces and public facilities projects
that will make downtown a more appealing place to do business and facilitate the
transition of existing industrial and auto-oriented uses to locations outside of the Central
Business District.
Housing
The Comprehensive Plan identifies the provision of high quality housing of varying
densities,types and affordability levels as a critical long range planning goal.
Tax increment revenues generated under the Plan may be used to fund development and
technical assistance programs that will facilitate residential development that meets the
diverse housing needs of Tigard's citizens, as prescribed below:
City of Tigard 19 October 10,2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
Polices
The City shall provide an opportunity for a diversity of housing densities and
residential types at various prices and rent levels.
In addition to financing the programs described in Section IV, the Plan includes public
improvements projects that will make the Area a more attractive and viable location for
new, high quality medium- and high-density residential development in downtown
Tigard.
Transportation
The Comprehensive Plan identifies policies that are designed to provide safe and efficient
multimodal circulation and access within downtown Tigard and between downtown and
adjacent neighborhoods.
Transportation policies supported by the Plan include:
Policy 8.1.1
Plan, design and construct transportation facilities in a manner which enhances
the livability of Tigard by:
a. Proper location and design of transportation facilities; and
b. Encouraging pedestrian accessibility by providing safe, secure and desirable
pedestrian routes.
Policy 8.1.2
Provide a balanced transportation system, incorporating all modes of
transportation(including motor vehicle, bicycle, pedestrian,transit and other
modes)by:
a. The development of and implementation of public street standards that
recognize the multi-purpose nature of the street right-of-way for utility,
pedestrian, bicycle, transit,truck and auto use;
b. Coordination with Tri-met, and/or any other transit providers serving Tigard,
to improve transit service to Tigard. Fixed route transit will primarily use
arterial and collector streets in Tigard. Development adjacent to transit routes
will provide direct pedestrian accessibility;
c. Construction of bicycle lanes on all arterials and collectors within Tigard
consistent with the Bicycle Master Plan. All schools, parks, public facilities
and retail areas shall strive to have direct access to a bikeway;
d. Construction of sidewalks on all streets within Tigard. All schools,parks,
public facilities and retail areas shall strive to have direct access to a sidewalk.
e. Development of bicycle an pedestrian plans which link to recreational trails;
City of Tigard 20 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
f. Design local streets to encourage a reduction in trip length by providing
connectivity and limiting out-of-direction travel and provide connectivity to
activity centers and destinations with a priority for bicycle and pedestrian
connections; and
h. Tigard will support the development of a commuter rail system as part of the
regional transit network.
Policy 8.1.3
Strive to achieve a safe transportation system by the development of street
standards, access management policies and speed controls when constructing
streets, and by making street maintenance a priority and through a comprehensive
program of engineering, education and enforcement.
b. Design safe and secure pedestrian and bikeways between parks and other
activity centers in Tigard.
Polices
Develop transportation facilities which are accessible to all members of the
community and minimize out of direction travel by:
a. The design and construction of transportation facilities to meet the
requirements of the Americans with Disabilities Act; and
b. The development of neighborhood and local connections to provide adequate
circulation in and out of the neighborhoods.
Policy 8.2.1
The City shall plan for a safe and efficient street and roadway system that meets
current needs and anticipated future growth and development.
Policy 8.3.1
The City shall coordinate with Tri-met to provide for a public transit system
within the planning area which:
a. Meets the needs of both the current and projected, for the Tigard community;
b. Addresses the special needs of a transit dependent population;
c. Reduces pollution and traffic; and
d. Reduces energy consumption.
Policy 8.3.2
The city shall encourage the expansion and use of public transit by:
City of Tigard 21 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
a. Locating land intensive uses in close proximity to transitways; and
c. Supporting efforts by Tri-met and other groups to provide for the needs of the
transportation disadvantaged.
Policy 8.5.1
The City shall locate bicycle/pedestrian corridors in a manner which provides for
pedestrian and bicycle users, safe and convenient movement in all parts of the
City,by developing the pathway system shown on the adopted
Pedestrian/Bikeway Plan.
In conjunction with proposed street improvements,the Plan provides for new bike lanes
and sidewalks as well as upgrades to inadequate bicycle and pedestrian facilities. These
projects will increase multimodal access and circulation throughout the Area. Further, to
improve neighborhood livability and create a visually appealing streetscape environment
that draws residents and visitors to downtown and promotes more active commercial,
recreation and entertainment uses, landscape improvements, street trees, street furniture
and other streetscape improvements are identified as key components of the Plan.
Special Areas of Concern
The Comprehensive Plan identifies downtown Tigard and the Central Business District as
a Special Area of Concern. Existing uses include a mix of older, substandard commercial
and residential development, and industrial buildings that do not conform to the
Comprehensive Plan's long term vision for downtown Tigard. To make downtown a
more attractive destination for shopping, dining and a variety of entertainment and
recreational activities,the Plan includes transportation, streetscape,public facilities and
public spaces projects designed to create a visually distinct, unified character. The Plan
also supports development and technical assistance programs designed to help local
business and property owners rehabilitate and upgrade substandard buildings and create
new quality development in downtown.
The Plan supports the following Special Area of Concern policies:
Policy 11.1.1
The redevelopment of downtown Tigard shall be accomplished in order to make it
complementary to newer shopping areas. Convenience, appearance and the needs
of the shopping public should be primary considerations.
Policy 11.6.3
Require that all development permitted in Action Areas be designed to facilitate
pedestrian movement within the center and to transit.
City of Tigard 22 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
Proposed pedestrian and bicycle improvements, such as the Commuter Rail Access and
Tigard Street/Grant Pedestrian/Bicycle Crossing projects,will provide safe and
convenient pedestrian access to local shops and transit. In addition, streetscape
improvements along Main Street, Burnham Street, Commercial Street and other Area
roadways will make downtown a more accommodating, pedestrian-oriented commercial
district than it is today. Lastly, public facilities projects such as the Performing Arts
Center and Public Market will generate support for new and existing businesses that
provide entertainment and recreational options for downtown visitors.
C. Transportation System Plan Goals and Policies
Adopted in 2002, the TSP identifies goals and policy objectives intended to create a
transportation system that enhances community livability and facilitates safe and
convenient multimodal access to Tigard residents and visitors. The Plan's goals,
objectives and transportation infrastructure projects directly address or correlate to
planning needs identified in the TSP's goals and policies.
Of particular relevance to the Plan are the following transportation system goals and
policies, identified in Chapter 2 of the TSP:
Goal 1: Livability
Plan, design and construct transportation facilities in a manner which
enhances the livability of Tigard.
Policy 2-Encourage pedestrian accessibility by providing safe, secure
and desirable pedestrian routes.
Goal 2: Balanced Transportation System
Provide a balanced transportation system, incorporation all modes of
transportation (including motor vehicle, bicycle, pedestrian,transit and
other modes)
Policy I -Develop and implement public street standards that recognize
the multi-purpose nature of the street right-of-way for utility,pedestrian,
bicycle, transit, truck and auto use.
Policy 3 -Bicycle lanes must be constructed on all arterials and collectors
within Tigard consistent with the Bicycle Master Plan (with construction
or reconstruction projects). All schools,parks,public facilities and retail
areas shall have direct access to a bikeway.
Policy 4-Sidewalks must be constructed on all streets within Tigard(with
construction or reconstruction projects). All schools,parks,public
facilities and retail areas shall have direct access to a sidewalk.
City of Tigard 23 October 10,2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
Policy 6-Local streets shall be designed to encourage a reduction in trip
length by providing connectivity and limiting out-of-direction travel.
Provide connectivity to activity centers and destinations with a priority for
bicycle and pedestrian connections.
Policy 8- Tigard will support the development of a commuter rail system
as part of the regional transit network.
Goal 3: Safety
Strive to achieve a safe transportation system by developing street
standards, access management policies and speed controls when
constructing streets, by making street maintenance a priority and through a
comprehensive program of engineering, education and enforcement.
Policy 3 -Safe and secure pedestrian and bikeways shall be designed
between parks and other activity centers in Tigard.
Goal S: Accessibility
Develop transportation facilities which are accessible to all members of
the community and minimize out of direction travel.
Policy I -Design and construct transportation facilities to meet the
requirements of the Americans with Disabilities Act.
Policy 2 -Develop neighborhood and local connections to provide
adequate circulation in and out of the neighborhoods.
Goal 6: Goods Movement
Provide for efficient movement of goods and services.
Policy 1 -Design arterial routes, highway access and adjacent land uses
in ways that facilitate the efficient movement of goods and services.
The Plan includes streetscape improvements and bicycle/pedestrian system improvements
designed to encourage alternative modes of transportation to the automobile. By filling
gaps in the existing sidewalk system, installing new bike lanes and upgrading existing
bikeways to standard, the Plan will help create a complete system of bicycle and
pedestrian facilities that enables pedestrians and bicyclists to commute safely and
efficiently to and within downtown.
The Plan includes street improvements that will address motor vehicle needs in and
around downtown Tigard. Projects such as the Scoffins Street/Hall Boulevard/Hunziker
City of Tigard 24 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
Realignment and Highway 99W intersection improvements will reduce congestion and
improve circulation while creating a safer environment for drivers, pedestrians and
bicyclists.
D. City of Tigard Park System Master Plan
The City of Tigard Park System Master Plan is guided by the following vision:
"Through building connections,the City of Tigard will provide a park system that:
• Contributes to overall community livability and pride;
• Balances the impacts of growth and increasing density with parks and
greenspaces;
• Reduces auto-dependency and enhances recreation opportunities by connecting
recreation resources, community destinations, and neighborhoods with trails and
greenways;
• Fosters stewardship of natural resources such as floodplains and waterways;
• Provides equitable distribution of parks and recreation opportunities throughout
the City;
• Provides safe and well-maintained parks and recreation facilities; and
• Provides for effective and economically sound management of public resources."
Chapter Six Recommendations provides detailed recommendations for park facilities,
maintenance, management, and recreation programs. Of particular relevance to the Plan
are the following Parks recommendations:
• "Renovate and expand existing parks to improve park condition, increase
recreational opportunities, meet current safety requirements, and provide access
for people with disabilities;"
• "Provide an interconnected pedestrian and bicycle system that links Tigard's
parks, greenspaces, neighborhoods, work places, schools, and commercial
centers;" and
• "Mitigate the effects of development by providing pocket parks/urban plazas in
commercial areas."
The Plan includes multiple projects that support the City's park system vision and
recommendations. In particular,the Fanno Creek Park Improvements and Enhanced
Pedestrian Bridge, Urban Creek/Green Corridor and Urban Green Spaces projects will
upgrade and increase multimodal access to existing parks and open space areas and create
new green space and recreational areas that will draw residents, shoppers and visitors to
downtown Tigard.
City of Tigard 25 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
E. Tigard Downtown Improvement Plan
The Tigard Downtown Improvement plan is guided by four primary objectives:
"First and foremost,the TDIP seeks to carry out the City Council's goal to revitalize
Downtown Tigard. Second, the TDIP is a downtown"improvement"plan, one that
builds upon the good"bones"of the current Downtown area, and that builds upon the
sound foundation of community-based planning to serve as the "master conceptual plan"
for the area. Third, an overarching objective of the Plan is to ensure that Downtown
Tigard will serve the community's stated future needs for an active, mixed use "urban
village". Finally, the TDIP must meet the objectives of the Metro Functional Plan for a
Town Center, as that plan designates Tigard's downtown area as a Town Center."
The Tigard Downtown Improvement Plan provides a vision, design guidelines and a
series of catalyst projects that will foster development that is compatible with the "urban
village" concept. The Plan supports projects and programs that will facilitate the
implementation of the prescribed catalyst projects, many of which are included in the
Urban Renewal Projects and Programs section.
VI. PROPOSED LAND USES
Land uses within the Area are governed by the City of Tigard Development Code. The
Development Code establishes zoning districts that implement the Tigard Comprehensive Plan.
The districts govern the allowed uses and contain development standards.
Currently, land in the Area is within the Central Business District(CBD), General Commercial
(C-G), Professional Commercial (C-P), Mixed Use Employment (MUE), R-4.5 Low-Density
Residential (R-4.5), R-12 Medium-Density Residential (R-12) and R-25 Medium High-Density
Residential (R-25)zoning districts. The purpose of the districts is described in the Development
Code as follows:
A. Central Business District
"The CBD zoning district is designed to provide a concentrated central business district,
centered on the City's historic downtown, including a mix of civic, retail and office uses.
Single-family attached housing, at a maximum density of 12 units/net acre, equivalent of
the R-12 zoning district, and multi-family housing at a minimum density of 32 units/acre,
equivalent to the R-40 zoning district, are permitted outright. A wide range of uses,
including but not limited to adult entertainment, utilities, facilities with drive-up
windows, medical centers, major event entertainment and gasoline stations, are permitted
conditionally."
Most development in the CBD is not subject to minimum setbacks. However, 20 foot
front, side and rear yard setbacks are required where a commercial use abuts a residential
zoning district. A maximum site coverage of 85%and a minimum landscape requirement
of 15%are required. With exception of buildings within 100 feet of any residential
City of Tigard 26 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
zoning districts,where a 40 foot height restriction applies, a maximum height of 80 feet
is prescribed for development in the CBD zone.
B. General Commercial
"The C-G zoning district is designed to accommodate a full range of retail, office and
civic uses with a City-wide and even regional trade area. Except where non-conforming,
residential uses are limited to single-family residences which are located on the same site
as a permitted use. A wide range of uses, including but not limited to adult
entertainment, automotive equipment repair and storage, mini-warehouses, utilities,
heliports, medical centers, major event entertainment, and gasoline stations, are permitted
conditionally."
Generally, development in the C-G zone is not subject to minimum setbacks. However,
20 foot side and rear yard setbacks are required where the zone abuts a residential zoning
district. A maximum site coverage of 85%, minimum landscape requirement of 15% and
maximum height limit of 45 feet are also prescribed.
C. Professional Commercial
"The C-P zoning district is designed to accommodate civic and business/professional
services and compatible support services, e.g., convenience retail and personal services,
restaurants, in close proximity to residential areas and major transportation facilities.
Within the Tigard Triangle and Bull Mountain Road District, residential uses at a
minimum density of 32 units/net acre, i.e., equivalent to the R-40 zoning district, are
permitted in conjunction with a commercial development. Heliports, medical centers,
religious institutions and utilities are permitted conditionally. Developments in the C-P
zoning district are intended to serve as a buffer between residential areas and more-
intensive commercial and industrial areas."
With the exception of property abutting a residential zoning district, where 20 foot side
and rear yard setbacks are required, minimum setbacks are not required in the C-P Zone.
A maximum site coverage of 85%, minimum landscape requirement of 15%and
maximum height limit of 45 feet are required of all development in the C-P zone.
D. Mixed Use Employment
"The MUE zoning district is designed to apply to a majority of the land within the Tigard
Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy.
99), Highway 217 and I-5. This zoning district permits a wide range of uses including
major retail goods and services, business/professional offices, civic uses and housing; the
latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to
the R-25 zoning district. A wide range of uses, including but not limited to community
recreation facilities, religious institutions, medical centers, schools, utilities and transit-
related park-and-ride lots, are permitted conditionally. Although it is recognized that the
automobile will accommodate the vast majority of trips to and within the Triangle, it is
City of Tigard .27 October 10, 2005
DRAFT CITY CENTER URBAN RENEWAL PLAN
still important to 1) support alternative modes of transportation to the greatest extent
possible; and 2) encourage a mix of uses to facilitate intra-district pedestrian and transit
trips even for those who drive. The zone may be applied elsewhere in the City through
the legislative process."
While development in the MUE zone is generally not subject to minimum setbacks, 20
feet side and rear yard setbacks may be required where the zone abuts residential districts
and a maximum front yard setback of 20 feet is required for all development. A minimum
building height of 2 stories, maximum building height of 200 feet and maximum site
coverage of 85%are also prescribed.
E. R-4.5 Low-Density Residential District
"The R-4.5 zoning district is designed to accommodate detached single-family homes
with or without accessory residential units at a minimum lot size of 7,500 square feet.
Duplexes and attached single-family units are permitted conditionally. Some civic and
institutional uses are also permitted conditionally."
The minimum lot size in the R-4.5 zone ranges from 7,500 square feet for detached
housing units to 10,000 for duplexes. The average minimum lot width is 50 feet for
detached unit lots and 90 feet for duplex lots. All residential development is subject to a
maximum height of 30 feet and minimum setbacks of 20 feet(front yard), 5 feet(side
yard) and 15 feet(rear yard). A minimum distance of 20 feet between a property line and
the front of a garage is also required. The R-4.5 zone does not impose a minimum
landscape requirement or lot coverage standard.
F. R-12 Medium-Density Residential District
"The R-12 zoning district is designed to accommodate a full range of housing types at a
minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are
also permitted conditionally."
Multiple-family dwelling units in the R-12 zone are subject to minimum front and rear
yard setbacks of 20 feet and a minimum side yard setback of 10 feet. Single-family
dwelling units are subject to minimum front and rear yard setbacks of 14 feet and a
minimum side yard setback of 5 feet. For both multiple-family and single-family
dwelling units, a 30 foot setback is required for a side or rear yard abutting a more
restrictive zoning district. A maximum building height of 35 feet, maximum lot coverage
of 80%and minimum landscape requirement of 20%are also specified.
G. R-24 Medium High-Density Residential District
"The R-25 zoning district is designed to accommodate existing housing of all types and
new attached single-family and multi-family housing units at a minimum lot size of 1,480
square feet. A limited amount of neighborhood commercial uses is permitted outright
and a wide range of civic and institutional uses are permitted conditionally."
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DRAFT CITY CENTER URBAN RENEWAL PLAN
A minimum lot size of 3,050 square feet per unit for detached single-family dwelling
units and 6,100 square feet or 3,050 square feet per unit for duplexes is required in the R-
25 zone. Multiple-family dwelling units are subject to minimum front and rear yard
setbacks of 20 feet and a minimum side yard setback of 10 feet. Single-family dwelling
units are subject to minimum front and rear yard setbacks of 14 feet and a minimum side
yard setback of 5 feet. For both multiple-family and single-family dwelling units, a 30
foot setback is required for a side or rear yard abutting a more restrictive zoning district.
A maximum building height of 45 feet,maximum lot coverage of 80% and minimum
landscape requirement of 20%are also specified.
VII. PROPERTY ACQUISITION AND DISPOSITION
The Plan authorizes the acquisition and disposition of property as described in this section.
Property includes any and all interests in property, including fee simple ownership, lease,
easements, licenses or other rights to use.
A. Property Acquisition—From Willing Sellers
The Plan authorizes the acquisition of any interest in property within the Area, including
fee simple interest, to support private redevelopment, only in those cases where the
property owner wishes to convey such interests to the Agency. The Plan does not
authorize use of the power of eminent domain to acquire property for private
redevelopment.
Property acquisition for those public improvements projects authorized in Section IV will
be required. The Agency is not granted eminent domain authority under the Plan.
Therefore, it is anticipated that if eminent domain authority is required,the acquisition
will be undertaken by the City of Tigard or other public entity with existing authority for
eminent domain.
Property acquisition from willing sellers may be required to support development of
retail, office, housing and mixed use projects within the Area.
B. Land Disposition
The Agency may dispose of property acquired under the Plan by conveying any interest
in property acquired pursuant to Subsection VII A. Property shall be conveyed at its fair
reuse value,which a value determined by the urban renewal agency to be its fair reuse
value, which represents the value, whether expressed in terms of rental or capital price, at
which the urban renewal agency in its discretion determines such land should be made
available in order that it may be developed, redeveloped, cleared, conserved or
rehabilitated for the purposes specified in such plan.
Property disposition may be required to support development of retail, office, housing
and mixed use projects within the Area.
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VIII. RELOCATION METHODS
As described in Section VII, the Plan authorizes the acquisition of property by willing sellers
only. For this reason,the Plan does not require provisions for relocation assistance. However, the
Plan does not preclude the Agency from offering relocation assistance to willing sellers when
appropriate.
IX. TAX INCREMENT FINANCING OF PLAN
Tax increment financing consists of using annual tax increment revenues to make payments on
loans, usually in the form of tax increment bonds. The proceeds of the bonds are used to finance
the urban renewal projects authorized in the Plan. Bonds may be both long-term and short-term.
Tax increment revenues equal most of the annual property taxes imposed on the cumulative
increase in assessed value within an urban renewal area over the total assessed value at the time
an urban renewal plan is adopted. (Under current law,the property taxes for general obligation
("GO")bonds and local option levies approved after October 6, 2001 are not part of the tax
increment revenues.)
A. General Description of the Proposed Financing Methods
The Plan will be financed using a combination of revenue sources. These include:
• Tax increment revenues;
• Advances, loans, grants and any other form of financial assistance from the
Federal, State or local governments or other public body;
• Loans, grants, dedications or other contributions from private developers and
property owners; and
• Any other source,public or private.
Revenues obtained by the Agency will be used to pay or repay costs, expenses,
advancements and indebtedness incurred in planning or undertaking project activities or
otherwise exercising any of the powers granted by ORS Chapter 457 in connection with
the implementation of this Plan.
B. Tax Increment Financing and Maximum Indebtedness
The Plan may be financed, in whole or in part, by tax increment revenues allocated to the
Agency as provided in ORS Chapter 457. The ad valorem taxes, if any, levied by a
taxing district in which all or a portion of the Area is located, shall be divided as provided
in section lc,Article IX of the Oregon Constitution, and ORS 457.440. Amounts
collected pursuant to ORS 457.440 shall be deposited into the unsegregated tax
collections account and distributed to the Commission based upon the distribution
schedule established under ORS 311.390.
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DRAFT CITY CENTER URBAN RENEWAL PLAN
The maximum amount of indebtedness that may be issued or incurred under the Plan,
based upon good faith estimates of the scope and costs of projects in the Plan and the
schedule for their completion is Twenty Two Million Dollars and No Cents
($22,000,000). This amount is the principal of such indebtedness and does not include
interest or indebtedness incurred to refund or refinance existing indebtedness.
C. Prior Indebtedness
Any indebtedness permitted by law and incurred by the Agency or the City of Tigard in
connection with the preparation of this Plan or prior planning efforts related to this Plan
may be repaid from tax increment revenues from the Area when and if such funds are
available.
D. Impact of Tax Increment Financing on Public Schools
This Plan has been adopted with consideration of information in the Report
accompanying the Plan regarding the impact of tax increment financing on the K-12
Public School system. Under current law providing for substantial state funding of K-12
schools,the tax increment financing of this Plan has minimal impacts on the revenues
received by the Tigard Tualatin School District.
X. DURATION OF PLAN
No new indebtedness may be incurred after twenty years from the effective date of the Plan. As
is common practice in urban renewal plans in Oregon,tax increment revenues may continue to
be collected beyond this date, until it is found that deposits in the Commission's debt service
fund are sufficient to fully pay principal and interest on indebtedness issued during the twenty
years following the effective date of the Plan, either through direct payment of the indebtedness
or by payment of principal and interest on bonds or notes issued to finance the indebtedness.
XI. FUTURE AMENDMENTS TO PLAN
The Charter of the City of Tigard (Section 47) requires that the City Council refer to Tigard
voters the ordinance approving an urban renewal plan at a regular or special City election held in
May or November. It further requires that amendments to an urban renewal plan that"would or
could involve the levying of a tax on properties outside the urban renewal area to pay the debts
or obligations to be incurred in carrying out the plan" must be similarly approved by Tigard
voters(Section 48). Though the tax increment financing of the Plan does not involve levying of
a tax, amendments that increase the maximum amount of indebtedness may increase the amount
of tax increment revenues. For this reason, such amendment is classified as a Substantial
Amendment Requiring Voter Approval, as discussed in this section.
A. Substantial Amendments Requiring Voter Approval
Substantial amendments requiring voter approval consist of increasing the maximum
amount of indebtedness. Such amendment shall require approval by non-emergency
ordinance and then referred to Tigard voters for approval.
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B. Substantial Amendments Not Requiring Voter Approval
Substantial Amendments Not Requiring Voter Approval consist of adding land to the
urban renewal area that totals more than I%of the original plan area.
Substantial Amendments as described under Subsections XI A and B require the same
notice,hearing and approval procedure required of the original urban renewal plan,
including public involvement, consultation with taxing districts,presentation to the
Planning Commission, special notice to Tigard households of a hearing by the City
Council on the ordinance adopting the Substantial Amendment and adoption of the
Amendment by non emergency ordinance.
C. Council Approved Amendments
Council-Approved Amendments consist solely of the following amendments:
• Material changes to the goals and objectives of the Plan.
• Addition or expansion of a project that adds a cost in 2005 dollars of more than
$500,000 and is materially different from projects previously authorized in the
Plan.
• Extending the duration of the Plan.
Council-Approved amendments require approval by the Agency by resolution and by
City Council, which may approve the amendment by resolution.
D. Minor Amendments
Minor Amendments are amendments that are neither Substantial Amendments nor
Council-Approved amendments. They require approval by the Agency by resolution.
E. Amendments to the City of Tigard Comprehensive Plan and/or Development
Code
Amendments to the City of Tigard Comprehensive Plan and/or Development Code that
affect the Urban Renewal Plan and/or the Urban Renewal Area do not require approval
by the Agency or City Council.
City of Tigard 32 October 10, 2005