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City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | Page 1 of 1
City of Tigard
Town Center Advisory Commission Agenda
MEETING DATE/TIME: March 11, 2026— 6:00 to 8:00 p.m.
HYBRID MEETING INFORMATION:
In-person: Tigard Town Hall, 13125 SW Hall Blvd. or
MS Teams: https://www.tigard-or.gov/home/showpublisheddocument/1949/637770827974830260
1. CALL TO ORDER Chair Velasquez 6:00
2. CONSIDER MINUTES Chair Velasquez 6:02
3. CALL FOR NON-AGENDA ITEMS Chair Velasquez 6:05
4. PUBLIC COMMENT Chair Velasquez 6:07
5. STAFF LIAISON UPDATE Sean Farrelly 6:10
6. DOWNTOWN REIMAGINED BRIEFING Susan Shanks 6:15
7. DEBRIEF FEB. 17 JOINT TCAC/TCDA BOARD MEETING All 6:55
8. REVIEW DRAFT TCDA BUDGET PROPOSAL Sean Farrelly 7:15
9. CINEMAS SITE UPDATE Sean Farrelly 7:20
10. PROJECT UPDATES Sean Farrelly 7:35
11. FIELD TRIP PLANNING All 7:40
12. LIAISON REPORTS All 7:50
13. NON-AGENDA ITEMS All 7:55
14. ADJOURN BUSINESS MEETING Chair Velasquez 8:00
*EXECUTIVE SESSION: The Town Center Advisory Commission may go into Executive Session to discuss real property transaction
negotiations under ORS 192.660(2) (e). All discussions are confidential and those present may disclose nothing from the Session.
Representatives of the news media are allowed to attend Executive Sessions, as provided by ORS 192.660(4), but must not discl ose any
information discussed. No Executive Session may be held for the purpose of taking any final action or making any final decision.
Executive Sessions are closed to the public.
Upcoming meetings of note:
Tues., March 10, 6:30 p.m., TCDA Board Meeting
Related websites and information:
Tigard TIF Districts
Tigard Construction Updates
Wed., Apr. 8, 6:00 p.m., Regular TCAC Meeting
The City of Tigard tries to make all reasonable modifications to ensure that people with disabilities have an equal
opportunity to participate equally in all city meetings.
Upon request, the city will do its best to arrange for the following services/equipment:
• Assistive listening devices.
• Qualified sign language interpreters.
• Qualified bilingual interpreters.
Because the city may need to hire outside service providers or arrange for specialized equipment, those requesting
services/equipment should do so as far in advance as possible, but no later than 3 city work days prior to the meeting.
To make a request, call 503-718-2481 (voice) or 503-684-2772 (TDD- Telecommunications Devices for the Deaf).
Page 1 of 2
CITY OF TIGARD
TOWN CENTER ADVISORY COMMISSION
Meeting Minutes
February 11, 2026
Members Present: Ben Coli, Sarah Ericksen, John Goodhouse, JoJo Keating, Patty Lofgren, Michele
Powers, Sarah Serata, Chris Sjolin, Bob Tomasovic (Vice Chair), and Gabe Velasquez (Chair).
Members Absent: – N/A.
Staff Present: Redevelopment Project Manager Sean Farrelly, Economic Development Manager Danelle
Hauther, Project Manager Windol Cador, and Sr. Administrative Specialist Joe Patton.
Others Present: TCAC Council Liaison Councilor Jeanette Shaw.
1. CALL TO ORDER
Chair Velasquez called the meeting to order at 6:00 pm. The meeting was held in Town Hall with a hybrid
MS Teams option.
2. CONSIDER MINUTES
The January 14, 2026, TCAC Minutes were unanimously approved.
3. CALL FOR NON-AGENDA ITEMS – N/A
4. PUBLIC COMMENT – N/A
5. STAFF LIAISON UPDATE
Sean acknowledged the Mayor’s email regarding the City Manager recruitment process and noted that it is
expected to take several months. Updates will be provided as the process moves forward.
6. FINALIZE STRATEGIC PLAN
Sean reviewed the Strategic Plan included with the agenda. Commissioners made slight changes including
changing the order listed under the first page Aspirational Goal to match the order of the Areas of
Emphasis, removing enforcement and data under Equitable Business Development and replace with
monitoring of Parking Management in Downtown and Triangle TIF Districts, and changing the Housing
and Shelter Aspirational Goal by changing “affordable housing” to “measurable improvements in available
housing that meets the requirements of our community to address the deficit of housing inventory.”
Commissioners unanimously agreed to adopt the Strategic Plan as amended.
7. PREP FOR FEB. 17 JOINT TCAC/TCDA BOARD MEETING
Sean shared the draft presentation that included the agenda, role of TCAC, Areas of Emphasis, report on
last year’s accomplishments, and 2026 Strategic Plan. Commissioners volunteered to speak on each area.
Sean will share the Teams information for Commissioners attending remotely.
8. REVIEW DRAFT TCDA BUDGET PROPOSAL
Sean reviewed the budget for both TIF Districts included with the agenda. He needs further clarification of
when borrowing can take place for each District. Trail lighting is still under exploration to determine if solar
or regular lighting is the better option. Both will be high cost. He will share updated numbers next month
and will share the Budget Committee May meeting details when available.
TOWN CENTER ADVISORY COMMISSION
February 11, 2026
Page 2 of 2
9. CINEMAS SITE SURVEY RESULTS
Sean shared the Cinema Redevelopment survey results included in the agenda. He will share the results with
TCDA on March 10 and determine if they would like to move ahead with finding a development partner to
collaborate on the park and infrastructure needs in a cost-effective manner.
10. PROJECT UPDATES
Sean briefly reviewed the updates included with the agenda.
11. GRANT FOR SW 72nd AVE LETTER OF SUPPORT
Sean noted previous efforts to secure federal funding for the project and emphasized that continued
advocacy will be essential, given the project’s high cost and reliance on grant support. Councilor Shaw
recommended notifying Oregon’s Congressional delegation so they can champion the project during the
approval process. Sean will verify the appropriate steps. The Commissioners unanimously authorized the
Chair and Vice Chair to sign the letter of support included in the agenda for the BUILD grant.
12. . TCDA FINANCIAL IMPACT REPORT
Sean discussed the report included in the agenda and noted that its format had been updated from prior
years to provide more than statistics and charts, offering a broader narrative overview of the work.
13. LIAISON REPORTS
A. Patty stated that it was announced at the CHART meeting in January that Rise Church is opening
their SAFE parking on February 2 and St. Anthony potentially a week later. On February 17
Councill will discuss forming a Houselessness Committee to replace CHART. On March 13
Community Partners for Affordable Housing will sponsor an event on houselessness. There is a new
sixty pod village opening in Aloha soon and Project Homeless Connect and Open Door are working
on additional sites. The 2025 point-in-time count showed an increase of one hundred sixty-seven
homeless individuals in the county, but a thirty percent increase of people sheltered compared to
2023.
14. NON-AGENDA ITEMS – N/A
15. ADJOURN BUSINESS MEETING
The meeting adjourned at 8:00 pm.
Joe Patton, TCAC Meeting Secretary
Gabe Velasquez, Chair
Vision 2020
Downtown Tigard is a vibrant, active, and welcoming
city center at the heart of our community. It provides
transportation, recreational, and residential and business
opportunities that are accessible to everyone.
Page 1 of 5 Downtown Land Use & Transportation Framework Proposal | TCAC | March 11, 2026
Agenda Item 6
(MUC
RESIDENTIAL
Proposed Zone Change
from MU-CBD/MUE to
COMMERCIAL (COM)
Proposed Zone Change from
MU-CBD to INDUSTRIAL (IND)
Proposed Zone Change
from MU-CBD to MUE
RESIDENTIAL
Proposed Zone
Change from
MU-CBD to MUC
Existing Mixed-Use Employment
(MUE) Lots Proposed to be Added
to Downtown Tigard Plan District
DOWNTOWN TIGARD | Existing & Proposed Zoning
MAP LEGEND
Existing Downtown Zone: Mixed-Use Central Business District (MU-CBD)
Existing Lots Proposed to be Rezoned and Removed from Downtown Tigard Plan District
Proposed Downtown Tigard Plan District Boundary
Page 2 of 5 Downtown Land Use & Transportation Framework Proposal | TCAC | March 11, 2026
City of Tigard
13125 SW Hall Blvd
Tigard, OR 97223
(503) 639-4171
www.tigard-or.gov
Map Created:
03/02/2026
Vicinity Map
Scale:
D a t a i s d e r i v e d f r o m m u l t i p l e s o u r c e s . T h e C i t y o f T i g a r d
m a k e s n o w a r r a n t y , r e p r e s e n t a t i o n , o r g u a r a n t e e a s t o
t h e c o n t e n t , a c c u r a c y , t i m e l i n e s s o r c o m p l e t e n e s s o f a n y
o f t h e d a t a p r o v i d e d h e r e i n . T h e C i t y o f T i g a r d s h a l l
a s s u m e n o l i a b i l i t y f o r a n y e r r o r s , o m i s s i o n s , o r
i n a c c u r a c i e s i n t h e i n f o r m a t i o n p r o v i d e d r e g a r d l e s s o f
h o w c a u s e d .
Miles0.14
Unive
r
s
a
l
Pl
a
z
a
Downtown
Tigard
Adopted Transportation Network 2010
Existing Streets by Classification
X XX
Planned Streets by Classification
Trails and Paths
Page 3 of 5 Downtown Land Use & Transportation Framework Proposal | TCAC | March 11, 2026
City of Tigard
13125 SW Hall Blvd
Tigard, OR 97223
(503) 639-4171
www.tigard-or.gov
Map Created:
03/02/2026
Vicinity Map
Scale:
D a t a i s d e r i v e d f r o m m u l t i p l e s o u r c e s . T h e C i t y o f T i g a r d
m a k e s n o w a r r a n t y , r e p r e s e n t a t i o n , o r g u a r a n t e e a s t o
t h e c o n t e n t , a c c u r a c y , t i m e l i n e s s o r c o m p l e t e n e s s o f a n y
o f t h e d a t a p r o v i d e d h e r e i n . T h e C i t y o f T i g a r d s h a l l
a s s u m e n o l i a b i l i t y f o r a n y e r r o r s , o m i s s i o n s , o r
i n a c c u r a c i e s i n t h e i n f o r m a t i o n p r o v i d e d r e g a r d l e s s o f
h o w c a u s e d .
Miles0.14
XX X
Unive
r
s
a
l
Plaz
a
Downtown
Tigard
Proposed Transportation Network
Existing Streets by Classification
Proposed Streets by Classification
Trails and Paths
Page 4 of 5 Downtown Land Use & Transportation Framework Proposal | TCAC | March 11, 2026
City of Tigard
13125 SW Hall Blvd
Tigard, OR 97223
(503) 639-4171
www.tigard-or.gov
Map Created:
03/02/2026
Vicinity Map
Scale:
D a t a i s d e r i v e d f r o m m u l t i p l e s o u r c e s . T h e C i t y o f T i g a r d
m a k e s n o w a r r a n t y , r e p r e s e n t a t i o n , o r g u a r a n t e e a s t o
t h e c o n t e n t , a c c u r a c y , t i m e l i n e s s o r c o m p l e t e n e s s o f a n y
o f t h e d a t a p r o v i d e d h e r e i n . T h e C i t y o f T i g a r d s h a l l
a s s u m e n o l i a b i l i t y f o r a n y e r r o r s , o m i s s i o n s , o r
i n a c c u r a c i e s i n t h e i n f o r m a t i o n p r o v i d e d r e g a r d l e s s o f
h o w c a u s e d .
Miles0.14
XX X
Unive
r
s
a
l
Plaz
a
Downtown
Tigard
Proposed Bike Network
Existing/Planned Bike Lanes
Proposed Bike Lanes
Existing Trail/Path
Proposed Trail/Path
Page 5 of 5 Downtown Land Use & Transportation Framework Proposal | TCAC | March 11, 2026
1 | P a g e
Town Center Advisory Commission (TCAC)
Tigard, Oregon
Strategic Plan 2025-2026 Revised 2/11/26
Vision As a commission and through our TIF districts, we will enable, encourage and support
redevelopment with the goal of creating an equitable community that is walkable, healthy, and
accessible for everyone by all modes of transportation.
Aspirational
Goal
Continue to provide support for equitable business development; advance efforts toward
improved walkability and connectivity within and between both TIF districts; and facilitate and
promote opportunities for the development of housing and shelter, provide support for measures
to reduce houselessness
Areas of
Emphasis
Equitable Business
Development
Connectivity, Parks, and
Access
Housing and Shelter
Strategies Advocate for stakeholders
in both TIF districts using
data collection, analysis
and summary in the focus
areas of: parking, safety,
under-represented
business opportunities,
program and service
awareness, and possible
locations for business
development, retention,
and growth.
Active support for acquisition
of Hall Blvd. by City of Tigard.
Work with the Tigard
Transportation Advisory
Committee on walkability
issues and potential solutions.
Document and
report on pertinent
studies, such as the Red
Rock Creek Trail Study,
and legislative actions
that may impact safety,
pedestrian projects,
walkability, access to
parks, and wayfinding.
Attend, update, monitor, report and
present with new and pertinent
information from housing and
houseless stakeholder groups.
Coordinate and share information
acting as liaisons to TCAC with local
organizations to ensure information
flow and coordination to improve
efficiency. Develop suggested
strategies and policies to address
housing issues within the
purview/scope of TCAC to City officials
and decision makers. Support funding
needs and development assistance
available for housing and shelter.
TCAC supports Tigard’s Strategic Priorities:
• Set the standard for excellence in public service and customer experience.
• Create a well-connected, attractive, and accessible pedestrian network.
• Ensure that development and growth support the vision.
Our plan will incorporate the principles of equity, environment, economy, engagement and excellence
in our work as an advisory commission.
The four goals of the City of Tigard City Council (FY24-25):
1.Create housing opportunities for current and future residents
2.Elevate economic opportunities for current and future residents
3.Cultivate Tigard as a place to live, work, and play
4. Deliver resilient, sustainable, and well-maintained facilities that provide reliable and efficient
services to our community
Agenda Item 7
2 | P a g e
Area of
Emphasis
Equitable Business Development
Aspirational
Goals
Safety and security for businesses in both TIF districts. Outreach programs for new
businesses seeking to open in Tigard. A plan for unconventional business
opportunity/development and support and for identifying potential locations for these
businesses. Awareness of the current and needed services and resources available for
equitable growth and development. New, diverse and active participation in forums to
better understand business and development needs and goals, including interest in
expansion.
*SUPPORTS CITY GOALS 3, 4
Strategies Advocate for stakeholders in both TIF districts using data collection, analysis and summary in
the focus areas of: parking, safety, under-represented business opportunities, program and
service awareness and possible locations for business development, retention, and growth.
Action Plans 1) Advocacy and Support for Business Owners in TIF Districts
a. Communication process such as a survey or listening session with a data
collection process to understand the needs for safety, security,
beautification and interest in business expansion
b. Ongoing support with business owners’ groups to continue
conversations and communication in support of needs analysis
c. TCAC member liaison attendance at TDA meetings to listen and learn the
business needs of TIF District business owners
2) Monitoring Parking Management Activities in Downtown and Triangle
3) Planning for Under-represented Business Opportunities
a. Use community-generated list to make calls to potential businesses
b. Create a plan and script to contact by phone with follow-up materials or
calls
c. Create outreach program with marketing materials and strategy for new
TIF district businesses that can also be used to support recruitment of
new businesses that the community wants
i. Identify locations that would be viable for food carts or
other under-represented businesses
d. Work with social media coordinator and economic development
manager to share inventory/list of available current programs,
services and resources that support TIF district businesses.
KPIs:
1. Number of potential businesses contacted by TCAC members
2. Number and amount of improvement grants awarded
3. Number of empty storefront windows used to promote the grant program
4. Number of reprinted signs placed in former recipient’s windows
3 | P a g e
Area of
Emphasis
Connectivity, Parks, and Access
Aspirational
Goals
Adequately-funded, improved Hall Blvd., with Tigard ownership. Approved and activated
grant funding for 72nd Ave improvement projects. Improved environmental impact and
connectivity for pedestrian and multi-modal improvements between and within TIF
districts and access to parks.
*SUPPORTS CITY GOALS 2, 3, 4
Strategies Advocate for funding in both TIF districts through intentional, strategic support in the form of
letters of support, position statements and advisory recommendations to decision-makers.
Active support for acquisition of Hall Blvd. by City of Tigard. Work with the Tigard
Transportation Advisory Committee on walkability issues and potential solutions. Document and
report on pertinent studies, such as the Red Rock Creek Trail Study, and legislative actions
that may impact safety, pedestrian projects, walkability, access to parks, and wayfinding.
Action Plans 1) Continue advocacy and support for adequate connectivity, access, mobility
and safety related funding: Hall Blvd and 72nd Ave Improvement projects
a. Hall Blvd: Support adequate funding leading to enhanced community safety
and accessibility for all modes of transportation for Hall Blvd.
transfer of ownership
b. 72nd Ave: Support for 72nd Ave. grant funding leading to enhanced
community safety and accessibility for all modes of transportation
c. Red Rock Creek Trail: Support grant funding to advance the
project
2) Active support for ownership of Hall Blvd. by the City of Tigard
a. Support the securing of funding to complete transfer
3) Advocate and work with the Tigard Transportation Advisory Committee and
other city committees on addressing walkability issues within and between
two TIF districts
a. TCAC representative serves on Safe Streets Task Force
4) Receive regular updates on the implementation of the Downtown wayfinding plan.
5) Participate in Cinemas redevelopment planning to increase access to parks in the
Triangle
KPIs:
1. Number of collaborative activities with TTAC
2. Number of letters of support, testimonies supporting Hall Blvd. transfer/funding
and 72nd Ave. funding
3. Number of community outreach meetings attended by TCAC members to distribute
surveys and raise awareness of Red Rock Creek Trail and future Triangle park
4 | P a g e
Area of
Emphasis
Housing and Shelter
Aspirational
Goals
Measurable improvements in available housing, shelter and services to relieve the
humanitarian crisis of houselessness. Measurable improvements in available housing
that meets the needs of our community to address the deficit of rental housing
inventory. Improved coordination of programs, providers and funding.
*SUPPORTS CITY GOALS 1, 4
Strategies Attend, update, monitor, report and present with new and pertinent information from
housing and houseless stakeholder groups. Coordinate and share information acting as
liaisons to TCAC with local organizations to ensure information flow and coordination to
improve efficiency. Develop suggested strategies and policies to address housing issues
within the purview/scope of TCAC to City officials and decision makers. Support funding
needs and development assistance available for housing and shelter.
Action Plans 1) Identify liaisons to attend regular housing and houseless stakeholder meetings.
a. TCAC chair or alternate to attend CHART (Community Homeless
Assessment & Response Team) meetings
b. Designate time on the agenda for sharing information from affordable housing
and community service providers
2) Monitor data obtained by City pursuant to desired outcome: “Grow Collaborative
Partnerships”
a. Monitor data obtained by City
b. Arrange for presentations to TCAC by local, county, regional, and/or national
experts
i. Work with City staff to schedule TCAC presentation
3) Consider providing development assistance for affordable housing
KPIs:
1. Number of housing related meetings/events attended by TCAC members
2. Number of letters of support/testimonies supporting housing and shelter in TIF Districts
3. Number of facilities toured
4. Number of market rate housing units built in the TIF Districts per year (target 600)
5. Number of affordable housing units built in the TIF Districts per year (target 100)
6. Number of affordable senior housing units built in the TIF Districts per year (target
150)
7. Number of temporary beds built TIF Districts per year (target 150)
8. Amount of investment leveraged by TIF grant programs
9. Annual percent increase in the Assessed Value of each TIF District
10. Number of neighborhood amenities added in TIF Districts
11. Number of neighborhood demographic reports run for TIF Districts
M E M O R A N D U M
TO: Chair Hu and the Directors of the Town Center Development Agency Board
FROM: Sean Farrelly, Redevelopment Manager
RE: Update on the Former Tigard Regal Cinema Property (72nd Avenue
Redevelopment Site)
DATE: February 24, 2026
The purpose of this memo is to provide the Chair and Directors of the Town Center
Development Agency (TCDA) with an update on next steps for the former Tigard Regal Cinema
Property (72nd Avenue Redevelopment site) and guidance on the direction of the project.
In August 2025, the Town Center Development Agency acquired the 10.89-acre site in the Tigard
Triangle. The Agency has four major goals for the site:
1. Provide the Tigard Triangle’s first neighborhood park to serve a fast-growing area. A new
park will also make the Triangle more attractive for additional development.
2. Build-out necessary street and trail infrastructure to increase connectivity and pedestrian
safety.
3. Restore Red Rock Creek, which flows through the property, including new stormwater
sewer facilities. This work is currently underway and will be completed in summer of 2026.
4. Redevelop the portion of the property not being used for a park.
A portion of site could be offered for private redevelopment that would support the vision of the
Triangle as a mixed-use, mixed-income, walkable community and catalyze additional development.
Through a Request for Qualifications (RFQ) process, the Agency can identify a development
partner and explore the coordination of the construction of a public park and private
development. The project will require multiple street improvements, including new roadways,
reconstructed roadways, sidewalks, and enhancements to a section of the Red Rock Creek Trail
and frontage improvements within and adjacent to the property.
Below are the steps the project team has completed as we move forward with development of this
new city asset.
Community Engagement
On October 20, 2025, a Community Get-Together was held at the site and input was obtained
from approximately 90 attendees. Presentations were made to the Town Center Advisory
Commission (TCAC), the Parks and Recreation Advisory Board (PRAB), Committee for
Community Engagement (CCE) and Tigard Youth Advisory Council (TYAC). Staff also met with
residents of Dartmouth Crossing North and Family Promise of Tualatin Valley and tabled at the
Agenda Item 9
2
Holiday Tree Lighting and the Tigard Senior Center. An online survey with questions about the
future of the site received 322 participant responses.
The top four desired amenities in a park on the site, as selected by survey takers were: walking and
biking trails, a playground, picnic areas with tables and shelters, and a natural/native plant green
space. Participants selected lighting and well-maintained facilities as the items that would make
them feel safe in the future park.
Responding to the question, “What else does the Tigard Triangle community need most right
now?”, the top ranked categories were entertainment options, food options, community spaces
and housing.
Development Community Interviews
Between October 2025 and February 2026, staff interviewed 16 regional development industry
professionals, asking their opinions on the potential redevelopment site and the current and short-
term future development environment. The key takeaways were that current conditions in the
Portland real estate market were lackluster; however, developers are interested in lining up
promising sites for when conditions improve. The Triangle is seen as very attractive for apartment
development due to its location and the presence of incentives: the Vertical Housing
Development Zone (a state-enabled 10-year partial tax abatement for new mixed-use buildings),
and an Opportunity Zone (a federal designation which provides certain tax advantages for new
development).
There was broad agreement that the Cinema site is a promising development site, although
infrastructure costs, particularly street improvements, could pose a hurdle to project feasibility.
The proximity to a future park was seen as adding value to the development. Having the
developer at the table when the park is being designed would result in a better project all around.
Board Direction on a Developer Request for Qualifications (RFQ)
From the amount of community engagement completed and discussions with the development
community, the project team has developed next step scenarios. There are several scenarios for
the Board to consider in order to position the site for redevelopment and decide whether to move
ahead with a Request for Qualifications (RFQ) process.
Scenario 1: Redevelopment First (Recommended)
In this scenario, the park and redevelopment projects would be built sequentially. After the RFQ
process and development agreement negotiations, the developer would construct the building and
required street frontages. At the same time, the city could work on park design and engineering,
with construction occurring after the building is completed.
Pros:
Keeping the projects clearly separated reduces the risk of private development having
to pay prevailing wage.
Building the park later allows time to assemble funding, including TIF-backed borrowing,
Park SDCs generated by the project and potentially grants.
3
Cons:
Loss of economies of scale if street infrastructure is built sequentially.
The costs of building out the infrastructure (particularly the 72 nd Avenue frontage) could
make private development less feasible.
Scenario 2: Joint Development of the Park and Private Redevelopment
In this scenario, the TCDA would find a development partner through an RFQ to jointly develop
the site. A negotiated development agreement would outline the shared costs and responsibilities
to coordinate construction of the park, private development and infrastructure.
Pros:
The infrastructure benefits from economies of scale with a coordinated build out of the
park and the private development.
Collaboration in design of the park would result in a more cohesive development.
Cons:
Risk if the development climate stalls; the park would also be delayed.
Uncertainty about triggering prevailing wages (the minimum hourly rate that must be paid
to workers on government-funded construction projects.) Prevailing wage projects are
more expensive to build than projects paying market wages (i.e. construction costs on
prevailed wages are approximately 20 percent more costly than projects that are not
prevailed, based on developer experience in the region). While public agencies pay
prevailing wages on their public projects, a private development would face financial
feasibility issues if required to pay them.
To address this risk, the developer would ask the Oregon Bureau of Labor and Industry
(BOLI) to review the agreement and issue a letter of determination about prevailing wages.
The risk is, even if the development agreement carefully delineated the public and private
aspects, it could be interpreted as a public project. In that event, the project would be
delayed for months while the agreement is renegotiated. Another consideration is the
price of retaining legal counsel with expertise in prevailing wages to assist in the drafting of
the RFQ (and in subsequent deal negotiations with the selected developer) so as to reduce
(but not eliminate) prevailing wage risk.
Scenario 3: Develop Park First
In this scenario, the TCDA builds the park and necessary infrastructure first. The redevelopment
parcel would be offered for development when the park is complete.
Pros:
Building the park and infrastructure would likely increase the value of the redevelopment
parcel, and the increase the sale price.
The Agency would have more control over timing and not be bound to the fluctuations of
the real estate market.
4
Cons:
Loss of economies of scale if street infrastructure is built out sequentially.
The costs to build out the park and most of the site infrastructure will be substantial and it
would likely be 4-5 (or more) years before the TIF stream is sufficient to fund the entire
project.
It is possible that BOLI could determine the new park would trigger prevailing wage
requirements for the subsequent private development.
Scenario 4: Entire Site Developed for Public Use
The TCDA could develop the entire site for public use. The online survey conducted on the site
gave “Community Spaces” the third highest number of votes in response to the question “What
else does the Tigard Triangle community need most right now?”
Pros:
Provides a community center, an often-requested amenity
Cons:
Ongoing Funding: including a community center or other public use that requires
significant operating costs would require additional funding and staffing beyond current
levels. While a private partner could be sought to operate the center, a continuing subsidy
would likely be required. TIF is not an eligible funding source for ongoing operations.
With substantial capital costs, the project would have to be broken into multiple phases.
An entirely public project would not generate any TIF for investment in future projects in
the district.
Recommendation:
Staff recommend Scenario 1. Releasing the RFQ in the short term would ground truth our
assumptions about the site redevelopment. If there’s low developer interest or concerns about
infrastructure costs, the Agency could reassess the redevelopment assumptions.
Staff would write and release an RFQ to select a shortlist of three developers. They would
subsequently be asked to provide more specific development concepts and financial information,
for the Agency to consider in the final selection. The RFQ review panel will include
representatives from the TCDA Board, TCAC, Chamber of Commerce, and others. The selection
criteria will include their vision for the site and their track record.
Once selected, the Agency and developer will negotiate a Memorandum of Understanding (MOU)
with non-binding terms on financial, programmatic, and other general aspects of the project. The
selected development team will work on a financially feasible proposal for a building(s). Using the
MOU as a guide, a Development and Disposition Agreement (DDA) will be negotiated. It will set
the terms to sell or lease the redevelopment site, the details of the redevelopment, and any
financial partnerships to build out the site infrastructure. The developer would also run the
agreement terms by BOLI for their determination on Prevailing Wage. The DDA will be subject
to approval by the Board. The timeline for these actions is expected to be at least one year.
5
On a parallel track, park design and engineering could get underway, with the possibility that the
Agency could construct the park soon after the building is completed.
Potential Timeline
April-May 2026: Developer Request for Qualifications released, and shortlist chosen
June- Sept. 2026: Additional information from developers requested and final developer
selection.
October-December 2026: Memorandum of Understanding drafted and Board of TCDA
considers approval.
January-September 2027: Agency and development team work on Development and
Disposition Agreement (DDA) and developer team works on plans.
Spring 2027: Community Development and Parks staff will start the park concept planning
process, working with design consultants and an advisory committee will be formed with
representatives from TCAC, PRAB, the developer team, Triangle neighborhood residents, and
others to develop a final park concept, including amenities.
October 2027: Board of TCDA considers approval of DDA.
Links to Additional Resources:
Tigard Triangle TIF Plan
A New Tigard Triangle Planning for Equitable Development
Tigard Triangle Strategic Plan
Tigard Parks and Recreation System Plan
cc: Emily Tritsch, Acting City Manager/TCDA Executive Director
James McDonald, Acting Deputy City Manager
Shelby Rihala, City Attorney
Sambo Kirkman, Community Development Director
Eric Kang, Finance Director
Agenda Item 10
3/3/26 TIF District Project Updates
Tigard’s TIF District Update Project
• Metro awarded a 2040 Planning Grant to Tigard to evaluate our current TIF Districts and
a potential new one for River Terrace 2.0. Timeline is being developed.
City Center TIF District
1. City Center Building Improvement Grants
• Recent property owner inquiries
2. Main Street/ Fanno Creek Trail Improvements (Nick Wilson Memorial Plaza)
• TCDA Board approved changing the project scope on February 10
• Will move ahead with design for reduced scope with potential construction in summer
2027
3. Fanno Creek Trail Lighting
• Due to cost, trail lighting project will be moved out to future year
4. Downtown Reimagined
• Council was briefed on February 24 on Development code amendment project
• TCAC will be briefed on March 11
5. Downtown/Triangle Parking
• 28 Spaces in park and ride lot being leased from TriMet and offered for employee
parking
6. Hall Blvd
• Very limited state transportation funding available this session
7. Downtown Wayfinding Plan
• Project to start implementation in 2026
8. Downtown Art
• Two new art pieces installed on Main St, collaboration between TDA and City
9. City Facilities Consolidation (only parking structure is TIF funded)
• Future of PW building site TBD
Agenda Item 10
Tigard Triangle TIF District
1. 72nd Ave Redevelopment Site (former Cinemas)
• TCDA Board considered recommendation about redevelopment/park timeline
• Red Rock Creek Stabilization project on schedule for completion next summer
2. Red Rock Creek Trail Planning
• Investigating grants for construction
3. Opportunity Fund (matching grants)
• Falafel Express was awarded a grant, but then withdrew (decided not to lease)
4. SW 72nd Avenue
• Federal BUILD grant was applied for, with TCAC letter of support
5. Mixed Use Path over Highway 217
• Refinement study for Red Rock Creek Trail crossing of Hwy 217 will start in FY26-27
6. CPAH Woodland Hearth
• Construction underway
• Nearing completion of sewer and stormwater utilities for which they received state
funding
7. Other Triangle Development
• The Montage with 183-market-rate apartments next to Hwy 217 is starting lease-up
• Dartmouth Crossing Phase 2 starting up