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Community Development

City Center (Downtown) Urban Renewal

The City Center (Downtown) Urban Renewal program helps finance projects that aid in the revitalization of Downtown Tigard. Funding from the urban renewal program includes matching grants for owners of existing businesses in the City Center Urban Renewal District to make improvements to their business (for more info see below: Urban Renewal Matching Funds Available).    

What's New?

  • More Improvements Coming to Downtown Tigard
    The City of Tigard’s urban renewal agency, the City Center Development Agency, preliminarily awarded program matching grants to four properties in the City Center (Downtown) Urban Renewal area: Tigard Cleaners, Kepler’s Upholstery, Arellano’s Market, and 12551 SW Main St. (formerly Tigard Cycle and Ski). 

  • Voters Approve City Center Urban Renewal Amendment
    The Downtown Urban Renewal Plan was approved by voters in 2006 and an amendment to the Plan was approved in May 2017. With the amendment, the City Center Development Agency (CCDA) will be able to add seven new tax lots to the urban renewal area. With this expansion the CCDA will be able to fund more projects from the original plan.

    Substantial AmendmentAmendment Map
    Implementation of the City Center (Downtown) Urban Renewal Plan was approved by voters in 2006. Funding for urban renewal projects was limited by the Great Recession. The approved area expansion includes the addition of seven new tax lots (37.74 acres). The existing Tigard City Center Area is 191.22 acres in size. The approved amendment increases the total area (shown in the figure) to 228.96 acres, including 43.36 acres of right of way. State law ORS 457.220(3) limits increases to the size of an urban renewal district to 20% of a district's original size.

    This amendment will help the agency (CCDA) fund more of the projects identified in the City Center (Downtown) Urban Renewal Plan, without increasing the plan duration or adding to the voter approved maximum indebtedness of $22 million.

    DOWNLOAD:
    » City Center Urban Renewal Plan Substantial Amendment (shows changes in plan) 
    » Draft Report Accompanying City Center Urban Renewal Plan Substantial Amendment
    » Current City Center Urban Renewal Plan

Urban Renewal FAQ

What is Urban Renewal?
Urban renewal is a powerful funding tool currently in place in over 75 communities across Oregon. It is used to help areas that are not performing well and/or that lack public infrastructure by funding projects that fix identified problems and spur private investment that would otherwise not happen under normal market conditions.

What does Urban Renewal do?
Urban renewal uses property taxes from within an area to fix identified problems in that same area. It often focuses on improving an area’s transportation and utility infrastructure since these kinds of improvements can unlock an area’s development potential. Urban renewal is also used to attract and retain small businesses and develop public spaces such as parks, plazas, and trails.

How does Urban Renewal work?
Urban renewal is funded through Tax Increment Financing (TIF). When an urban renewal area (URA) is established, the County Assessor determines the current assessed value of all property within the area, and freezes that tax base. Tax revenue from this “frozen base” continues to go to taxing districts annually for the life of the URA. Tax revenue on any increase in property value that would occur anyway—from new development and/or appreciation—is allocated to the Urban Renewal Agency for projects in the URA. This increase above the frozen base is also called the “increment.” When the urban renewal area expires, the frozen base also expires, and the local taxing districts resume receiving taxes on the full assessed value of the area.

Who is affected by Urban Renewal?
Urban renewal has a financial effect on local taxing districts, but the impact is different for schools than for other districts. An urban renewal area does not directly affect school districts because schools are funded through the State School Fund. Property tax revenues are an offset under the statewide school funding formula, and property tax revenues foregone by school districts because of urban renewal may be replaced with other State School Fund revenues.

Other taxing districts, such as Tualatin Valley Fire & Rescue, are directly affected by urban renewal. While an urban renewal area is active, revenue from that area is frozen, which means that taxing districts will not receive as much money as they would have otherwise received for the life of the urban renewal area. In essence, taxing districts forego some revenue now in exchange for an increase in their total property tax base later as a result of urban renewal investments. Since the goal of urban renewal is to spur development that would otherwise not have occurred, taxing districts can expect to receive more tax revenue in the future than they would have had urban renewal never existed.

Is Urban Renewal a new tax?
Urban renewal is not a new tax on property anywhere in the city—urban renewal only changes how tax revenue is allocated. The revenue to pay for projects in an urban renewal area is self-generated by new development and property appreciation in the urban renewal area. Tax bills for property owners within an urban renewal area do not increase because of urban renewal; urban renewal only changes how tax revenues are allocated. 

Why does Urban Renewal show up on my tax bill?
Voters approved the formation of an urban renewal area in Downtown Tigard in 2006. If you own property in the city, urban renewal shows up as a line item on your tax bill whether or not you own property in the urban renewal area, which can be confusing.

Technically, a portion of your taxes are going to the urban renewal area, but that’s only because of a 2002 court decision and subsequent 2003 legislation that requires the County Assessor to calculate the division of taxes in a very specific way. Even though the Downtown Tigard urban renewal area is not a taxing district, your tax bill treats it like a taxing district by showing it as a line item with a separate tax rate as required by law. In actuality, however, this line item does not represent a new tax, or result in a larger tax bill than would otherwise occur. Instead, it represents a division of tax dollars, collected from all properties in the city in an amount equal to the growth in assessed value inside the urban renewal area. When the Downtown Tigard urban renewal area expires, your property tax bill will not decrease. Your tax dollars will simply be redistributed to the existing taxing districts.

Current Projects

Urban Renewal Matching Grants

Downtown Property Upgrades
Urban Renewal Matching Grants

New applications for Urban Renewal Matching Funds are no longer being accepted. Stay tuned for updates about a new round of funding.

This fund provides matching grants for existing businesses in the Urban Renewal District to make improvements to the exterior of their business. New catalyst businesses moving into vacant spaces in Downtown are also eligible for funding to make interior upgrades.

This program has previously supported renovation projects at Max’s Fanno Creek Brew Pub, Café Allegro, Under Water Works, Sherrie’s Jewelry Box, Symposium Coffee, Jeffrey Allen Gallery, and many others. View an interactive map of current projects funded or inspired by urban renewal.
 
Matching grant funds support four distinct but related programs (detailed below). 

  • Click here for a Matching Grant application for the Façade Improvement, Strolling Street, or Skyline Improvement Program
     
  • Click here for a Matching Grant application for the Targeted Improvement Program 

The Façade Improvement Program

Whether you are interested in simply painting your building’s façade or completely redesigning your storefront, the Façade Improvement Program can help. This program provides up to a 50% funding match for improvements to the frontage (paint, signage, lighting, cornices, canopies and awnings) of commercial buildings.

Eligible Participants

Commercial property owners and business lessees of property within the Urban Renewal District.

Ineligible Participants

National franchises, government offices and agencies, residential properties

Eligible Work

Rehabilitation of building facades visible to the street, including storefronts, cornices, gutters and downspouts, signs and graphics, exterior lighting, canopies and awnings painting and masonry cleaning, interior window display lighting, permit and design fees.

Ineligible Work

Maintenance improvements; roofs; structural foundations; billboards; security systems; non-permanent fixtures; interior window coverings; vinyl awnings; personal property and equipment; security bars; razor / barbed wire fencing.

Requirements

Project must meet Downtown Design Standards

Example Projects

Sherrie's Jewelry Box; Tigard Liquor Store; Café Allegro; Symposium Coffee; Max's Fanno Creek Brew Pub; Tigard Main Street Cleaners; Main Street Stamp & Stationery; Under Water Works; 12562 SW Main Street

Application for Matching Grant

Download

Sherries Jewelry Box, Before and After
Sherrie’s Jewelry Box: Façade Improvement Program grant recipient
 

The STROLLING STREET PROGRAM

The landscape around your business is an extension of your interior that can attract new customers and / or extend your seating and display areas. This program provides up to a 50% funding match for improvements to the landscape (paving, plants, trees, lighting, benches, signage) between the building and the public right-of-way.

Eligible Participants

Commercial property owners and business lessees of property within the Urban Renewal District.

Ineligible Participants

National franchises, government offices and agencies, residential properties

Eligible Work

Paving, planters, landscape elements, trees, shrubs, lighting, benches, signage, permit and design fees.

Ineligible Work

Landscape maintenance.

Requirements

Project must meet Downtown Design Standards and grantee must sign a maintenance agreement.

Example Projects

12430-12442 SW Main Street; Tigard Chiropractic

Application for Matching Grant

Download

Tigard Chiropractic
Tigard Chiropractic: Strolling Street Program grant recipient
 

The skyline improvement Program

The Skyline Improvement Program provides up to a 50% funding match to improve the appearance of roofs that are visible from 99W. Potential projects could include rooftop gardens, rooftop seating areas, or screening of rooftop equipment.

Eligible Participants

Commercial property owners and business lessees of property within the Urban Renewal District.

Ineligible Participants

National franchises, government offices and agencies, residential properties

Eligible Work

Rooftop equipment screening, art.

Ineligible Work

Maintenance improvements.

Requirements

Project must meet Downtown Design Standards

Application for Matching Grant

Download

 

The targeted improvement program

The Targeted Improvement Program is the only program that provides funding for commercial interiors. This program provides up to a 50% funding match for interior tenant improvements for new restaurants, cafes, bakeries, or similar businesses with the capacity to attract new customers and foot traffic to Downtown that move into currently vacant commercial spaces.

Eligible Participants

Businesses with an intent to lease a currently vacant property within the Urban Renewal District.

Ineligible Participants

National franchises, government offices and agencies, residential properties.

Eligible Work

Demolition and shell reconstruction, plumbing, mechanical, and electrical improvements, safety improvements including seismic upgrades and fire-supression systems, interior finishes including flooring, painting, and built-in casework, historic restoration, hazardous materials abatement, ADA compliance.

Ineligible Work

Exterior work, removable fixtures, appliances, any non-permanent upgrades or adaptations.

Requirements

Letter of intent to lease or an intent to purchase agreement for applicant building.

Example Projects

Symposium Coffee, Jeffrey Allen Gallery

Application for Matching Grant

Download

Symposium Coffeehouse
Symposium Coffeehouse: Targeted Improvement Program Grant Recipient
 

Project Selection Criteria
Matching grant applications will be reviewed for eligibility and funding and by the Urban Renewal Improvement Programs Committee. The following factors will be considered in selecting a project for funding:

  • The potential for positive impact on walkability (or the view from Pacific Highway).
  • The potential for the project to improve the Downtown as a business district.
  • Maximizing private investment (ratio of public funds to private funds).

Projects must receive all necessary city permits and be in compliance with all applicable zoning and building codes.

For more information, contact Sean Farrelly at sean@tigard-or.gov or 503-718-2420.


Frequently Asked Questions

Why should I consider upgrades to my business?
Upgrading your business can be a great way to engage with new customers and reconnect with old ones. Studies have shown that improvements to the exterior of commercial buildings have led to increased sales that began immediately and were sustained over several years. These improvements have been shown to attract new customers not only to the improved business, but to the surrounding area as well.

How does funding work?
This program provides a match of up to 50% for qualifying improvements. Once accepted into the program, businesses will contract with a design firm of their choice to provide them with a range of options and budgets, and seek bids from contractors licensed to do the proposed work. For projects over $5000, three separate bids will be required and the city will reimburse the business 50% based on the lowest bid. Projects may be reimbursed at less than 50% of total cost depending on budget, although this information will be available before construction starts. Once project work is complete and city staff have approved the project, payment will be approved.

Project History

CITY CENTER (DOWNTOWN) URBAN RENEWAL PLAN

Urban Renewal Map The City Center (Downtown) Urban Renewal Plan established the 193-acre Urban Renewal Area.  In 2006, Tigard voters approved the plan and authorized tax increment financing. The plan created the tools and funding for downtown revitalization. The Urban Renewal Plan has a maximum indebtedness of $22 million.

These are the goals of the City Center (Downtown) Urban Renewal Plan:

Goal 1: Revitalization of the downtown should recognize the value of natural resources as amenities and as contributing to the special sense of place.

Goal 2: Capitalize on commuter rail and Fanno Creek as catalysts for future investment and development.

Goal 3: Downtown’s transportation system should be multi-modal, connecting people, places and activities safely and conveniently.

Goal 4: Downtown’s streetscape and public spaces should be pedestrian-friendly and not visually dominated by the automobile.

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.

Tax increment revenues generated in the urban renewal district will be used to support investments to attract private investment and facilitate the area's redevelopment. Urban renewal projects and programs include the Tigard Downtown Improvement Plan catalyst projects and other public infrastructure as well as technical assistance programs such as a façade improvement program, rehabilitation/redevelopment incentives, and loan programs.

Organizational Structure
The urban renewal plan is implemented by the City Center Development Agency. The Mayor and members of the Tigard City Council serve as the board of the Agency. The board is advised on policy, budget, and implementation of urban renewal projects by the nine member City Center Advisory Commission.
 
Read the City Center Urban Renewal Plan and Accompanying Report.   

Contact
Sean Farrelly
Redevelopment Project Manager

503-718-2420
sean@tigard-or.gov 

• 

City Center Urban Renewal Plan Substantial Amendment 
(Shows Changes in Plan) 

City Center Urban Renewal Plan Substantial Amendment 
(Accompanying Report)

Current City Center Urban Renewal Plan 
(Approved by Voters in 2006)

 

 Downtown Tigard brochure

Get Involved
» City Center Advisory Commission
» City Center Development Agency
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