• Urban Renewal Map
  • Attwell on Ash/Burnham in Tigard

City of Tigard

Urban Renewal

What's New?

  • Beers and Board Games Coming to Downtown Tigard
    The ongoing revitalization of downtown Tigard is set to receive a big boost with the opening of Senet Tap House and Versus Board Games, the first combined tap house and retail board game shop in the Portland region. Senet Tap House was preliminarily awarded an Urban Renewal Matching Grant to make interior upgrades that will help them open for business in spring 2019. Read more here.
  • Downtown Tigard’s Universal Plaza
    Preliminary design work has started on Downtown's Universal Plaza, a city park and event space large enough to hold major events. We need your help shaping the Plaza! Click here to comment on the initial design concepts or to add your own.
  • Two new Urban Renewal Matching Grants awarded

    The City of Tigard’s urban renewal agency, the Town Center Development Agency (TCDA), preliminarily awarded a matching grant for façade improvements to the building at 12175 SW Main St. (former Carquest Auto Parts site) and a matching grant for landscaping improvements to the future Just Compassion day center at 12280 SW Hall Blvd.

Urban Renewal Matching Grant Program
Urban Renewal Matching Grant Program

Applications for matching grant funding are now being accepted for FY 2018-2019 on a rolling basis. See below for more information. 

The Urban Renewal Matching Grant Program 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, Under Water Works, Sherrie’s Jewelry Box, Symposium Coffee, Jeffrey Allen Gallery, and many others. Click here for an interactive map of projects funded by this program.  

Matching grant funds support two distinct but related programs: The Exterior Improvement Program and the Interior Improvement Program.

See details about eligibility and requirements (en español).

For more information, contact Dylan Dekay-Bemis, Economic Development Coordinator at 503-718-2560.

Urban Renewal FAQ

  • 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.
  • 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. Read more about how it all works below.
  • How are decisions made about Urban Renewal?
    The Town Center Development Agency (TCDA) is the City of Tigard’s urban renewal agency and is responsible for administering the City Center and Tigard Triangle plans. The Board of the Town Center Development Agency are the decision makers of the agency. The membership of the Board is made up of the Tigard City Council. The Town Center Advisory Commission makes recommendations to the board on policy, budget, and implementation of urban renewal projects.
  • 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.
  • Why does Urban Renewal show up on my tax bill?
    Voters approved the formation of an urban renewal area in Downtown Tigard in 2006 and in the Tigard Triangle in 2017. 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 urban renewal agency 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 urban renewal areas expire, your property tax bill will not decrease. Property tax dollars will be redistributed to the existing taxing districts.

City Center (Downtown) Urban Renewal Area

The City Center (Downtown) Urban Renewal program helps finance projects that help revitalize 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.

The City Center (Downtown) Urban Renewal Plan was approved by voters in 2006. Funding for projects was limited by the Great Recession. The voter-approved (May 2017) area expansion will fund more projects from the original plan. The expansion includes the addition of seven new tax lots.
City Center Urban Renewal Area Map

Impact of Urban Renewal in Downtown Tigard

  • $47.5 million in private investment
  • 55% increase in assessed property value
  • 200+ multifamily housing units constructed
  • $1.2 million in private investment in downtown businesses
  • Attwell off Main: 165-unit mixed-use development (attracted $31M in private investment)

Future Projects Include:
- The Universal Plaza and other public spaces for community gatherings
- Mixed-use development projects
- Street network & sidewalk improvements

Projects Completed or Underway

  • Attwell off Main: 165-unit mixed-use development (attracted $31M in private investment)
  • 25 grants to downtown businesses for property improvements (3:1 leverage ratio of private to public investment for grant-funded projects)
  • Complete reconstruction of Main Street & Burnham Street

Supporting Documents

Tigard Triangle Urban Renewal Area

The Tigard Triangle has a lot to offer. It also has significant infrastructure problems. Urban renewal can help overcome these problems with projects that improve walkability, address transportation issues, and help businesses grow in Tigard.

Existing Problems: Tigard Triangle Location Map
 - Dirt roads/lack of sidewalks
 - No sewer/broken sewer
 - Red Rock Creek erosion
 - Traffic congestion
 - Flooding

Proposed Projects: 
 - New streets and sidewalks
 - New trails and parks
 - Major sewer line repairs
 - Red Rock Creek restoration
 - Intersection improvements
 - Small business support

Why is Urban Renewal Needed Here?
Urban renewal is helpful in fixing infrastructure deficiencies and supporting catalytic development in the Triangle. since the type of development desired by the community (and allowed by zoning) is not supported by market conditions. Urban renewal, and the funding it brings, can help get pioneering projects off the ground with incentives, partnerships, and financial or technical assistance. It can get the ball rolling, so to speak, and effectively change the market conditions in the Triangle to align with the community’s vision.

Urban renewal also signals to the development community that the city is committed to the area. In emerging mixed-use areas, private investment typically follows this kind of public commitment

The benefits of urban renewal in the Triangle are:  

  • Improves Tigard’s long-term financial health
    By bringing new businesses into the Triangle, urban renewal increases Tigard’s tax base over time which, in turn, helps fund future city services for all Tigard residents. 
  • Provides a stable funding source
    By creating a stable long-term funding source (without creating a new tax), the city can build or fix infrastructure that it may otherwise delay or never be able to afford
  • Steers investment toward an area ready for change
    By focusing on the Triangle, which is already zoned for commercial and residential density, urban renewal steers investments toward an area of the city that is the most ready for change. 
  • Furthers Tigard’s walkability goal 
    By shifting the character of the Triangle from an auto-oriented district with suburban offices and big-box stores into a pedestrian-oriented district with a diverse mix of destinations and activities, urban renewal can help further the city’s goal of becoming a more walkable, interconnected and healthy community.
  • Supports travel by alternate modes 
    By fostering the creation of a complete community—one which has jobs, housing, services, and transit—urban renewal can make travel by alternate modes (travel by foot, bike, or transit) more  desirable. This could alleviate traffic congestion or, at the very least, not contribute to it allowing the city to reap the benefits of growth without some of the impacts of growth. 
The Tigard Triangle Urban Renewal Area will last 35 years to build needed projects. Read more about the community’s vision for the Triangle. 

Supporting Documents
Contact Us
Sean Farrelly
Redevelopment Project Manager

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.

Tigard Triangle Urban Renewal
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