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Sean FarrellyRedevelopment Project Manager
971-268-0980 | Email
Cinema Property Redevelopment
Building the next great mixed-use destination in Tigard.
The Tigard Town Center Development Agency (TCDA) is now seeking experienced development partners to help transform the former Tigard Cinemas property into a vibrant mixed-use destination at the heart of the Tigard Triangle.
The Tigard Cinemas Property
- 9.25 acre site owned by Tigard’s Town Center Development Agency (TCDA), the city’s urban renewal agency.
- Planned to include future mixed-use development, city park, Red Rock Creek greenway and trail, and public streets.
- Accessible from Oregon Highway 99W and SW 72nd Avenue; potential for project signage on 99W (45,000+ average daily trips).
- Within easy commute distance of Intel, Nike, the “Silicon Forest,” and Downtown Portland via I-5,
Hwy 217, and Hwy 99W. - Located in the heart of the Tigard Triangle—which is rapidly transforming into a vibrant, walkable, mixed-use neighborhood.
- In an Opportunity Zone (OZ) 1.0; expected to be designated as an OZ 2.0 during 2026.
- Served by water, sewer, and other utilities; Phase 1 environmental indicates a clean site.
Cinema Redevelopment Site Location
The Cinema Site is located between 74th Avenue and 72nd Avenue, north of Baylor Street.
Mixed-Use Development Sites
The mixed-use development sites will be:
- One, two, or more sites within the Tigard Cinemas property.
- Defined collaboratively by TCDA and the selected development team.
- Estimated at approximately 3.0 to 3.5 acres of buildable land.
- Zoned Triangle Mixed Use (TMU): Six story height maximum, no maximum density, no minimum parking requirements.
- Potential incentives include:
- Land transaction price may be adjusted to reflect investments in infrastructure
- 10-year Vertical Housing Development Zone tax abatement
- Negotiated Systems Development Charge terms
- Opportunity Zone
The TCDA is looking for development teams capable of:
- Working collaboratively with the City/TCDA to refine the design of the Cinemas property, including the alignment of streets, and the location and dimensions of the park site and mixed-use development site(s). (The City/TCDA plans to design and build the park.)
- Designing, permitting, financing, and building high-quality, walkable, mixed-use places, with an emphasis on market-rate and workforce housing over ground floor commercial.
- Building as much of the transportation and utility infrastructure within and adjacent to the Cinemas site as possible.
RFQ Process
- August 2026, TCDA will release a request for qualifications (RFQ) for mixed-use development teams, asking for their development vision, qualifications, and relevant experience. No site-specific designs or financial analysis will be required.
- Based on RFQ responses, TCDA will select a short list of the best-qualified development teams
- Additional Information/Proposals will be requested from short listed teams
- Developer selection and due diligence, design, and development agreement negotiation will follow.
RFQ Schedule
- RFQ Published: Wednesday, August 5, 2026
- City staff and their authorized representative available to meet with interested parties to discuss this RFQ. The last day for such a meeting to be scheduled is August 27. To set up a meeting, please contact Sean Farrelly sean@tigard-or.gov
- Informational Session & Site Tour (Optional):
Wednesday, August 26, 1:30 PM
Burgess Community Room, Tigard Public Library
13500 SW Hall Blvd, Tigard, OR 97223 - Final day to submit questions to City: Thursday, August 27, 4:00 PM
- Answers posted to City web site: Thursday, September 3, 4:00 PM
- Developer SOQ Submissions Due: Tuesday, September 15, 4:00 PM
Transportation and Parks SDC Estimate
As mentioned in the RFQ, some trips for calculating transportation fees are available to offset new trips based on its previous use (an 11-screen cinema) and trip generation. This previous use results in an offset of approximately $2,075,887 to the Washington County Transportation Development Tax (TDT) owed (the actual amount will change annually with Washington County’s TDT rate adjustments.) Under Washington County policy, this offset would be available until 2033, which is 10 years after the demolition of the cinema building in 2023.
The City’s Transportation System Development Charge (TSDC) previous use offset expires after 18 months and so is no longer applicable to the site. The City’s policy is to cap its local Transportation System Development Charge (TSDC) at 80% of calculated TDT for non-residential development. Residential uses pay the full amount.
The city ran two scenarios* to estimate Transportation and Parks SDC’s:
1. Mixed Use - 200 Apartments with 10,000 Square Feet of Commercial Space.
- $0 TDT (after $2M offset from previous use)
- $1.16M TSDC
- $1.9M Parks SDC
2. Mixed Use - 300 Apartments with 20,000 Square Feet of Commercial Space.
- $917K TDT (after $2M offset from previous use)
- $1.8M TSDC
- $2.9M Parks SDC
Questions and Answers from August 26 Site Info Session
Select a question below to see the answer.
▶ What is the timeline for the park?
The City/TCDA plans to design and build the park. The developer will be asked to participate in the design process, which will run concurrently with the development project(s). The City plans to initiate preliminary park design in 2027. The timeline for the delivery of the park is not set in stone. Ideally it would be soon after the building(s) are completed, however the park project is dependent on the availability of funding. The City is also interested in exploring the potential for developers to make improvements to the park that are Park SDC creditable.
▶ How was the park size determined?
Approximately two-acres is an appropriate neighborhood park size, to accommodate the number of amenities that will serve the growing number of residents in the Triangle. To date, the City has stated publicly that the park will be at least two acres in size.▶ What amount of parking is required for the park?
The City’s standards do not require additional parking for neighborhood parks such as this; however, the City seeks to ensure a high level of accessibility to this park. While it is anticipated many will arrive on foot or bike, the City is open to exploring designs for Atlanta Street that could maximize street parking (such as angled parking) and/or additional on-street parking on other streets.▶ Can live/work units count towards the ground floor commercial requirement for Tigard’s VHDZ program?
To be eligible for the VHDZ tax abatement, the required 50% commercial frontage of one street frontage must meet the program definition of non-residential space. Commercial space is defined as publicly accessible space operated by an entity engaged in the exchange of goods or services with no spaces where residents eat, sleep, or live. It is possible a live-work space could be designed to meet this requirement, subject to staff review.▶ Why is there no water flowing in Red Rock Creek? Is the City pumping and piping the water elsewhere?
To allow the restoration project construction to occur, the water in Red Rock Creek is currently being pumped out of the creek bed and piped downstream. When the project is completed in the fall, the flow will be restored.▶ What will the stormwater requirements on the building project be? What is the fee to release stormwater into Red Rock Creek?
Once the Red Rock Creek Stabilization project is complete, a development on the Cinema site would have to provide water quality treatment, but not onsite stormwater detention. Projects that do not provide detention will pay into a Clean Water Services regional stormwater management charge (RSMC). The fee is calculated as: Actual impervious area (SF) x 0.131 CF/SF x RSMC unit rate (currently $10.88 per cubic foot of required volume management.).▶ Is the City expecting the developers to build all of the streets shown in the Greenworks concept diagram, or can some streets be redesigned?
The City/TCDA envisions the selected development team helping to design, build and/or finance some or all of the streets and in-street utility infrastructure shown in the concept. See pages 9 and 10 of the RFQ, which describe design considerations for the streets, and which streets the City believes are the highest priority for developers to build. The street extensions will significantly improve access and connectivity, consistent with plans for the Triangle. Other than the SW 72nd Avenue frontage, the City is open to proposals to realign or alter the streets shown in the concept, as long as the City’s connectivity goals are met.▶ What is the preferred or most likely alignment of Atlanta Street–the alignment shown by Greenworks or the alignment shown in the 72nd Avenue 30% design drawings?
The Greenworks concept reflected a proposed realignment of Atlanta Street as part of a potential development on the east side of 72nd Avenue. As that project’s timeline is not certain, the intersection placement further to the north that is shown in the SW 72nd Avenue 30% design should probably be used. However, the City is open to developers proposing alternative alignments of Atlanta Street through the Cinema property.▶ Is the City open to multiple developers (e.g., one, two, or three different developers)?
The City is open to working with more than one developer to build mixed-use development on the site, particularly if they specialize in different housing types. However, the City also has a preference to enter into an agreement with a single or lead master developer, since we believe that will simplify negotiations and infrastructure construction. We will have to balance these different considerations when reviewing developer submissions.▶ Has the City looked at the MIRL program and does the City see this as a funding option?
The City has previously considered the MIRL and has elected not to enact the program. If a developer proposed a financing structure that included MIRL, we would be open to considering it again. However, the City does have concerns about MIRL’s logistical complexity and our understanding that in many or all cases, property taxes are used to pay off MIRL debt, while in the Triangle, the City is seeking to generate property tax revenue to enable a range of public projects.▶ What is the City’s view of affordable housing? The RFQ mentions market rate and workforce housing.
Of the nearly 900 apartments built in the Triangle since 2019, about 1/3 have been regulated affordable units. The Agency has invested $3.2 million in affordable housing and shelter in the Triangle.The City’s vision for the Cinema site includes housing with a variety of price points, including market-rate housing and workforce (e.g., affordable to households earning 60% to 120% AMI) housing. The City is also open to affordable housing (e.g., 60% AMI and below).
The City also has a goal to generate property taxes on the property to fund the park and other TIF District projects, so multiple goals will have to be balanced.