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

City of Tigard

Urban Renewal

Urban renewal programs help finance projects that aid in the revitalization of Tigard’s two urban renewal areas:

1. City Center (Downtown) Urban Renewal Area
2. Tigard Triangle Urban Renewal Area

Urban Renewal programs are funded through tax increment financing (TIF) generated in each area to fix identified problems in the same area. Each Urban Renewal Area is guided by an urban renewal plan, and are administered by the Town Center Development Agency.

What's New?

  • A New Tigard Triangle: Planning for Equitable Development
    The City is working to transform the Tigard Triangle into a vibrant area where people of all ages, abilities and incomes can live and work within walking distance to shops, restaurants and parks.
  • Red Rock Creek Commons
    A new affordable housing development on SW 68th Parkway is the first project to receive Tigard Triangle Urban Renewal funding, adding 48 units of affordable housing. 
  • Urban Renewal Matching Grant Program
    Applications for matching grant funding are now being accepted for FY 2018-2019 on a rolling basis. The Urban Renewal Matching Grant Program provides matching grants for existing businesses in the Urban Renewal Area to make improvements to the exterior of their business.

City Center (Downtown) Urban Renewal Area

City Center (Downtown) Urban Renewal Area

City Center UR area mapApproved by Voters: 2006
Expansion Approved: 
2017
Area Size:
228.96 acres
Plan Duration:
20 years (FY 2025-2026)
Maximum Project Funding Amount (Indebtedness):
$22 Million



The City Center (Downtown) Urban Renewal Plan has five distinct goals:

Fanno-Creek-Regional-TrailGOAL 1: Revitalization of the Downtown should recognize the value of natural resources as amenities and as contributing to the special sense of place.


WES-Commuter-RailGOAL 2: Capitalize on Commuter Rail and Fanno Creek as catalysts for future investment and development. 




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



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




The-KnollGOAL 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.


Current and Proposed Projects

Tigard-Liquor-Store-before-afterUrban Renewal Matching Grant Program 
The Urban Renewal Matching Grant Program provides matching grants for existing businesses and property owners in the City Center Urban Renewal District to make improvements to the exterior of their building. The program also funds interior improvements for restaurants or similar businesses that move into vacant commercial spaces. This program has previously supported renovations to projects at Max’s Fanno Creek Brew Pub, Tigard Taphouse, Symposium Coffee, Jeffrey Allen Gallery, and many others. Grant-funded projects have strengthened participating businesses and improved Main Street’s position as a walkable commercial district. More information.

Main Street at Fanno Creek Development
The Town Center Development Agency (TCDA) is actively engaged in redeveloping this key site where Main Street meets Fanno Creek. The TCDA purchased the property and then used $400,000 in grant funding from the U.S. EPA Brownfield Cleanup program to mitigate contaminants found on the property and prep the site for redevelopment. Cleanup has been completed and the TCDA is working with a developer on a mixed-use building that will bring added vitality to Downtown.

Main at Fanno: Concept Drawing

Tigard Street Heritage Trail & Rotary Plaza
The Tigard Street Heritage Trail will provide a safe off-street biking, walking and skating commuter route along a three-quarter-mile inactive railroad right-of-way parallel to Tigard Street. The trail will include lighting, landscaping, trail amenities and art/cultural components. Once completed, the Tigard Street Heritage Trail will be a unique cultural resource and a pedestrian friendly corridor that will connect the community to downtown Tigard. The project also features an urban renewal funded public space- Rotary Plaza that will be used for community events.
Heritage trail plaza

Universal Plaza
Preliminary design work has started on Downtown Tigard’s Universal Plaza, proposed to be built on Burnham Street adjacent to Fanno Creek Park. Conceptual plans feature a splash pad, tree canopy maze, artwork and tool sharing pavilion. Final design and engineering may be completed in the next two years.

Universal Plaza at Night: Concept Drawing


Completed Projects
Urban Renewal Map
View an interactive map of projects funded or inspired by urban renewal.

Accomplishments to Date

Accomplishments to Dateof private investment into property improvements and new construction in the City Center URA since 2006. Triple the amount of investment in the 12 years preceding urban renewal.  Data Source: Washington County

3-1leverage ratio of private to public investment into urban renewal tenant and storefront improvements, meaning every $1 in grant funding has yielded $3 in private investment. Data Source: City of Tigard

25downtown businesses have received urban renewal matching grants for interior or exterior building improvements. Data Source: City of Tigard 
            

234new units of multifamily housing units constructed in downtown Tigard since urban renewal was approved in 2006. Data Source: Metro

 

32increase in multifamily housing in downtown Tigard since 2006, compared to a 9% increase in the rest of Tigard. Data Source: Metro

 

i55ncrease in assessed value in the City Center URA between 2006–2016, compared to a 45% increase in assessed value citywide.  Data Source: Washington County

Supporting Documents

Tigard Triangle Urban Renewal Area

Urban Renewal Overview MapApproved by Voters: 2017
Area Size:
548 acres
Plan Duration:
35 years (FY 2052-53)
Maximum Project Funding Amount (Indebtedness):
$188 million














The Tigard Triangle Urban Renewal Plan has five distinct goals: 

Tigard Triangle Open HouseGOAL 1: Encourage meaningful involvement by citizens, interested parties, and affected agencies throughout the life of the urban renewal district to ensure that it reflects the community’s values and priorities.

Walking in the Tigard TriangleGOAL 2:
Provide a safe and effective multimodal transportation network that provides access to, from, and within the Area and supports mixed-use and pedestrian-oriented development.


Infrastructure in the Tigard TriangleGOAL
3:
Provide public utility improvements to support desired development.



Tigard Triangle MonolithGOAL
4:
Create a clear identity for the Area as a fun and diverse place to live, work, shop, eat, and play by building upon existing unique and desirable features.


The AdrienneGOAL 5:
Provide financial and technical assistance to new and existing businesses and housing developments that contribute to the Area’s diversity and vitality and help it transform into a mixed-use and pedestrian-oriented district.


Current & Proposed Projects

A New Tigard Triangle: Planning for Equitable Development  
A New Tigard Triangle identifierThe City is working to transform the Tigard Triangle into a vibrant area where people of all ages, abilities and incomes can live and work within walking distance to shops, restaurants and parks.

Equitable development is a positive development strategy that ensures everyone participates in and benefits from the area’s economic transformation by dismantling barriers and expanding opportunities. The Tigard Triangle Urban Renewal Equitable Implementation Strategy will ensure that projects deliver on the vision of equitable development and advance the broader change needed to link residents to economic and neighborhood opportunities.                      

Development Assistance for Affordable Housing
Red Rock RenderingA new affordable housing development on SW 68th parkway is the first project to receive urban renewal in the Tigard Triangle, adding 48 units of affordable housing. The development assistance helped close the funding gap in the project.

Proposed Projects
The Tigard Triangle (roughly the area bordered by I-5, Highway 217 and Highway 99W) is an area with great potential but also lacks basic infrastructure like sewers, sidewalks, roads and parks. The Tigard Triangle Urban Renewal Plan includes projects that will help achieve improved walkability, address transportation issues, and help businesses grow. 

Projects could include:  

  • New streets and sidewalks
  • New trails and parks
  • Major sewer line repairs
  • Red Rock Creek restoration
  • Stormwater management
  • Intersection improvements
  • Façade improvement grants/loans
  • Small business support

We are seeking feedback from the community to help develop a plan for strategy for growth and investments that will support future uses. The outcome will be a strategy that guides how the area develops and grows for the next 35 years.

Supporting Documents

Urban Renewal Matching Grant Program - City Center (Downtown)

Urban Renewal Matching Grant ProgramApplications 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 City Center (Downtown) Urban Renewal Area 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

  • 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 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 funding can also be used to attract and retain small businesses, support affordable housing, 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. 
  • What are the benefits of Urban Renewal for Tigard?
    1. Improves Tigard’s Long-Term Financial Health - By bringing in new businesses and development, urban renewal increases Tigard’s tax base over time which, in turn, helps fund future city services for all of Tigard residents.
    2. 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.
    3. Steers Investment Toward an Area Ready for Change - By focusing on areas already zoned for mixed-use commercial and residential density, urban renewal steers investments toward parts of Tigard that are the readiest for change.
    4. Furthers Tigard’s Walkability Goal - Urban renewal can help further the city’s goal of becoming a more walkable, interconnected and healthy community by transforming auto-oriented districts with no or limited sidewalks into pedestrian-friendly areas with a diverse mix of destinations and activities.
    5. 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) feasible. 
  • 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. 
  • 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. 
  • 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.
Contact Us
Sean Farrelly
Redevelopment Project Manager
503-718-2420

Urban Renewal Explained
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