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  • Tigard Triangle Your Community, Your Voice!

City of Tigard

A New Tigard Triangle

What's New?

  • Six story building approved for Tigard Triangle
    The Overland will feature 219 apartments, 6,000 square feet of office space for tallest structure in the Tigard Triangle. Learn more.
  • Proposed Red Rock Creek Trail Alignment Study
    Design development has begun for a multi-use path that would connect the Proposed Red Rock Creek Trail with the Fanno Creek Trail system and the Tigard Public Library. Up to six design options will be developed for an elevated structure that would cross over the railroad tracks and accommodate pedestrians, runners, bicyclists and other non-motorized trail users.
  • 72nd Avenue Transportation Study
    72nd Avenue plays a vital role in the city’s vision to improve the Tigard Triangle. We are studying 72nd Ave to make sure that no matter where you are going, you have reliable options for getting there.
  • 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.

About the Tigard Triangle
The Tigard Triangle is located in the northeast corner of the city, just east of Downtown Tigard. Its name comes from the triangle that is created by the roadways that surround it Highway 99W (Pacific Highway), Highway 217, and Interstate 5.

With extensive input from the community, the City created a Tigard Triangle Strategic Plan to help identify a vision for the Tigard Triangle will be a vibrant area where people of all ages, abilities and incomes can live and work within walking distance to shops, restaurants and parks.

At about 550 acres, roughly the size of Downtown Portland, the Tigard Triangle is full of potential, but lacks basic infrastructure. The Triangle has the ability to support future growth but needs help overcoming the existing development barriers.

Triangle BarriersDevelopment barriers include:

  • Lack of walkability
  • Lack of housing
  • Lack of neighborhood uses/services 
  • Vacant lots
  • Flooding
  • Traffic congestion
  • Broken sewer lines
  • Zoning and development code issues

Several methods were identified to help overcome these barriers, including TIF Districts, Planning for Equitable Development and adopting a new innovative Lean Code to address zoning and development issues.

Current Projects

Tax Increment Financing (TIF) District 
The Tigard Triangle TIF District was approved by voters in May 2017 as a strategy to remove barriers to development and build projects that implement the vision by utilizing tax increment financing (TIF) as a source of funding.

Tigard Triangle Location MapProjects for the Tigard Triangle TIF District are divided into six categories, however more work needs to be done to prioritize projects and develop strategies for achieving the plan's goals.

The categories include:

1.) Transportation - these projects will provide a safe and effective multi-modal transportation network that provides access to, from, and within the Triangle and support mixed-use and pedestrian-oriented development.

2.) Public Utilities – these projects will be used to provide public utility improvements to support desired development. Projects will address infrastructure deficiencies including the construction of new stormwater facilities, repair of existing sewer lines, and extension or enlargement of existing water and sewer lines as needed to support desired development.

3.) Public Spaces, Facilities and Installations - these projects will create a clear identity for the Triangle as a fun and diverse place to live, work, shop, eat, and play by building upon existing unique and desirable features. Projects will include parks, greenways, trails, recreation facilities, plazas, public restrooms, art and wayfinding signage.

4.) Re/Development Assistance and Partnerships - these projects will provide financial and technical assistance to new and existing businesses and housing developments that contribute to the Triangle’s diversity and vitality and help it transform into a mixed-use and pedestrian-oriented district.

5.) Project Administration – approximately 3.7% of the funding will be used to cover project administration costs.

6.) Finance Fees – approximately 1% of the funding will be used to pay for financing fees.

We are seeking feedback from the community to help develop a strategy for growth and investments that will support future uses.

Planning for Equitable Development
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 City is currently working on an TIF District Implementation Strategy that will ensure projects deliver on the vision of equitable development while advancing the broader, transformational change needed to link residents to economic and neighborhood opportunities.

Completed Projects

Lean Code Phase I & II Adopted

In 2017, the Tigard City Council adopted the Tigard Triangle Lean Code and unanimously voted to rezone most of the land in the Triangle to the new Triangle Mixed-Use (TMU) zone. The goal is to help transform the Triangle into an area with more housing, small businesses and to help accelerate the development of a pedestrian-friendly mixed-use area.

The new code is designed to:

  • Focus on increasing connectivity and walkability
  • Be easier to understand
  • Be more flexible and allow a wide mix of uses
  • Streamline the permit review and approval process
  • Encourage business start-ups and entrepreneurs
  • Respect existing development

Development of this area with a wide range of uses is critical to Tigard achieving its vision to be a healthy, walkable, and interconnected city.

Streetscape Design
The design of a street plays a significant role in how a place functions and feels whether you are traveling by car, wheelchair, foot, or bike. The design of the buildings that frame the street are regulated by the development code, and a Streetscape Design Plan serves a similar role for the public realm that exists between buildings.

The city successfully competed for a Community Planning & Development Grant (CPDG) award from Metro in 2016, and a portion of these funds were used to develop a Streetscape Design Plan for the Triangle. The Tigard Triangle Strategic Plan provides a vision for how these streets should look and function, and this effort built off that vision and provides more specific design direction.

Walkability Evaluation
In early 2016, the city hosted a 4-person graduate student team from Portland State University and contracted with State of Place, an urban form analytics firm, to identify urban design features that could enhance walkability and maximize economic value in the Tigard Triangle. More information about this work can be found on the Value of Place webpage.

The State of Place Walkability Evaluation found that the area currently has a walking score of 33 out of 100—a low but unsurprising number. In comparison, Downtown Tigard scored 66. 

The graphic below shows which urban features the city could focus on that would improve the Triangle’s score, are in keeping with the community’s vision, and are within the city’s control. With this in mind, we are excited to consider ways to improve pedestrian amenities, traffic safety, and overall aesthetics in the Triangle and to apply this analysis to the types of projects that could be  funded by tax increment financing.

Tigard Triangle graph


Contact Us

Sean Farelly
Redevelopment Project Manager

Susan P. Shanks

Senior Planner

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