A New Tigard Triangle

Urban Renewal 
The Tigard Triangle Urban Renewal Area 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.

Projects for the Tigard Triangle Urban Renewal Area 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

The goal of “A New Tigard Triangle: Planning for Equitable Development” is to provide direction for public investments that support equitable development in the Tigard Triangle TIF District. The implementation strategy will ensure that local residents and businesses have the opportunity to benefit from the area’s economic transformation.

In Phase 1, conducted from February- October 2019, equity criteria were developed with substantial community input. The criteria, along with a financial plan and a model that determined which projects had high development impact, resulted in prioritized list of projects from the Tigard Triangle TIF District Plan.

Phase 2 advanced preliminary designs and program development for several near-term, high-priority projects. These projects will form part of the Triangle’s infrastructure investment plan. 

In February, 2021, the Board of the Town Center Development Agency adopted the plan as a guide for implementation of the Tigard Triangle TIF District.

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. 

Changing building design and diversifying the types of businesses would improve this score, but are largely out of the city’s control. Fortunately, the analysis also indicates the features that the city can affect and that would have a significant impact on our low walking score. 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 urban renewal.