Consolidated Supply Co., a regional plumbing and water works supplier headquartered in Tigard, has agreed to lease the entire 276,092-square-foot East Building of an industrial park under construction in Woodland, Washington.

The Woodland Industrial Park will include two buildings: the East Building and the West Building, which will be a 655,094-square-foot cross-dock warehouse with a 40-foot clear height and 130 trailer parking stalls.

The development was designed by Mackenzie for commercial real estate developer Trammell Crow Company (TCC). Sierra Construction is serving as the general contractor. The complex is scheduled for completion by this fall and is approximately 30 percent leased, TCC stated in a press release. It’s located at 345 N. Pekin Road in Woodland.

Capacity Commercial Group is marketing the Woodland Industrial Park for sale and lease; the firm represented TCC in lease negotiations. Consolidated Supply Co. was represented by Stu Peterson of Macadam Forbes.

The company plans to purchase the East Building and next year will have an option to do so or extend its lease, TCC spokesperson Cynthia Langhorst stated in an email.

Consolidated Supply Co., a fourth‑generation wholesale distributor founded in 1928, is dedicated to serving professional plumbers, utility contractors, and municipalities throughout the Pacific Northwest. The company’s 22 branch locations across Oregon, Washington, and Idaho are supported by a workforce of over 500 employees.

“Consolidated Supply Co. has a long history of investing in the region we serve, and this new location in Woodland reflects our continued commitment to the Pacific Northwest,” Karla Neupert Hockley, chairman and CEO of Consolidated Supply Co., stated in the press release. “Expanding our distribution footprint allows us to improve service levels, streamline logistics, and enhance the extraordinary service our customers expect from us.”

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Fanno Creek Bridge on North Dakota Street in Tigard is due to receive a replacement. A new single-span bridge will be constructed on the same alignment as the existing bridge. Crews also will raise the vertical grade line to improve sight distance approaching the railroad crossing.

The bridge has deteriorated and needs to be replaced, according to the city. The structure also has only a wooden walkway on one side, with no designated space for bicyclists. The new bridge will be wide enough to accommodate pedestrians and cyclists on both sides. Environmental regulations require a new bridge to be higher and longer than the current bridge.

North Dakota Street and the bridge over Fanno Creek are under the city’s jurisdiction, Tigard senior project engineer Zach Morris stated in an email.

The Oregon Department of Transportation is administering funding. The total project cost is expected to be $5.41 million, according to the city. The budget calls for use of $5.36 million of Statewide Transportation Improvement Program (STIP) money.

“Tigard has additional funding budgeted to cover its own administrative costs associated with working on the project, not included in the STIP value,” Morris stated.

DOWL, the project’s designer, is working on the conceptual design.

The project is scheduled to go out to bid in late 2024. Construction will take place in 2025.

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The latest subdivision planned for the has approval from the city’s Planning Commission.

Commissioners on Aug. 6 approved a plan for South River Terrace that calls for 219 single-family homes and buildings holding 116 multifamily units on 79.82 acres of land southeast of the intersection of Southwest Roy Rogers Road and Bull Mountain Road. Polygon Northwest Homes is poised to build the subdivision.

Several developments eventually will make up the 500-acre River Terrace area on the west side of Tigard, near its border with Beaverton. River Terrace is bordered by Beaverton’s South Cooper Mountain neighborhood to the north and unincorporated Washington County on the other three sides.

The River Terrace Community Plan, adopted by the Tigard City Council in 2014, envisions some 2,500 new homes accommodating 6,500 residents over the next two decades.

Tigard firm Pacific Community Design is designing plans for South River Terrace. The property owner is Polygon WLH LLC, a subsidiary of Newport Beach, California-based William Lyon Homes. It purchased Polygon Northwest Homes in 2014.

Unlike the rest of the River Terrace area, South River Terrace is intended for residents over age 55. Plans submitted to the city indicate the development will include open space tracts for wetlands protection, pedestrian connections with nearby neighborhoods, and recreation amenities including bocce ball and pickle ball courts, a swimming pool and a clubhouse with exercise equipment.

A network of residential streets and alleys as well as a section of a new collector street, River Terrace Boulevard, will also be built.

There are at least eight other subdivisions that make up the River Terrace Master Plan. Those already completed or almost complete include River Terrace Northwest, with 215 single-family homes; Polygon at West River Terrace, with 137 single-family homes; and Polygon at Bull Mountain, with 82 single-family homes.

Subdivisions still under construction include the River Terrace East, with 299 single-family homes and 141 multifamily units; Polygon at Roshak Ridge, with 244 single-family homes; River Terrace Crossing, with 180 single-family homes; River Terrace Edge, with 237 single-family homes; and River Terrace Park, with 158 single family homes.

In addition, River Terrace Park is in the works. It will be a 28.5-acre, 158-unit development off of Southwest 161st Avenue.

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The city of Tigard is offering a downtown property for redevelopment after securing a grant to clean up the parcel.

The city has requested developers submit a letter of interest and preliminary offer by Feb. 27. The property is located on Main Street next to Fanno Creek. The parcel covers 0.44 acres and 17,994 square feet.

“It’s a highly prominent site visible from Pacific Highway and Main Street, and it could really continue the revitalizing of Main Street,” said Sean Farrelly, redevelopment project manager for the city of Tigard.

Tigard’s City Center Development Agency owns the property, which was acquired by the city as an environmentally contaminated brownfield site. The existing buildings, which will be torn down this spring and summer prior to redevelopment, have served as a car repair business and a blacksmith’s shop, among other uses.

The city last year was awarded a $400,000 cleanup grant from the U.S. Environmental Protection Agency. The cleanup – mainly of contaminated soil – is expected to occur this summer, Farrelly said.

The property is zoned for mixed use. An early architectural rendering commissioned by the city envisioned a six-story structure.

“We are open to a shorter building if that would work out better,” Farrelly said.

Parking is a challenge on the site, he said.

Tigard officials call the project Main @ Fanno. Previously, it was known as the Saxony property after a former owner, Saxony-Pacific, a limited liability company.

A building that bridges Fanno Creek would be brought down to make way for a public viewing deck – an amenity that would be part of negotiations with an eventual developer.

Tigard officials view redevelopment of the site as a key to a broader downtown revitalization. Gradually, new restaurants and retailers are popping up. Businesses such as the Tigard Taphouse and Bailey’s Burger Shop have given nearby residents a reason to visit downtown.

Capstone Partners is nearing completion of Attwell off Main, a two-building, 165-unit apartment development with two ground-floor retail spaces of 872 and 947 square feet, respectively, at Ash and Burnham streets. Real Estate Investment Group is representing the commercial units.

The smaller building, with 26 apartments and both retail spaces, is scheduled to be completed Friday, said Jeff Sackett, principal at Capstone Partners.

“We have a healthy waiting list” for the apartments, he said. “The preleasing effort is going very well.”

The second building will hold the remaining 139 residential units. It is scheduled for completion May 12, Sackett said.

The commercial units are also drawing strong interest, he said. Real Estate Investment Group is representing those spaces.

Downtown Tigard offers other development opportunities – primarily smaller infill projects, Sackett said.

“Beautiful downtown Tigard didn’t always used to be so beautiful, and the city and the urban renewal agency have done tremendous things,” he said.

The city’s leadership was bold in establishing the City Center Development Agency, Sackett said. The agency is made up of the mayor and City Council.

“They’ve made some huge improvements there physically, and the business community is responding,” he said.

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A plan to extend  MAX light-rail tracks through the southwest Portland suburbs is on track after approval by voters in Tigard.

The proposed Southwest Corridor line would run from Portland south through Tigard before ending at Bridgeport Village in Tualatin.

“Tigard voters have allowed us to keep planning for light rail to come to Tigard,” Mayor John L. Cook stated in a news release.” We will continue to be at the table to bring Tigard’s voice for what light rail will be for this part of the region.”

The vote’s outcome is not certain. Approximately 4,000 ballots that were not machine-readable must still be tallied, and 3,500 more have been challenged, said Mickie Kawai, Washington County’s election manager.

Even if Tigard’s ballot measure passes, the Southwest Corridor line still has a long road ahead. A regional bond measure asking for funding is expected to go before voters in November 2018.

Tigard expects to next summer choose the route that the rail line will take through the city. Project backers will also kick off a federal review process to create a draft environmental impact statement.

A Metro steering committee is meeting to discuss the scope of the environmental review.

The Southwest Corridor Plan, which also includes improvements to serve bicyclists and pedestrians, is critical to Tigard and its neighbors, said Craig Dirksen, a Metro councilor and former mayor of Tigard.

“We’re anticipating between now and 2040, as many as 700,000 more people will move to metro Portland,” Dirksen said. “Tigard and the Southwest corridor are going to need to be able to accommodate their fair share.”

Better transit is “really vital” for growth, he added.

The implications for development in Tigard and the rest of the southwest suburban area are not entirely clear – construction is years away, and even the precise route isn’t set. But backers believe a stronger link to fast-growing Portland can only help.

“The long-term future of the community will be enhanced with light rail,” said Mike Stevenson, who owns a printing business and is an active member of the Downtown Tigard Business Alliance. “Having an alternate transportation venue is a real plus. As our freeways get more and more crowded, we’re going to need to find another way to get people around.

“We think Tigard residents deserve choices as much as any other community.”

Expansion into the Southwest Corridor also would fill a gap in TriMet’s transportation network.

“It completes one of the last fingers, if you will, of the Portland-metro area,” Stevenson said.

Extension of a light rail line into Tigard means more for the suburb than it does for the region, said Ethan Seltzer, professor of urban studies and planning at Portland State University.

“Fundamentally, it means Tigard is interested in being part of the region,” he said.

If Tigard turned back the MAX line, regional transportation investment would go elsewhere, he said.

The MAX line, as envisioned, would terminate at Bridgeport Village, a 500,000-square-foot outdoor mall west of Interstate 5.

“That’s historically the way these things got built,” Seltzer said. “Old streetcar lines used to go to amusement parks and picnic parks and things like that. In some sense, shopping malls are the amusement parks of our day.”

Better mass transit options could cause state regulators to look more kindly on development in the “Tigard Triangle,” Dirksen said. The area – bordered by I-5, Oregon Route 99 and Oregon Route 217 – is entirely within the urban growth boundary.

“Without improved transportation, the state of Oregon isn’t going to allow Tigard to develop those areas the way they need to be,” he said.

A scoping process drew 1,620 public comments, according to Metro. Most were supportive.

Light rail does have its opponents in Tigard and other suburban areas, however.

“We know that Tigard residents are very concerned about growth and traffic congestion, and that’s why this vote is so close,” Dirksen said.

In addition to going to voters for funding, backers of a new MAX line are planning to pursue a matching grant from the Federal Transit Authority. It distributes dollars to entities around the nation from a pot for light rail projects that holds about $1 billion annually.

About two dozen U.S. cities are building high-capacity transit infrastructure and are competing for that grant money, Dirksen said.

Planning for the light-rail link through Tigard began in 2011. Major questions remain, including whether the line will leave Southwest Portland from the transit mall down the center of Barbur Boulevard, or stay close to I-5.

In Tigard, the route is not envisioned to go down Barbur, in response to concerns from some local businesses.

Planners decided not to expand to Sherwood. They also decided not to construct tunnels at Marquam Hill or to Portland Community College’s Sylvania campus to reduce projected costs.

Stevenson said the lack of a link to PCC – a potential major user of the MAX line – is unfortunate.

“To not have a direct link to the campus, I think is disappointing,” he said.

The work involves a long roster of agencies and jurisdictions, including the cities of Beaverton, Durham, King City, Portland, Sherwood, Tigard and Tualatin as well as Washington County, TriMet, Metro and the Oregon Department of Transportation.

The current timeline for the MAX line shows that it could be constructed by 2025.

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The city of Tigard is set to receive $1.5 million in state lottery bonds for infrastructure investments aimed at encouraging more business development along Hunziker Road.

The state funding will go toward an estimated $5.5 million city project to expand public infrastructure in Tigard’s industrial core on either side of Hunziker Road, southwest of Highway 217 and west of Southwest 27^th Avenue. New roads, water service, sewer and stormwater infrastructure will improve access and development potential for 138 acres of underutilized property in the area that is zoned for industrial and other business uses, such as office parks, said Lloyd Purdy, Tigard’s economic development director.

“This type of investment helps us attract developers that want to do a higher density level of building,” he said.

Currently, the Hunziker Road area is home to 90 manufacturing firms, but most of the developed land contains warehouses and storage yards that employ few people and 50 acres is vacant, Purdy said. City officials are hoping infrastructure investments will encourage the development of office buildings and other projects that create more jobs, he said.

“We’re trying to spur more private sector development,” Purdy said. “The goal is to more effectively use the commercial properties we have.”

Although the Oregon Legislature recently approved the latest round of state lottery bonds, the funding won’t be distributed until the spring of 2017. In the meantime, Tigard officials still have to secure the remaining $4 million to fund the planned infrastructure project, Purdy said. This could include a mix of city and federal funding.

“We have a couple more money trees to shake before we can fund the full $5.5 million,” he said.

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The cities of Wilsonville and Tigard each received recognition from the State Land Board in the 11th year of its awards program.

Wilsonville’s award was for replacement of 4.4 acres of wetlands disrupted by road construction with 17 acres of new wetlands designed so that wildlife don’t have to cross the roadway. Tigard’s award was for restoration of Derry Dell Creek through the realignment of 1,200 feet of degraded stream channel.

Wilsonville’s Wetlands Project Award was for new wetlands created via a large old peat bog to make up for the loss of 4.4 acres of wetlands because of construction of a new section of Boeckman Road, according to the State Land Board.

The new wetlands are actually three shallow wetlands with three separate planting zones to improve ecological complexity. Removal of invasive reed canary grass was “to provide better habitat for beavers, waterfowl and other birds.”

Kerry Rappold, natural resources program manager for the city of Wilsonville, said the city is cooperating with Metro, which owns nearby land, to eventually restore hundreds of acres of a large wetland complex.

“We only did 17 acres, but it is a significant piece in trying to prevent impacts on wildlife,” Rappold said. “We created wildlife passages under the road that vary in size from 18 inches circular to long, 9-foot-by-4-foot culverts.”

Wilsonville also built a 400-foot bridge over Coffee Lake Creek that spans over part of the wetlands and was offset to accommodate wildlife, he said.

Wilsonville has been working with Portland State University to monitor wildlife passages in the new wetlands areas, Rappold said, and will continue to do so.

“The good news is that (PSU) has seen no statistical difference between wildlife killed away from the road as opposed to under it,” he said. “It’s working and I’m not aware of a single roadkill.”

One day, the entire wetlands area will be returned to its natural state, Rappold said.

“It’s reaching a point that it’s almost self-sufficient,” he said. “I hope in five or 10 years that site will return to its predevelopment state.”

The city of Tigard received a Clean Water Services Award. It recognized the move of a degraded urban creek back to its original banks during sewer replacement and creation of a new bike and pedestrian connection with an elevated boardwalk linking two neighborhoods.

The project included replanting a half-acre of wetlands with native species to retain rain runoff and re-establishing a fish passage through a culvert crossing to the upper reaches of Derry Dell Creek.

Kim McMillan, project manager and assistant city engineer for the city of Tigard, said “the environmental enhancement was huge” for wildlife and people.

“We provided habitat not just for the animals, but really provided that for the neighborhood,” she said. “I see a lot of people using the site.”

The project involved filling in the old stream channel, moving the creek to its former alignment, putting in new box culverts under Walnut Street and adding a trail that includes the boardwalk to connect the Pathfinder Genesis Trail and Woodard Park, she said.

“And we have room for a future neighborhood park,” McMillan said. “We got so much bang for our buck with this one piece of property and think it was a beautiful enhancement to the neighborhood.”

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With an eye toward making its downtown more walkable, the city of Tigard has approved a new mixed-use development that will include 157 apartments and 2,000 square feet of commercial space.

The City Center Development Agency, comprised of members of the Tigard City Council, this month signed a development agreement for the project with developers Capstone Greenlight LLC and Diamond Investment Group Tigard LLC.

The city will sponsor an open house on the development from 5:30 to 7 p.m., April 22, at the Tigard Public Works Building, 8777 S.W. Burnham St.

Named the Burnham/Ash Project, the new development will be adjacent to the Fanno Creek Trail, and a short walk to Main Street, the Tigard library and the Tigard Transit Center with connections to the Westside Express Service light rail and 11 bus lines.

Downtown Tigard “has finally been discovered,” Kenny Asher, director of the city’s community development department, said in a press release.

“Walkable downtowns are going to continue to attract interest from apartment seekers, and this project will be a small start in meeting that demand,” he said.

The $26 million project will break ground in September.

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Arbor Heights, a 348-unit apartment complex in southwest Tigard, has sold for $54.1 million, according to a news release.

ARA Real Estate Investment Services announced Monday that the 14-building complex at 15199 S.W. Royalty Parkway was purchased by Los Angeles-based CBRE Global Investors. The seller was Capri Capital Partners LLC, a Chicago-based real estate investment firm that owned the asset on behalf of one of its institutional clients.

The $54.1 million price breaks down to $155,460 per unit or $190 per square foot. Arbor Heights was built in 1997 and was 95 percent occupied at the time of the sale.

Arbor Heights has one-, two- and three-bedroom units, according to Community Manager Gosia Holcomb. Each apartment is from 661 to 1,107 square feet. Monthly rents range from $915 to $1,680.

Gail Neuburg, a Portland-based principal with ARA, brokered the sale. She said the demand for suburban Portland investment opportunities has been “unprecedented” in 2014, and she doesn’t see that changing soon.

Institutional transactions in the Portland-metro area have increased steadily over the past couple of years as investors aggressively seek opportunities in the strong market, according to Greg Frick of HFO Investment Real Estate.

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Tigard senior transportation planner Judith Gray is not a proponent of light rail. That doesn’t necessarily mean she wouldn’t be one in the future, however.

“I’m a proponent of better service in whatever form it takes,” she said. “But if you have an initiative that won’t allow you to spend any money on (light rail), then how do we know? It would be a loss if we were prohibited from even participating in planning.”

Gray referred to a group’s effort this past summer to create a ballot measure that would have prohibited Tigard from spending money on a new light-rail line. Although the initiative failed to garner enough signatures, it led to creation of Measure 34-203, which will go before Washington County voters next month.

The measure, which would prohibit Tigard from imposing any taxes or fees to help pay for a light-rail line without a public vote, represents a compromise, Gray said.

“(City) Council really wants to respect the views of the citizens, but they don’t want to tie our hands in terms of the regional discussion,” she said. “I think it’s a good balance.”

Talks of bringing light rail to Tigard have grown since the Metro Southwest Corridor Plan was created in 2009. The plan’s steering committee – including representatives of Tigard, Tualatin, Beaverton and Lake Oswego – is contemplating ways to improve transit service.

In accordance with that plan, Tigard recently established its High Capacity Transit Land Use Plan, which will develop land-use concepts to support transit investments over the next 20 years. A light-rail line could present many benefits to Tigard, Gray said. It could help reduce traffic along Route 99W and Interstate 5, and provide an alternative to the TriMet bus system, which Gray said is expensive and moves too slowly.

However, the steering committee also is considering other transit forms as well as improvements for existing ones. For example, the committee is looking into establishing dedicated rights-of-way for buses, so they could complete their routes faster.

“For a lot of folks, taking transit isn’t really even a viable option,” Gray said. “We know we want to do a better job with the available resources if we can. We’ll explore light rail, but we’re looking elsewhere as well.”

For Arthur Crino, the creator of the citizen initiative that inspired the measure, the city’s actions are not entirely genuine. He believes that if the steering committee were to recommend construction of a new light-rail line, the money would come from sources other than city taxes and fees.

He said it does not matter whether voters pass Measure 34-203.

“(The measure) is to kind of pacify the voters; it gives them a feeling that they have a vote,” Crino said. “I’m sure it’s being facetious in some sense, because I believe (city officials feel) confident they are going to have their way.”

Crino is against light rail for one reason: money. A new system wouldn’t be worth its cost – millions of dollars – even if it could alleviate traffic congestion, he said.

Instead, Crino said, the city should devote all of its transportation dollars to existing system improvements or exploration of alternatives, such as rapid bus transit.

He believes that Tigard citizens need to continue to push City Council to promise that it won’t spend any public money toward light-rail transit. He is collecting signatures for another initiative.

“(Prohibiting money being spent on light rail entirely) would be an accomplishment,” he said. “Justification for light rail economically is very difficult to do. To me, it’s impractical.”

Voters in Washington County will be able to decide a ballot measure with wording like Crino’s initiative – but for King City, southwest of Tigard. If it were approved, voters’ approval would be required for King City to use any public resources on a public rail transit system.

Tigard officials realize Measure 34-203 would not be as binding, but they do believe it holds weight.

“What (the council) put forward was a promise, an assurance and an opportunity for citizens to say so that taxes won’t be raised to build a light-rail line,” Gray said. “We wanted to say this is for construction. We don’t want to go to a vote to just talk about things and have meetings.”

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