Tualatin City Council Work Session – September 14, 2026

The Tualatin City Council held a work session on September 14, 2026, beginning at approximately 6:15 PM. The session featured two major presentations: a deep dive into the Contextualized Housing Needs Analysis (CHN) and a joint update on the Riverfront Park and Downtown Revitalization projects. No formal votes were taken, but councilors asked clarifying questions and provided direction for upcoming engagement. The meeting concluded with a city manager’s report and council roundtable.

Discussion Items

Contextualized Housing Needs Analysis (CHN) Update

• Senior Planner Aaron Ingman and consultant Matt Craigie (Echo Northwest) presented quantitative data on housing supply and demand in Tualatin. Key statistics included:
  • Area Median Income (AMI) for the Portland region: ~$130,000/year.
  • Median rent in Tualatin: ~$1,800/month; median home sale price: ~$640,000.
  • 35% of all Tualatin households are cost‑burdened (spend >30% of income on housing), with 51% of renters cost‑burdened and 27% of renters severely so (>50% of income).
  • Household income has risen since 2010, but housing costs have risen faster; Tualatin’s home‑value‑to‑income ratio reached about 6 in 2024 (a “healthy” ratio is 3–4).
  • Demographics: 23% of the community identifies as Hispanic/Latino (up from 16% in 2010); about 80% of Hispanic households are renters versus 34% for white non‑Hispanic households.
  • 10% of the population has one or more disabilities; cost burden is higher for these households (12% higher than the general population).
  • The aging population (60+) grew from 11% to 21% of the community; seniors on fixed incomes face particular challenges, including a lack of accessible, single‑level housing options.
• Councilor Brooks asked about cross‑tabulation of race/ethnicity, disability, and age. She also suggested engaging St. Anthony’s faith‑based organization for outreach to the Spanish‑speaking community.
• Councilor Gonzalez noted the desire for 55+ developments, similar to what exists in Tigard.
• Councilor Hillier questioned whether disability data captured all types of disabilities (not just aging‑related) and how senior‑living facilities affect the statistics. Staff confirmed the data covers all disabilities.
• Council President Pratt observed that the data align with their understanding of housing challenges; she asked whether $1,800 rent leaves room for savings. Craigie replied that quantitative data show renters are more cost‑burdened, and focus groups help capture lived experiences.
• Mayor Abnik noted that the median rent of $1,800 is still expensive for many residents, who often have multiple roommates.
• Next steps: The CHN analysis will be followed by a Buildable Lands Inventory (BLI) presented to the Planning Commission in mid‑October and to the City Council in early November 2026. The Housing Production Strategy (HPS) will follow in 2027, focusing on policy actions.

Riverfront Park & Downtown Revitalization Project Coordination

• Kira Hein (Parks and Recreation) and Quinn Bruner (Downtown Revitalization) provided a joint update on these linked projects.
• The Riverfront Park, funded by the 2022 $25 million parks and trails bond, is moving into the design phase. The consent agenda for the regular council meeting included approval of Burger Partnership (Seattle) as the landscape architect firm. Their portfolio includes Spokane Riverfront Park and Olympia Waterfront.
• The Downtown Revitalization Project (Phase 3) will create an urban design framework and updated design standards. Walker Macy (Portland) has been selected as the lead design firm. Their resume includes Downtown Bend, Pioneer Courthouse Square, and the original Tualatin Commons.
• The two consultant teams will hold a joint workshop to align on engagement, materials, and connection points such as Boons Ferry Road frontage and the Tualatin River Greenway Trail. Community outreach will be unified, including a shared booth at the Pumpkin Regatta and a “Two Projects, One Vision” tailgate at the Tualatin vs. Tigard high school football game on October 30.
• The Tualatin‑Sherwood Railroad Crossing Study will also be coordinated with these projects.
• Councilors expressed strong support for the collaborative approach and emphasized the importance of inclusive community engagement. Councilor Brooks requested easily shareable social‑media content to help promote involvement.

City Manager’s Report (Sherilyn)

• Emergency preparedness fair on Saturday, September 12 drew about 200 attendees.
• Tualatin Cup model sailboat regatta on Saturday, September 19 from 1–4 PM at the Commons.
• ODOT is working with the railroad to correct the Boons Ferry Road crossing; no full closure expected.
• The National Community Survey closed with ~303 responses; results will be presented October 26.
• Ribbon cutting for the micro‑turbine in‑pipe project on October 12 at 4:30 PM, with Congresswoman Andrea Salinas attending.
• Pumpkin Regatta set for October 18, preceded by “Pumpkins and Pints” on October 17.
• The Tualatin‑Sherwood Road Rail Study virtual open house is open through September 27.
• Metro is renewing a 9‑cent levy and hosting a vision summit on October 8.

Council Roundtable Highlights

• Councilors reported on various committee meetings and events:
  • CAC meeting: focused on the railroad crossing study; encouragement for public to attend the virtual open house.
  • MAC meeting: approved an IGA for a Comcast cable TV franchise agreement; will come before council.
  • Architecture Review Board: approved a 452,795 sq ft industrial building near the former golf course, noted for thoughtful design and topography consideration.
  • LOC Women’s Caucus: openings for leadership applications; legislative priority discussions.
  • Tualatin Historical Society fundraiser: successful paddle raise meeting grant match.
• Mayor Abnik provided updates from the Aging Task Force focus group: seniors express strong desire for single‑floor, accessible housing to remain in Tualatin, but such units are lacking.
• Mayor also reported on Washington County transportation and jail expansion meetings: a new jail could be 7 years away (if approved); the enhanced sheriff patrol levy for unincorporated areas may go to the May 2027 ballot.

Key Outcomes

• No formal decisions or votes were taken during the work session.
• Staff will incorporate council feedback into ongoing housing analysis and project engagement.
• The consent agenda for the regular meeting (including approval of Burger Partnership for Riverfront Park design) was not acted upon in the work session but is expected to be approved later that evening.
• Upcoming milestones: BLI presentation to Planning Commission (mid‑October), BLI to Council (early November), and Housing Production Strategy (2027).