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Washington County approves Lam Research SIP for proposed $1.5 billion Tualatin expansion
Summary
After a public hearing with mixed testimony, the Washington County Board of Commissioners unanimously approved a Strategic Investment Program agreement with Lam Research for the "Tux" Tualatin expansion, a proposal staff said would total more than $1.5 billion and create about 445 high-wage jobs.
The Washington County Board of Commissioners voted unanimously Aug. 4 to approve a 2026 Strategic Investment Program (SIP) agreement negotiated among the county, the City of Tualatin and Lam Research that staff says enables a proposed Tualatin campus expansion.
County staff and Lam representatives described the Tux project as a long-term research-and-development investment. "It is expected to include more than $1,500,000,000 of total investment, including more than $620,000,000 of planned construction," Lam representatives told the board during the presentation. Staff said the SIP uses a 15-year partial tax abatement, a community service fee and a negotiated payment-in-lieu to structure revenues to local governments.
Staff described additional negotiated terms including a $1.7 billion cap on the value eligible for abatement, an estimated community-service fee (roughly $45 million across 15 years as a planning estimate), and an intergovernmental agreement to split the payment in lieu 57% to the county and 43% to the city if the agreement is finalized. County staff also noted state statutory requirements that SIP recipients participate in local workforce efforts and that the abatement period and fee caps are set by law.
The board opened a statutorily required public hearing and heard from 11 in-person speakers. Supporters included the Washington County Chamber of Commerce, economic-development groups and local suppliers who emphasized jobs and supply-chain benefits. Opponents and neighborhood representatives urged more public notice and asked the board to delay action so neighbors could review materials; one resident said the public had only learned of the project days earlier.
Commissioners debated process and community impacts in their deliberations, with several urging Lam to engage neighbors to reduce local impacts and asking staff to track whether the project's hiring and supplier commitments translate into local jobs. Commissioner Snyder moved to approve the agreement; the motion passed 5–0.
The approval authorizes the county to enter the negotiated SIP agreement and proceed with the next steps identified in staff materials. The county will host a separate intergovernmental agreement with the city to divide payment-in-lieu proceeds and will work with state partners to monitor job outcomes tied to the SIP.
