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HomeMy WebLinkAboutOrdinance No. 20120ORDINANCE N[l. Zo1Z0 AN ORDINANCE REGARDING THE METHGD GF COLLECTING AD VALOREM PRUPERTY TAxES, AND ADAPTING AN AMENDMENT TU THE URBAN RENEWAL PLAN FGR THE CENTRAL EUGENE PRGJECT, The City Council of the City of Eugene finds that: A, The City of Eugene ~"City"} adopted an amended Urban Renewal Plan for the Central Eugene Project on November 5,1959, by Ordinance No.19645 ~"Plan"~. B. As part of legislation implementing changes to the Oregon Constitution adopted by the voters on May 20,1997 Measure 50}, the 1997 Oregon Legislative Assembly amended ORS Chapter 457 to allow a municipality which had adopted an urban renewal plan by ordinance prior to December 6,1996 to provide for the collection of ad valorem property taxes from a special city- wide levy using one of three options to pay when due, indebtedness issued or incurred to carry out the plan as permitted by section 11 X16}, Article XI of the Oregon Constitution. C. In order for the urban renewal agency to collect ad valorem property taxes from the special city-wide levy using one of the three options referred to above, ORS 457.194 requires that the Pian be amended to include a maximum amount of indebtedness that may be issued or incurred under the Plan. D. The Urban Renewal Agency of the city of Eugene ~"Agency"} has undertaken a review of the records relating to the scope and costs of projects in the plan as of December 5,1996. The Agency has determined that the project with the highest priority is a new library. The current estimated cost of a new library is between $1 S and $30 million. Until the Mayor's Library Committee completes its work, and the Council reviews the Committee's recommendation, this estimate remains the most accurate estimate, and constitutes a good faith estimate of the cost of that project. In order to use Agency funds to pay for the library, it is necessary for the Agency to continue topay on-going administration costs, such as creating an annual district budget, preparing annual financial statements, disposing of the Sears building, overseeing completion of the Broadway Place and Overpack elevator projects and administering the loan portfolio. In addition, the Agency has committed funds for construction of the Overpack elevator. This project is nat complete and it is currently estimated that approximately $400,000 of the cost of this project will be paid by the Agency after July 1, 1995. Based on the above, maximum indebtedness should be set at $33,000,000, which is equal to the highest estimated cost of the library including inflation, reserves, and debt issuance costs, completion ofthe Overparkelevatorand on-going administration costs for the Urban Renewal district. In addition to the indebtedness set out above, the Agency is currently obligated to pay for two outstanding debt issues: $1,903,494 far the Urban Renewal Agency Refunding Bonds and $5,543,955 for the Certificates of Participation. E. The Agency met on April 15,1998 to review the testimony from the April 13 public Ordinance -1 hearing; the proposed maximum amount of indebtedness for the Plan; and the three options to collect such ad valorem taxes. The Agency recommended that Option One be chosen as the collection option, and that the maximum indebtedness amount be established based on the highest estimated cost of a new library, As noted in paragraph D, maximum indebtedness would be established at $3 3,000,000 which does not include payment of interest on that debt or repayment of the outstanding indebtedness. F. On April 27, 1998, the Eugene Planning Commission considered this proposed amendment to the Urban Renewal Plan, G. The Agency met with the Lane County Board of Commissioners on May 13,1998 to discuss this proposed amendment to the Urban Renewal Plan, including the Agency's recommendation of Option One as well as the proposed maximum amount of indebtedness. The County Board voted unanimously to support the Agency's proposal, H. The Agency forwarded the draft urban renewal plan amendment to each taxing district affected by the urban renewal plan. None of the taxing districts expressed any opposition to the urban renewal plan amendment. I. On May 26, 1998, the City Council held a public hearing on this proposed amendment to the Urban Renewal Plan. J. As indicated in findings F, G and H above, the City has complied with the requirements of ORS 457.0854} and ~5}. K. The Council finds that this Plan amendment does not add any projects to the Plan's activities; instead, it only establishes a maximum amount of indebtedness to be incurred under the Plan to complete a project already in the Plan, and chooses a financing option. For the reasons discussed in paragraph D above, the only additional project to be undertaken with urban renewal funds is a new library, which already is included in Section 600 of the Plan. Because this amendment does not add any new pro j ects, the Plan remains consistent with the comprehensive plan. The Plan and its accompanying report identify how the urban renewal area is blighted; why rehabilitation and redevelopment is necessary to protect the public health, safety or welfare of the municipality; and provisions addressing housing of displaced persons within their f nancial means. The Council further finds that adoption and carrying out of the proposed amendment is economically sound and feasible, and the City will assume and complete any activities prescribed it by the proposed amendment as required by ORS 457.0956} and ~7}. L. The process outlined above is the same process used in the original adoption of the Plan in 1968 and adoption of the amended Pion in 1989. M. The Council finds that the Agency complied with the requirements of ORS 457.437 based on the findings contained in paragraph G, above. NSW, THEREFORE, Ordinance - 2 THE CITY OF EUGENE DOES GRDAIN AS FOLLOWS: Section 1. The Urban Renewal Plan for the Central Eugene Project, attached as Exhibit A hereto, is hereby amended by adding new paragraphs H and I to section 600, to read as follows: H. MAxIMUM INDEBTEDNESS The sum of $33,000,000 is established as the maximum amount of new indebtedness which may be issued or incurred under this Plan. This amount does not include funds to pay interest on that indebtedness, nor funds to repay indebtedness existing on the date of this amendment. I. CITY-WIDE SPECIAL LEVY Option One and its city-wide special levy, as described in ORS 457.4352}~a}, are hereby chosen as the method for collecting ad valorem property taxes sufficient to pay when due, indebtedness issued or incurred to carry out the Urban Renewal Plan for the Central Eugene Project as permitted by section 11 ~ 16}, Article XI of the Oregon Constitution. Notwithstanding the other provisions of this section 600, if the Agency notifies the County Assessor to impose the special levy, tax increment funds shall be used only to assist with the development of a downtown library including providing funds for site preparation; design and building of the structure; and the library's fixtures, furnishings and equipment}, to pay existing indebtedness, to carry out project activities commenced prior to the adoption of this amendment such as the Overpack elevator project, disposition of the Sears building and other urban renewal assets, and the close-out of the loan portfolio} and to pay administrative costs associated with those projects and indebtedness. Section 2, If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction, that portion shall be deemed a separate, distinct, and independent provision and that holding shall not affect the validity of the remaining portions of this Ordinance. Passed by the City Council this 1st day of June, 1998 City Recorder Approved by the Mayor this st day of June, 1998 Mayan Ordinance - 3 URBAN RENEWAL PLAN FOR CENTRAL EUGENE PROJECT (ORE R-18) July 1965 - MODIFIED - December 196$ December 19$9 URBAN RENEWAL AGENCY of EUGENE, oREGON i z Exhibit A to ordinance 20120 URBAN RENEWAL PLAN FOR THE CENTRAL EUGENE PROJECT TABLE OF CONTENTS Page Section 100 Introduction 7 Section Z00 Definitions 1 Section 300 Legal Descriptions 2 Section 400 Goals and Objectives 3 Section 500 land Use 5 Section 600 Project Activities 5 Section 100 Methods for Financing the Projects 9 Section S00 Annual Financial Statement g Section 900 Citizen Participation ~ 10 Section 1x00 Non-Discrimination 10 Section 1100 Recording of This Plan 10 Section 100 Procedures far Changes or Amendments in the Approved Plan 11 Section 1300 Duration and validit of A roved P Y pp lan 11 Exhibits A. Development Plan Boundary 13 B. Land Use Map 14 s URBAN RENEWAL PLAN FOR CENTRAL EUGENE PROJECT Section I00--Introduction The Central Eugene Project Plan, containing an area of approximates l0 acres within the boundaries ~ y of the City of Eugene, consists of Part ~, text, and Part 2, exhibits. This revised plan has been prepared by the Plannin and Develo meat De artment of ~ ~ ~ g p ~ p the City of Eugene and is formatted 7n line with Oregon Revised Statutes, ORS Chapter 451, at the request of the City Council. Section Zoo--Definitions The following definitions will govern this plan. Ac uisition means the act or process of acquiring fee title or interest other than fee title of real property including the acquisition of develo meat p rights of remainder interest}. A.enc or Renewal A enc means the Eugene Renewal Agency which in accordance with ORS Chapter 451 is the official Urban Renewal Agency of the City of Eugene, Lane County, Oregon. Bl i hted areas mean areas which, by reason of deterioration, faulty 1 anni n p g~ inadequate or improper fac~1~t~es, deleterious land use, or the existence of unsafe structures, or any combination of these factors, are detrimental to the safety, health, ar welfare of the community. A blighted area is charac- ter~zed by the existence of one or more of the conditions described in ORS 451.0I0~1}. C~ means the City of Eugene, Lane County, Oregon. County means the County of Lane, State of Ore on. g Downtown Plan--Adopted in I984, the Downtown Plan is a refinement of the Eugene Springfield Metropolitan Area General Plan. Exhibit means an attachment, either narrative or graphic, to the plan for the project area. ORS means Oregon Revised Statutes State law}. ORS Chapter 45l regulates the urban renewal process. Plan means the Urban Renewal P1 an for the Central Eugene Project. The plan consists of Part 1, text and Part ~, exhibits. Pra'ect means any undertaking or activity within the Central Eugene Project, such.as a publ~cf~mprovement, street project, or loan program which is au- thor~zed by and implements provisions set forth in the Urban Renewal Plan. -I_ P1 an„area, means the entire Central Eugene Project plan area. Redeye~aper means any individual or group which acquires property or which receives f~nanc~al assistance for the physical improvement of publicly or privately held structures and land within the project area. Rehabilitation means the act ar process of returning a property to a state o utilit thro f y ugh repair or alteration which makes possible an efficient contemporary use while preserving those portions or features of the ro ert which are s~ n~ficant to i ~ p p y g is h ~ story cal , arch ~ tectural , and cultural values . Re art on the tan means the textual material and graphic exhibits discusse in ORS 457.085 3 d ~ } which explains ex~st~ng cond~t~ons, act~v~t~es, rocedures and ro osals of the Lan. p p p p State means the State of Oregon and its various agencies, divisions and departments. ' Tax increment financin means a method of financing urban renewal ro'ects as authorized b ORS Cha to p ~ y p x•451, which uses the tax revenues generated by the increased taxable values ~n a defined area to pay far improvements within that area or benefiting that area. Text means Part 1 of this Urban Renewal Plan for the Central Eugene Project. J Section 3o0--Le al Descri tions A. Le al Boundary The Central Eugene Project includes that area of approximately 10 acres as originally established i n 1968. The fol 1 owl ng i s a 1 egal description of the boundary of the Central Eu ene .~~ Pro 'ect 1 an area: g J p The project area includes all of the land within the boundaries desi Hated on g the Project Boundaries Map attached as Exhibit A and is described as containing all lots or parcels of property, situated in the City of Eu ene, Count of Lane State g y of Oregon, bounded generally as follows: Beginning at the southwest corner of the intersection of 11th Avenue and Charnel tan Street in the City of Eugene, Lane County, Oregon, commencin g northerly along the west right-af-way 1~ne of Charnelton Street to the oint of ~ntersect~an of the - p south right-of way line of the alley between 10th Avenue and Broadway; ~1} thence, westerly along the south right-ofWway line of said alley to the west line of Lincoln Street; ~2} thence,.northerly along the west right-of-way line of Lincoln Street to the point of intersection of the north right-of-way line of the alley between Broadway and 8th Avenue if extended; _2- ~3} thence, easterly along the north right-af-way line of said al le to the west ri ht-of-wa line of Ch y g y arnelton Street, ~4} thence, northerly along the west right-of-way line of Charneltan Street to the northwest carnet of the intersection of 7th Avenue and Charnelton Street; ~5} thence, easterly along the north right-of-way line of lth Avenue to the northwest corner of the intersection of 7th Avenue and olive Street• ~6} thence, northerly along the west right-of-way line of Olive Street to the northwest corner of the intersection of 6th Avenue and olive Street• ~1} thence, easterly along the north right-of-way line of fith Avenue to the northeast carver of the intersection of 6th Avenue and Oak Street • ~8} thence, southerly along the east right-of-way line of oak Street to the northeast corner of Dak Street and South Park Avenue; ~9} thence, easterly along the north right-of-way line of South Park Avenue extended to the east right-af-way line of Pearl Street; CIO} thence, southerly along the east line of Pearl Street to the south- east corner of the intersection of Pearl Street and I1th Avenue; X11} thence, westerly along the south line of Ilth Avenue to the oint of be innin . p g g 40 -- and Objectives e,ct i on::_-.Q: Goal s.:.: ,.....~~.,.: _ :.._,:~..~ G The goals of the Central Eugene Project P]an are: 1. To improve the function, condition, and appearance of the develo - gh. ment area throw p a. Redevelopment and rehabilitation of substandard buildings; b. Improved access and circulation i n the downtown area; .~ c. Provision of pedestrian amenities. 2. To eliminate blight and blighting influences; and 3. To strengthen the economic conditions of the plan area and to im- prove the downtown's importance in the region by strengthening its economic base and to enhance its role as a central location for public and private development and investment. Ob'ectives Development in,the Central Eugene Project area is intended to im lenient of ~ c~ es conta~ ~ ~ P p` ned ~n the adopted Downtown P1 an. Spec~f~cally, the ob~ec- t~ves of this plan are: Land Use - Promote intensity of use through development of publicly and pri- vately owned land, _~- - Strengthen existing retail and seek new retail development for integration into the downtown area. - Support existing and potential office development and other employment-generating uses. - Encourage housing or development which incorporates housin in t g he downtown. Access and Circulation - Improve access and entrances into the downtown from the re ion trans ort g al p at~on system. - Provide better access within the downtown and links es between . g downtown and other mayor act~v~ty centers. - Improve the circulation of traffic within the plan area. - Provide an adequate site and facilities in support of mass transit to meet the present and future needs of downtown employees employers, retailers, businesses, and other downtown users. - Continue to provide access and circulation for bicycles pedestrians, car-pooling, and other alternative modes of transportation. - Assist with the construction of new parking structures to meet existing and future development needs. Public Facilities and Im rovements - Provide outdoor space downtown for ma'or ubiic ~ p gatherings. ;~. - Provide appropriate landsca in o en s aces res p, gs p p t areas, and other shopper amen ~ t ~ es and convene ences . - Support the development of anew downtown public library. - Construct or reconstruct public improvements that will stimulate nighttime activity or private investment in the downtown area. - Improve the water, steam, sewer, and storm drainage system in the plan area. M Rehabs l i tati an - Encourage repair and rehabilitation of existing buildin s within the ro 'ect area thr g p ~ augh grants and low-interest loan programs. ~4- Section 500--Land Use The use and development of all land within the Central Eugene Project Plan area shall comply with the regulations prescribed in the City's tom rehensive 1 an zone n ord~ nanc p p i g e, subd~v~s~on ordnance, City charter, or any other appl ~ cabl a local , State, or Federal 1 aws regulating the use of ro ert p p, Y within an urban renewal area. The map in Appendix A shows the ubl~cl. -awned p Y development sites and proposed redesign of public spaces. Section 600--Project Activities In order to achieve the objectives of this plan, the fol 1 owl n activities g may be undertaken on behalf of the City of Eugene by the Renewal A enc in g Y accordance with applicable Federal, State, County, and City laws alit' s p ~eS, and procedures. A. PUBLIC IMPROVEMENTS 1. Intent. Pub? i c foci 1 i ti es and publ i cly-owned uti 1 i ty s stems ma be . Y Y approved or constructed w~th~n public rights-of-way, or easements or on public property. Same public improvements may be paid for with non-public funds. 2. Activities. The construction or reconstruction of public im rove- p menu, including but not limited to: a. Streets, new curbs, gutters, and sidewalks, including curb extensions into on-street parking areas; b. Utility systems, bike paths, public plazas, rest rooms, li- brar~es, and recreational facilities; c. Trees, shrubs, flowering plants, ground covers, and other plant materials including irrigation systems, soil preparation and/or -~ containers to support same; d. Street furniture including but not limited to tables, benches kiosks, telephone booths, ~ dri nki ng fountains, decorative fours tains, street lights, and traffic control devices; e. Special graphics, signs, or directories for informational pur- poses; f. A11,public utilities and transportation systems affectin the g project area; g. New parking facilities, improvements to existing facilities and mass transit stations. B. ACQUISITION AND REDEVELOPMENT 1. Intent. It is the intent of this plan to authorize the Renewal Agency to acquire property for public or private development within -5- the project area by any legal means to achieve the objectives of th ~ s plan, and specifically, for any of the purposes 1 i steel bet ow. 2. Method. Property acquisitions including limited interest acquisi- ti on i s hereby made a part of this pi an and may be used to achieve the ob~ect~ves of this plan in the presence of any of the fal1owin g conditions: a. where existing conditions do not permit practical or feasible rehab~l~tat~on of a structure and it is determined that acqui- - sition of such properties and demolition of the improvements thereon are necessary t4 remove substandard and blighting conditions; - b. where detrimental 1 and uses or conditions such as i ncompati b1 e uses, or adverse influences from noise, smoke or fumes exist, or where there exists overcrowding, excessive dwelling unit density, or conversions to incompatible types of uses, and it is determined that acquisition of such properties and demoli- tion of the improvements are necessary. to remove blighting influences and to achieve the objectives of this p1 an; c. Where it is determined that the property is needed to provide public improvements and facilities as follows: 1. Right-of-way acquisition for streets, alleys, or pedestrian ways; 2. Property acquisition for public use; and ~. ..Property acquisition for public, off-street parking facili- t~es. 3. Land Ac uisition Re uirin Plan Amendments. Land acquisition far =. any purpose other than specifically listed in 640-B-2 above, shall be accomplished only by fallowing procedures for amending this plan ~~ as set forth i n Section X240 of this p1 an. ~f such plan amendment is approved by the Eugene City Council, a map exhibit shall be prepared showing the properties to be acquired, shall be.appropri- ately numbered, and shall be included in Part 2 as an official part of this plan. Assembling land for private development where the developer of such land is a person or group other than the owner of record of such land to be acquired, shall not be considered as a substantial amendment to this p1 an. Each such development and the property acquisition required shall be processed on a case-by-case basis and no such acquisition shall be undertaken until authorized by the Eugene City Council. C. RELOCAT~4N ACTrVIT1ES ~f the Agency acquires property which is occupied and would cause the displacement of the occupants in the implementation of the plan, the -~- Agency will provide assistance to persons or businesses to be displaced. Such displacees will be contacted to determine their individual relocation needs. They will be provided information on available space and will be given assistance in moving. A11 relocation act~v~t~es will be undertaken and payments made in accordance with the requirements of ORS 28I.045 - 28I.I05 and any other applicable laws ar regulations. Relocation payments will be made as provided in ORS 281.050. Payments made to persons displaced from dwellings will assure that they will have available to them decent, safe, and sanitary dwellings at casts or rents within their financial means. The Agency wi11 prepare and maintain a Relocation Policy prior to acqu~rzng any property which will cause displacement. D. ADMINISTRATIVE ACTIVITIES l.. The Agency may retain the services of independent professional people or organizations to provide administrative or technical services such as: a. Preparation of market, feasibility, or other economic studies; b. Preparation of design, architectural, engineering, landsca in p g architectural, planning, redevelopment, or other developmental studies; c. Providing accounting or audit services; d. Providing special rehabilitations restoration, or renovation feasibility and cost analysis studies; f e. Assisting in preparation of the annual financial report required under Section 800 of this plan; and f. Providing property acquisition appraisals. ~~ 2. The Agency may acquire, rent, or lease office space and office furniture, equipment, and facilities necessary for~it to conduct its affairs in the management and implementation of this plan. 3. The Agency may invest its reserve funds in interest-bearing accounts ar securities. 4. To implement this plan, the Agency may borrow money, acce t p advances, loans, or grants from any legal source, issue urban renewal bonds and receive tax increment proceeds as provided for in Section l00 of this plan. E. PROPERTY DISPOSITION AND REDEVELOPER OBLIGATIONS All real property acquired by the Agency in the project area, if any, shall be disposed of for development for uses permitted in the plan at its fair reuse value for the specific uses to be permitted on the~real property. Real property acquired by the Renewal Agency may be disposed -T- of to any other public entity in accordance with this plan. All er- sons and ent~t~es obtainin ro er p g p p ty from the Agency shall use the property for the purposes designated in this plan and comply with othe conditions which the A enc deems necessar to r g y y carry out the purposes of this plan. I. Redeyeloper',s ~bli~ations. Any redeveloper and successors or as- sign~s~~within the project area, in addition to the other ca ntrols and obligations stipulated and required by the provisions of this plan, shall a1 so be obligated by the fol 1 owl ng requirements: a. The Redeveloper shall obtain necessary approvals of ro osed develo ments p p p ,from al 1 Federal , State, or 1 ocal agencies that may have ~ur~sd~ct~on an properties and facilities to be devel- oped or redeveloped within the plan area; b. The Redeveloper shall develop or redevelop such ra ert in accordanc p p y e with the adopted land use provisions; c. The Redeveloper shall submit all plans and specifications for construction of improvements on the land to the Agency for review and distribution to appropriate reviewing bodies as required by the City and shall comply with all app) i cab) e requirements of existing City codes and ordinances; d. The Redeveloper shall commence and com let p .e the development of such property for the uses provided ~n this plan within a reasonable period of time; and e. The Redeveloper shall not effect or execute any agreement lease, conveyance, or other instrument whereby the real ro er- t or art thereof ~ p p y p ~s restricted upon the bans of age, race, color, religion, sex, marital status, or national on in in the g sale, lease, or occupancy thereof. F. REHABILITATION AND CONSERVATION I. Intent. It is the intent of this plan to encoura a conservation and ____~ g rehabilitation of existing buildings which can be economical) rehabilitated. Exist' y ing bu~ld~ngs in the plan area are considered an important asset in maintaining and improving the economic envi- ronment of the plan area. 2. Method. Rehabilitation and conservation may be achieved in two ways: a. By owner and/or tenant activity, with or without financial assistance; b. By the enforcement of existing City codes and ordinances. 3. Financial Buildin Rehabilitation Assistance. The A enc with funds available to th g y em, ~s author~Zed to promulgate rules and guide- lines, establish loan programs and provide below-market _g_ interest rate loans to the owners of buildings which are in need of financially feasible rehabilitation. G. OWNER PARTICIPATION Property owners within the project area proposing to improve their properties and receiving financial assistance from the Agency shall do so in accordance with all applicable provisions of this plan and with all apps ~ cabl a codes, ord~ nances, policies, plans, and procedures of the City of Eugene. It is the intent of the Renewal Agency to provide interest loans for the construction of parking facilities in support of new private development. Section 100--Methods for Financin the Pro'ects The Agency may borrow money and accept advances, loans, grants, and other legal forms of financial assistance from the Federal government, the State City, County, ar other public body, or from any source, public or rivate for the ur oses ~ p p •p of undertaking and carrying out this development plan, or may otherwise obtain f~nanc~ng as authorized by ORS Chapter 451. Ad val arem taxes, i f any, levied by a taxi ng body upon the taxable real and personal property situated in the urban renewal area, shall be divided in accord with and pursuant to ORS 457.420 through ORS 451.450, The.Agency shall adopt and use a fiscal year ending June 30 accounting period. Each year the agency shall develop a budget in conformance with the provisions of ORS Chapter 294 and ORS 457.460 which shall describe sources of revenue, proposed expenditures, and activities, Section 800--Annual Financial Statement Re uired A. By August 1 of each year, a financial statement shall be prepared and provide information containing: ~. Amounts actually received during the preceding fiscal year under Subsection 4 of ORS 457.440 and from indebtedness incurred under Subsection 6 of ORS 451.444; 2. The purposes Subsection 4 Subsection 6 fiscal year; and amounts far which any money received under of ORS 451.440 and from indebtedness incurred under of ORS 457.440 were expended during the preceding 3. An estimate of monies to be received during current fiscal year under Subsection 4 of ORS 451.440 and from indebtedness incurred under Subsection 6 of ORS 457.440; 4. A budget setting forth the purposes and estimated amounts for which the monies which have been or will be received under Subsection 4 of ORS 457.440 and from indebtedness incurred under Subsection 6 of ORS 457.440 are to be expended during the current fiscal year; _g- 5. An analysis of the impact, if any, of carrying out the urban renewal plan on the tax rate for the preceding year for all taxing bodies included under ORS 457.430. B. The statement shall be filed with the City Council and notice shall be published in a newspaper of general circulation within the Cit that a . y statement has been prepared and ~s on foie with the Agency and the information contained in the statement is available to all interested persons. The notice shall be published once a week far not less than two consecutive weeks before September 1 of the year for which a statement is required. The notice shall summarize the information required under paragraphs i to 4 of this section and shall set forth in full the information required in paragraph five. Section 900--Citizen Partici ation The activities and projects defined in this plan, development of subse quent plans, procedures, activities, and regulations and the ado tion of amendm to this tan s p ents p hall be undertaken with the participation of citizens, owners tenants as ind~v~duals, and organizations who reside within or who have } financial interest within the project area together with the artici ation p p of general citizens of the city. Secti on_ 1000- -Nan-Discrimination In the preparation, adoption, and implementation of this plan no ublic aff~c~a1 or r~vate p p party shall takefany action to cause any person, group or organization to be d~scr~m~nated against on the basis of age, race, color, religion, sex, marital status, or national origin. Section ~ 100 - -,Recor,d ~ ng of ,~Th i s P~ an A,copy of the City Council's resolution. approving this plan shall be recorded with the recording officer of Lane County. -~o- Section 1200--Procedures for Changes or Amendments The plan will be reviewed and analyzed periodically and will continue to evolve during the course of project execution and ongoing plannin , It is antici ated that th' ~ g f p ~s plan well be changed or modified from time to time or amended as development potential and conditions warrant, as plannin studies are com feted as financin ~ g p g becomes available, ar as local needs dictate, where the proposed modification will substantially change the plan, a formal amendment must be duly approved and adopted by the City Council in the same manner as the original plan. A. Minor Chan es Minor changes such as clarification of the language, procedures, or modifications in ar to the area's infrastructure which will not chan e the basic 1 anni n ri nci l es of g p g p p the s plan may be made by approval of the Renewal Agency. B. Substantial Changes Substantial changes shall include, but are not limited to, revisions in project boundaries, land uses, project activities, street system chan es, major relocation of the downt g own transit station, or other elements which will change the basic planning principles of this plan . C. Amendment to the City's Comprehensive Plan or any of its ~m lementin p g Ordinances Should the City Council amend the City's comprehensive plan or an of y its implementing ordinances and should such amendment cause a sub- stant~al change to this plan, the City Council amending action shall cause this+plan to be amended provided that the Planning Commission and City Council approve the amendment. In the event of such amendment the text and/ar exhibits of this pi an, if applicable to this fan shall be chan ed p ' g accard~ngly by duly recorded resolution. Section 1300--Duration and validit of A raved Plan A. Duration of Urban Renewal Plan This plan shat l remain i n ful 1 not more than 20 years from the revised plan. The City Council Renewal Agency during the loth plan update, Such review shall financing of existing projects. force and effect fora period of time of effective date of the adoption of this shall consider termination of the Urban and 5th years after adoption of the include a public hearing and review B. Val idit Should a court of competent jurisdiction find any word, clause, sen- tence, section, or part of this plan to be invalid, the remaining words, clauses, sentences, sections, ar parts shall be unaffected by any such f~nd~ng and shall remain in full force and effect for the duration of the plan. _~~_ Part 2~-Exhibits Exhibit A: Development Phan Boundary Exhibit B: Land Use Map BH:ky/DW (EC141) _~2_ a .--, o ~ ~ v °' ~ ~ ,o 0 ~ a ~ a ~ 7 n C L 7 ~ 7-...moo°o~ ~[ ~`~u ~~ 0 00 ~ ^~ LIU u L ~~ ~:o:o;~ooooooo~ =~= _ _ a~o_oo ,...d~oo.~ omoo~oo =o~=~ °~oooo ~~ a ^Q ~ da ,,,w.,,.M o ova^^a o~ ^ 00 °ao° oo a°°a ..,.e ~ ~--r~ ~ ~~w..., C DDOC r~ r~r~~r~r EX~isiT a a~ ~ ~ c~ ~a ~ 3 0 3 0 A S .~ a ar e -~ g v M A u 0 1~3 ~ a~ ,w ~ N ~ N ~ ~ ~ 3~ ~~ ~ .~ ~ ~ U o ~ a ~ ?' o . a ~ ~ ao ~ t~ ~ ~ ~ •~ _~ ~ ...~ ~ ~ ~ ~ ~ a ~A a~x C J L/ L 0 ~`~^ ~ O^ ~ ~ ~ ^O CJLJ L1 L ~=D ~°~~;~ oo:oo 0 00~ °a°a c 1 °o ~ .. ~Ma~ a oa~oo~ ...w~~ ^~~ ~~~^ ~~~L ,n a~ m r-~r~ r-w--i r~=~'r'~ rn JU ~ EXHIBIT B -ri ~r-i-"rir a~ c c ~a ~ p- ~ C w3 0 3 0 A 8 ar ~7 4f C t '~ O ~ n t0 u 0 14