HomeMy WebLinkAboutItem C - Urban Renewal Amend.EUGENE URBAN RENEWAL AGENCY
AGENDA ITEM SUMMARY
Work Sessiom Downtown Urban Renewal Plan Amendments
Meeting Date: July 12, 2004 Agenda Item Number: C
Department: Planning and Development Staff Contact: Richie Weinman
www. cl. eugene, or. us Contact Telephone Number: 682-5533
AGENDA ITEM SUMMARY
This is a work session on proposed amendments to the Central Eugene Project (Downtown) Urban
Renewal Plan.
BACKGROUND
The Urban Renewal Agency (URA) is asked to consider amendments to the Central Eugene Project
(Downtown) Urban Renewal Plan. The new Eugene Redevelopment Advisory Committee (ERAC)
carefully studied the Downtown UR Plan and following four meetings, recommended amendments. The
Planning Commission, on June 14, 2004, voted to forward these amendments to the City Council and
URA.
In January 2003, the council began a multi-step process to implement the Vision for a Greater
Downtown Eugene. This and the recently updated Downtown Plan include a recommendation to enact
implementation tools, including using urban renewal as a financing tool. Since that time, a new
Downtown Plan has been adopted, two property tax exemption programs have been put into place, and
the Riverfront Urban Renewal Plan was updated.
In March 2004, the URA voted to forward the proposed amendments to the Downtown UR Plan to other
taxing districts, the Planning Commission, and the public for comment. These amendments included the
following: 1) removing the restriction on the use of tax increment funds solely for library projects; 2)
extending the district timeline to 2029; and 3) changing the maximum indebtedness. ERAC and the
Planning Commission recommend the first two elements but do not recommend changing the maximum
indebtedness at this time. Other amendments reflect the council's previous direction on projects,
method of amending the Downtown Urban Renewal Plan in the future, and adjusting language in the
plan to conform to current state statutes.
As required by State statute, the affected taxing jurisdictions have been notified and sent a copy of the
proposed amendments to the Downtown Urban Renewal Plan. In addition to the scheduled public
hearing on August 9, 2004, these amendments have been the subject of significant opportunity for public
comment. At each of the public information sessions related to the update of the Downtown Plan, use of
urban renewal funding was highlighted as a tool. One event, "Lookin' Forward at Downtown," drew
over 125 people during the December 5, 2003, First Friday Artwalk. In addition to visual displays and
handouts, staff encouraged comments. That event was advertised in both the Register-Guard and
Eugene Weekly.
Council Action History
Please refer to Attachment A for recent council history.
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Policy lssues
Improving the viability of downtown has been a community and City Council goal, in some form, for
decades. The adopted Growth Management Policies, the Vision for Greater Downtown Eugene, the
council's 2001-2002 Vision and Goals Statement, and the new Downtown Plan all include policies
or strategies to create a more vital downtown. There is a close relationship between urban renewal
goals and these policies. The Downtown Plan, for instance, includes a policy to "use downtown
development tools and incentives to encourage development that provides character and density
downtown."
Council Goals
The recently adopted Downtown Plan provides policy direction for financing tools, including urban
renewal. This plan also reflects City Council goals, particularly "Sustainable Community
Development."
Financial and/or Resource Considerations
The proposed Downtown UR Plan does not recommend a change in the boundary area or reflect any
changes to the maximum indebtedness. Changes in these provisions of the plan would jeopardize the
URA's ability to collect the special levy that's needed to repay the library debt.
Timing
A public hearing is scheduled for August 9, 2004; action is scheduled September 13, 2004.
OPTIONS
The Urban Renewal Agency may forward this for a public hearing on August 9, 2004 or may choose to
change the hearing date.
STAFF RECOMMENDATION
Staff recommends seeking comments from the community at a public hearing on August 9, 2004.
SUGGESTED MOTION
None.
ATTACHMENTS
A. Council action history
B. Proposed plan
C. Proposed plan showing changes from existing plan
D. Report on Plan
FOR MORE INFORMATION
Staff Contact: Richie Weinman
Telephone: 682-5533
Staff E-Mail: Richie.d.weinman~ci. eugene.or.us
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ATTACHMENT A
Council Action History on Downtown Urban Renewal District Plan Amendments
On June 1, 1998, and in response to the provisions of Measure 50, the council amended the Downtown
Urban Renewal Plan to grandfather the district, select a tax option and set a maximum indebtedness
amount. As part of that action, the council specified that tax increment funds should only be used for
development of a downtown library, for completion of certain existing projects, and payment of district
administrative expenses.
On February 28, 2000, the council authorized the issuance of City of Eugene bonds to fund a portion of
the cost of constructing a new library. At the same time, the council authorized the City Manager to
enter into an intergovernmental agreement with the Urban Renewal Agency for the Agency to pay the
City any amounts needed for the library project, including amounts to cover the debt service on the City
bonds issued for the library.
In January, 2003, the council began a multi-step process to implement the Vision for a Greater
Downtown. This included using urban renewal as a financing tool.
On January 29, 2003, and February 12, 2003, a consultant presented options for financing downtown
improvements, including the use of urban renewal districts as a tool. Three options were presented for
using urban renewal districts: (1) amendments to the Riverfront Urban Renewal District Plan; (2)
amendments to the Downtown Urban Renewal District Plan; and (3) creation of a new district that
would create a ring around the existing Downtown Urban Renewal District. Council directed staff to
work on all three options.
On July 25, 2003, the council directed the Agency Director to initiate the process to amend the
Downtown Urban Renewal District Plan to allow the use of tax increment funds for projects in addition
to the new main library. The council also directed the Agency Director to implement a loan program for
the Downtown Urban Renewal District, to be budgeted on SB#1 in FY04.
On November 19, 2003, the council discussed proposed amendments to the Downtown Urban Renewal
Plan, including an expansion of the projects contained in the plan. Council approved preparation of
Downtown Urban Renewal Plan amendments as proposed by staff, with amendments to include a public
advisory committee, specific agency approval of projects greater than $250,000 other than loans, and
adding a limit of $100,000 on the mandate for a public hearing in the event of a plan change.
On March 8, 2004, the council, acting as the Urban Renewal Agency, voted to forward the proposed
amendments to the Downtown Urban Renewal District Plan to other taxing districts, the Planning
Commission, and the public for comment.
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ATTACHMENT B
DRAFT- Ju
Urban Renewal Plan
For Central Eugene Project
(AKA: Downtown Urban Renewal District)
Cer~tral Eugene (Dowrl~tow1lji Urban Re~newai Boundary
Adopted July 1968
- Modified -
December 1968
December 1989
June 1998
September 2004
Urban Renewal Agency of Eugene, Oregon
URBAN RENEWAL PLAN FOR THE CENTRAL EUGENE PROJECT
Table of Contents
Section 100- Introduction .................................................................................................................................. - 1 -
Section 200 - Definitions ................................................................................................................................... - 1 -
Section 300 - Legal Descriptions ........................................................................................................................ - 2 -
Section 400 - Goals and Objectives .................................................................................................................... - 3 -
Goals .............................................................................................................................................................. - 3 -
Objectives ...................................................................................................................................................... - 4 -
Land Use .................................................................................................................................................... - 4 -
Access and Circulation ................................................................................................................................ - 4 -
Public Facilities and Improvements ............................................................................................................. - 5 -
Rehabilitation ............................................................................................................................................. - 5 -
Section 500 - Land Use Plan .............................................................................................................................. - 5 -
Section 600 - Project Activities .......................................................................................................................... - 6 -
A. PUBLIC IMPROVEMENTS ............................................................................................................ - 6 -
B. OFF-SITE FACILITIES ................................................................................................................... - 8 -
C. ACQUISITION AND REDEVELOPMENT .....................................................................................- 8 -
D. RELOCATION ACTIVITIES .......................................................................................................... - 9 -
E. DEVELOPMENT AND REDEVELOPMENT ................................................................................. - 9 -
F. ADMINISTRATIVE ACTIVITIES ................................................................................................ - 10 -
G. PROPERTY DISPOSITION AND DEVELOPER OBLIGATIONS ................................................ - 10 -
H. REHABILITATION AND CONSERVATION ............................................................................... - 11 -
I. OWNER PARTICIPATION ........................................................................................................... - 12 -
Section 700 - Methods for Financing the Projects ............................................................................................. - 12 -
Section 800 - Annual Financial Statement Required ......................................................................................... - 12 -
Section 900 - Citizen Participation ................................................................................................................... - 13 -
Section 1000- Non-Discrimination .................................................................................................................. - 13 -
Section 1100 - Recording of this Plan ............................................................................................................... - 14 -
Section 1200 - Procedures for Changes or Amendments ................................................................................... - 14 -
A. Type One Amendment-. ......................................................................................................................... - 14 -
Substantial Change Requiring Special Notice ................................................................................................ - 14 -
B. Type Two Amendment - Substantial Change Not Requiring Special Notice ............................................. - 14 -
C. Amendment to the City's Comprehensive Plan or any of its Implementing Ordinances ............................. - 15 -
Section 1300 - Duration and Validity of Approved Plan ................................................................................... - 15 -
Duration of Urban Renewal Plan ................................................................................................................... - 15 -
Validity ........................................................................................................................................................ - 15 -
Section 1400 - Maximum Indebtedness ............................................................................................................ - 15 -
CITY-WIDE SPECIAL LEVY ..................................................................................................................... - 15 -
Part 2 - Exhibits ............................................................................................................................................... - 16 -
Exhibit A: Development Plan Boundary ....................................................................................................... - 16 -
URBAN RENEWAL PLAN FOR THE CENTRAL EUGENE PROJECT
Section 100 - Introduction
The Central Eugene Project Plan, containing an area of approximately 70 acres within
the boundaries of the City of Eugene, consists of Part 1, text, and Part 2, exhibits. This
revised plan has been prepared by the Planning and Development Department of the
City of Eugene and is formatted in line with Oregon Revised Statutes, ORS Chapter
457, at the request of the City Council.
Section 200 - Definitions
The following definitions will govern this plan.
Acquisition means the act or process of acquiring fee title or interest other than fee title
of real property (including the acquisition of development rights or remainder interest).
A,qenc¥ or Renewal A,qenc¥ means the Eugene Renewal Agency which in accordance
with ORS Chapter 457 is the official Urban Renewal Agency of the City of Eugene, Lane
County, Oregon.
Bli,qhted areas means areas which, by reason of deterioration, faulty planning,
inadequate or improper facilities, deleterious land use, or the existence of unsafe
structures, or any combination of these factors are detrimental to the safety, health, or
welfare of the community. A blighted area is characterized by the existence of one or
more of the conditions described in ORS 457.010 (1).
City means the City of Eugene, Lane County, Oregon.
County means the County of Lane, State of Oregon.
Developer means any individual or group which acquires property or which receives
financial assistance for the physical improvement of publicly or privately held structures
and land within the project area.
Downtown Plan The Policies in the Downtown Plan were adopted by the Eugene City
Council in 2004 as 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 457 regulates the
urban renewal process.
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Central Eugene
Plan means the Urban Renewal Plan for the Central Eugene Project. The plan consists
of Part 1, text and Part 2 exhibits.
Project means any undertaking or activity within the central Eugene project, such as a
public improvement, street project, or loan program which is authorized by and
implements provisions set forth in the Urban Renewal Plan.
Plan area means the entire Central Eugene Project plan area.
Redeveloper (see Developer) means any individual or group which acquires property or
which receives financial assistance for the physical improvement of publicly or privately
held structures and land within the project area.
Rehabilitation means the act or process of returning a property to a state of utility
through repair or alteration which makes possible an efficient, contemporary use while
preserving those portions or features of the property which are significant to its
historical, architectural, and cultural values.
Report on the plan means the textual material and graphic exhibits required by ORS
457.085 (3) which explains existing conditions, activities, procedures, and proposals of
the plan.
State means the State of Oregon and its various agencies, divisions, and departments.
Tax increment financin,q means a method of financing urban renewal projects as
authorized by ORS Chapter 457, which uses the tax revenues generated by the
increased taxable values in a defined area to pay for improvements within that area or
benefiting that area.
Text means Part 1 of this Urban Renewal Plan for the Central Eugene Project.
Section 300 - Legal Descriptions
Legal Boundary
The Central Eugene Project includes that area of approximately 70 acres as originally
established in 1968 and an additional blighted area containing about 13.2 acres. The
legal description includes both these areas as they are contiguous to each other.
The following is a legal description of the boundary of the Central Eugene Project plan
area:
The project area includes all of the land within the boundaries designated on the Project
Boundaries Map attached as Exhibit A and is described as containing all lots or parcels
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Central Eugene
of property, situated in the City of Eugene, County of Lane, State of Oregon, bounded
generally as follows:
Beginning at the southwest corner of the intersection of 11th Avenue and Charnelton
Street in the City of Eugene, Lane County, Oregon, commencing northerly along the
west right-of-way line of Charnelton Street to the point of intersection of the south right-
of-way line of the alley between 10th Avenue and Broadway;
(1) thence, westerly along the south right-of-way 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;
(3) thence easterly along the north right-of-way line of said alley to the west
right-of-way line Charnelton Street;
(4) thence northerly along the west right-of-way line of Charnelton Street to the
northwest corner of the intersection of 7th Avenue and Charnelton Street;
(5) thence easterly along the north right-of-way line of 7th 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;
(7) thence easterly along the north right-of-way line of 6th Avenue to the
northeast corner 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 Oak Street and South Park Avenue;
(9) thence easterly along the north right-of-way line of South Park Avenue
extended to the east right-of-way line of Pearl Street;
(10) thence, southerly along the east line of Pearl Street to the southeast
corner of the intersection of Pearl Street and 11th Avenue;
(1 1) thence, westerly along the south line of 11th Avenue to the point of
beginning.
Section 400 - Goals and Objectives
Goals
The goals of the Central Eugene Project Plan are:
1. To improve the function, condition, and appearance of the development area
through:
a. redevelopment and rehabilitation of existing and substandard
buildings;
b. development of new buildings
c. improved access and circulation in the downtown area;
d. provision of pedestrian amenities and open space.
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2. To eliminate blight and blighting influences; and
3. To strengthen the economic conditions of the plan area and to improve 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.
Objectives
Development in the Central Eugene Project area is intended to implement the adopted
policies contained in the Downtown Plan. Specifically, the objectives of this plan are:
Land Use
· Promote intensity of use through development of publicly and privately
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 owner-occupied and rental housing or developments which
incorporate housing, in the downtown.
Access and Circulation
· Improve access and entrances into the downtown from the regional
transportation system.
· Provide better access within the downtown and linkages between
downtown and other major activity 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, retailer,
businesses, and other downtown users.
· Continue to provide access and circulation for bicycles, pedestrians,
carpooling, and other alternative modes of transportation.
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Central Eugene
· Assist with the construction of new parking structures to meet existing and
future development needs.
· Improve connections between the core of downtown, the riverfront area,
and the University of Oregon.
Public Facilities and Improvements
· Provide outdoor space downtown for major public gatherings.
· Provide appropriate landscaping, open spaces, rest areas, and other
shopper amenities and conveniences.
· Support the continued development of the 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.
· Assist with the construction of public facilities.
· Improved accessibility for people of all abilities, anywhere in the district,
through the removal of architectural barriers, rehabilitation of existing
structures and through the application of design improvements.
Rehabilitation
· Encourage repair and rehabilitation of existing buildings within the project
area through grants and Iow-interest loan programs.
Section 500 - Land Use Plan
The use and development of all land within the Central Eugene Project Plan area shall
comply with the regulations prescribed in the City's comprehensive plan, zoning
ordinance, subdivision ordinance, City charter, or any other applicable local, State or
Federal laws regulating the use of property within an urban renewal area.
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Central Eugene
Section 600 - Project Activities
In order to achieve the objectives of this plan, the following activities may be undertaken
on behalf of the City of Eugene by the Renewal Agency, in accordance with applicable
Federal, State, County, and City laws, policies, and procedures.
A. PUBLIC IMPROVEMENTS
1. Street, Curb, and Sidewalk Improvements
Improvements within the renewal area may require the construction of new
street, curb, sidewalks or sidewalk improvements, such as widening, within the
plan area. The Renewal Agency may participate in funding sidewalk and
roadway improvements including design, redesign, construction, resurfacing,
repair and acquisition of right-of way for curbs, streets, and sidewalks, and
pedestrian and bicycle paths. Projects to be undertaken include:
· Local street, curb, and sidewalk improvements identified in the Eugene
Capital Improvements Program (ClP), the Vision For a
Greater Downtown Eugene Report, and the Courthouse
District Concept Plan.
· Other curb, sidewalk and street improvements identified by the
Renewal Agency.
2. Public Utilities
The development proposed for the renewal area may require the replacement
and construction of water, storm and sanitary sewer facilities, environmental
mitigations. These improvements include:
· Sanitary sewer, water, and storm water system upgrades & replacements
identified in Eugene Capital Improvements Program
3. Streetscape Projects
This activity will enable the Renewal Agency to participate in activities improving
the visual appearance of the plan area. These improvements may include:
· Accent paving
· Decorative lighting
· Street trees, planters, and landscaping
· Furnishings, including tables, benches, kiosks, telephone booths, drinking
fountains, trash receptacles, bicycle racks
· Street and directional signage
· Public art and water features
· Gateway monuments and landscape features
· Undergrounding of overhead utilities
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4. Pedestrian, Bike, and Transit Improvements
These activities will include pedestrian, bicycle and transit connections between the
renewal plan area, the river, public parks, and other areas of Eugene. Activities
may include bicycle parking and storage, transit stops, covered shelters, transit
pullouts, and other related activities which will promote pedestrian, bicycle, and
public transportation uses in the renewal area. These improvements include: · Provide new bike paths or lanes
· Provide pedestrian connections to the downtown, riverfront, and Courthouse
area.
· Provide a more prominent entrance to the downtown at East Broadway
· Provide weather sheltering devices for the protection of pedestrians
· Street lights and traffic control devices
5. Public parks, public plazas, rest rooms, and open spaces
The Renewal Agency may participate in funding the design, acquisition,
construction or rehabilitation of public spaces, or parks or public facilities within the
urban renewal area. Projects to be undertaken include:
· Walkways and plazas
· Accessibility improvements
6. Public Parking and Public Transportation Facilities
The Agency is authorized to participate in funding the acquisition and construction
and enhancement of public parking and public transportation facilities within the
renewal area. The precise location and type of facilities will be decided after further
study.
7. Other Public Facilities
The Agency is authorized to participate in development of public facilities including
City Hall, police and fire facilities, libraries, recreation centers, conference facilities,
and community centers. These facilities will benefit the renewal area by increasing
public usage of the area, by enhancing protective services, and by stimulating
additional public and private investment in the renewal area. The extent of the
Agency's participation in funding such facilities will be based upon an Agency
finding on the benefit of that project to the renewal area, and the importance of the
project in carrying out Plan objectives. The type and location of these public
facilities will be determined by future study. Potential public facilities to be assisted
include, but are not limited to:
· New Police Building or City Hall
· Library improvements
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B. OFF-SITE FACILITIES
To encourage the development or redevelopment of private property within the plan
area, the Agency may construct, install, pay for, or otherwise cause certain off-site
public facilities to be installed or provided when, in the public interest, such action would
benefit and further the objectives of the plan. Potential off-site facilities to be assisted
include:
· New parking, improvements to existing transportation and other facilities,
and mass transit stations.
C. ACQUISITION AND REDEVELOPMENT
1. Intent. It is the intent of this plan to authorize the Renewal Agency to acquire
property within the plan area by any legal means to achieve the objectives of this plan,
and specifically, for any of the purposes listed below.
2. Method. Property acquisition, including limited interest acquisition, is hereby
made a part of this plan and may be used to achieve the objectives of this plan in the
presence of any of the following conditions:
a. Where existing conditions do not permit practical or feasible rehabilitation
of a structure and it is determined that acquisition of such properties and
demolition of the improvements thereon are necessary to remove substandard
and blighting conditions;
b. Where detrimental land uses or conditions such as incompatible uses, or
adverse influences from noise, smoke or fumes exist, or where there exists
overcrowding, or conversions to incompatible types of uses, and it is determined
that acquisition of such properties and demolition of the improvements are
necessary to remove blighting influences and to achieve the objectives of this
plan;
c. Where it is determined that the property is needed to provide public
improvements and facilities as follows:
· Right-of-way acquisition for streets, alleys, or pedestrian ways;
· Property acquisition for public use; and
· Property acquisition for public, off-street parking facilities.
d. Where it is determined that the assembling of land for private development
is necessary to attract new commercial and residential activity or to allow for
expansion or efficient operation of current commercial or industrial activities.
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3. Land Acquisition Requirin,q Plan Amendments. Land acquisition for any purpose
other than specifically listed in 600-C-2 above, shall be accomplished only by following
procedures for amending this plan as set forth in Section 1200 of this plan. If such plan
amendment is approved by the Eugene Renewal Agency a map exhibit shall be
prepared showing the properties to be acquired, shall be appropriately numbered, and
shall be included in Part Two 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 plan. 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 Renewal Agency~
D. RELOCATION ACTIVITIES
If 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. Those displaced will be contacted to determine
their individual relocation needs. They will be provided information on available space
and will be given assistance in moving. All relocation activities will be undertaken and
payments made in accordance with the requirements of ORS 281.045 - 281.105 and
any other applicable laws or regulations. Relocation payments will be made as
provided in ORS 281.060. Payments made to persons displaced from dwellings will
assure that they will have available to them decent, safe, and sanitary dwellings at costs
or rents within their financial means.
The Agency will prepare, adopt, and maintain a Relocation Policy prior to acquiring any
property which will cause displacement.
E. DEVELOPMENT AND REDEVELOPMENT
The Renewal Agency also is authorized to provide loans or other forms of financial
assistance to property owners wishing to develop or redevelop land or buildings within
the renewal area, or to persons desiring to acquire or lease buildings or land from the
Agency. The Agency may assist in the creation of, and participate in, public/private
partnerships that result in development or redevelopment. The Agency may make this
assistance available as it deems necessary to achieve the objectives of this Plan.
Projects receiving Agency assistance may include, but are not limited to:
· Assisting the construction or expansion of job-creating developments
· Assisting in the development of housing and mixed use projects
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Central Eugene
F. ADMINISTRATIVE ACTIVITIES
1. 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, landscaping
architectural, planning, development, or other developmental studies;
c. Providing accounting or audit services;
d. Providing special rehabilitation, restoration, or renovation feasibility and
cost analysis studies;
e. Assisting in preparation of the annual financial report required under
Section 800 of this plan;
f. Providing property acquisition appraisals; and
g. Evaluation of this plan and the success of its activities.
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 or
securities.
4. To implement this plan, the Agency may borrow money, accept advances, loans,
or grants from any legal source, issue urban renewal bonds and receive tax increment
proceeds as provided for in Section 700 of this plan.
G. PROPERTY DISPOSITION AND DEVELOPER OBLIGATIONS
All real property acquired by the Agency in the plan area, if any, shall be disposed of for
development for uses permitted in the plan for the specific uses to be permitted on the
real property. Real property acquired by the Renewal Agency may be disposed of to
any other public entity in accordance with this plan. All persons and entities obtaining
property from the Agency shall use the property for the purposes designated in this plan
and comply with other conditions which the Agency deems necessary to carry out the
purposes of this plan.
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Central Eugene
1. Developer's Obli.qations. Any developer and the developer's successors or
assigns within the plan area, in addition to the other controls and obligations stipulated
and required by the provisions of this plan, shall also be obligated by the following
requirements:
a. The Developer shall obtain necessary approvals of proposed
developments from all Federal, State, or local agencies that may have jurisdiction
on properties and facilities to be developed or redeveloped within the plan area;
b. The Developer shall develop or redevelop such property in accordance
with the adopted land use provisions;
c. The Developer 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
applicable requirements of existing City codes and ordinances;
d. The Developer shall commence and complete the development of such
property for the uses provided in this plan within a reasonable period of time; and
e. The Developer shall not effect or execute any agreement, lease,
conveyance, or other instrument whereby the real property or part thereof is
restricted in a manner that does not comply with Section 4.613 of the Eugene
Code, 1971.
H. REHABILITATION AND CONSERVATION
1. Intent. It is the intent of this Plan to encourage conservation and rehabilitation of
existing buildings which can be economically rehabilitated. Existing buildings in the plan
area are considered an important asset in maintaining and improving the economic and
cultural environment 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 Building Rehabilitation Assistance. The Agency, with funds available to
it, may promulgate rules, guidelines and eligibility requirements for the purpose of
establishing below-market or market rate loan programs, grants, or other financial
incentives to advance the goals and objectives of the Central Eugene Urban Renewal
District Plan. Loans, grants or incentives provided by the Agency may be used for
voluntary rehabilitation of buildings, facade improvements, provision of amenities on
private property in compliance with adopted design guidelines and standards,
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Central Eugene
construction of new buildings, pre-development assistance, connecting to Agency-
provided underground electrical and communication systems, or other activities
approved by the Agency.
I. OWNER PARTICIPATION
It is the intent of the Renewal Agency to provide Iow-interest loans to assist
development and redevelopment of private property in the district.
Property owners within the plan 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 applicable codes, ordinances, policies,
plans, and procedures of the City of Eugene.
Section 700 - Methods for Financing the Projects
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, or
other public body, or from any source, public or private, for the purposes of undertaking
and carrying out this development plan, or may otherwise obtain financing as authorized
by ORS Chapter 457.
Ad valorem taxes, if any, levied by a taxing 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 457.450.
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 457.4(50 which shall describe sources of revenue, proposed
expenditures, and activities. The Urban Renewal Agency Board of Directors must
approve all projects, other than loans, in excess of $250,000.
Section 800- Annual Financial Statement Required
A. By August 1 of each year, a financial statement shall be prepared and provide
information containing:
1. Amounts of money received during the preceding fiscal year under
ORS 457.420 to 457.460 and from indebtedness incurred under ORS
457.420 to ORS 457.460;
DRAFTAMENDMENTS- Urban Renewal Plan For - 12 -
Central Eugene
2. The purposes and amounts for which any money received under ORS
457.420 to 457.460 and from indebtedness incurred under ORS
457.420 to 457.460 were expended during the preceding fiscal year;
3. An estimate of monies to be received during the current fiscal year
under ORS 457.420 to 457.460 and from indebtedness incurred under
ORS 457.420 to 457.460;
4. A budget setting forth the purposes and estimated amounts for which
the monies which have been or will be received under ORS 457.420 to
457.460 and from indebtedness incurred under ORS 457.420 to
457.460 are to be expended during the current fiscal year; and
5. An analysis of the impact, if any, of carrying out the urban renewal plan
on the tax collections for the preceding year for all taxing districts
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 City that a
statement has been prepared and is on file with the City and Agency and the
information contained in the statement is available to all interested persons.
The notice shall be published once a week for not less than two -successive
weeks before September 1 of the year for which a statement is required in
accordance with ORS 457.115. The notice shall summarize the information
required under paragraphs 1 to 4 of this section and shall set forth in full the
information required in paragraph five of this section.
Section 900- Citizen Participation
The activities and projects defined in this plan, development of subsequent plans,
procedures, activities, and regulations and the adoption of amendments to this plan
shall be undertaken with the participation of citizens, owners, tenants as individuals, and
organizations who reside within or who have financial interest within the project area
together with the participation of general citizens of the city. An advisory committee
authorized by the Urban Renewal Agency Board of Directors will advise on the activities
of this urban renewal district and will periodically evaluate the plan and its
implementation processes.
Section 1000 - Non-Discrimination
In the preparation, adoption, and implementation of this plan no public official or private
party shall take any action to cause any person, group or organization to be
discriminated against in a manner that violates Section 4.613 of the Eugene Code,
1971.
DRAFTAMENDMENTS- Urban Renewal Plan For - 13 -
Central Eugene
Section 1100 - Recording of this Plan
A copy of the City Council's ordinance approving this plan shall be recorded with the
recording officer of Lane County.
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 planning. It is anticipated that this plan will
be changed or modified from time to time or amended as development potential and
conditions warrant, as planning studies are completed, as financing becomes available,
or as local needs dictate. Types of Plan Amendments are:
A. Type One Amendment- Substantial Change Requiring Special
Notice
Type One amendments shall require approval per ORS 457.095, and notice as provided
in ORS 457.120.
Type One plan changes will consist of:
1. Increases in the urban renewal area boundary in excess of one percent (1%) of the
existing area of the renewal plan.
2. Increases in the maximum indebtedness that can be issued or incurred under this
plan.
B. Type Two Amendment - Substantial Change Not Requiring Special
Notice
Type two amendments shall require approval per ORS 457.095, but will not require
notice as provided in ORS 457.120. Type two amendments will consist of:
1. The addition of improvements or activities which represent a substantial change in
the purpose and objectives of this Plan, and which cost more than $500,000. The
$500,000 amount will be adjusted annually from the year 2003 according to the
"Engineering News Record" construction cost index for the Northwest area.
2. Any change or provision of this Plan which would modify the goals and objectives or
the basic planning principles of this plan.
Substantial changes shall include, but are not limited to, revisions in project boundaries,
land uses, project activities, street system changes, major relocation of the downtown
transit station, or other elements which will change the basic planning principles of this
plan.
DRAFTAMEAZDMEAZTS- Urban Renewal Plan For - 14 -
Central Eugene
C. Amendment to the City's Comprehensive Plan or any of its
Implementing Ordinances
Should the City Council amend the City's comprehensive plan or any of its
implementing ordinances and should such amendment cause a substantial 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/or exhibits of this plan, if applicable to this
plan, shall be changed accordingly by duly recorded ordinance.
Section 1300 - Duration and Validity of Approved Plan
Duration of Urban Renewal Plan
This plan shall remain in full force and effect through June 30, 2029. The City Council
shall conduct periodic reviews in 2009 and 2019. Reviews will consider extending the
duration beyond 2029; modifying the boundaries; modifying the maximum indebted-
ness; and modifying eligible project activities to be undertaken in the Downtown Urban
Renewal District. The review process shall include a review and recommendation from
the Eugene Redevelopment Advisory Committee.
Validity
Should a court of competent jurisdiction find any word, clause, sentence, section, or part
of this plan to be invalid, the remaining words, clauses, sentences, section, or parts
shall be unaffected by any such finding and shall remain in full force and effect for the
duration of the plan.
Section 1400- Maximum Indebtedness
The sum of $33,000,000 was established in 1998 as the maximum amount of new
indebtedness which could 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 the 1998 amendment.
CITY-WIDE SPECIAL LEVY.
Option One and its city-wide special levy, as described in ORS 457.435(2)(a), were
chosen in 1998 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.
DRAFTAME~VDME~VTS- Urban Renewal Plan For - 15 -
Central Eugene
Part 2 - Exhibits
Exhibit A: Development Plan Boundary
Ce nt ra ii ~ u g e ne ( Dow n town), U r b a n R e n ewa I B o u n da r y
DRAFTAMENDMENTS - Urban Renewal Plan For - 16 -
Central Eugene
ATTACHMENT C
DRAFT- Jul~
Urban Renewal Plan
Central Eugene Project
Downtown Urban Renewal District~
Cer~tral Eugene (DOWlfl~towl~ji Urban Re~newai Boundary
Ado
July 1968
- Modified -
December 1968
December 1989
June 1998
~tember 2004
URBAN RENEWAL PLAN FOR THE CENTRAL EUGENE PROJECT
Table of Contents
Section 100 - Introduction .................................................................................................................................. - 0 -
Section 200 - Definitions ................................................................................................................................... - 0 -
Section 300 - L tions ........................................................................................................................ - 1 -
Section 400 - Goals and Objectives .................................................................................................................... - 2 -
Goals .............................................................................................................................................................. - 2 -
Objectives ...................................................................................................................................................... - 3 -
Land Use .................................................................................................................................................... - 3 -
Access and Circulation ................................................................................................................................ - 3 -
Public Facilities and Improvements ............................................................................................................. - 4 -
Rehabilitation ............................................................................................................................................. - 4 -
Section 500 - Land Use Plan .............................................................................................................................. - 5 -
Section 600 - Project Activities .......................................................................................................................... - 5 -
A. PUBLIC IMPROVEMENTS ............................................................................................................ - 5 -
B. OFF-SITE FACILITIES ................................................................................................................... - 7 -
C. ACQUISITION AND REDEVELOPMENT .....................................................................................- 7 -
D. RELOCATION ACTIVITIES .......................................................................................................... - 9 -
E. DEVELOPMENT AND REDEVELOPMENT ................................................................................. - 9 -
F. ADMINISTRATIVE ACTIVITIES .................................................................................................. - 9 -
G. PROPERTY DISPOSITION AND DEVELOPER OBLIGATIONS ................................................ - 11 -
H. REHABILITATION AND CONSERVATION ............................................................................... - 13 -
I. OWNER PARTICIPATION ........................................................................................................... - 14 -
Section 700 - Methods for Financing the Projects ............................................................................................. - 14 -
Section 800 - Annual Financial Statement Required ......................................................................................... - 14 -
Section 900 - Citizen Participation ................................................................................................................... - 16 -
Section 1000- Non-Discrimination .................................................................................................................. - 17 -
Section 1100 - Recording of this Plan ............................................................................................................... - 17 -
Section 1200 - Procedures for Changes or Amendments ................................................................................... - 17 -
A, Type One Amendment-. ......................................................................................................................... - 18 -
Substantial Ch ecial Notice ................................................................................................ - 18 -
~.~......TS~P.~ Two Amendment- Substantial Ch ecial Notice ............................................. - 19 -
C. Amendment to the City~..~...~.~prehensive Plan or Ordinances ............................. - 20 -
Section 1300 - Duration and Validi~._~).~..Approved Plan ................................................................................... - 21 -
Duration of Urban Renewal Plan ................................................................................................................... - 21 -
Validit~ ........................................................................................................................................................ - 21 -
Section 1400 - Maximum Indebtedness ............................................................................................................ - 21 -
CITY-WIDE SPECIAL LEVY ..................................................................................................................... - 21 -
Part 2 - Exhibits ............................................................................................................................................... - 22 -
Exhibit A: Development Plan Boundary ....................................................................................................... - 22 -
URBAN RENEWAL PLAN FOR THE CENTRAL EUGENE PROJECT
Page
.~tien.....100 Int. r~tien
~tion 200 Definitions 1-
Seetion.~ 2
Se~on400
.Se ~c-tio~-~)O La~Use
~on 600
S.eetion-700 -~t.0
Se~on 800 11.
.~tiengo0 i-I.
~ion I000 12-
S.eetion4.~lO0
12.
ApprovedPlan
Exhibits
Section 100 - Introduction
The Central Eugene Project Plan, containing an area of approximately 70 acres within
the boundaries of the City of Eugene, consists of Part 1, text, and Part 2, exhibits. This
revised plan has been prepared by the Planning and Development Department of the
City of Eugene and is formatted in line with Oregon Revised Statutes, ORS Chapter
457, at the request of the City Council.
Section 200 - Definitions
The following definitions will govern this plan.
Acquisition means the act or process of acquiring fee title or interest other than fee title
of real property (including the acquisition of development rights or remainder interest).
A,qencv or Renewal A,qencv means the Eugene Renewal Agency which in accordance
with ORS Chapter 457 is the official Urban Renewal Agency of the City of Eugene, Lane
County, Oregon.
Bli,qhted areas means areas which, by reason of deterioration, faulty planning,
inadequate or improper facilities, deleterious land use, or the existence of unsafe
structures, or any combination of these factors
are detrimental to the safety, health, or welfare of
the community. A blighted area is characterized by the existence of one or more of the
conditions described in ORS 457.010 (1).
City means the City of Eugene, Lane County, Oregon.
County means the County of Lane, State of Oregon.
Developer means an~ individual or ~ which ac~ or which receives
financial assistance for the ~sical improvement of held structures
and land within the project area.
Downtown Plan The Policies in the-
Downtown Plan is.were ado~the Eugene Cit~ Council in 2004 as 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.
DRAFTAMENDMENTS- Urban Renewal Plan For - 0 -
Central Eugene
ORS means Oregon Revised Statutes (State law). ORS Chapter 457 regulates the
urban renewal process.
Plan means the Urban Renewal Plan for the Central Eugene Project· The plan consists
of Part 1, text and Part 2 exhibits.
Project means any undertaking or activity within the central Eugene project, such as a
public improvement, street project, or loan program which is authorized by and
implements provisions set forth in the Urban Renewal Plan.
Plan area means the entire Central Eugene Project plan area·
Redeveloper ~see Develo~means any individual or group which acquires property or
which receives financial assistance for the physical improvement of publicly or privately
held structures and land within the project area.
Rehabilitation means the act or process of returning a property to a state of utility
through repair or alteration which makes possible an efficient, contemporary use while
preserving those portions or features of the property which are significant to its
historical, architectural, and cultural values.
Report on the plan which-means the textual material and graphic exhibits required by
ORS 457.085 (3) which explains existing conditions, activities, procedures, and
proposals of the plan.
State means the State of Oregon and its various agencies, divisions, and departments.
Tax increment financin,q means a method of financing urban renewal projects as
authorized by ORS Chapter 457, which uses the tax revenues generated by the
increased taxable values in a defined area to pay for improvements within that area or
benefiting that area.
Text means Part 1 of this Urban Renewal Plan for the Central Eugene Project·
Section 300 - Legal Descriptions
Legal Boundary
The Central Eugene Project includes that area of approximately 70 acres as originally
established in 1968
The following is a legal description of the boundary of the Central Eugene Project plan
area:
DRAFTAMENDMENTS- Urban Renewal Plan For - 1 -
Central Eugene
The project area includes all of the land within the boundaries designated on the Project
Boundaries Map attached as Exhibit A and is described as containing all lots or parcels
of property, situated in the City of Eugene, County of Lane, State of Oregon, bounded
generally as follows:
-----------------,,,,,,,,, at the southwest corner of the intersection of 11th Avenue and
Charnelton Street in the City of Eugene, Lane County, Oregon, commencing northerly
along the west right-of-way line of Charnelton Street to the point of intersection of the
south right-of-way line of the alley between 10th Avenue and Broadway;
(1) thence, westerly along the south right-of-way 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;
(3) thence easterly along the north right-of-way line of said alley to the west
right-of-way line Charnelton Street;
(4) thence northerly along the west right-of-way line of Charnelton Street to the
northwest corner of the intersection of 7th Avenue and Charnelton Street;
(5) thence easterly along the north right-of-way line of 7th 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;
(7) thence easterly along the north right-of-way line of 6th Avenue to the
northeast corner 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 Oak Street and South Park Avenue;
(9) thence easterly along the north right-of-way line of South Park Avenue
extended to the east right-of-way line of Pearl Street;
(10) thence, southerly along the east line of Pearl Street to the southeast
corner of the intersection of Pearl Street and 11th Avenue;
(1 1) thence, westerly along the south line of 11th Avenue to the point of
beginning.
Section 400 - Goals and Objectives
The goals of the Central Eugene Project Plan are:
1. To improve the function, condition, and appearance of the development area
through:
DRAFTAMENDMENTS- Urban Renewal Plan For - 2 -
Central Eugene
a. redevelopment and rehabilitation of existing and substandard
buildings;
b. development of new buildin~
c. improved access and circulation in the downtown area;
d. provision of pedestrian amenities and ~ace.
2. To eliminate blight and blighting influences; and
3. To strengthen the economic conditions of the plan area and to improve 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.
Objectives
Development in the Central Eugene Project area is intended to implement the adopted
policies contained in the ad~edDowntown Plan. Specifically, the objectives of this
plan are:
· Promote intensity of use through development of publicly and privately
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 owner-occupied and rental housing or development~ which
incorporatein.ee~per.ates housing~ in the downtown.
Access and Circulation
· Improve access and entrances into the downtown from the regional
transportation system.
· Provide better access within the downtown and linkages between
downtown and other major activity centers.
DRAFTAME~TDMENTS- Urban Renewal Plan For - 3 -
Central Eugene
· 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, retailer,
businesses, and other downtown users.
· Continue to provide access and circulation for bicycles, pedestrians,
carpooling, and other alternative modes of transportation.
· Assist with the construction of new parking structures to meet existing and
future development needs.
and the Universit n.
Public Facilities and Improvements
· Provide outdoor space downtown for major public gatherings.
· Provide appropriate landscaping, open spaces, rest areas, and other
shopper amenities and conveniences.
· Support the continued development of theanew 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.
· Assist with the construction of public facilities.
· ~roved accessibili
structures and throu lication of desi~rovements.
Rehabilitation
· Encourage repair and rehabilitation of existing buildings within the project
area through grants and Iow-interest loan programs.
DRAFTAMENDMENTS- Urban Renewal Plan For - 4 -
Central Eugene
Section 500 - Land Use Plan
The use and development of all land within the Central Eugene Project Plan area shall
comply with the regulations prescribed in the City's comprehensive plan, zoning
ordinance, subdivision ordinance, City charter, or any other applicable local, State or
Federal laws regulating the use of property within an urban renewal area. The map in
publi6--$13a6es:
Section 600 - Project Activities
In order to achieve the objectives of this plan, the following activities may be undertaken
on behalf of the City of Eugene by the Renewal Agency, in accordance with applicable
Federal, State, County, and City laws, policies, and procedures.
A. PUBLIC IMPROVEMENTS
Improvements
Improvements within the renewal area ma~uire the construction of new
street curb sidewalks or sidewalk im rovements such as widenin within the
plan area. The Renewal A ate in fundinq sidewalk and
roadwa~rovements includin
~air and acquisition of riqht-of w
pedestrian and bic~aths. Projects to be undertaken include:
· rovements identified in the Eugene
~rovements Pro
Greater Downtown Euqene Rep0rt, -and the Courthouse
District Conce~ Plan.
· rovements identified ~ the
Renewal A.qency~
2. Public Utilities
The devel osed for the renewal area ma~uire the replacement
and construction of ware
~ations. These improvements include:
· Sanita ades &~lacements
identified in Eu rovements Proqram
3. Streetsca~ects
This activity will enable the Renewal A~ate in activities im~
the visual ~earance of the plan area. These improvements ma~ include:
DRAFTAMEND3dENTS - Urban Renewal Plan For - 5 -
Central Eugene
· Accent ~
· Decorative ~
·
· Furnishin
cie racks
· Street and directional si~
· Public art and water features
· Gatewa~monuments and landsca~ features
· Undergroundingof overhead utilities
rovements
These activities will include ~cle and transit connections between the
renewal ene. Activities
ma~ include bi and stora
romote
public transportation uses in the renewal area. These improvements include:
· Provide new bike paths or lanes
· Provide
area.
· Provide a more prominent entrance to the downtown at East BroadwaA
· Provide weather sheltering devices for the protection of pedestrians
· Street ~hts and traffic control devices
5. Public and
~aces
The Renewal A ate in funding the desi
construction or rehabilitation of arks or public facilities within the
urban renewal area. Proiects to be undertaken include:
· Walkwa~lazas
· Accessibilit~rovements
6. Public Parkinq and Public Transportation Facilities
The A~ is authorized to ~ate in fundinq the acquisition and construction
and enhancement of ublic transportation facilities within the
renewal area. The precise location and Re of facilities will be decided after further
stud~
7. Other Public Facilities
The A~ is authorized to ~ate in development of public facilities including
Cit Hall olice and fire facilities libraries recreation centers conference facilities
and communitA centers. These facilities will benefit the renewal area ~ increasing
public usa enhancin stimulating
additional public and private investment in the renewal area. The extent of the
DRAFTAMENDMENTS - Urban Renewal Plan For - 6 -
Central Eugene
A enc's artici ation in fundinq such facilities will be based ~on an A~
~ on the benefit of that ortance of the
~ect in carr~ out Plan objectives.
The Ne and location of these public facilities will be determined ~future stud~
Potential
funds~
· New Police Buildin~ Hall
· Librar~rovements
B. OFF-SITE FACILITIES
To encoura~ the development or redevelopment of within the_plan
area the A enc ma construct install a for or otherwise cause certain off-site
public facilities to be installed or
benefit and further the objectives of the plan. Potential off-site facilities to be assisted
include:
· New rovements to existin
and mass transit stations.
C. ACQUISITION AND REDEVELOPMENT
DRAFTAMENDMENTS - Urban Renewal Plan For - ? -
Central Eugene
1. Intent. It is the intent of this plan to authorize the Renewal A~uire
~within the plan area means to achieve the objectives of this
~ecificall of the ~poses listed below.
2. Method. Pr limited interest ac
made a part of this plan and ma~ be used to achieve the objectives of this plan in the
presence of any of the following conditions:
a. Where existing conditions do not ~ractical or feasible rehabilitation
of a structure and it is determined that acquisition of such ~erties and
demolition of the improvements thereon are necessar~ to remove substandard
and bli~ conditions;
b. Where detrimental land uses or conditions such as incom
adverse influences from noise smoke or fumes exist or where there exists
overcrowdin atible
that acquisition of such ~erties and demolition of the improvements are
necessar~ to remove bli~ influences and to achieve the objectives of this
plan;
c. Where it is determined that the ~ is needed to provide public
improvements and facilities as follows:
· ht-of-wa edestrian wa¥~
· 2..= .................... Pro~uisition forpublic use; and
· .3:- ............. Pro~uisition for facilities.
d. Where it is determined that the assembling of land for private development
is necessar~ to attract new commercial and residential activity~or to allow for
~ansion or efficient ~eration of current commercial or industrial activities.
3. Land Acquisition Re~ Plan Amendments. Land acquisition for an~ose
other than ~ecificall lished onl~following
procedures for amendin~lan as set forth in Section 1200 of this plan. If such plan
amendment is ~roved ~ the Eugene Renewal A~ exhibit shall be
~ared showin erties to be ac
shall be included in Part Two as an official part of this plan.
Assemblinq land for private development where the developer of such land is a person
~ other than the owner of record of such land to be ac
considered as a substantial amendment to this plan. Each such development and the
~uisition required shall be processed on a case-by-case basis and no such
cuisition shall be undertaken until authorized ~ the Renewal A~ /
DRAFTAMENDMENTS - Urban Renewal Plan For - 8 -
Central Eugene
D. RELOCATION ACTIVITIES
If the A which is occupied and would cause the displacement of
the occupants in the implementation of the rovide assistance to
persons or businesses to be displaced. Those displaced will be contacted to determine
their individual relocation needs. Theywill be provided information on available ~ace
and will be given assistance in movin
~ments made in accordance with the requirements of ORS 28'1.045 - 28'1.'105 and
! other~licable laws or requlations. Relocation ~ments will be made as
provided in ORS 28'1.060. Payments made to persons displaced from dwellin~ will
assure that the dwellin~ at costs
or rents within their financial means.
The A rior to ac~
~which will cause displacement.
E. DEVELOPMENT AND REDEVELOPMENT
The Renewal A~ also is authorized to provide loans or other forms of financial
assistance to ~ owners wishinq to develo~ or redeveloE land or buildin~within
ersons desirin~uire or lease buildin~ or land from the
rivate
partnershi~ that result in development or redevelopment. The A make this
assistance available as it deems necessar~to achieve the objectives of this Plan.
~ects receivin~ assistance ma
· Assisting the construction or expansion of job-creating developments
· Assisting in the development of housinq and mixed use ~ects
F. ADMINISTRATIVE ACTIVITIES
area;
1. The A~ retain the services of independent professional ~le or
~anizations to provide administrative or technical services such as:
.statien.s:
DRAFTAMENDMENTS - Urban Renewal Plan For - 9 -
Central Eugene
a. Pre
b. Preparation of desi ineerin~
lannin mental studies~
c. Providinq accounting or audit services~
indebtedness,
d. Providin and
cost analysis studies;
e. Assistin~aration of the annual financial required under
Section 800 of this ~and
f. Providin~uisition craisals:; and
DRAFTAMENDMENTS- Urban Renewal Plan For - 10 -
Central Eugene
~eEvaluation of this plan and the success of its activities.
2. The A
for it to conduct its affairs in the management and
~lementation of this plan.
3. The A invest its reserve funds in interest-bearing accounts or
securities.
4. To implement this borrow mon
~rants from an
proceeds as provided for in Section 700 of this plan.
ways;.
G. PROPERTY DISPOSITION AND DEVELOPER OBLIGATIONS
DRAFTAMENDMENTS- Urban Renewal Plan For - 11 -
Central Eugene
All real osed of for
development for uses permitted in the plan for the ~ecific uses to be permitted on the
the Renewal A osed of to
ublic entity_ in accordance with this plan. All persons and entities obtaining
~from the A~ shall use the ~ for the ~oses designated in this plan
and com~with other conditions which the A~ deems necessar~ to carry*out the
~oses of this_plan.
1. Developer's Obligations· Any developer and -the developer's successors or
~ns within the tions stipulated
and re rovisions of this the following
~uirements:
a. The Developer shall obtain necessar~rovals of ~osed
develo ncies that ma~urisdiction
on ~erties and facilities to be developed or redeveloped within the plan area;
b. The Developer shall develoBor redevel in accordance
with the adopted land use provisions;
c. The Developer shall submit all plans and ~ecifications for construction of
~rovements on the land to the A~for review and distribution to
~riate reviewinq bodies as re~ the Cit~ and shall com~ with all
~licable requirements of existin~ codes and ordinances2
DRAFTAMENDMENTS - Urban Renewal Plan For - 12 -
Central Eugene
d. The Developer shall commence and complete the development of such
~for the uses provided in this plan within a reasonable period of time; and
e. The Developer shall not effect or execute a
conve the real art thereof
is restricted ~,up~ ~isof
in a manner that does not com~with Section 4.613 of the
studies;.
H. REHABILITATION AND CONSERVATION
1. Intent. It is the intent of this Plan to encoura~ conservation and rehabilitation of
existing buildin~ which can be economicall~ rehabilitated. Existinq buildin~ in the plan
area are considered an important asset in maintainin the economic and
cultural environment of the plan area.
2. Method. Rehabilitation and conservation may be achieved in two wa~
a. By owner and/or tenant activi
b. Bythe enforcement of existin~ codes and ordinances.
3. Financial Buildinq Rehabilitation Assistance. The A
uidelines and eli~uirements for the ~ose of
establishing below-market or market rate loan
incentives to advance the goals and objectives of the Central Eugene Urban Renewal
rants or incentives provided be used for
voluntary rehabilitation of buildin rovision of amenities on
~ in compliance with adopted desi
construction of new buildin~re-develo
DRAFTAMENDMENTS- Urban Renewal Plan For - 13 -
Central Eugene
provided underground electrical and communication
approved
sec~ities~.
I. OWNER PARTICIPATION
It is the intent of the Renewal A~rovide Iow-interest loans to assist
development and redevelopment of ~ in the district.
~owners within the plan area ~rove their ~erties and
receiving financial assistance from the A~ shall do so in accordance with all
~licable provisions of this plan and with all
rocedures of the Cit~ene.
Section 700 - Methods for Financin the Projects
The A~ borrow money and acce
forms of financial assistance from the Federal
~ublic bod ublic or oses of undertaking
and carr~ out this develo otherwise obtain financing as authorized
~ ORS Chapter 457.
a taxin~pon the taxable real and personal
ro eft situated in the urban renewal area shall be divided in accord with and
pursuant to ORS 457.420 throu~ 457.450.
The A~ shall ado~ and use a fiscal year ending June 30 accountin~eriod. Each
year the a~ shall develop a budqet in conformance with the provisions of ORS
osed
Board of Directors must
approve all
Section 800- Annual Financial Statement Required
DRAFTAMENDMENTS - Urban Renewal Plan For - 14 -
Central Eugene
A. ~ust 1 of each ared and provide
information containin~
1. Amounts of mone~a¢-t.u.atty...received durin~recedin~ear
under ORS 457.420 to 457.460 and
from indebtedness incurred under ORS
457.420 to ORS 457.460;
DRAFTAMENDMENTS - Urban Renewal Plan For - 15 -
Central Eugene
2. The ~oses and amounts for which an~ received under
ORS 457.420 to 457.460 and from
indebtedness incurred under ORS
457.420 to 457.460 were expended durin~recedin
3. An estimate of monies to be received durinq the current fiscal year
under ORS 457.420 to 457.460 and
from indebtedness incurred under ORS
457.420 to 457.460;.
4. A budget setting forth the ~oses and estimated amounts for which
the monies which have been or will be received under
O.R.S457.;.440ORS 457.420 to 457.460 and from indebtedness
incurred under ORS 457.420 to 457.460
are to be expended duringthe current fiscal
5. An analysis of the im out the urban renewal plan
on the tax ra~e collections for the precedin~ear for all taxinq_bodies
districts included under ORS 457.430.
rehab~ta~:
B. The statement shall be filed with the Cit~ Council and notice shall be
published in a news~eneral circulation within the Cit~ that a
statement has been ~ared and is on file with the Cit~ and A~ and the
information contained in the statement is available to all interested persons.
The notice shall be published once a week for not less than two --successive
weeks before September 1 of the year for which a statement is required in
accordance with ORS 457.115. The notice shall summarize the information
~uired under ~hs 1 to 4 of this section and shall set forth in full the
information required in ~h five of this section.
Section 900- Citizen Participation
The activities and projects defined in this ment of subse
ulations and the adoption of amendments to this plan
shall be undertaken with the
~anizations who reside within or who have financial interest within the ~ect area
DRAFTAMENDMENTS - Urban Renewal Plan For - 16 -
Central Eugene
~ether with the ~ation of general citizens of the cit~ committee
authorized ~ the Urban Renewal A~ Board of Directors will advise on the activities
of this urban renewal district and will periodically evaluate the plan and its
~lementation processes.
Section 1000 - Non-Discrimination
In the lementation of this ~ublic official or private
party shall take any action to cause an anization to be
discriminated aqainst
ina
manner that violates Section 4.613 of the Eu
of this Plan
~ of the City Council's rese~n-ordinance ~lan shall be recorded
with the recordinq officer of Lane Count~
Section 1200 - Procedures for Chan es or Amendments
DRAFTAMENDMENTS - Urban Renewal Plan For - 1'7 -
Central Eugene
~lan will be reviewed and anal~eriodicall~ and will continue to evolve during
the course of proiect execution and on ated that this_plan will
be changed or modified from time to time or amended as develo~otential and
lanning studies are com
or as local needs dictate· ~es of Plan Amendments are:
~alyear;
A~l~e One Amendment- Substantial Chan ecial
Notice
~e One amendments shall re e
ORS 457.~z~0 and notice as
provided in ORS 457.120. 440i-
~e One plan changes will consist of:
1. Increases in the urban renewal area boundary in excess of one percent (1%) of the
existing area of the renewal plan.
2. Increases in the maximum indebtedness that can be issued or incurred under this
plan.
DRAFTAMENDMENTS - Urban Renewal Plan For - 15 -
Central Eugene
B. T e Two Amendment- Substantial Chan e Not Re~ecial
Notice
five~
~e two amendments shall re uire
notice as provided in ORS 457.120. ~e two amendments will consist of:
1. The addition of improvements or activities which represent a substantial chan~
~ose and o
usted annuall~ from the year 2003 according to the
News Record" construction cost index for the Northwest area.
rovision of this Plan which would modif~oals and objectives or
the basic ~les of this plan.
DRAFTAMENDMENTS - Urban Renewal Plan For - 19 -
Central Eugene
Agency~
Substantial changes shall include, but are not limited to, revisions in project boundaries,
land uses, project activities, street system changes, major relocation of the downtown
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
Implementing Ordinances
Should the City Council amend the City's comprehensive plan or any of its
implementing ordinances and should such amendment cause a substantial 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/or exhibits of this plan, if applicable to this
plan, shall be changed accordingly by duly recorded resolution ordinance.:-
DRAFTAMENDMENTS - Urban Renewal Plan For - 20 -
Central Eugene
Section 1300 - Duration and Validity of Approved Plan
Duration of Urban Renewal Plan
This plan shall remain in full force and effect
The City Council shall conduct periodic reviews in 2009 and 2019. Reviews will
consider extending the duration b the boundaries;
~te~r~.natien....of the maximum indebtedness~ and modif~ect
activities to be undertaken in the Downtown Urban Renewal District. The review
process shall include a review and recommendation from the Euqene Redevelopment
Advisory Com m ittee, th and 15t'~
Va#d~ty
Should a court of competent jurisdiction find any word, clause, sentence, section, or part
of this plan to be invalid, the remaining words, clauses, sentences, section, or parts
shall be unaffected by any such finding and shall remain in full force and effect for the
duration of the plan.
Section 1400- Maximum Indebtedness
as established in 1998 as the maximum amount of new
indebtedness which maycould be issued or incurred under this Plan. This amount does
not include funds to ~ interest on that indebtedness nor funds to re~ indebtedness
existing on the date of thisthe 1998 amendment.
CITY-WIDE SPECIAL LEVY.
~tion One and its city-wide ~ecial lev
chosen in 1998 as the method for collectinq ad valorem ~ taxes sufficient to pay
out the Urban Renewal Plan for the
Central Eugene Pro'~ermitted ~ section 11
Constitution.
DRAFTAMENDMENTS - Urban Renewal Plan For - 21 -
Central Eugene
Part 2 - Exhibits
Exhibit A: Development Plan Boundary
Ce nt ra ii ~ u g e ne ( Dow n town), U r b a n R e n ewa I B o u n da r y
DRAFTAMENDMENTS - Urban Renewal Plan For - 22 -
Central Eugene
ATTACHMENT D
CENTRAL EUGENE PROJECT (DOWNTOWN)
URBAN RENEWAL DISTRICT REPORT
Originally Adopted July 3, 1968 by Eugene Urban Renewal Agency Ordinance IVo. 257
Amended December 19, 1968 by Eugene City Council Ordinance IVo. 1609
Amended November 8, 1989 by Eugene City Council Ordinance IVo. 19648
Amended June 1, 1998 by City Council Ordinance IVo. 20120
Amended September 8, 2004 by City Council Ordinance IVo. __
Central Eugene (Downtown) Urban Renewal Boundary
6th Avenue
6th Avcnuc
Broadwa,
loth Avenue
llth Avenue
City of Eugene
DRAFT
July 6, 2004
ACKNOWLEDGEMENTS
Eugene City Council and Urban Renewal Aqenc¥ Board
Mayor Jim Torrey
Bonny Bettman
David Kelly
Scott Meisner
Nancy Nathanson
Gary Pape'
George Poling
Jennifer Solomon
Betty Taylor
City of Euqene Staff
Dennis Taylor, City Manager
Tom Coyle, Director of Planning and Development Department
Denny Braud
Sue Cutsogeorge
Mike Sullivan
Richie Weinman
Sarah Zaleski
Consultant
Charles Kupper, Spencer & Kupper, Portland, Oregon
2
TABLE OF CONTENTS
ACKNOWLEDGEMENTS .................................................................................................................................... 2
Chapter 1: Introduction ..................................................................................................................................... 5
Chapter 2: Description of Physical, Social, Economic, and Environmental Conditions in the Plan Area .............. 6
A. Physical Conditions ....................................................................................................................................... 6
B. Social Conditions ......................................................................................................................................... 10
C. Economic Conditions ................................................................................................................................... 10
D. Environmental Conditions ........................................................................................................................... 10
Chapter 3: Expected Impact, Including Fiscal Impact of the Plan, in Light of Added Services or Increased
Population ............................................................................................................................................................ 11
Chapter 4: Reasons for Selection of the Plan Area .......................................................................................... 12
Chapter 5: Relationship Between Existing Conditions and Each Project Activity Undertaken Under the Plan ........ 13
Chapter 6: Estimated Total Cost of Each Project or Activity, Sources of Money, and Anticipated Completion
Date for Each Project or Activity .......................................................................................................................... 13
Chapter 7: Estimated Amount of Money and Anticipated Year in Which Indebtedness will be Retired or
Otherwise Provided For Under ORS 457.420 to 457.460 ....................................................................................... 15
Chapter 8: Financial Analysis of the Plan with Sufficient Information to Determine Feasibility ....................... 16
Chapter 9: Fiscal Impact Statement That Estimates the Impact of the Tax Increment Financing, Both Until and After
The Indebtedness is Repaid, Upon All Entities Levying Taxes Upon Property in the Urban Renewal Area ............. 17
Chapter 910: Relocation Report ................................................................................................................. - 22 -
Chapter 4011: Appendices ........................................................................................................................... - 23 -
Exhibit A - Area Boundary ........................................................................................................................... - 24 -
Exhibit B - Zoning Map ............................................................................................................................... - 25 -
Exhibit C - Projected Margin of Change in Tax Rate .................................................................................... - 26 -
Exhibit D - Prior Program Activities ............................................................................................................. - 27 -
Exhibit F - Prior Income and Expenditure .................................................................................................... - 29 -
3
REPORT ON URBAN RENEWAL PLAN FOR THE CENTRAL EUGENE
(DOWNTOWN) PROJECT
INDEX OF TABLES
Page
Table 1 Area Acres by Generalized Lane Use 7
Table 2 Zoning in Acres 8
Table 3 Condition of Principal Buildings 9
Table 4 List of Project Activities and Their Estimated Cost 14
Table 5 Resources and Requirements of Plan Activities 16
Table 6 Revenue Impact on Overlapping Jurisdictions 19
4
REPORT ON URBAN RENEWAL PLAN FOR THE CENTRAL EUGENE PROJECT
Chapter 1' Introduction
The Fourth Amendment to the Central Eugene Project Urban Renewal Plan makes the
following changes to Report on the Plan:
· Expands and revises the list of project activities to be undertaken
· Provides new cost estimates of project activities to be undertaken
· Extends the duration of the Plan to the year 2029
· Provides new information on the impact that carrying out the Plan will have on other
taxing bodies under Measure 50.
Insertions and additions to the Report on the Plan are shown in italics. Deletions
from the Report on the Plan are shown as strikeeuts.
The City of Eugene has prepared an amendment to the Urban Renewal Plan Update of
the URBAN RENEWAL PLAN FOR THE CENTRAL EUGENE PROJECT (CEP) (ORE
R-18) JULY 1968 and as modified DECEMBER 1968, December 1989, and June 1998.
The Plan Update is reformatted in line with the provisions of Chapter 457 of the Oregon
Revised Statutes. The Plan Update is based on goals and objectives from the City of
Eugene Downtown Plan adopted in Oe~be~984 February 2004. This report
accompanies the Urban Renewal Plan and consists of text, tables, and appendices
The Central Eugene Project area contains approximately 70 acres. The legal
description for the area is in Section 300 of the Plan. The area is further described on
graphic exhibits included in that Plan.
5
Chapter 2: Description of Physical, Social, Economic, and
Environmental Conditions in the Plan Area.
Note: This description and assessment is only current to the identified
dates
A. Physical Conditions
1. Land Use
The Central Eugene Project encompasses about 70 acres. The total
incorporated land area for the City of Eugene,,.,,,oo ,,, '-'~ ,,,~,~', ,',, ~,, ! a~a,,,.,,,, as of
June 2004 is 24r349 26~908 acres. The Central Eugene Project
represents about 0.3 percent. This area combined with the Riverfront
Research Park, approximately ~48 178 acres, equals 2!8 248 acres or
less than one percent of the City's total land area in renewal districts. This
one percent is well within the 15 percent maximum allowed by Oregon
State law.
2. Existin,q Land Use and Zoninq
Table 1 shows generalized land use as of-1984 June 2004 according to 13
categories. Table 2 shows the zoning as of June 2004 according to five
different zoning districts. A description of each use permitted is found in
the City Zoning Code. The Renewal area and zoning maps are located in
the Appendix, Exhibits A and B.
6
Table 1
Central Eugene Project
Area Acres by Generalized Land Use
June 2004 Data
Generalized Land Use Acres
Communication 0.6
Education 0.4
Transportation 1.7
Government 1.4
Wholesale Trade 0.1
Industrial 0.2
Religious, Charitable 0.1
Recreation 6.8
Residential, Multi-Family 1.2
General Services 8.5
Parks 0.9
Retail Trade 19.2
Vacant 0.1
Streets, Alleys, Roads 28.9
1.30
0.02
5.10
4 O~
22.2~
0.06
7
Table 2
Central Eugene Project
Zoning in Acres
June 2004 Data
Zone Description Zoning Acres %
Community Commercial C2 2.7 3.9%
Central Business C3 62.9 89.9%
Historic H 0.3 0.4%
Public Land PL 4.0 5.7%
Special Development -
Downtown Westside
Special Area Zone S 0.1 0.1%
C2 5.6 80
C3 ~ ~
~ ~,~,~ 0.3
, , ~, ,,~,~, ,~/
BI lB, ,kli¢ I on~/ 2.8
3, Conditions of buildinqs and dwellinq units
The conditions of 92 principal buildings, within the Renewal Area are rated
according to the Lane County assessment records, current to the date
shown, The conditions of these buildings are categorized as good, fair, or
poor through a rating system based on a physical inspection and rated
according to a physical depreciation guide, This guide takes into account
the age of the building, Table 3 is a summation, It is assumed that
buildings in poor condition, and some buildings in fair condition, may
require rehabilitation if economically feasible, Some rehabilitation may
have taken place since the inspection date,
Table 3
Central Eugene Project
8
Condition of Principal Buildings
September, 1985 data - LCOG Research Section
Lane County 1982 Physical Depreciation Index
Dwelling
Condition Commercial Units
Good 39 0
Average 30 0
Poor 22 1 (6)
(*) = number of dwelling units
4. Sanitary sewer system
The sanitary sewer system was upgraded as part of the original Renewal
project. This upgrading consisted of relining the existing lines with plastic
pipe liners. Each building was reconnected at that time. The engineering
analysis showed that the existing capacity is sufficient.
5. Water delivery system
According to the Eugene Water and Electric Board, the water delivery
system throughout the original and expanded Central Project Area is in
sufficient condition and of sufficient capacity to support additional
development.
6. Streets, Alleys, Sidewalks, etc.
The major portions of the streets, alleys and sidewalks within the Project
Area were upgraded as part of the original project and remain in good
condition. The remaining areas to be upgraded are adjacent to proposed
development sites and will be rebuilt concurrent with the new
development.
9
B. Social Conditions
According to a 2004 Planning and Development Department analysis t~e
~, there are tiro 196 housing units ~ within the
Central Eugene Project Area
C. Economic Con~tions
7. Value of Property
The 2003/2004 !989/!990 estimated total taxable assessed value for the
entire City of Eugene is approximately $8,713,000,000 ¢'~ '~nn o~'~ ~7
The taxable assessed value "frozen" base for the Riverfront Research
Park Urban Renewal District is $25,259,285 $,?~. The !986/!987
assessed value of the established "frozen" base for the Central Euqene
Prelect is $31,386,991 $39,!90,272. The total assessed value of the base
is $87,446,976 ~ or slightly less than 1% ~ of the
City's total assessed value. This is weft within the 15% fimit imposed by
ORS 457 "~*~'" *~'~ ! 5 ...... , ,,.,ov~ ....... ,~,-,,-~-.,~,4 by ~*°*'~ ~ ....
Based on the 1989 assessment data, the estimated Central Eugene
Project Taxable Assessed Value is $98,218,574.
8. Relationship of the Value of Improvements to the Value of Land
within the Prelect Area
The current relationship of improvement values to land values, based on
1989 assessment records and excluding tax exempt property is 2.68 to 1.
The accepted I/L value ratios of healthy, viable, and prosperous areas in
Oregon cities are 3.0 to 1 and greater.
D. Environmental Conditions
Environmental conditions within the Central Eugene Project Area are not
expected to change. The area has been an established commercial business
area for several years. Most streets, sidewalks, alleys, and sewers are in
place and will be upgraded and maintained. The public park areas within the
project area will be upgraded and maintained. The public park areas within
the project area will be upgraded and maintained as needed. New street
trees are to be planted as part of the project. This landscaping should
provide a positive environmental impact.
10
Chapter 3: Expected Impact, Including Fiscal Impact of the Plan, in
Light of Added Services or Increased Population.
Development within the Project Area is not expected to have a significant impact on the
4-J School system. The zoning criteria of C2 and C3 does not encourage residential
housing. The past experience shows residential complexes developed around the pro-
ject area have focused on adult housing. Based on this experience, there should be no
or minimal impact on the local kindergarten through 12th grade schools. The added
adult population created by such housing projects may impact Lane Community Col-
lege, particularly the Downtown campus, with increased registration.
The Fourth Amendment follows the passage of Ballot Measure 50 and its implementa-
tion rules. In the Measure 50 environment, taxing bodies "forego" revenue produced by
the growth in values over a renewal area's frozen base. The property tax impacts of
carrying out this amended Plan are shown in Chapter 9 of this Report.
Projects within the Renewal Plan have been chosen for the way in which they support
various planning efforts for the downtown area, such as the Downtown Plan. These
planning documents were based on assumptions about the expected need for new and
improved services due to population growth and other factors. The Renewal Plan is
expected to facilitate improvements within the district, according to the overafl planning
efforts for the area.
One of the principal objectives of the Renewal Plan is to improve the existing taxable
property. Areas adjacent to the plan area are also expected to become more viable.
During the period of time when the Renewal Plan is in effect, property values in the
district are estimated to increase by over $160 million.
The development site is expected to have a smafl amount of residential development,
but it is not expected to significantly impact the school system. Projects in the plan
address the expected impacts of area development on police services, transportation,
utilities, and other public services.
The Urban Renewal Agency will use tax increment revenues to carry out the plan. The
use of tax increment revenues will affect the property tax revenues and bonded debt tax
rates of other taxing jurisdictions that share assessed value with Eugene's Urban
Renewal Agency. The tax impacts of the Renewal Plan are discussed in detail in Chap-
ter 9 of this report.
11
Many other positive impacts are expected from completion of the projects included
within the Renewal Plan, such as:
· Better connections between major areas of the downtown, such as the core area,
the riverfront area, and the University of Oregon
· Higher concentration of mixed uses in the plan area, including government, retail
and commercial businesses
· More public amenities, such as parks, plazas, recreation areas, and parking
Chapter 4: Reasons for Selection of the Plan Area.
The plan area of the Central Eugene Project was adopted in '1968. This area
was selected after comprehensive community process under the guidance of the
Federal Department of Housing and Urban Development (HUD).
The goals of the Central Eugene Project are reducing blight and improving the function,
condition, and appearance of the plan area.
According to ORS 457. 010, "blighted areas" means areas that, by reason of deteriora-
tion, faulty planning, inadequate or improper facilities, deleterious land use or the exist-
ence of unsafe structures, or any combination of these factors, are detrimental to the
safety, health or welfare of the community. A blighted area is characterized by the exist-
ence of one or more of the following conditions:
(a) The existence of buildings and structures, used or intended to be used for living,
commercial, industrial or other purposes, or any combination of those uses, that are
unfit or unsafe to occupy for those purposes because of any one or a combination of the
following conditions:
(A) Defective design and quality of physical construction;
(B) Faulty interior arrangement and exterior spacing;
(C) Overcrowding and a high density of population;
(D) Inadequate provision for ventilation, light, sanitation, open spaces and
recreation facilities; or
(E) Qbsolescence, deterioration, dilapidation, mixed character or shifting of uses;
(b) An economic dislocation, deterioration or disuse of property resulting from faulty
planning;
(c) The division or subdivision and sale of property or lots of irregular form and shape
and inadequate size or dimensions for property usefulness and development;
(d) The laying out of property or lots in disregard of contours, drainage and other physi-
cal characteristics of the terrain and surrounding conditions;
12
(e) The existence of inadequate streets and other rights of way, open spaces and
utilities;
(f) The existence of property or lots or other areas that are subject to inundation by
water;
(g) A prevalence of depreciated values, impaired investments and social and economic
maladjustments to such an extent that the capacity to pay taxes is reduced and tax
receipts are inadequate for the cost of public services rendered;
(h) A growing or total lack of proper utilization of areas, resulting in a stagnant and
unproductive condition of land potentially useful and valuable for contributing to the
public health, safety and welfare; or
(i) A loss of population and reduction of proper utilization of the area,
resulting in its further deterioration and added costs to the taxpayer for the
creation of new public facilities and services elsewhere.
Chapter 5: Relationship Between Existing Conditions and Each
Project Activity Undertaken Under the Plan.
All public improvements, building rehabilitation loan programs, administrative and tech-
nical support, property acquisition and redevelopment authorization, and relocation
activities (if any) set forth in Section 600 of the Plan are intended to correct the defici-
encies described in Chapter 2 of this report.
Chapter 6: Estimated Total Cost of Each Project or Activity, Sources
of Money, and Anticipated Completion Date for Each Project or
Activity.
The Fourth Amendment to the Plan inserts a new Chapter 6 into the Report on the
Plan, showing in table format the project activities to be carried out following the
adoption of the amendment and the estimated cost. Some of the activities describ-
ed in Chapter 6 of the original plan have been completed, while others are incom-
plete, or are no longer under consideration. The list of activities in the table in
Amended Chapter 6 will allow completion of projects from the original list, as they
are deemed appropriate to project objectives. The list of project activities from
Chapter 6 of the original Report on the Plan is shown in Exhibit D of this Report on
the Plan.
Table 4 on the next page shows that urban renewal financing is estimated to
provide $18.6 million of funding out of an estimated total of almost $105 million of
public and private financing from FY05 through FY29 when the district terminates.
13
Table 4 - List of Project Activities and their Estimated Cost
Project Activity Total Estimated Cost
Public Improvements
1. Street, curb & sidewalk improvements $4,000,000
2. Public utilities 7, 500, 000
3. Streetscape projects 2, 500, 000
4. Pedestrian, bike & transit improvements 4, 000, 000
5. Public parks, public plazas, rest rooms, and open spaces 5, 000, 000
6. Public parking and public transportation facilities 7, 000, 000
7. Other public facilities 7, 000, 000
Total Public Improvements $37,000,000
Off-site Facilities (included in other categories) --
Acquisition & Redevelopment
1. Property acquisition $17, 500, 000
2. Property redevelopment 10, 000, 000
Total Acquisition & Redevelopment $27,500,000
Relocation Activities (included in acquisition) --
Administrative Activities (through F¥10) $5, 425, 000
Development & Redevelopment 25, 000, 000
Rehabilitation & Conservation 10, 000, 000
TOTAL PROJECTS - Afl Funding Sources $104,925, 000
Projects Funded from Urban Renewal Agency through FYIO $~8,550,000
Projects Funded from Private Sources and Other Federal, State and $86,375,000
Local Government Resources
Total Funding for Afl Projects $104,925, 000
Project activities shown in Table 4 will begin in fiscal year 2004-05. Decisions on
priorities of funding for project activities will be made by the Eugene Urban Renewal
Agency in its annual budget process, and regular Agency meetings, afl of which are
open to the public. Afl urban renewal funded activities will be completed by the
termination date of this Plan in Fiscal Year 2028-29.
14
Chapter 7: Estimated Amount of Money and Anticipated Year in Which
Indebtedness will be Retired or Otherwise Provided For Under ORS
457.420 to 457.460.
Table 5 sets out the estimated costs of the projects to be completed under the Renewal
Plan. The total cost of afl projects is estimated at almost $105 million between FY04-05
and FY28-29. The projects will be funded with a combination of urban renewal tax in-
crement financing under ORS 457 and other sources. The Urban Renewal Agency
expects to apply for funding from other federal, state and local grants in order to com-
plete the projects. Private developers will fund some of the project costs. In addition,
the public facilities included within the plan may also be funded in part with other public
funds, such as systems development charges and general obligation bonds, among
other sources.
The project activities will begin immediately in FY04-05 and will continue through the
final year of the Renewal Plan, in FY28-29. In order for the renewal district to complete
afl programmed activities and retire any outstanding bonded indebtedness, the maxi-
mum indebtedness figure will need to be increased in the future, however. When the
Central Eugene Project plan was amended in June of 1998, the City Council added a
maximum indebtedness figure of $33 million to the plan. That figure was based on the
estimated cost of building a new main library, plus continuation of the administrative
costs in the district, preparing annual financial statements, disposing of the Sears
building, overseeing completion of the Broadway Place and Overpark elevator projects,
and administering the loan portfolio. It excluded existing debt.
Based on the estimated cash flow for the district between now and FY09-10, it is ex-
pected that the current maximum indebtedness figure will be insufficient to cover anti-
cipated expenditures for projects. The maximum indebtedness figure is not being
considered for revision at this time because such a change in the Plan would result in a
loss of the "grandfather" status of the district under Measure 50.
The Plan includes a review in 2009. At that time, it will be necessary for the review to
include consideration of a change in maximum indebtedness in order to carry out addi-
tional tax increment financing projects within the plan area. Chapter 8 sets out more
details about the financial feasibility of the Renewal Plan, along with projected revenues
and expenditures through FY09-10.
The timing and amounts for individual project activities will be determined by the Urban
Renewal Agency each year during the annual budget process. An advisory committee
with citizen participation will provide advice on improvements to the district and the
expenditure of funds. Completion dates for individual activities may be affected by
changes in local economic and market conditions, changes in the availability of tax
increment funds, and changes in priorities for carrying out project activities.
15
Chapter 8: Financial Analysis of the Plan with Sufficient Information to
Determine Feasibility.
The financial analysis of the plan shown in Table 5 includes the anticipated tax increment
revenues and the indebtedness capacity of those revenues. The analysis shows that the
anticipated tax increment revenues are based on reasonable projections of new develop-
ment and appreciation in existing property values, and that the projected tax increment
revenues are exceed the amount of maximum indebtedness that can be incurred under the
Renewal Plan between now and FY09-fO.
The projection of tax increment revenues is based on the foflowing assumptions:
· Existing property assessed values will increase by 3% per year.
· New development will add assessed value of $2 million each year.
· For the most part, tax rates for the overlapping jurisdictions are projected to remain
constant. Exceptions are: the special levy for the Downtown Urban Renewal District
will expire in FY09-10; and the Youth & Schools Activities Local Qption Levy will expire
in FY07-08.
The projections result in total resources between FY04-05 and FY09-fO of just under $33
million. These revenues will support the $33 million of existing maximum indebtedness
adopted on June 1998, as weft as other expenditures in the plan. The expenditures under
the Renewal Plan were based on the following assumptions:
· Project activities are distributed throughout the Renewal Plan period based on available
funds. The timing of individual projects will vary depending on a variety of factors, as
explained in Chapter 7 of this report.
· Administrative activities, including an allocation of central service overhead costs, will
increase due to inflation of 3% per year.
· The Urban Renewal Agency will continue to carry a reserve equal to the annual debt
service on the library bonds until those bonds are fully paid off, as well as a balance
equal to two months of operating costs each year, per City of Eugene financial policy.
16
Chapter 9: Fiscal Impact Statement That Estimates the Impact of the
Tax Increment Financing, Both Until and After The Indebtedness is
Repaid, Upon All Entities Levying Taxes Upon Property in the Urban
Renewal Area.
Taxing bodies that overlap with the Urban Renewal Agency are affected by the use of tax
increment funds to implement the Renewal Plan. When a district is first created, the
assessed value within the boundaries is established as the "frozen base". In theory, if
urban renewal efforts are successful, the value of the district will grow above the base.
That increase is called the "incremental value" or "excess value". Property taxes from the
overlapping jurisdictions (schools, general governments, bonds) are then divided between
the jurisdictions that continue to receive taxes on the frozen base, and the urban renewal
agency that receives taxes on the incremental value.
Urban renewal does not directly affect an individual school system's budget because
schools are funded by the state on a per-pupil basis. On a state-wide basis, if there are
less tax revenues going to schools because of urban renewal districts, then the state
provides more general funds to make up the per-pupil funding for all the schools.
For other taxing jurisdictions, the share of property taxes from the "excess value" or
"incremental value" is not collected by the overlapping jurisdictions during the period of an
active district. Urban renewal nominally affects voter-approved local option levies and
bonds because the affected district has less property value to levy taxes against, resulting
in slightly higher tax rates.
The incentive for the overlapping districts to support urban renewal is higher property tax
revenues in the long run. When the district is ended, the overlapping taxing districts are
able to tax the entire value within the district. Under the theory of urban renewal, this value
is higher than it would have been if there had been no district in effect.
The estimated amount of urban renewal taxes to be divided over the term of the Renewal
Plan (net of discounts, delinquents, etc.) is shown in the following chart. Only the perm-
anent tax rates of the overlapping jurisdictions are considered in this analysis because
local option levies and bonded debt tax rates will vary from year to year, and may not con-
tinue throughout the term of the Renewal Plan. As can be seen, in FY04-05, it is estimat-
ed that the City of Eugene would forego about $830,000 of revenue because of the Central
Eugene Project Urban Renewal District. In FY29, when the district is terminated, the City
of Eugene is estimated to receive $1.9 million of additional tax revenue. Lane County is
estimated to forego $150,000 of revenue in the first fiscal year, and to benefit by $340,000
of additional tax revenue when the district is terminated in FY29. The combined school
districts are estimated to forego $660,000 of revenue in the first fiscal year, and to benefit
by $1.5 million of additional tax revenue when the district is terminated in FY29. As men-
tioned above, however, the impact on schools is really an impact on the state's budget
because schools are mainly funded on a per-pupil funding formula rather than by the level
of property tax dollars generated within their boundaries.
17
Because the Central Eugene Plan took steps to be "grandfathered" under the provisions of
Measure 50, the district is allowed to levy a higher amount of taxes than would otherwise
be allowed for the existing life of the district. The base amount allowed to be levied is the
"division of tax" levy, which is equal to the incremental property value in the district times
the overlapping tax rate for al/jurisdictions (City, County, schools, bonds). In addition, the
"grandfather" provision allows the Central Eugene Project to levy a "special levy" in order
to protect the level of property tax collections after implementation of the provisions of
Measure 50. In FY04, the special levy tax rate was $0.2014/$1000 of A V and the "division
of tax" levy is $0.24 71, for a total of $0.4485/$1000 of A V for the Central Eugene Project.
When the current district termination date is reached in FYfO, the district will no longer
qualify for the special levy and taxes will go down for Eugene taxpayers.
Table 6, on the following pages, provides details of the impact of carrying out the
Fourth Amendment to the Plan.
18
Chapter 910: Relocation Report
A. Requirement
An analysis of the existing residences of businesses required to relocate
permanently or temporarily as a result of Agency actions under ORS 457.170.
Response
The plan provides for the acquisition and/or property. However, no specific
occupied residence, business, or any other occupied properties are proposed
for acquisition. Although, depending on how the Central Eugene Project is
developed, certain transportation scenarios may require business and/or
resident relocation.
B. Requirement
A description of the methods to be used for the temporary or permanent
relocation of persons living in and businesses situated in, the Urban Renewal
Area in accordance with ORS 281.045 through 281.105.
Response
No specific relocation activity is anticipated in the plan. However, relocation
activities and assistance would be provided in accordance with ORS 281.045
through 281.105.
C. Requirement
An enumeration, by cost range, of the existing housing units in the plan area
to be destroyed or altered and new units to be added.
Response
No specific existing housing units are proposed to be removed by actions of
this plan. However, voluntary housing rehabilitation programs have been
provided by proposing a rehabilitation loan fund, where and if and when funds
are available, housing owners may, at their option, avail themselves of below-
market rehabilitation loans. Such loans may be made directly by the Renewal
Agency or by local financial institutions which participate in loan programs
involving the joint participation of the Agency and local financial institutions.
- 22 -
D. Requirement
A description of new residential units which are likely to be constructed within
the urban renewal area.
Response
Some new residential units are expected to be constructed within the plan
area. The development site at 11th and Willamette Street is expected to
contain residential housing units.
Chapter !011' Appendices
Exhibit A: Urban Renewal Boundary
Exhibit B: Zoning District Map
Exhibit C: Projected Margin of Change in Property Tax Rates
Exhibit D: Urban Renewal Site Development Design Guidelines
Exhibit E: Program Activities from Prior Version of Plan Report
Exhibit F: Income and Expenditure Analysis from Prior Version of Plan Report
- 23 -
Exhibit A - Area Boundary
Central Eugene (Downtown) Urban Renewal Boundary
6th Avenue
6th Avenue
7th Ave~lu(
7th Avenue
8thAvenue 8th Avenue
Broadway
loth Avenue
toth Avenue
llth Avenue
llth Avenue
- 24 -
Exhibit B - Zoning Map
Central Eugene (Downtown) Urban Renewal Boundary
6th Avenue
7th Avenue
8th Avenue 8th Avenue
--'/ ----
Broadway
Broadway
· -- -- lothAvenue
? C-2 ~ C-3 ~ S ~ S-. I~ PL
- 25 -
Exhibit C - Projected Margin of Change in Tax Rate
Projected IVlargin of Change in Property Tax Rates (original report on the
plan)
Existing Renewal District Only
Year 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20
Fiscal Year 90 91 92 93 94 95 96 97 98 99 100 101 102 103 104 105 106 107 108 109
City of Eugene 0.21 0.21 0.25 0.29 0.31 0.31 0.32 0.32 0.33 0.33 0.34 0.34 0.35 0.36 0.36 0.37 0.37 0.38 0.38 0.39
4-J School Dist 0.32 0.32 0.37 0.43 0.47 0.47 0.48 0.49 0.50 0.50 0.51 0.52 0.52 0.54 0.55 0.56 0.56 0.57 0.58 0.59
LOC 0.02 0.02 0.02 0.02 0.02 0.02 0.03 0.03 0.03 0.03 0.03 0.03 0.03 0.03 0.03 0.03 0.03 0.03 0.03 0.03
County 0.01 0.01 0.01 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02
Metro VVVV 0.01 0.01 0.01 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02
ESD High 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
ESD Elem 0.00 0.00 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01
0.58 0.58 0.68 0.79 0.85 0.86 0.87 0.89 0.90 0.91 0.92 0.94 0.95 0.98 1.00 1.01 1.02 1.04 1.05 1.06
Assumptions
Renewa/ District Va/uation Growth Rate, years 1 - 3: 0%
Renewa/ District Va/uation Growth Rate, years 4 - 20: 1%
Other Districts Va/uation Growth Rate, years 1 - 20: 3%
Tax Base Growth Rate: 6%
New Construction Rate: See DRAFT ESTIMATE INCOME & EXPENDITUE ANAL YSIS ASSUMPTIONS
- 26 -
Exhibit D - Prior Program Activities
Program Activities from Prior Version of Plan Report
The following program activities are provided for in the plan and are more fully
described below. Costs are estimated in ~1989 dollars. The projects are not prioritized.
The costs are predesign estimates and represent the high range of the projected cost.
The primary funding sources are tax increment cash flow and tax increment bonding.
FYg0 is considered to be year one.
Parking Facility Loans
· Parl~inq Facility, 8th and Willamette. Construction of a parking facility in
conjunction with the development of the parcel at 8th and Willamette. Estimated
Tax Increment contribution, $5,000,000 in year one.
· Parl~inq Facility, ~1 ~th and Willamette. Loan for construction of a parking facility as
part of the development at ~1 ~th and Willamette. Estimated loan $~1,000,000 in
year one.
Public Space Improvements
· Public Riqht-of-Way Redesi.qn. Redesign of Willamette Street between 8th and
~ 0th~ Olive between 8th and ~10th~ and Broadway between Willamette and Oak in
accordance with the Mall Improvement Design Concepts, and to relate to future
development along the street. Estimated cost, $2,~100,000 in year two and three.
· Existin.q Plaza Redesiqn and Downtown Mall Restroom Development. Redesign
of the plaza at the Broadway and Willamette intersection in accordance with the
Mall Improvement Design Concepts. Development of new handicapped
accessible public restrooms within the mall area. Estimated cost, $350,000 in
year three.
· Various Downtown Sidewal~Frontaqe Improvements, Site Preparation. Improve
streets, street frontages, alleys, sidewalks, benches, lights, landscaping, signing
for the handicapped, etc. in areas within Renewal District concurrent with site
development. Estimated cost, $700,000 in years one and two.
· Various Downtown Sidewal~Frontaqe Improvements. Improve street frontages,
alleys, sidewalks, benches, lights, landscaping, signing for the handicapped, etc.
in areas within or directly benefiting Renewal District. Estimated cost, $350,000
in various years.
- 27 -
· Various Undesignated Capital Proiects. Reserve for various undesignated
capital projects in future years. Estimated cost, $3,600,000 in years nine through
twenty.
Development
· Various Undesi.qnated Capital Projects. A reserve to be available for various
undesignated capital projects in future years dependent on development and
budget availability. Would provide financing contributions for projects which
could include, but not limited to, transportation facilities, parking facilities, library,
etc. Estimated reserve set aside $15,000,000 to $25,000,000 in years three
through twenty.
· Awninqs/Raincover, Facades, and Tool Kit Loans. Grant and/or loan funds to be
used to encourage businesses abutting public areas within the Renewal District
to improve the existing pedestrian raincover system and building facades, to
leverage private investment and development in the downtown. Estimated cost,
$800,000 in various years.
· Buildinq Rehabilitation/Reuse Loans. Loans used to repair, rehabilitate, make
improvements and encourage reuse of existing buildings. Estimated cost,
$550,000 in years one and four.
- 28 -
Exhibit F - Prior Income and Expenditure
Income and Expenditure Analysis from Prior Version of Plan Report
or'oo Tko o,,'.'h ~ol ~vr',~n,-li'l-~ ~r'~ ,...,~c ~c~ ~n,-Io w,,.ill I-,~ r'~,..,i~.,~,,.~,-I ~o,,'.k ,..,~or' in 'l-k~ I-..-I.,'~'1- r',r','",,,'.~oo
£stimatod Incomo and £~pondituro Analysis
Revenues (thousands) Expenditures (thousands)
Summary
Bonds Admin Annual
and and Balance
Fiscal Tax Other Public Loan Debt Tech Carried
Year Year Incrmt Int Funds Imprv Programs Svc Svc Forward
1 89/90 1,783 287 7,000 6,350 1,400 1,599 375 4,386
2 90/91 1,822 386 1,000 1,350 400 1,595 390 3,859
3 91/92 2,213 344 4,250 5,700 200 2,414 406 1,947
4 92/93 2,666 35 0 0 125 2,463 422 1,639
5 93/94 2,974 191 0 0 50 2,468 439 1,847
6 94/95 3,126 166 2,250 0 2,300 2,733 456 1,899
7 95/96 3,171 183 0 0 50 2,723 474 2,005
8 96/97 3,217 187 0 0 25 2,961 474 1,948
9 97/98 3,263 195 0 0 25 2,957 474 1,949
10 98/99 3,309 191 0 0 25 2,960 474 1,990
11 99/00 3,356 197 0 0 0 2,958 427 2,154
12 00/01 3,403 207 1,750 1,750 0 3,233 384 2,148
13 01/02 3,451 207 0 0 0 3,014 346 2,447
14 02/03 3,570 231 0 0 0 2,743 311 3,192
15 03/04 3,620 290 6,250 0 6,250 3,237 280 3,585
16 04/05 3,670 322 0 0 0 3,237 252 4,088
17 05/06 3,720 362 0 0 0 3,237 227 4,707
18 06/07 3,771 412 2,750 0 2,750 4,066 204 4,620
19 07/08 3,823 405 0 0 0 4,066 184 4,598
20 08/09 3,875 403 0 0 0 4,066 165 4,645
SUBTOTAL 63,803 5,198 25,250 15,150 13,600 58,730 7,164
TOTAL 94,251 94,644
- 29 -