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Home My WebLink AboutItem 1: Ordinance on Downtown Urban Renewal Amendment ECC UGENE ITY OUNCIL AIS GENDA TEM UMMARY Public Hearing: Ordinance Adopting an Amended Urban Renewal Plan for the Downtown Urban Renewal District Meeting Date: April 19, 2010 Agenda Item Number: 1 Department: Planning & Development Staff Contact: Amanda Nobel Flannery www.eugene-or.gov Contact Telephone Number: 541-682-5535 ISSUE STATEMENT The public is invited to comment on a proposed ordinance to amend the Central Eugene Project (Downtown) Urban Renewal Plan. On March 8, 2010, the Urban Renewal Agency (URA) Board initiated amendments that include increasing the maximum indebtedness by $16.15 million to a total of $49.15 million, expanding the boundary to include the potential Veterans Affairs (VA) clinic site, and terminating the Downtown District as soon as sufficient funds are collected to pay for the package of projects (Lane Community College’s new downtown campus, public safety improvements and increased police staffing, VA Willamette Street Clinic, and Park Blocks improvements for the Farmers’ Market.) BACKGROUND On March 8, 2010, the URA Board of Directors initiated a process to amend the Downtown Urban Renewal Plan as a funding option for the package of downtown projects. The proposed amendments would 1) increase the maximum indebtedness (spending limit) to cover the four specific projects, 2) expand the District boundary to be able to provide assistance for the VA project, and 3) terminate the Downtown District as soon as sufficient funds are collected to pay for those projects. (See Attachment A for a summary of council discussions and actions and public involvement over the past year.) School District 4J Also on March 8, the URA Board requested the City Manager complete analysis of the financial impact on School District 4J from the Downtown District continuing to collect property tax revenue and, should there be a financial impact, to come back with ways to keep 4J whole, either through the exchange of services or through financial help. The analysis concludes that 4J is better off financially if the Downtown District continues to collect tax increment funds than it would be if tax increment financing were terminated. The net benefit to 4J is about $117,000 annually from having the Downtown District in place. Alternatively, 4J would lose about $117,000 annually and gain a one-time payment of $30,000, if the Downtown Urban Renewal District were terminated. An explanation of the three impacts to 4J from Downtown Urban Renewal District tax increment collections are: 1.On-going Operating Funds = on-going gain of <$20,000 if the Downtown District were terminated: The State determines operating budgets for each school district based on the number of pupils. If the money is not available from local property taxes, the State will make up the difference. In FY10, the Downtown District diverted $550,000 of local property taxes that Z:\CMO\2010 Council Agendas\M100419\S1004191.doc would have gone to 4J. The State made up the difference. If the Downtown District had not diverted those funds, the State would have had the additional $550,000 to allocate as it chose. Had the State chosen to keep the money in education, $20,000 would have returned to 4J to be used for educational purposes based on the applicable statewide school funding formula. The rest would have gone to other school districts around the state. 2.Collection Capability of the Local Option Levy = on-going loss of $137,000 if the Downtown District were terminated: The County Assessor analyzed what would happen if the Downtown District stopped collecting property tax revenue. The County Assessor’s estimate is that 4J would lose about $137,000 of local option levy proceeds annually if the Downtown District were to no longer collect tax increment funds. Local option levy proceeds are extra dollars that 4J can put towards educational purposes that are not offset under the state funding formula. The loss occurs because taxes that are currently counted under the “general government” category for Measure 5 tax rate limitations (i.e., the “school property tax dollars” that now go to urban renewal) would move into the “schools” category. When that happens, the schools category of taxes must be reduced for a number of individual properties within the City because schools are already collecting as much as they can under Measure 5 limits for those properties. State law says that local option levy proceeds are the first to be reduced in the event of compression. 3.Availability of One-Time Funds = one-time gain of $30,000: If the Downtown District were to stop collecting tax increment funds, there would also be a return of any excess tax increment funds collected by the Downtown District to the overlapping taxing districts. The estimated gross amount to be returned to 4J would be about $1 million. Staff have confirmed with the State that this would not represent additional money to be spent on education in 4J; rather, it would go through the state school funding formula, and 4J would receive about 3% of the total (or about $30,000) on a one-time basis. The rest would be split among school districts across the state. Amendment Information The Downtown Urban Renewal District was created in July 1968. The plan has been amended four times, most recently in 2004. Two of those amendments extended the life of the district, and two of those amendments made other changes that did not extend the district life. The proposed plan includes a summary of the past amendments. State law requires a “substantial plan amendment” for the council to increase the maximum indebtedness. The substantial amendment process requires a mailed notification to all Eugene property owners; review by the Planning Commission; notification to other impacted taxing districts; and a public hearing. The proposed ordinance containing the 2010 amendments is included as Attachment B. (The proposed plan as amended and the report on the plan are included as Exhibit A to the ordinance.) Public Notice The overlapping taxing districts were notified in writing (March 12, 2010) and have until April 30 to provide comments. The Lane County Board of County Commissioners (BCC) reviewed an urban renewal presentation from the County Assessor on April 7. The BCC indicated that they will provide written comments. Z:\CMO\2010 Council Agendas\M100419\S1004191.doc A public notice was mailed to Eugene property owners on March 19. The Planning Commission discussed the amendments on March 29 and adopted a motion recommending “council approval of the amendments based on the Planning Commission’s review of the proposed new boundary and the four new projects contemplated in the plan with respect to their consistency with the City’s land use policies. The motion does not include consideration of the financial aspects of the plan.” (Passed 5:1 Warness opposed). The Eugene Redevelopment Advisory Committee (ERAC) reviewed the proposed amendments on April 8 and voted in support of the proposed plan amendments. ERAC also indicated that, given the proposed conclusion of the Downtown District, the council should begin a process to identify alternative program(s) and tools to support long-term, desirable downtown improvements such as new housing. The final public notification element that is required by statute is this public hearing. Maximum Indebtedness Maximum indebtedness refers to a total spending limit during the life of the plan. For Eugene, the maximum indebtedness was adopted in 1998 and spending towards that limit began in fiscal year 1999. The current “maximum indebtedness” of $33 million has almost been fully spent, with about $26 million Adopting a “maximum indebtedness” figure does not authorize or obligate the spent on the library. district to enter into debt. Rather, it allows current and future URA Boards to have the ability to fund projects over time, either with cash or by issuing debt. Expanding the District boundary allows the th Agency to provide financial assistance to the 12 & Willamette clinic location if the VA selects that site. Increasing the maximum indebtedness and expanding the boundary will allow the URA to increase its financial capacity to fund the four projects. Collectively, the projects will foster a vibrant downtown and boost the local economy. Timeline The council is scheduled to review comments received from the public hearing, Planning Commission, and taxing districts at a work session on May 10. The council action on the plan amendments is scheduled for May 24, 2010. RELATED CITY POLICIES Downtown revitalization and the projects referenced in this material are supported by the Downtown Plan, the council’s 2009 Vision & Goals, and a number of plans and reports related to downtown. A number of financial policies would guide the creation of the final finance plan, including the City’s debt policies. COUNCIL OPTIONS None. Public hearing only. CITY MANAGER’S RECOMMENDATION None. Public hearing only. SUGGESTED MOTION None Z:\CMO\2010 Council Agendas\M100419\S1004191.doc ATTACHMENTS A.Summary of Council Discussions/Actions and Public Involvement on Economic Development & Downtown B.Proposed Ordinance Amending the Urban Renewal Plan (Exhibit A: Proposed Downtown Urban Renewal Plan and Accompanying Report) FOR MORE INFORMATION Finance Contact: Sue Cutsogeorge, Finance Director Telephone: 541-682-5589 Staff E-Mail: sue.l.cutsogeorge@ci.eugene.or.us Development Contact: Amanda Nobel Flannery, Development Analyst Telephone: 541-682-5535 Staff E-Mail: amanda.nobelflannery@ci.eugene.or.us Z:\CMO\2010 Council Agendas\M100419\S1004191.doc ATTACHMENT A Summary of Council Discussions/Actions and Public Involvement on Economic Development & Downtown City Council’s discussion of downtown revitalization is part of a larger conversation on local economic development actions. Part I provides a summary of discussions and decisions related to downtown from the past year. Part II is a summary of public involvement on downtown revitalization and the proposed downtown urban renewal plan amendments. PART I March 8, 2010: Council reviewed four funding options for the downtown revitalization projects. Council moved to forward to the Planning Commission and overlapping taxing districts the proposed amendments to the Downtown Urban Renewal Plan, consistent with the draft plan and report included in Attachments K and L (passed 6:2 Brown, Taylor opposed). Council also requested the City Manager to complete the analysis on the financial impact on 4J and, should there be a financial impact, to come back with ways to keep 4J whole, either through the exchange of services or through financial help (passed 6:2 Brown, Taylor opposed). February 22, 2010: Council resumed discussion of the remaining motions that were already on the table from the February 10 work session and voted as follows: 1.d. Present to the Urban Renewal Agency Board for its review a proposed amendment to the downtown urban renewal plan that would 1) restrict the use of tax increment funds and increase the spending limit to pay for (i) the Broadway Place Garages’ debt, thereby freeing up funds for additional police officers for downtown public safety and property crime reduction, and (ii) not more than three other projects if their inclusion is approved by later motions, and 2) terminate the downtown urban renewal district as soon as the projects are paid for or sufficient funds are collected to fund those projects. In addition, present to the council, at the same time that the City Manager brings forward a draft amendment to the urban renewal plan, an analysis of both a local option levy and a general obligation bond, instead of tax increment financing, to fund the specified projects. (Passed 6:2 Brown, Taylor opposed) 1.e. Bring back to council this spring a proposed ordinance requiring vacant properties to pay Downtown Service District fees; and (Passed 7:1 Clark opposed) 1.f. Work with Downtown Eugene, Inc. and the Chamber of Commerce on partnerships and other funding strategies with a goal of achieving $350,000 in revenue. (Passed 6:2 Brown, Taylor opposed) 1g: Direct the City Manager to limit new annual expenditures for the downtown safety initiative to $2.2 million. (Passed 7:1 Clark opposed) th 2. Include for the proposed downtown Lane Community College development at 10 and Charnelton $8 million as part of a proposed urban renewal plan amendment, local option levy, and general obligation bond, a portion of which can facilitate a public plaza or open space area at that site and potentially a downtown public safety substation. (Passed 6:2 Brown, Taylor opposed) 3. Include as part of a proposed urban plan amendment, local option levy, and general obligation bond, an additional $500,000 for improvements to the Parks Blocks to enhance that area for the Farmers’ Market. (Passed 5:3 Brown, Solomon, Taylor opposed) 4. If the VA pursues PeaceHealth’s Willamette Street site for a new VA Clinic, include the VA Clinic as part of a proposed urban renewal plan amendment, local option levy, and general obligation bond. (Passed 6:2 Brown, Taylor opposed) 5. Pursue additional grant opportunities for steam conversion and electric vehicle charging stations. (Passed 8:0) 6. To look for all other possible sources of funding for the LCC project, aside from a GO bond or levy and excluding the use of Facility Reserves, and including the Urban Renewal funds we currently have. (Passed 7:1 Brown opposed) February 10, 2010: Council reviewed the City Manager’s recommendation for downtown projects and funding options. Council adopted three motions prior to postponing the remainder of the discussion to February 22. 1. a. Use $100,000 of one-time existing urban renewal dollars to purchase and install additional lighting downtown and $100,000 of one-time dollars (½ from telecomm and ½ from existing urban renewal) to purchase automated behavior crime reporting software and cameras, but only after the Council approves the Manager’s plan for number, location, use and on-going costs of the cameras, after considering the cameras expected effectiveness in deterring crime. (passed 8:0) 1. b. Pursue use of Springfield jail beds to include the exchange for Springfield’s use of Eugene Fire’s Training Center. (Passed 5:3 Brown, Taylor, Zelenka opposed) 1. c. Include in the Manager’s proposed FY11 budget $500,000 of the City’s HSC contribution for partial funding of the downtown safety initiative, including additional services like Cahoots. (passed 8:0) Moved to postpone (Passed 6:2 Brown, Taylor opposed) January 11, 2010: Council reviewed funding options and discussed connections between options and seven specific projects. December 14, 2009: Council reviewed eight specific projects to implement the four strategies for downtown revitalization. October 21, 2009: Council approved continuing downtown discussions according to a set revitalization process and requested staff to return with specific projects and potential tools to implement four strategies for downtown revitalization. September 14, 2009: On September 14, council reviewed initial results of a downtown revitalization survey conducted by Strategy Research Institute. Similar to the survey conducted the prior year for the road bond, the downtown survey was conducted to provide specific information on the level of community support for particular policies and actions under consideration. The full set of survey questions, response percentages, and a sample cross tabulation by council ward were attached to a memo for council dated October 1. August 10, 2009: At a workshop, council discussed and categorized desired downtown outcomes after reviewing a summary of the current downtown-related policies, plans, and prior public involvement efforts. Following the workshop, staff compiled councilors’ outcomes into collective statements using the model from the City Council Consensus Workshop Report February 6-7, 2009 prepared by Consensus Associates. July 8, 2009: Council held a follow-up work session on methods to reinforce existing programs and businesses downtown and to create a series of stimulus actions to strengthen the City’s role in community economic development. No formal action was taken; however, council did express interest in talking about desired downtown outcomes prior to resuming discussion on the various tools available for achieving those outcomes. April 13 & May 27, 2009: Council completed an initial review of possible local stimulus actions on April 13. On May 27, council approved actions on three economic development related items: 1) sale of surplus City real estate for identified development projects, 2) initiation of amendments to extend the expiration period for approved land use applications, and 3) consideration of an amendment to the Downtown Urban Renewal Plan. [On November 9, council approved extending the life of approved land use applications to help projects that may have stalled during difficult economic conditions. The ordinance provides a one-time, automatic three-year extension for certain land use applications that have already gone through a public process and been approved by the City. Council received a memo on strategies for the sale of surplus property dated December 3.] January 2009: Council unanimously approved a City of Eugene Mayor and City Council Economic Development Statement. PART II – Summary of Public Involvement on Downtown Revitalization & Proposed Downtown Urban Renewal Plan Amendments April 8, 2010: The Eugene Redevelopment Advisory Committee (ERAC) reviewed the proposed amendments and voted in support of the proposed plan amendments. ERAC also indicated that, given the proposed conclusion of the Downtown District, council should begin a process to identify alternative program(s) and tools to support long-term, desirable downtown improvements such as new housing. March 29, 2010: Planning Commission discussed the proposed amendments and adopted a motion recommending council approval of the amendments based on the Planning Commission’s review of the proposed new boundary and the four new projects contemplated in the Plan with respect to their consistency with the City’s land use policies. The motion does not include consideration of the financial aspects of the plan. (Passed 5:1 Warness opposed). February 2010: As of April 3, the Vibrant Eugene website had 1,073 visitors. January 2010: Staff held two open house events to share information and gather feedback on the potential projects (January 6 and 7) and gathered additional feedback through an online survey. The LCC project received the most support. The downtown parking improvements project received the least amount of support. On January 28, ERAC considered the projects and supported a priority ranking of LCC, Business Assistance & Housing, VA Clinic, and Safety, as the top four projects. Staff also presented the projects to the Sustainability Commission on January 20 and attended the January 21 Downtown Neighborhood Association meeting to provide an update on council’s progress. November 2009: Vibrant Eugene website and surveys were promoted at First Friday Artwalk with an incentive of Hult Center ticket drawing for survey respondents. The local KVAL news station held a televised town hall on downtown revitalization and safety. December 2010: ERAC met to review proposed downtown projects. The Vibrant Eugene website added an online community discussion board (http://vibranteugene.activeboard.com/index.spark). October 2009: Vibrant Eugene website (www.vibranteugene.org) was launched providing information on downtown revitalization efforts and opportunities, an on-line survey to collect public input and a Downtown Eugene twitter (http://twitter.com/DowntownEugene). ERAC reviewed the downtown revitalization survey results and the proposed downtown strategies of jobs and redevelopment, safety, parking, and arts and amenities. The Planning Commission reviewed the downtown revitalization public involvement plan and survey results. September 2009: A random sample telephone survey on downtown revitalization was conducted in late August and early September. Results from the survey mirrored the council’s desire to focus on specific projects as part of a downtown revitalization plan. Survey results indicated that 86% of respondents support the expansion of LCC’s downtown campus, 85% support a Veteran’s Medical clinic, and 70% of respondents support matching grants to improve local businesses. After hearing a specific list of potential downtown revitalization projects, 70% of respondents supported this form of economic development, and 53% reported supporting subsidies for economic development downtown. Other priorities for downtown revitalization mentioned in the survey included adequate/free parking, greater police presence, and easing regulations/providing incentives for locating businesses downtown. August 24, 2009: The Planning Commission received an update on downtown revitalization and reviewed a summary of downtown related plans. July 2009: City Manager presented at a Downtown Neighborhood Association meeting. Previous Years: The City has done public outreach on the potential redevelopment of downtown including creating the Downtown Vision, Downtown Plan, and the West Broadway Advisory Committee Recommendations. ûÈÈÛÙÔÏ×ÎÈù ORDINANCE NO. _________ AN ORDINANCE ADOPTING AN AMENDED URBAN RENEWAL PLAN FOR THE DOWNTOWN URBAN RENEWAL DISTRICT. The City Council of the City of Eugene finds that: A. The Urban Renewal Plan for the Central Eugene Project (“the Plan”) was initially adopted on July 3, 1968, by Resolution No. 257 of the Urban Renewal Agency of the City of Eugene (“the Agency”), and on December 19, 1968, by Resolution No. 1609 of the Eugene City Council. The Plan has subsequently been amended, most recently on September 13, 2004, by Ordinance No. 20328 of the Eugene City Council. B. The City Council’s 2009 Vision and Goals include a goal to foster a vibrant downtown. The City Council and the Urban Renewal Agency Board of Directors (“the Agency Board”) have determined that the following projects, using urban renewal as a financing tool, are consistent with that goal and will require an amendment of the Plan: (1) Lane Community College’s (“LCC”) new downtown campus. LCC wants to build a new state-of-the-art education facility on the vacant half-block located at th 10 Avenue and Charnelton Street, across from the downtown Eugene Public Library. The new green (LEED Platinum) education facility will include job training programs, the Energy Management program, business development and senior programs, and other LCC educational programming. LCC is also considering the inclusion of student housing in the project. Up to $8 million of urban renewal funds would be used to help LCC build the new Downtown Campus project. (2) Public safety improvements and increased police staffing. Public safety improvements are a key strategy to creating a vibrant and economically healthy place. Increasing public safety services and coordinating with other agencies will make downtown a more welcoming place for everyone. Downtown public safety, including additional police officers, will be funded from dollars freed up by using up to $4.9 million of urban renewal funds to pay off the debt (excluding interest) on the Broadway Place garages. th (3) Veterans Affairs (VA) Willamette Street Clinic. If the VA chooses the 12 Avenue and Willamette Street site for its new clinic, the facility will provide service to veterans in our community, fill a currently underutilized building, and create a medical sector hub for businesses and jobs downtown. The plan amendment proposes to expand the downtown urban renewal boundary to include the site and to spend up to $2.5 million of urban renewal funds to make improvements near that location. (4) Park Blocks improvements for the Farmers’ Market. Improvements to the Park th Blocks along 8 Avenue to make the location more attractive and functional for the Farmers’ Market will support a cornerstone of downtown activity and one of Ordinance - Page 1 of 3 the most significant public event venues in the city. Up to $500,000 of urban renewal funds would be used for this project. C. In accordance with the provisions of ORS 457, the Agency Director prepared amendments to the Plan (“the proposed Plan”) which included: (1) Increasing the maximum indebtedness by $16.15 million, to a total of $49.15 million, to cover the four specific projects itemized in Finding B above; (2) Expanding the Downtown Urban Renewal District boundary by 7% (five acres) to be able to provide assistance for the VA project; (3) Annual review by a community member panel; and (4) Providing for the termination of the Downtown Urban Renewal District as soon as sufficient funds are collected to pay for those projects. D. On March 8, 2010, the Agency Board considered the proposed Plan and the accompanying Report on Urban Renewal Plan for the Downtown Urban Renewal District (“the Report”) and then forwarded it to the City Council for public hearing and possible adoption. E. On March 12, 2010, the proposed Plan and the Report were forwarded to the governing body of each taxing district affected by the Plan with an offer to consult and confer with that district. F. On March 19, 2010, Notice of the proposed Plan amendment was sent to individuals or households as required by ORS 457.120. The Notice included, but was not limited to, the date, time and place of the public hearing, in addition to the website where the proposed Plan and the Report could be viewed. G. On March 29, 2010, the Planning Commission met to review the proposed Plan and Report, and made recommendations to the City Council. H. On April 8, 2010, the Eugene Redevelopment Advisory Committee met to review the proposed Plan and Report. I. After the Notice was mailed pursuant to ORS 457.120, the City Council conducted a public hearing on April 19, 2010, on the proposed Plan. J. Based on the recommendations of the Agency Board and the Planning Commission, and the written and oral testimony before the Planning Commission and the City Council, the City Council specifically finds and determines that: (1) The area defined in the proposed Plan is blighted for the reasons explained in Exhibit B to this Ordinance; (2) The rehabilitation and redevelopment is necessary to protect the public health, safety or welfare of the municipality; (3) The proposed Plan conforms to the Metropolitan Area General Plan, State Land Use Planning Goals, the Downtown Plan, the adopted Growth Management Policies, the Vision for Greater Downtown Eugene, and other adopted City plans Ordinance - Page 2 of 3 and policies, including the City Council’s 2009 Goals, and provides an outline for accomplishing the urban renewal projects proposed in the Plan; (4) No one will be displaced as a result of any of the four projects included in the proposed Plan; (5) No real property will be acquired as a result of the four projects; (6) Adoption and carrying out of the proposed Plan is economically sound and feasible as described in the Report included in Exhibit A; and (7) The City shall assume and complete any activities prescribed by the proposed Plan. THE CITY OF EUGENE DOES ORDAIN AS FOLLOWS: Section 1 . Based upon the above findings, the Report on the Urban Renewal Plan accompanying the Plan, and the blight findings attached as Exhibit B, all of which are hereby adopted, the Urban Renewal Plan for the Downtown Urban Renewal District attached as Exhibit A is approved and adopted as the urban renewal plan for the area set forth therein. Section 2. The City Recorder is requested to: (a) Publish a notice of the adoption of the amended Plan, in the Register-Guard, a newspaper published within the City of Eugene and having the greatest circulation within the City, no later than four days following the date that this Ordinance is adopted. In accordance with ORS 457.135, the notice shall contain a statement that the amended Plan shall be conclusively presumed valid for all purposes 90 days after its adoption by this Ordinance and that no direct or collateral attack on the action adopting the amended Plan may be commenced thereafter; (b) Forward a copy of this Ordinance and the amended Plan to the Urban Renewal Agency of the City of Eugene, which Agency will cause the amended Plan to be recorded in the official records of Lane County, Oregon; and (c) Forward a copy of this Ordinance and the amended Plan to the Lane County Assessor and request that the Assessor perform the duties directed by ORS 457.430 through ORS 457.450. 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«ºº·½·»²¬¬±»²«®»¿¼³·²·¬®¿¬·±²±º±«¬¬¿²¼·²¹¼»¾¬ô¾«¼¹»¬¼»ª»´±°³»²¬ô¿²¼º·²¿²½·¿´ ®»°±®¬°®»°¿®¿¬·±²òÍ°»½·º·½¿´´§ô¬¸»¿¼³·²·¬®¿¬·±²°®±¶»½¬·±²·²½´«¼»¬¿ºº·²¹¿¬ïòìÚÌÛº±® §»¿®ÚÇïï¬¸®±«¹¸ÚÇïíº±´´±©»¼¾§ðòïìÚÌÛº±®§»¿®ÚÇïì¬¸®±«¹¸ÚÇïçòß¼¼·¬·±²¿´·¬»³·² 10 ¬¸»°®±¶»½¬·±²·²½´«¼»´»¹¿´¿²¼½±²«´¬·²¹º»»²»½»¿®§¬±°®±¬»½¬¬¸»Ý·¬§ñß¹»²½§¿²¼½±³ °´»¬»¬¸»Ð´¿²Ð®±¶»½¬ô¼»¾¬·«¿²½»½±¬²»»¼»¼º±®¬¸»°®±¶»½¬ô¿²¼°®±°»®¬§³¿²¿¹»³»²¬ò Table 5 List of Project Activities and the Estimated Cost Total Project Activity Estimated Cost LCC New Downtown Center $ 8,000,000 Broadway Place Garages & Public Safety Improvements $ 4,810,000 Park Block Improvements for the Farmers' Market $ 500,000 VA Clinic $ 2,500,000 Project Delivery Administration (through FY2018/2019) $ 1,190,000 Projects Funded from Urban Renewal Agency $ 17,000,000 Projects Funded from Private Sources and Other Federal, State and Local Government $ 17,500,000 TOTAL Funding for All Projects $ 34,500,000 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Û¨¸·¾·¬Úæ×³°¿½¬±ºË®¾¿²Î»²»©¿´±²¿²×²¼·ª·¼«¿´Ì¿¨Þ·´´ Û¨¸·¾·¬Ùæ×³°¿½¬±º¬¸»Ð´¿²±²Ñª»®´¿°°·²¹Ì¿¨·²¹Ö«®·¼·½¬·±² 19 Û¨¸·¾·¬ß¬Ð´¿²ß®»¿Ó¿° 20 Û¨¸·¾·¬Þ¬Æ±²·²¹Ü·¬®·½¬Ó¿° 21 Û¨¸·¾·¬Ý¬Ý»²«Þ±«²¼¿®·»Ó¿° 22 Û¨¸·¾·¬ÜæÐ´¿²ß®»¿Ó¿°©·¬¸îðïðÛ¨°¿²·±²ß®»¿Ø·¹¸´·¹¸¬»¼ 23 Û¨¸·¾·¬Úæ×³°¿½¬±ºË®¾¿²Î»²»©¿´±²¿²×²¼·ª·¼«¿´Ì¿¨Þ·´´ Ì¿¾´»é Comparison of Tax Bill Before and After Urban Renewal Reallocation For Median Eugene Home in FY10 - 2009 Tax Year Taxes Before Taxes Billed Urban RenewalTaxes Directed to:After Urban Renewal ReallocationTaxing DistrictsDowntown URRiverfront URReallocationDifference School Taxes Eugene School District$752.39$739.20$9.79$3.39$739.20($13.18) Eugene School District LOL$237.67$236.61$0.00$1.06$236.61($1.06) Lane Community College$98.09$96.72$1.03$0.35$96.72($1.38) Lane ESD$35.37$34.87$0.36$0.13$34.87($0.49) $1,123.52$1,107.40$11.19$4.93$1,107.40($16.11) General Government Taxes City of Eugene$1,110.05$1,094.17$11.79$4.09$1,094.17($15.88) City of Eugene Library Levy$36.73$36.60$0.00$0.13$36.60($0.13) Lane County$202.70$199.82$2.14$0.74$199.82($2.88) $27.03 Eugene Downtown UR$0.00$0.00$0.00$0.00$27.03 $11.75 Eugene Riverfront UR$0.00$0.00$0.00$0.00$11.75 $1,349.48$1,330.59$13.93$4.96$1,369.37$19.90 Bonded Debt Taxes Lane County Bond$18.67$18.41$0.19$0.06$18.41($0.25) Eugene Bond I$52.08$51.35$0.54$0.19$51.35($0.73) Eugene Bond II$136.17$135.68$0.00$0.49$135.68($0.49) Eugene 4J Bond I$92.03$90.43$1.19$0.41$90.43($1.60) Eugene 4J Bond II$128.67$128.10$0.00$0.57$128.10($0.57) LCC Bond$37.12$37.00$0.00$0.13$37.00($0.13) $464.74$460.97$1.92$1.85$460.97($3.77) $27.03$11.74$0.01 Total Taxes$2,937.73$2,898.96$2,937.74 Source: Based on tax rates per the Lane County Assessor, Levy Child/Parent Detail Report, Tax Year 2009, TCA 00400 Assessed Value for Median Home in Eugene$158,447 Any slight differences of $0.01 are due to truncation and rounding. 24 EXHIBIT B: Property Analysis Report (4-5-10) Urban Renewal Amendment Documentation of Blighted Areas The tax lots within the existing area and proposed expansion area of the Downtown Urban Renewal Plan District were evaluated in Fall 2009. A description and photos of each of the properties within the existing Urban Renewal Plan District and the proposed expansion area are provided below. Map identification numbers have been assigned to individual tax lots within the Downtown Urban Renewal Plan District Map (Attachment 1 to Exhibit B). Properties have been assessed for characteristics of “blight” as the term is defined per ORS 457.010(1). ORS 457.010(1) defines “Blighted areas” as those “that, 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 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) Obsolescence, 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 physical characteristics of the terrain and surrounding conditions; (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. A total of 152 properties are included with the existing District boundaries. The Blight Findings Matrix (Attachment 2 to Exhibit B) includes a row for each property, identified by Map ID number and tax lot number. The Matrix includes columns relating to each of the nine criteria at ORS 457.010(1) with five sub-criteria under (a). If a property was determined to meet a particular criterion from the definition/criteria at ORS 457.010(1), it is indicated on the Matrix and the basis for that determination is set out in this Property Analysis Report. The Matrix identifies each criterion met by a particular Ú·²¼·²¹ï property. In some cases, the Matrix indicates that a particular property does not meet any of the blight criteria. However, in many cases, a property meets more than one criterion. For a determination that a property is “blighted,” only one criterion need be met. The final column on the Blight Findings Matrix includes a “Y” or “N” to indicate whether the property has attributes that make it “blighted” under the definition/criteria at ORS 457.010(1). The determination of blight for a particular property is not an indication that that property is slated for improvement or for demolition, but an indication of the character of the area and substantiation of the need for reinvestment and improvement in the district. While not every individual property is blighted (some properties have improved due to urban renewal projects), taken as a whole, the City concludes that the urban renewal area is a blighted area. This conclusion is supported by substantial evidence, as discussed below. General Findings ORS 457.010(1)(a) The language in the statute that defines blight under ORS 457.010(1)(a) specifies that properties must be unfit or unsafe to occupy for their intended purposes due to one or more of the conditions listed in ORS 457.010(1)(a) (A – E). The statute does not elaborate on what “unfit” or “unsafe to occupy” means, nor does it state that the building must be literally unusable or uninhabitable. The City concludes that a building that meets the criteria under (A) – (E) evidences conditions that indicate that the structure is “unfit” for its intended purpose or “unsafe to occupy,” even if the building is in fact occupied and otherwise habitable. These conditions are described below. Information for buildings on individual tax lots was gathered primarily from visual surveys of the buildings’ exteriors and, in some cases, sources familiar with the entire edifice. ORS 457.010(1)(a)(A) Properties identified on the Blight Findings Matrix as meeting (a)(A) were determined to have structures that are unfit for their intended purpose or unsafe to occupy because of defective design and quality of physical construction. This was the case with the following publicly-owned properties in the current boundaries of the Urban Renewal District: 27, 45, 51, 84, 125, 143, 149, 150,151 and 152. These buildings were considered blighted per this criterion due to seismic concerns. Information on these buildings has been made available from City of Eugene Public Works, indicating that every public building built prior to 1998 is out of compliance with current seismic code requirements. While every private building built prior to 1998 is also likely out of compliance, it is possible that some of those structures would meet today’s code. Without a detailed inspection for each structure, in most cases it is not feasible to assess current seismic code compliance. ORS 457.010(1)(a)(B) None of the properties within the existing District or the proposed expansion area were determined to have structures that are unfit for their intended purpose or unsafe to occupy because of faulty interior arrangement and exterior spacing. ORS 457.010(1)(a)(C) None of the properties within the existing District or the proposed expansion area were determined to have structures that are unfit for their intended purpose or unsafe to occupy due to overcrowding and a high density of population. Ú·²¼·²¹î ORS 457.010(1)(a)(D) None of the properties within the existing District or the proposed expansion area were determined to have structures that are unfit for their intended purpose or unsafe to occupy due to inadequate provision for ventilation, light, sanitation, open spaces and recreation facilities. ORS 457.010(1)(a)(E) Properties identified on the Blight Findings Matrix as meeting (a)(E) were determined to have structures that are unfit for their intended purpose or unsafe to occupy because of obsolescence, deterioration, dilapidation, mixed character or shifting of uses. The properties listed below were identified under (a)(E) due to obsolescence resulting from a dependency on steam (indicated in the property-specific findings, below).Steam dependency is a factor because the Eugene Water and Electric Board (EWEB) has begun plans to decommission their steam plant, requiring buildings on the steam system to convert to another heating source at their own expense. Buildings relying on steam therefore demonstrate a condition of obsolescence. This was the case with the following properties in the current boundaries of the Urban Renewal District: 5, 11, 20, 23, 24, 26, 27, 45, 46, 47, 48, 49, 50, 51, 61, 62, 65, 66, 75, 78, 79, 80, 84, 85, 86, 87, 88, 89, 100, 102, 124, 125, 131, 132, 143, 145, 146, 149, 150, 151, and 152. This was also the case with Map ID # 153 in the proposed District expansion area. With respect to building conditions, each building has been given a rating in the property-specific findings below, based upon the following scale: + “” New, near new, or well-maintained older buildings ± “” Buildings needing rehabilitation (for visible damage or wear, structural cracks, seismic upgrading, water infiltration, etc.) and improved maintenance (for peeling exteriors, graffiti, broken windows, torn awnings, etc.); – “” Dilapidated buildings which appear to be beyond an ability to be economically rehabilitated A number of properties were identified under (a)(E) because they show deterioration or dilapidation. Properties that have buildings with a “±” or “–” rating exhibit conditions leading them to be unusable or uninhabitable, and were therefore found to be unfit for their intended purpose or unsafe to occupy because of obsolescence, deterioration, dilapidation, mixed character or shifting of uses. The following properties in the current boundaries of the Urban Renewal District exhibited the characteristics listed above: 1, 2, 6, 11, 14, 20, 23, 26, 27, 45, 48, 50, 51, 60, 61, 63, 64, 65, 66, 69, 70, 71, 78, 80, 83, 88, 89, 90, 91, 92, 93, 95, 97, 99, 100, 101, 121, 123, 125, 132, 143, 148 and 152. This was also the case with the following properties in the proposed District expansion area: 153, 155, 164 and 167. The specific conditions are indicated in the property-specific findings, below. ORS 457.010(1)(b) None of the properties in the current or proposed District boundaries are characterized by the existence of an economic dislocation, deterioration or disuse of property resulting from faulty planning. ORS 457.010(1)(c) Properties identified on the Blight Findings Matrix as meeting (c) were determined to be characterized by land divisions and sales that have resulted in lots of irregular form and shape and inadequate size or Ú·²¼·²¹í dimensions for property usefulness and development. This was the case with the following properties in the current boundaries of the Urban Renewal District: 70, 71 and 142. None of the properties in the proposed District expansion area are so characterized. ORS 457.010(1)(d) None of the properties in the current or proposed District boundaries are characterized by the existence of property or lot layouts in disregard of contours, drainage or other physical characteristics of the terrain and surrounding conditions. ORS 457.010(1)(e) None of the properties in the current or proposed District boundaries are characterized by the existence of inadequate streets and other rights of way, open spaces and utilities. ORS 457.010(1)(f) None of the properties within the current or proposed boundaries of the Urban Renewal District are characterized by the existence of property or lots or other areas that are subject to inundation by water. ORS 457.010(1)(g) Properties identified on the Blight Findings Matrix as meeting (g) were determined to be characterized by 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. These properties were determined to evidence depreciated values due to an analysis of the property’s improvement to land value ratio. Properties with a ratio of less than 4:1 were considered depreciated. This ratio was utilized based on a comparison of analyses completed by other communities in the state, including Springfield, Tillamook and Portland. Properties that are not intended to be developed, such as public open space or public plazas, are indicated as p/p, although any structures associated with those tax lots may be evaluated separately. Properties that are composed of multiple ownerships (such as condominium units were not considered for this analysis; for these cases, ) an indication of n/a is shown on the Blight Findings Matrix. For a very limited number of properties, adequate information was not available from the tax assessor’s office for this analysis; for these cases, i/i is indicated on the Blight Findings Matrix. Within the existing District boundaries, the following Map ID # met this criterion, : 1, 2, 3, 4, 5, 7, 8, 9, 11, 12, 13, 14, 15, 20, 23, 24, 25, 27, 45, 48, 49, 50, 52, 53, 54, 55, 60, 61, 62, 63, 64, 65, 66, 67, 68, 69, 71, 73, 75, 80, 81, 82, 83, 87, 91, 92, 93, 94, 95, 96, 97, 98, 100, 108, 109, 112, 115, 116, 117, 118, 123, 124, 125, 127, 128, 129, 132, 133, 135, 136, 137, 138, 139, 140, 141, 142, 143, 144, 146, 147, 148, 149, and 151. Information was not available for Map # 28, 29 and 70. Within the proposed expanded District boundary, Map ID # 154, 155, 156, 157, 158, 159, 160, 161, 162, 163, 164, 165, 166 and 167 met this criterion. ORS 457.010(1)(h) Properties identified on the Blight Findings Matrix as meeting (h) were determined to be characterized by 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. This determination was based on a review of the building’s vacancy (such as empty storefronts) or site’s vacancy (such as undeveloped lots or surface parking lots). A property that has a 50% or higher vacancy was determined to meet criterion (h), indicating that potential utilization of the property is less than half its current utilization. Within the existing District boundaries, the following Map ID # met this criterion: 4, 5, 11, 12, 14, 15, 52, 53, 54, 55, 66, 67, 68, 73, 75, 81, 82, 84, 92, 93, 99, 101, 108, 109, 115, 116, 117, 118, 127, 128, 131, 135, 136, 138, 139, 140, and 144. This was also the case with the Ú·²¼·²¹ì following properties in the proposed District expansion area: 153, 156, 157, 158, 159, 160, 161, 162, 163, 165,166 and 167. A comparison of the allowable development to the existing development is a further indication of the lack of proper utilization of the area and indication of blight per ORS 457.010(1)(h). Nearly all of the properties within the existing District and the properties proposed for inclusion into the District are zoned C-3 Major Commercial, with a maximum allowed height of 150 feet. Properties containing buildings having only a single-story (26 properties), as identified in the descriptions below, present further evidence of underutilization of the property in the commercial core of downtown. ORS 457.010(1)(i) None of the properties within the current or proposed boundaries of the Urban Renewal District are characterized by 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. PROPERTIES WITHIN EXISTING DOWNTOWN URBAN RENEWAL PLAN DISTRICT The following are property-specific findings substantiating the general findings, above. Map ID# 1 and 2 —Tax lots 11300 and 11200 of Map 17033114 (Firestone Tire):The building has cracks in the exterior walls, especially on the north side. The building is single-story use. Improvement to land ratio: 1.23 and .01; Building rating: ± Map ID# 3 and 4 —Tax lots 12000 and 11700 of Map 17033114 (Pacific Cascade Federal Credit Union and DocuTrack Imaging): Single-story building. The building takes up approximately 1/3 of tax lot 117000; the remainder is surface parking and drive-thru access. Improvement to land ratio: 1.67 and .59; Building rating: + Ú·²¼·²¹ë Map ID# 5 —Tax lot 12100 of Map 17033114 (Wachovia Securities, Beecher Carlson and Mediation Services): EWEB notes that steam conversion is needed for the property. Two-thirds of lot is surface parking. Improvement to land ratio: 1.23 and .01; Building rating: + Map ID# 6 —Tax lot 12800 of Map 17033114 (Lane Community College Downtown Center):Building shows some wear and lack of maintenance (peeling exterior, graffiti) LCC has announced plans to build a new downtown center and to vacate this building. Upper floors have very few windows. Improvement to land ratio: 8.3; Building rating: ± Map ID# 7 —Tax lot 12900 of Map 17033114 (small commercial businesses including The Tattoo Parlor, Emerald City Skates, The Pita Pit, and Willamette Street Market). Single-story building. One of the storefronts is currently vacant. Improvement to land ratio: 1.18; Building rating: + Map ID# 8 through 10 —Tax lots 2000, 2100, 2200 of Map 17033113 (LTD Eugene Bus Station): Also associated with Map ID #18, 19, 21, and 22. Bus station and related structures are in good condition. Old police substation in Map ID #10 is currently vacant. Improvement to land ratio: 1.93, 2.88 and 5.05; Ú·²¼·²¹ê Building rating: + Map ID# 11 —Tax lot 5900 of Map 17033113 (McAyeal’s and The Shoe Doctor): Structure evidences cracks in exterior walls, broken windows in the rear, loose debris, and graffiti. EWEB notes that steam conversion is needed. Building is single-story and occupies approximately 50% of the tax lot, with the remainder used for surface parking. Improvement to land ratio: .88; Building rating: ± Map ID# 12 and 13 —Tax lots 6000 and 6100 of Map 17033113 (Kiva and associated parking lot): One tax lot is surface parking; the other contains the Kiva grocery store. The structure is single-story and appears in good condition. Improvement to land ratio: .04 and 1.08; Building rating: + Map ID# 14 and 15 —Tax lot 6200 and 6300 of Map 17033113 (Formerly the Health Spa): Tax lot 6200 contains a vacant commercial structure, covering less than 50% of the tax lot, with the remainder used for surface parking; tax lot 6300 is vacant and used as a surface parking lot. The predominantly single-story structure evidences structural cracks; makeshift doors; graffiti; inconsistent surface painting; stains on the structure due to defective downspouts; and signs of homeless use. Improvement to land ratio: .18 and .04; Building rating: ± Ú·²¼·²¹é Map ID# 16 —Tax lot 6400 of Map 17033113 (Andreason’s Cremation and Burial Services): The building appears to be in good condition and is fully-occupied with mixed-use residential and commercial.Improvement to land ratio: 4.07; Building rating: + Map ID# 17 —Tax Lot 6500 of Map 17033113 (Eugene Public Library): Library is in good condition and well maintained. Improvement to land ratio: 27.57; Building rating: + Map ID# 18, 19, 21, and 22 —Tax Lots 2300, 2400, 2500, and 1901 of Map 17033113 (LTD Eugene Bus Station): associated with Map ID #8, 9, and 10. Bus station and related structures are in good condition. Improved public plaza; Building rating: + Map ID# 20 —Tax lot 1700, Map 17033113 (Downtown Athletic Club - Newberry Childcare and offices): Old J.J. Newberry Co. building. Rust stains from tie-rods along the side of the building, eroding brick work, and peeling paint. EWEB notes that steam conversion is needed. Improvement to land ratio: .3.2; Building rating: ± Ú·²¼·²¹è Map ID# 23 —Tax lot 1900 of Map 17033113 (McDonald Theatre building and associated shops): Some visible cracks in walls (esp. on west side). EWEB notes that steam conversion is needed. Improvement to land ratio: 1.15; Building rating: ± Map ID# 24 —Tax lot 12700, Map 17033114 (Funk and Levis): notes that steam conversion is needed. Improvement to land ratio: 2.83; Building rating: + Map ID# 25 —Tax lot 12600 of Map 17033114 (Harlequin Beads): Building appears in good condition. Single-story use. Improvement to land ratio: 2.78; Building rating: + Map ID# 26 —Tax lot 12500 of Map 17033114 (Shaffer Building): Building appears in good condition overall but window frames deteriorating and paint peeling. EWEB notes that steam conversion is needed. Third floor appears vacant. Improvement to land ratio: 9.14; Building rating: ± Ú·²¼·²¹ç Map ID# 27Map ID# 45 —Tax lot 12300 of Map 17033114 (Overpark structure): Also associated with . Per City of Eugene Public Works, work required includes sealing exterior faces of walls, installing replacement deck coating, upgrading the elevator. Structure not compliant with current seismic code requirements. EWEB notes that steam conversion is needed. Some vacancies evident. Improvement to land ratio: 2.73; Building rating: ± Map ID# 28 and 29 —Tax lots 11500 and 11600 of Map 17033114 (Qwest Building): Upper floors have very limited access to daylight, otherwise building is in good condition. Improvement to land ratio: No information available; Building rating: + Map ID# 30 —Tax lot 11400 of Map 17033114 (Pearl St. garage): Structure is in good condition and commercial spaces are fully-occupied. Improvement to land ratio: 6.92; Building rating: + Ú·²¼·²¹ïð Map ID# 31 through 43 —Tax lots 7401 thru 7413 of Map 17033114 (Private garage/Brushfire Pottery): Structure appears in good condition; two commercial spaces are vacant. Improvement to land ratio: information on individual spaces not available; Building rating: + Map ID# 44 —Tax lot 6900 of Map 17033114 (Key Bank building): Building in good condition. Improvement to land ratio: 15.92; Building rating: + Map ID# 45Map ID# 27 —Tax lot 5800 of Map 17033114 (Overpark garage): Associated with . Per City of Eugene Public Works work required to repair and upgrade the structure includes sealing exterior faces of walls, installing replacement deck coating, upgrading the elevator. Structure is not compliant with current seismic code requirements. EWEB notes that steam conversion is needed. Former Tiffany’s Drugs store space is vacant. Improvement to land ratio: 2.35; Building rating: ± Map ID# 46 and 47 —Tax lot 5600 and 5700 of Map 17033114 (DAC): Building appears in good condition. EWEB notes that steam conversion is needed. Improvement to land ratio: 8.92 and 7.12; Building rating: + Ú·²¼·²¹ïï Map ID# 48 —Tax lot 5500 of Map 17033114 (Shoe-a-Holic): Building evidences water damage on exterior, missing bricks, cracks in marble façade, graffiti, exposed external wiring. Recent upgrades completed to front façade only. EWEB notes that steam conversion is needed. Improvement to land ratio: 2.06; Building rating: ± Map ID# 49 —Tax lot 1600 of Map 17033113 (Harry Ritchie’s Jewelers): Building appears in good condition. EWEB notes that steam conversion is needed. Improvement to land ratio: 3.85; Building rating: + Map ID# 50 —Tax lot 1800 of Map 17033113 (Actor’s Cabaret of Eugene/Poppi’s Anatolia): Single- story building with cracking and missing downtown spouts and water damage, paint peeling. EWEB notes that steam conversion is needed. Improvement to land ratio: .97; Building rating: ± Ú·²¼·²¹ïî Map ID# 51 —Tax lot 2600 of Map 17033113 (Atrium Building): Per City of Eugene Public Works improvements/maintenance needed on building include repair to skylights and elevator upgrade needed. Structure is not compliant with current seismic code requirements. EWEB notes that steam conversion is needed. Improvement to land ratio: 4.52; Building rating: ± th Map ID# 52 through 55 —Tax lots 5100, 5200, 5300, and 6600 of Map 17033113 (10 and Charnelton Site): Surface parking lot and vacant subsurface lot. Improvement to land ratio: .04, .04, 07 and .00 Map ID# 56 through 59 —Tax lots 16200, 16400, 16600, and 16900 of Map 17033113 (Broadway Place - South): Also associated with Map ID# 103-107. Buildings in good condition. Corner space along Lincoln is vacant. Improvement to land ratio: Information on individual spaces not available; Building rating: + Map ID# 60 —Tax lot 6700 of Map 17033113 (Shawmed/Lord Leebrick). Single-story building in need of rehabilitation (painting, sealing, canopy repair). Poor access to daylight (no windows on west or south side). One empty storefront. Improvement to land ratio: .70; Building rating: ± Ú·²¼·²¹ïí Map ID# 61 —Tax lot 4900 of Map 17033113 (Diva, etc.): Single-story building. Roofline repairs needed, awnings deteriorated or missing. One vacancy on western end. EWEB notes that steam conversion is needed. Improvement to land ratio: 2.19; Building rating: ± Map ID# 62 —Tax lot 5000 of Map 17033113 (Bradford’s store): Single-story building in good condition. West portion of store is vacant (approximately one-third of structure). EWEB notes that steam conversion is needed. Improvement to land ratio: 1.18; Building rating: + Map ID# 63 —Tax lot 2700 of Map 17033113 (Imagine Hair Salon): Building in need of maintenance (paint peeling, siding pulling off in places). Improvement to land ratio: 3.6; Building rating: ± Map ID# 64 —Tax lot 2800 of Map 17033113 (Luckey’s): Single-story building. Awnings (glass and fabric) need cleaning, sealing and repair; window frames peeling and deteriorating. Improvement to land ratio: 2.09; Building rating: ± Ú·²¼·²¹ïì Map ID# 65 —Tax lot 2900 of Map 17033113 (Washburne Building): Building has surface cracking and chipping. Awnings need repairs. One vacancy in building front. EWEB notes that steam conversion is needed. Improvement to land ratio: 3.63; Building rating: ± Map ID# 66 —Tax lot 1300 of Map 17033113 (Center Court Building): Building in considerable disrepair, internally and externally. Needs major renovations to make it fit for occupancy. Building is currently completely vacant. EWEB notes that steam conversion is needed. Improvement to land ratio: 1.17; Building rating: ± Map ID# 67 and 68 —Tax lot 1400 of Map 17033113 (subsurface lot- old Woolworth’s Building): Vacant development site. Improvement to land ratio: 0.0 Map ID# 69 through 71 —Tax lots 5400, 5300, 4800 of Map 17033114 (Persian Rugs & Imports/Farouz Salon): Irregular paint job in back, graffiti present. Map ID # 70 and 71 are inadequately Ú·²¼·²¹ïë sized parcels; 70 has no right-of-way access. Improvement to land ratio: 1.98 (#69), 1.25 (#71) (Inadequate information is available for #70); Building rating: ± Map ID# 72 —Tax lot 4801 of Map 17033114 (Kesey Square): Improved public plaza. Map ID# 73 —Tax lot 4900 of Map 17033114 (Formerly 20 East): Vacant single-story building, exterior in good shape. Improvement to land ratio: 3.17; Building rating: + Map ID# 74 —Tax lot 5200 of Map 17033114 (The Broadway Building- Café Maroc, Adams Place, Pacific University): Building in good condition. Rear commercial space vacant. Improvement to land ratio: 4.75; Building rating: + Ú·²¼·²¹ïê Map ID# 75 —Tax lot 6200 of Map 17033114 (Summit Bank, other offices): Building in good condition. Vacancy along Broadway. Approximately 50% of lot is dedicated to parking. EWEB notes that steam conversion is needed. Improvement to land ratio: 1.6; Building rating: + Map ID# 76 —Tax lot 6800 of Map 17033114 (Ulum Group): Building in good condition. Improvement to land ratio: 5.67; Building rating: + Map ID# 77 —Tax lot 6700 of Map 17033114 (La Follette Gallery): Building in good condition. Improvement to land ratio: 5.19; Building rating: + Map ID# 78 —Tax lot 6500 of Map 17033114 (Wells Fargo/Oak St. Speakeasy): Concrete shell of building has considerable staining, stucco peeling from upper levels. EWEB notes that steam conversion is needed. Improvement to land ratio: 4.83. Building rating: ± Ú·²¼·²¹ïé Map ID# 79 —Tax lot 6600 of Map 17033114 (Passionflower/Pewter Rabbit/Eugene Professional Building): Appears in good condition. Recently remodeled. EWEB notes that steam conversion is needed. Improvement to land ratio: 9.42; Building rating: + Map ID# 80 —Tax lot 7500 of Map 17033114 (Quackenbush Building and Ambrosia): Front of building in good condition; concrete in rear of structure recently sealed; brick work needs cleaning, repair and repointing. EWEB notes that steam conversion is needed for Ambrosia portion. Improvement to land ratio: 3.62; Building rating: ± Map ID# 81 and 82 —Tax lot 7700 and 7600 of Map 17033113 (surface parking): Surface parking lot. Improvement to land ratio: .04 and .04 Map ID# 83 —Tax lot 2800 of Map 17033114 (Café Zenon and other shops): Single-story building. Some cracks in the west wall, and stucco peeling. Improvement to land ratio: 2.53; Building rating: ± Ú·²¼·²¹ïè Map ID# 84 —Tax lot 2700 of Map 17033114 (Formerly City of Eugene Public Works): Vacant building, for sale by City. In good condition, but not compliant with current seismic code requirements per City of Eugene Public Works. EWEB notes that steam conversion is needed. Improvement to land ratio: 10.53; Building rating: + Map ID# 85 —Tax lot 2900 of Map 17033114 (Parkview Place): Building in good condition. Building occupies approximately 75% of lot, parking area accounts for remainder. EWEB notes that steam conversion is needed. Improvement to land ratio: 7.75; Building rating: + Map ID# 86 —Tax lot 3300 of Map 17033114 (Wells Fargo Building) Building occupies approximately 75% of lot, parking area accounts for remainder. EWEB notes that steam conversion is needed. Improvement to land ratio: 11.94; Building rating: + Ú·²¼·²¹ïç Map ID# 87 —Tax lot 3900 of Map 17033114 (Oveissi/Rowell Brokaw Architects): Building in good condition. EWEB notes that steam conversion is needed. Improvement to land ratio: 3.4; Building rating: + Map ID# 88 —Tax lot 4000 of Map 17033114 (Fenario Gallery): Back side of building has cracking/eroding bricks. EWEB notes that steam conversion is needed. Improvement to land ratio: 5.24; Building rating: ± Map ID# 89 —Tax lot 4400 of Map 17033114 (LCOG building): Some ground floor vacancies. Brickwork in rear needs cleaning, repair and repointing. EWEB notes that steam conversion is needed. Improvement to land ratio: 10.2; Building rating: ± Map ID# 90 and 91 —Tax lot 900 and 1000 of Map 17033113 (Scan Design): Exterior siding pulling from frame on the front of the building. Improvement to land ratio: 4.66 and 3.47; Building rating: ± Ú·²¼·²¹îð Map ID# 92 —Tax lot 1100 of Map 17033113 (Taco Time Building): Cracking, staining from downspouts, torn awning. Vacancy on corner of Broadway and Willamette. Graffiti on back of building. Improvement to land ratio: 1.33; Building rating: ± Map ID# 93 —Tax lot 3400 of Map 17033113 (vacant former gallery): Appears vacant. Single-story building with oxidizing roof, peeling exterior wall paint and substantial graffiti. Improvement to land ratio: 1.75; Building rating: ± Map ID# 94 —Tax lot 3300 of Map 17033113 (Lazar’s Bazaar): Recent cosmetic upgrades. Single-story building appears in good condition. Improvement to land ratio: 3.66; Building rating: + Map ID# 95 —Tax lot 3200 of Map 17033113 (John Henry’s): Single-story building with peeling paint, graffiti on back. Improvement to land ratio: 1.93; Building rating: ± Ú·²¼·²¹îï Map ID# 96 —Tax lot 3100 of Map 17033113 (formerly Lazar’s Bazaar): Single-story building in good condition. Improvement to land ratio: 2.71; Building rating: + Map ID# 97 —Tax lot 3000 of Map 17033113 (Horsehead Bar): Single-story building. Roof repair and maintenance needed; brick work needs repair. Vacancy along Olive St. Improvement to land ratio: 0.59; Building rating: ± Map ID# 98 —Tax lot 4600 of Map 17033113 (Duvall Building-Law Offices): Recently remodeled and in good condition. Improvement to land ratio: 3.45; Building rating: + Map ID# 99 —Tax lot 4700 of Map 17033113 (860 Olive St.): Vacant ground floor. Wood siding needs repair, paint peeling in places. Improvement to land ratio: 8.43; Building rating: ± Ú·²¼·²¹îî Map ID# 100 —Tax lot 4800 of Map 17033113 (Jameson’s/Glamour Girls & Guys): Paint peeling, marquee cracked, window boarded, water staining. EWEB notes that steam conversion is needed. Improvement to land ratio: 2.10; Building rating: ± Map ID# 101 —Tax lot 4500 of Map 17033113 (former Symantec building): Vacant. Deteriorated awning/broken windows, entries boarded up. Improvement to land ratio: 4.97; Building rating: ± Map ID# 102 —Tax lot 6800 of Map 17033113 (Enterprise Call-Center/ISTE): Building in good condition, recently remodeled. EWEB notes that steam conversion is needed. Improvement to land ratio: 5.45; Building rating: + Map ID# 103 through 107 —Tax lots 16100, 16300, 16500, 16700, 16800 of Map 17033113 (Broadway Place- North): Also associated with Map ID# 56-59. Buildings in good condition. One commercial space is vacant. Improvement to land ratio: Information not available; Building rating: + Ú·²¼·²¹îí Map ID# 108 —Tax lot 6900 of Map 17033113 (vacant- surface parking): Large surface parking lot (private) occupying a full quarter-block. Improvement to land ratio: .06 Map ID# 109 —Tax lot 4200 of Map 17033113 (vacant- surface parking): Surface parking lot associated with Rogue Brewery and Starlight Lounge. Improvement to land ratio: .15 Map ID# 110 —Tax lot 4100 of Map 17033113 (SCS Building- Law Offices): Building appears in good condition. Improvement to land ratio: 7.20; Building rating: + Map ID# 111 —Tax lot 4000 of Map 17033113 (KLCC): Building is in good condition. Improvement to land ratio: 4.54; Building rating: + Ú·²¼·²¹îì Map ID# 112 —Tax lot 3900 of Map 17033113 (Shoe Repair business/Full House Poker/Former Police th Auditor): Single-story building in good shape. Vacancy on corner of Olive and 8. Improvement to land ratio: 2.57; Building rating: + Map ID# 113 —Tax lot 4300 of Map 17033113 (Starlight Lounge): Single-story building in good condition. Improvement to land ratio: 4.10; Building rating: + Map ID# 114 —Tax lot 4400 of Map 17033113 (Eugene City Brewery): Single-story building in good condition. Improvement to land ratio: 4.30; Building rating: + Map ID# 115 through 118 —Tax lot 3800, 3700, 3600, and 3500 of Map 17033113 (surface parking lot): Large parking lot occupying a full quarter-block. Improvement to land ratio: .08 for each tax lot Ú·²¼·²¹îë Map ID# 119 —Tax lot 700 of Map 17033113 (US Bank Center): Building in good condition. Improvement to land ratio: Building rating: + Map ID# 120 —Tax lot 4600 of Map 17033114 (Cascade Title Co.): Building in good condition. Improvement to land ratio: 12.46; Building rating: + Map ID# 121 —Tax lot 4700 of Map 17033114 (Park Blocks- South): Structures evidence cracking and paint peeling from canopy covering. Improved public plaza. Building rating: ± Map ID# 122 —Tax lot 9400 of Map 17033111 (Tiffany Building): In good condition. Improvement to Ú·²¼·²¹îê land ratio: 8.64; Building rating: + Map ID# 123 —Tax lot 9300 of Map 17033111 (US Tae Kwon Do College): Some deterioration of building (broken windows, cracks in structure on back side). Improvement to land ratio: 2.05 (Building ) rating: ± Map ID# 124 —Tax lot 9200 of Map 17033111 (Smeed Hotel Building): Appears in good condition. Fully-occupied. EWEB notes that steam conversion is needed. Improvement to land ratio: 3.10; Building rating: + Map ID# 125Map ID# 143 —Tax lot 16801 of Map 17033112 (Parcade): Also associated with . Per City of Eugene Public Works, walls and parapet need sealing, deck coatings need replacement, cracks need to be sealed and seal along slab joints above ramps need to be resealed; not compliant with current seismic code requirements. EWEB notes that steam conversion is needed. Improvement to land ratio: 1.89; Building rating: ± Ú·²¼·²¹îé Map ID# 126 —Tax lot 16100 of Map 17033112 (MJ Plaza/Mac Store): Building in good condition. Improvement to land ratio: 4.81; Building rating: + Map ID# 127 and 128 —Tax lot 15900 and 16000 of Map 17033112 (vacant- surface parking): Large th surface parking lot (private) associated with MJ Plaza and occupying 1/8 of a block. Improvement to land ratio: .06 and .06 Map ID# 129Map IDs —Tax lot 15800 of Map 17033112 (M. Jacobs Furniture): Also associated with #141, 142 and 144. Building in good condition. Improvement to land ratio: 1.61; Building rating: + Map ID# 130 —Tax lot 15500 of Map 17033112 (Lane County Visitors Center): Building in good condition. Appears partially vacant. Improvement to land ratio: 5.25; Building rating: + Ú·²¼·²¹îè Map ID# 131 —Tax lot 15300 of Map 17033112 (Eugene Symphony/Logic Tools?): Building in good condition. Upper floors appear vacant. EWEB notes that steam conversion is needed. Improvement to land ratio: 4.53; Building rating: + Map ID# 132 —Tax lot 15400 of Map 17033112 (Brennar’s): Awning needs repair, paint peeling, exposed wood at top. EWEB notes that steam conversion is needed. Improvement to land ratio: 2.10; Building rating: ± Map ID# 133 —Tax lot 14900 of Map 17033112 (Studio B/Brennar’s Green Living): Building appears in good condition. Improvement to land ratio: 2.73; Building rating: + Map ID# 134 —Tax lot 14800 of 17033112 (Cozmic Pizza/The Strand): Single-story building appears in good condition. Fully-occupied. Improvement to land ratio: 4.23; Building rating: + Ú·²¼·²¹îç Map ID# 135 and 136 —Tax lots 14700 and 14600 of Map 17033112 (surface parking): Large surface th parking lot (private) occupying 1/8 of a block. Improvement to land ratio: .02 and .02 Map ID# 137 —Tax lot 15100 of Map 17033112 (Goodyear Tire): Single-story building in good condition. Improvement to land ratio: .71; Building rating: + Map ID# 138 —Tax lot 15200 of Map 17033112 (vacant- access drive and surface parking): Parking appears associated with Goodyear Tire store. Improvement to land ratio: .09 Map ID# 139 and 140 —Tax lots 15201 and 15202 of Map 17033112 (mostly vacant- surface parking/Dutch Bros.): Large surface parking lot occupying nearly a full quarter-block. Map ID# 139 has drive-thru coffee shop located on a portion of it. Improvement to land ratio: .14 and .09; Building rating: + Ú·²¼·²¹íð Map ID# 141 and 142 —Tax lots 15600 and 15602 of Map 17033112 (M. Jacobs Furniture): Also associated with Map ID# 129 and 144. Building in good condition and fully-occupied. Tax lot 15602 is substandard and located at the rear of the building. Improvement to land ratio: 1.46 and .06; Building rating: + Map ID# 143Map ID# 125 —Tax lot 16800 of Map 17033112 (Parcade): Also associated with . Per City of Eugene Public Works, walls and parapet need sealing, deck coatings need replacement, cracks need to be sealed and seal along slab joints above ramps need to be resealed; not compliant with current seismic code requirements. EWEB notes that steam conversion is needed. Improvement to land ratio; 0.0; Building rating: ± Map ID# 144 —Tax lot 15601 of Map 17033112 (surface parking): Also associated with Map ID# 129, th 141, and 142. Surface parking lot associated with M. Jacobs occupies 1/8 of a block. Improvement to land ratio: .06 Map ID# 145 —Tax lot 9001 of Map 17033111 (Baden & Co.): Building in good condition. EWEB Ú·²¼·²¹íï notes that steam conversion is needed. Improvement to land ratio: 6.48; Building rating: + Map ID# 146 —Tax lot 9000 of Map 17033111 (Barber Shop/Attorney offices): Single-story building in good condition. EWEB notes that steam conversion is needed. Improvement to land ratio: 3.50; Building rating: + Map ID# 147 —Tax lot 8800 of Map 17033111 (Rock n Rodeo): Single-story building. Surface parking occupies approximately 33% of lot. Improvement to land ratio: 1.18; Building rating: + Map ID# 148 —Tax lot 9500 of Map 17033111 (Butterfly Parking structure): Slightly above-grade parking structure. Visible concrete deterioration, chipping and staining. Improvement to land ratio: .08; Building rating: ± Ú·²¼·²¹íî Map ID# 149 and 151 —Tax lots 7600 and 7700 of Map 17033111 (Eugene Conference Center): EWEB notes that steam conversion is needed. Not compliant with current seismic code requirements per City of Eugene Public Works. Improvement to land ratio: 2.38 and 2.12; Building rating: + Map ID# 150 —Tax lot 7601 of Map 17033111 (Eugene Hilton): Building appears in good condition. EWEB notes that steam conversion is needed. Not compliant with current seismic code requirements per City of Eugene Public Works. Improvement to land ratio: 14.37; Building rating: + Map ID# 152 —Tax lot 6400 of Map 17033112 (Hult Center and associated parking garage): Hult Center in good condition, elevator upgrade required for parking garage, not compliant with current seismic code requirements per City of Eugene Public Works. EWEB notes that steam conversion is needed. Improvement to land ratio: 14.54; Building rating: ± PROPOSED EXPANSION AREA: The proposed expanded Plan area contains 15 tax lots. The Agency has undertaken an evaluation of these tax lots and finds evidence of blighting conditions as defined by ORS 457.010(1) to exist in all of these tax lots, or 100% of the expanded Plan area. Map ID# 153 —Tax lot 700 of Map 17033142 (Peace Health Clinic Site): The building on this tax lot is currently less than 50% occupied. Per information from Peace Health, the structure needs rehabilitation specifically in the areas of system upgrades, including new HVAC equipment, chillers, boilers, and Ú·²¼·²¹íí ductwork and asbestos abatement. EWEB notes that steam conversion is needed. Improvement to land ratio: 15.07; Building rating: ± Map ID# 154 —Tax lot 800 of Map 17033142 (Espresso PRN Café/Peace Health Optical, Gerontology offices): Single-story building appears in good condition and is currently fully-occupied. Improvement to land ratio: 2.71; Building rating: + Map ID# 155 —Tax lot 900 of Map 17033142 (Style Connection/Herbs): Single-story building has some structural issues (eroding walls, broken windows, makeshift doors). Improvement to land ratio: .98; Building rating: ± Map ID# 156 through 158 —Tax lots 1000, 1100, and 1200 of Map 17033142 (Peace Health Clinic surface parking lots): The tax lots are vacant and used for surface parking. Improvement to land ratio: .10, .08 and .11 Map ID# 159 through 163 —Tax lots 1600, 1700, 1800, 1900, and 2000 of Map 17033142 (Peace Ú·²¼·²¹íì Health Clinic surface parking lots): The tax lots are vacant and used for surface parking. Improvement to land ratio: .11, .12, .08, .11 and .16 Map ID# 164 —Tax lot 2100 of Map 17033142 (Peace Health storage): Single-story building is used for storage. Cracks in wall, paint and stucco peeling, graffiti. Improvement to land ratio: .65; Building rating: ± Map ID# 165 through 167 —Tax lots 2200, 2300, and 2400 of Map 17033142 (Peace Health surface parking—East): Single-story structure on tax lot 2400 is vacant, with cracks in wall, exposed boards, broken foundation. Improvement to land ratio: .09, .09 and .05; Building rating: – Ú·²¼·²¹íë Ü±©²¬±©² Ë®¾¿² Î»²»©¿´ Ð´¿² Ü·¬®·½¬ Ó¿°æ Û¨·¬·²¹ ¿²¼ Ð®±°±»¼ ß®»¿ ß¬¬¿½¸³»²¬ ï ¬± ÛÈØ×Þ×Ì Þ 150 152 151 149 143 136 138 139 137 147 144 141 135 142 140 146 145 125 148 129 124 131127 134 133 130 126 132 123 128 122 110 112 111 120 108 115 117 118 119 121 113 109 116 114 98 89 90 104 99 84 103 102 91 101 97 96 95 93 100 88 94 107 86 105 85 9283 87 59 58 61 65 66 72 73 57 60 5678 82 74 7579 71 64 67 80 62 10677 70 69 63 68 76 81 52 49 48 32 34 53 55 20 47 41 373940 Text 51 45 44 43 42 3835 54 46 50 33 36 31 19 21 26 29 17 23 27 25 30 18 28 24 22 16 11 8 4 14 1 106 12 15 5 9 13 7 3 2 153 154 163 165 155 164 162 156 166 157 158 161 167 160 159 Downtown Urban Renewal District Additional Area ß»®·¿´ Ð¸±¬±¹®¿°¸§æ îððè Ý·¬§ ±º Û«¹»²» Ð´¿²²·²¹ ¿²¼ Ü»ª»´±°³»²¬ Ü»°¿®¬³»²¬ Taxlots in study area Ý±³³«²·¬§ Ü»ª»´±°³»²¬ Ü·ª··±² ß°®·´ ëô îðïð Ý¿«¬·±²æ Ì¸· ³¿° · ¾¿»¼ ±² ·³°®»½·» ±«®½» ¼¿¬¿ô «¾¶»½¬ ¬± ½¸¿²¹» ¿²¼ º±® ¹»²»®¿´ ®»º»®»²½» ±²´§ò ±ºÞ´·¹¸¬Ü»¬»®³·²¿¬·±² ²±¬»Ô±½¿¬·±² ±_Æ?ÈÁ »®ª·½»¿²¼º¿½·´·¬·»°«¾´·½²»©±º½®»¿¬·±² ¬¸»º±®¬¿¨°¿§»®¬¸»¬±½±¬¿¼¼»¼¿²¼¼»¬»®·±®¿¬·±² º«®¬¸»®·¬·²®»«´¬·²¹¿®»¿ô¬¸»±º«¬·´·¦¿¬·±² °®±°»®±º®»¼«½¬·±²¿²¼°±°«´¿¬·±²±º´±ßø·÷ ±® ©»´º¿®»å¿²¼¿º»¬§¸»¿´¬¸ô°«¾´·½¬¸»¬±½±²¬®·¾«¬·²¹ º±®ª¿´«¿¾´»¿²¼«»º«´°±¬»²¬·¿´´§´¿²¼±º½±²¼·¬·±² «²°®±¼«½¬·ª»¿²¼¬¿¹²¿²¬¿·²®»«´¬·²¹¿®»¿ô ±º«¬·´·¦¿¬·±²°®±°»®±º´¿½µ¬±¬¿´±®¹®±©·²¹ßø¸÷ ®»²¼»®»¼å»®ª·½»°«¾´·½ ±º½±¬¬¸»º±®·²¿¼»¯«¿¬»¿®»®»½»·°¬¬¿¨¿²¼®»¼«½»¼ ·¬¿¨»°¿§¬±½¿°¿½·¬§¬¸»¬¸¿¬»¨¬»²¬¿²«½¸¬± ³¿´¿¼¶«¬³»²¬»½±²±³·½¿²¼±½·¿´¿²¼·²ª»¬³»²¬ ·³°¿·®»¼ª¿´«»ô¼»°®»½·¿¬»¼±º°®»ª¿´»²½»ßø¹÷ ©¿¬»®å¾§·²«²¼¿¬·±²¬±«¾¶»½¬¿®» ¬¸¿¬¿®»¿±¬¸»®±®´±¬±®°®±°»®¬§±º»¨·¬»²½»Ì¸»øº÷ «¬·´·¬·»å¿²¼°¿½»±°»²©¿§ô±º®·¹¸¬ ±¬¸»®¿²¼¬®»»¬·²¿¼»¯«¿¬»±º»¨·¬»²½»Ì¸»ø»÷ ½±²¼·¬·±²å«®®±«²¼·²¹¿²¼¬»®®¿·²¬¸» ±º½¸¿®¿½¬»®·¬·½°¸§·½¿´±¬¸»®¿²¼¼®¿·²¿¹»½±²¬±«®ô ±º¼·®»¹¿®¼·²´±¬±®°®±°»®¬§±º±«¬´¿§·²¹Ì¸»ø¼÷ ¼»ª»´±°³»²¬å¿²¼«»º«´²»°®±°»®¬§º±®¼·³»²·±² ±®·¦»·²¿¼»¯«¿¬»¿²¼¸¿°»¿²¼º±®³·®®»¹«´¿®±º´±¬ ±®°®±°»®¬§±º¿´»¿²¼«¾¼·ª··±²±®¼·ª··±²Ì¸»ø½÷ °´¿²²·²¹åº¿«´¬§º®±³®»«´¬·²¹°®±°»®¬§ ±º¼·«»±®¼»¬»®·±®¿¬·±²¼·´±½¿¬·±²ô»½±²±³·½ß²ø¾÷ «»å±º¸·º¬·²¹ ±®½¸¿®¿½¬»®³·¨»¼¼·´¿°·¼¿¬·±²ô¼»¬»®·±®¿¬·±²ôÑ¾±´»½»²½»ôøÛ÷ ±®º¿½·´·¬·»å®»½®»¿¬·±²¿²¼°¿½» ±°»²¿²·¬¿¬·±²ô´·¹¸¬ôª»²¬·´¿¬·±²ôº±®°®±ª··±²×²¿¼»¯«¿¬»øÜ÷ °±°«´¿¬·±²å±º¼»²·¬§¸·¹¸¿¿²¼Ñª»®½®±©¼·²¹øÝ÷ °¿½·²¹å»¨¬»®·±®¿²¼¿®®¿²¹»³»²¬·²¬»®·±®Ú¿«´¬§øÞ÷ ½±²¬®«½¬·±²å°¸§·½¿´±º¯«¿´·¬§¿²¼¼»·¹²Ü»º»½¬·ª»øß÷ ½±²¼·¬·±²æ º±´´±©·²¹¬¸»±º½±³¾·²¿¬·±²¿±®±²»¿²§±º¾»½¿«» °«®°±»¬¸±»º±®±½½«°§¬±«²¿º»±®«²º·¬¿®»¬¸¿¬ «»ô¬¸±»±º½±³¾·²¿¬·±²¿²§±®°«®°±»ô±¬¸»®±® ·²¼«¬®·¿´½±³³»®½·¿´ô´·ª·²¹ôº±®«»¼¾»¬±·²¬»²¼»¼ ±®«»¼¬®«½¬«®»ô¿²¼¾«·´¼·²¹±º»¨·¬»²½»Ì¸»ø¿÷ Ì¿¨´±¬ ²«³¾»®×¼»²¬·º·½¿¬·±²Ó¿°