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HomeMy WebLinkAboutItem 3: Ordinance on Downtown Urban Renewal AmendmentECC UGENEITYOUNCIL AIS GENDATEMUMMARY Action: Ordinance on Downtown Urban Renewal Plan Amendment Meeting Date: May 24, 2010Agenda Item Number: 3 Department: Planning & Development Staff Contact: Amanda Nobel Flannery www.eugene-or.gov Contact Telephone Number: 541-682-5535 ISSUE STATEMENT Council is asked to approve an ordinance amending the Downtown Urban Renewal Plan, as provided in Attachment A. The purpose of the amendment is to: 1)increase the spending limit by $13.6 million to cover the three specific projects described below; 2)establish an oversight committee to review tax increment spending on an annual basis; and 3)terminate the Downtown District after debt issued to pay for those projects has been repaid or defeased. BACKGROUND Council’s discussion of downtown revitalization is part of a larger conversation on local economic development actions. (See Attachment B for a summary of council discussions and actions as well as public involvement over the past year on fostering a vibrant downtown and boosting the local economy.) On March 8, 2010, the URA Board initiated a process to amend the Downtown Urban Renewal Plan as a funding option for a package of downtown projects described below. Specifically, council moved to forward to the Planning Commission and overlapping taxing districts the proposed amendment to the Downtown Urban Renewal Plan. (At that time, the proposed amendment included elements in support of a potential Veterans Affairs clinic. See the “changes to the downtown urban renewal plan amendment” section below.) Council also requested the City Manager to complete a financial analysis of the impact on School District 4J and, should there be a financial impact, to come back with ways to keep 4J whole, either through an exchange of services or financial help.(See Attachment C for the financial analysis.) - On April 19, council held a public hearing on the ordinance to amend the plan. Thirtyone individuals spoke at the public hearing. On May 10, council held a work session to review comments on the proposed ordinance received from the public, Planning Commission, and overlapping taxing districts. Council moved to direct the City Manager to bring back on May 24: (a) the revised, proposed ordinance, plan, and report for final approval; and (b) a proposal for how members would be chosen for the oversight committee called for by the revised, proposed urban renewal plan. Oversight Committee Staff recommends that council approve the oversight committee members after reviewing a list of possible names compiled by the Mayor. More detailed information about the process is in Attachment D. Proposed Projects The three downtown projects are: 1) assistance to Lane Community College (LCC) for their project on th the 10 and Charnelton Development Site, 2) additional downtown urban renewal assistance in funding the Broadway Place Garages so that the Garages remain available and in good condition to support other development and redevelopment in downtown (and, at the same time, to enable improvements to public safety downtown), and 3) infrastructure improvements to the Park Blocks to provide better opportunities for the Farmers’ Market. The projects are described in more detail in Section 600 of the Plan and Chapters 5 and 6 of the accompanying Report. (The Plan and Report are in Ordinance Exhibits A and B, respectively, in Attachment A.) 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 Downtown District, and two of those amendments made other changes. The proposed Plan includes a summary of the past amendments. State law requires a “substantial plan amendment” for council to increase the maximum indebtedness or to increase the district boundary by more than 1%. 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 summary of plan amendment process feedback is Attachment E. 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 spent on the library. Adopting a “maximum indebtedness” figure does not authorize or obligate the 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. The proposed ordinance would increase the spending limit by $13.6 million. Legislation passed in 2009 places new limits on how much a municipality can increase maximum indebtedness. That same legislation, however, also provides that those limitations “do not apply to the extent the municipality approving a plan obtains the written concurrence of taxing districts imposing at least 75 percent of the amount of taxes imposed under permanent rate limits in the urban renewal area.” Together, School District 4J and the City impose at least 75% of the amount of taxes imposed under permanent rate limits in the urban renewal area. On May 19, 2010, the School Board for District 4J adopted a motion, for purposes of that statute, concurring with the increase in maximum indebtedness. Therefore, the new legislative limitations are not applicable to the proposed maximum indebtedness increase. Changes to the Downtown Urban Renewal Plan Amendment The draft plan amendment was prepared in February and provided to council prior to work sessions on March 8 and May 10 as well as the April 19 public hearing. As a result of council discussions, conversations with bond counsel, and information from PeaceHealth since that time, the following changes are included in the proposed Plan that is in Attachment A. (The Plan with tracked changes is Attachment F.) Text in the Plan related to LCC’s existing building on Willamette Street and the possibility that the Agency would acquire that building has been deleted. th Based on our understanding that the VA did not select PeaceHealth’s 12 and Willamette Clinic location for its request for proposals short-list, text in the Plan related to the VA Clinic project has been deleted. Specifically, the boundary expansion of 5 acres is no longer included and the $2.5 million was removed from the spending authority. Text was reordered and other text added to make clearer that this update is intended to narrow the types of projects authorized by the existing Plan down to two projects (Broadway Place Garages and Farmers’ Market) and to add one project not explicitly authorized by the existing plan (LCC). School District 4J Intergovernmental Agreement Based on current circumstances, existence of the Downtown District (and tax increment financing) results in a net financial benefit to School District 4J of approximately $117,000. However, if the School District’s local option levy is not renewed at a future date, the potential exists that the continuation of tax increment financing could cause a loss in revenue to the School District. If council approves the amendment to the Plan, the City Manager and School Superintendent intend to use an Intergovernmental Agreement to protect the School District from the possibility that the School District could lose revenue in the future as a result of the continuation of tax increment financing in the Downtown District. The remedy for a loss to the School District as a result of the existence of the Downtown District would be a) the provision of additional services to the School District, b) a reduction in the amount that the School District pays the City for services, or c) a cash payment. In the event that the School District elects to request a cash payment, the City Manager would present a supplemental budget to council for approval. RELATED CITY POLICIES Downtown revitalization and the projects referenced in this material are supported by the Downtown Plan, 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 1.Adopt the ordinance amending the Downtown Urban Renewal Plan. 2.Include alternative amendments to the Downtown Urban Renewal Plan. 3.Decline to adopt the ordinance amending the Downtown Urban Renewal Plan and consider other funding sources for the proposed projects or consider not undertaking some or all of the projects. CITY MANAGER’S RECOMMENDATION The City Manager recommends that council adopt the ordinance amending the Downtown Urban Renewal Plan as set out in Attachment A. SUGGESTED MOTION Move to adopt ordinance number ___ to amend the Urban Renewal Plan for the Downtown Urban Renewal District, formerly the Central Eugene Project. ATTACHMENTS A.Ordinance Adopting an Amended Urban Renewal Plan for the Downtown Urban Renewal District, Formerly the Central Eugene Project (includes Plan, Report, and Blight Findings) B.Summary of Council Discussions/Actions and Public Involvement on Economic Development & Downtown C.School District 4J Financial Analysis D.Oversight Committee Proposal E.Plan Amendment Process Feedback Summary F.Revised Proposed Downtown Urban Renewal Plan with Tracked Changes Compared to the March 8, 2010 AIS Version FOR MORE INFORMATION Development Contact: Amanda Nobel Flannery, Development Analyst Telephone: 541-682-5535 Staff E-Mail: amanda.nobelflannery@ci.eugene.or.us Finance Contact: Sue Cutsogeorge, Finance Director Telephone: 541-682-5589 Staff E-Mail: sue.l.cutsogeorge@ci.eugene.or.us Attachment A 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 “Downtown Goal”) C. The City Council and the Urban Renewal Agency Board of Directors (the “Agency Board”) have determined that Lane Community College’s (“LCC”) new downtown campus is consistent with that Downtown Goal and that the Plan should be amended to authorize this project and to allow it to be financed with tax increment funds. LCC wants to build a new, th state-of-the-art education facility on the vacant half-block located at 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. D. The City Council and the Agency Board have determined that it is consistent with the Downtown Goal to narrow the scope of two existing projects in the Plan in the following manner: (1)Broadway Place Garages and Public Safety Improvements. The existing Plan authorizes the financing of public parking and public transportation facilities. The Plan will be amended to limit this project category to the Broadway Place Garages, which were initially funded in part through urban renewal funds and provide an essential public parking facility to serve the business, customer, and resident parking needs in the District. Paying off the debt for those garages ($4.9 million plus interest) will ensure the continued availability of the garages, and will also free up funds that can be used for public safety enhancements in the District. 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. (2)Infrastructure Improvements for the Farmers’ Market. The existing Plan authorizes the financing of public parks, public plazas, restrooms and open spaces. The Plan will be amended to limit this project category to infrastructure improvements to the th Park Blocks along 8 Avenue to make the location more attractive and functional for the Farmers’ Market. This project will support a cornerstone of downtown activity and one of the most significant public event venues in the city. Up to $500,000 of urban renewal funds would be used for this project. E. In accordance with the provisions of ORS 457, the Agency Director prepared an amended Plan (the “proposed Plan”). The proposed Plan, prepared in March 2010, included: (1)Increasing the maximum indebtedness by $16.15 million, to a total of $49.15 million, to cover the three specific projects itemized in Findings C and D above plus funding for a Veterans’ Affairs clinic; (2)Expanding the District boundary to include the potential Veterans’ Affairs clinic site; (3)Annual review of tax increment projects by a community member panel; and (4)Ceasing the division of taxes for the District after debt issued to pay for the projects is repaid or defeased. F. On March 8, 2010, the Agency Board considered a draft of the proposed Plan and 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. G. On March 12, 2010, a draft of 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 each district. No recommendations for changes were received from the school districts. The Lane County Board of Commissioners submitted recommendations that the City Council change the proposed Plan by requiring concurrence from Lane County for any future plan amendments, expand the District boundary to include a Lane County facility, and hold Lane County harmless from the financial impact of the District. The City Council considered these recommendations and determined not to make changes to the proposed Plan as a result of the comments. H. 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. I. On March 29, 2010, the Planning Commission met to review the proposed Plan and Report, and recommended that the City Council approve the proposed Plan based on the City’s land use policies. J. On April 8, 2010, the Eugene Redevelopment Advisory Committee met to review the proposed Plan and Report. K. 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. L. Legislation passed in 2009 places new limits on how much a municipality can increase maximum indebtedness. That same legislation, however, also provides that those Ordinance - Page 2 of 4 limitations “do not apply to the extent the municipality approving a plan obtains the written concurrence of taxing districts imposing at least 75 percent of the amount of taxes imposed under permanent rate limits in the urban renewal area.”Together, School District 4J and the City impose at least 75% of the amount of taxes imposed under permanent rate limits in the urban renewal area. On May 19, 2010, the School Board for District 4J adopted a motion, for purposes of that statute, concurring with the increase in maximum indebtedness. The City concurs with that increase in maximum indebtedness by enacting this ordinance. Therefore, the new legislative limitations are not applicable to the proposed maximum indebtedness increase. M. In response to information received after the Agency Board forwarded the proposed Plan and Report to the City, the list of projects, maximum indebtedness, and area of the District were reduced and the proposed Plan was revised to reflect those reductions (the “revised, proposed Plan”). The revised, proposed Plan removed the Veterans’ Affairs clinic spending and boundary expansion, and includes the following: (1)Increasing the maximum indebtedness by $13.6 million, to a total of $46.6 million, to cover the three specific projects itemized in Findings C and D above; (2)Annual review of tax increment projects by a community member panel; and (3)Ceasing the division of taxes for the District after debt issued to pay for the projects is repaid or defeased. N. 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 revised, proposed Plan is blighted for the reasons explained in Exhibit C to this Ordinance; (2)The rehabilitation and redevelopment described in the revised, proposed Plan is necessary to protect the public health, safety or welfare of the City; (3)The revised, 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 and policies, including the Downtown Goal, and provides an outline for accomplishing the urban renewal projects proposed in the revised, proposed Plan; (4)No one will be displaced as a result of any of the three projects included in the revised, proposed Plan; (5)No real property will be acquired as a result of the three projects included in the revised, proposed Plan; (6)Adoption and carrying out of the revised, proposed Plan is economically sound and feasible as described in the Report included in Exhibit B to this Ordinance; and (7)The City shall assume and complete any activities prescribed by the revised, 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 attached as Exhibit B, and the blight findings attached as Exhibit C to Ordinance - Page 3 of 4 this Ordinance, all of which are hereby adopted, the revisions to the Urban Renewal Plan for the Downtown Urban Renewal District, as reflected in Exhibit A attached hereto, are 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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Downtown Campus $ 8,000,000 Broadway Place Garages & Public Safety Improvements $ 4,810,000 Park Block Improvements for the Farmers' Market $ 500,000 Project Delivery Administration (through district termination) $ 1,190,000 Projects Funded from Urban Renewal Agency $ 14,500,000 Projects Funded from Private Sources and Other Federal, State and Local Government $ 17,500,000 $ 32,000,000 TOTAL Funding for All Projects Ю±¶»½¬­©·´´¾»¹·²·²ÚÇîðïðñîðïïòÜ»½·­·±²­±²°®·±®·¬·»­±ºº«²¼·²¹º±®Ð®±¶»½¬­©·´´¾»³¿¼» ¾§¬¸»ß¹»²½§Þ±¿®¼·²·¬­¿²²«¿´¾«¼¹»¬°®±½»­­¿²¼¿¬®»¹«´¿®ß¹»²½§Þ±¿®¼³»»¬·²¹­ô¿´´±º ©¸·½¸¿®»±°»²¬±¬¸»°«¾´·½òݱ²­¬®«½¬·±²±º¬¸»Ð®±¶»½¬­½±²¬»³°´¿¬»¼·²¬¸»îðïð ß³»²¼³»²¬·­»¨°»½¬»¼¬±¾»½±³°´»¬»¼¾§îðïíòÜ»¾¬·­­«»¼¬±º«²¼¬¸»°®±¶»½¬­·­ »­¬·³¿¬»¼¬±¾»°¿·¼±ºº¾§ÚÇîðïéñîðïèò ̸»ß¹»²½§­¸¿´´½±²ª»²»²±¬´»­­¬¸¿²±²½»»¿½¸§»¿®¿½±³³·¬¬»»±º­«½¸°»®­±²­¬±°®»°¿®» ¿®»°±®¬±²¿÷¬¸»¿½¬·ª·¬·»­±º¬¸»ß¹»²½§º±®¬¸»°®»ª·±«­º·­½¿´§»¿®ô¿²¼¾÷©¸»¬¸»®¬¸» ЪYŐ»¨°»²¼·¬«®»±º¬¿¨·²½®»³»²¬¼±´´¿®­©¿­´·³·¬»¼¬±¬¸»Ð®±¶»½¬­¿²¼¬¸»¿­­±½·¿¬»¼ 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°»®­±²­´·ª·²¹·²¿²¼¾«­·²»­­»­­·¬«¿¬»¼·²ô¬¸»Ð´¿²ß®»¿·²¿½½±®¼¿²½»©·¬¸ÑÎÍîèïòðìë ¬¸®±«¹¸îèïòïðëò λ­°±²­» Ò±­°»½·º·½®»´±½¿¬·±²¿½¬·ª·¬§¬±¾»·²·¬·¿¬»¼¾§¬¸»ß¹»²½§·­·¼»²¬·º·»¼·²¬¸»Ð´¿²ò׺«®¾¿² ®»²»©¿´¿­­·­¬¿²½»®»­«´¬­·²®»´±½¿¬·±²®»¯«·®»³»²¬­ô¿®»´±½¿¬·±²°´¿²©·´´¾»¼»ª»´±°»¼ º±®¬¸¿¬°«®°±­»òλ´±½¿¬·±²¿½¬·ª·¬·»­¿²¼¿­­·­¬¿²½»©±«´¼¾»°®±ª·¼»¼·²¿½½±®¼¿²½»©·¬¸ ÑÎÍîèïòðì문®±«¹¸îèïòïðëò Ýòλ¯«·®»³»²¬ ß²»²«³»®¿¬·±²ô¾§½±­¬®¿²¹»ô±º¬¸»»¨·­¬·²¹¸±«­·²¹«²·¬­·²¬¸»°´¿²¿®»¿¬±¾» ¼»­¬®±§»¼±®¿´¬»®»¼¿²¼²»©«²·¬­¬±¾»¿¼¼»¼ò λ­°±²­» Ò±­°»½·º·½»¨·­¬·²¹¸±«­·²¹«²·¬­¿®»°®±°±­»¼¬±¾»®»³±ª»¼¾§¿½¬·±²­±º¬¸»Ð´¿²ò Üòλ¯«·®»³»²¬ ß¼»­½®·°¬·±²±º²»©®»­·¼»²¬·¿´«²·¬­©¸·½¸¿®»´·µ»´§¬±¾»½±²­¬®«½¬»¼©·¬¸·²¬¸»Ð´¿² ß®»¿ò λ­°±²­» ͱ³»²»©®»­·¼»²¬·¿´«²·¬­¿®»»¨°»½¬»¼¬±¾»½±²­¬®«½¬»¼©·¬¸·²¬¸»Ð´¿²ß®»¿ò λ°±®¬±²¬¸»îðïðß³»²¼³»²¬ïé ݸ¿°¬»®ïïæß°°»²¼·¨ λ°±®¬Û¨¸·¾·¬ßæд¿²ß®»¿Ó¿° λ°±®¬Û¨¸·¾·¬ÞæƱ²·²¹Ü·­¬®·½¬Ó¿° λ°±®¬Û¨¸·¾·¬ÝæÝ»²­«­Þ±«²¼¿®·»­Ó¿° λ°±®¬Û¨¸·¾·¬ÜæЮ±¶»½¬»¼Î»ª»²«»­¿²¼Û¨°»²¼·¬«®»­º±®¬¸»Ð´¿²ß®»¿ λ°±®¬Û¨¸·¾·¬Ûæ׳°¿½¬±ºË®¾¿²Î»²»©¿´±²¿²×²¼·ª·¼«¿´Ì¿¨Þ·´´ λ°±®¬Û¨¸·¾·¬ÚæÜ·ª·­·±²±ºÌ¿¨×³°¿½¬±º¬¸»Ð´¿²±²Ñª»®´¿°°·²¹Ì¿¨·²¹Ö«®·­¼·½¬·±²­ λ°±®¬±²¬¸»îðïðß³»²¼³»²¬ïè λ°±®¬Û¨¸·¾·¬ß¬Ð´¿²ß®»¿Ó¿° λ°±®¬±²¬¸»îðïðß³»²¼³»²¬ïç λ°±®¬Û¨¸·¾·¬Þ¬Æ±²·²¹Ü·­¬®·½¬Ó¿° λ°±®¬±²¬¸»îðïðß³»²¼³»²¬îð λ°±®¬Û¨¸·¾·¬Ý¬Ý»²­«­Þ±«²¼¿®·»­Ó¿° λ°±®¬±²¬¸»îðïðß³»²¼³»²¬îï λ°±®¬Û¨¸·¾·¬Ûæ׳°¿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 $2,937.74 Total Taxes$2,937.73$2,898.96 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. öÍ»»Ý¸¿°¬»®çÂñ«??±²Ñª»®´¿°°·²¹Ì¿¨·²¹Ü·­¬®·½¬Æ`ªkÁ­»½¬·±²º±®³±®»·²º±®³¿¬·±²±²²»¬·³°¿½¬¬± ­½¸±±´­ò 24 ORDINANCE EXHIBIT C: Property Analysis Report (5-21-10) Urban Renewal Amendment Documentation of Blighted Areas The tax lots in the Downtown Urban Renewal Plan District were evaluated in the fall of 2009. A description and photos of each of the properties in the District are provided below. Map identification numbers have been assigned to individual tax lots as shown on 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 within 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 property. In some cases, the Matrix indicates that a particular property does not meet any of the blight Ú·²¼·²¹­ï 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 District: 27, 45, 51, 84, 125, 143, 149, 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 in the District 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 in the District 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. ORS 457.010(1)(a)(D) None of the properties in the District 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. Ú·²¼·²¹­î 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 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. 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 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. The specific conditions are indicated in the property-specific findings, below. ORS 457.010(1)(b) None of the properties in the District 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 dimensions for property usefulness and development. This was the case with the following properties in the District: 70, 71 and 142. ORS 457.010(1)(d) None of the properties in the District 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. Ú·²¼·²¹­í ORS 457.010(1)(e) None of the properties in the District 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 in the 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. 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. 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. 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, 142 and 144. 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 in 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. Ú·²¼·²¹­ì ORS 457.010(1)(i) None of the properties in the 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 IN THE 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: + 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: + Ú·²¼·²¹­ë 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; 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 Ú·²¼·²¹­ê 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: ± 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: + Ú·²¼·²¹­é 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: ± 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: ± Ú·²¼·²¹­è 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: ± 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: ± Ú·²¼·²¹­ç 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: + 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: + Ú·²¼·²¹­ïð 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: + 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: ± Ú·²¼·²¹­ïï 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: ± 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: ± Ú·²¼·²¹­ïî 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 are 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: ± 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: ± Ú·²¼·²¹­ïí 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: ± 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: ± Ú·²¼·²¹­ïì 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 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. Ú·²¼·²¹­ïë 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: + 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: + Ú·²¼·²¹­ïê 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: ± 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: ± Ú·²¼·²¹­ïé 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: ± 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: + Ú·²¼·²¹­ïè 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: + 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: ± Ú·²¼·²¹­ïç 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: ± 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: ± Ú·²¼·²¹­îð 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: ± 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: ± Ú·²¼·²¹­îï 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: ± 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: ± Ú·²¼·²¹­îî 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: + 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 Ú·²¼·²¹­îí 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: + 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: + Ú·²¼·²¹­îì 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 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: + Ú·²¼·²¹­îë 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 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: + Ú·²¼·²¹­îê 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: ± 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 Ú·²¼·²¹­îé 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: + Map ID# 131 —Tax lot 15300 of Map 17033112 (Eugene Symphony/Logic Tools): Building is 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: ± Ú·²¼·²¹­îè 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: + 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: + Ú·²¼·²¹­îç 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: + 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 Ú·²¼·²¹­íð 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 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: + Ú·²¼·²¹­íï 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: ± 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 Ú·²¼·²¹­íî 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. 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·²½´«¼·²¹½®»¿¬·²¹¬¸»Ü±©²¬±©²Ê·­·±²ôܱ©²¬±©²Ð´¿²ô¿²¼¬¸»É»­¬Þ®±¿¼©¿§ß¼ª·­±®§ ݱ³³·¬¬»»Î»½±³³»²¼¿¬·±²­ò Attachment C School District 4j Financial Analysis On March 8, the URA Board requested the City Manager complete an 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 was conducted by City finance staff and the Lane County Assessor, and was reviewed and confirmed by 4j School District finance staff. 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 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, 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. Legislation passed in 2009 places new limits on how much a municipality can increase maximum indebtedness. That same legislation, however, also provides that those limitations “do not apply to the extent the municipality approving a plan obtains the written concurrence of taxing districts imposing at least 75 percent of the amount of taxes imposed under permanent rate limits in the urban renewal area.”On May 19, 2010, the School Board for District 4J adopted a motion, for purposes of that statute, concurring with the increase in maximum indebtedness. Therefore, the new legislative limitations are not applicable to the proposed maximum indebtedness increase. Attachment D Oversight Committee Proposal The concept for the Expenditure Review Panel (ERP) for the Downtown Urban Renewal Plan is part of Section 600 of the proposed Downtown Urban Renewal Plan, which calls for the City Manager acting as the Agency Director to: “convene not less than once each year a committee of such persons to prepare a report to the Director on a) the activities of the Agency for the previous fiscal year, and b) whether the Agency’s expenditure of tax increment dollars was limited to the projects authorized by the Plan and the associated administrative costs authorized by the Plan. The Director shall forward that report to the Agency Board upon its receipt.” Fulfilling Plan requirement includes establishing a panel charter and member expectations consistent with the Plan language, identifying panel membership guidelines, developing and implementing a process to recruit and select members, providing staff support so the panel can fulfill its charter, and assisting the panel in distributing its reports in a timely fashion. The City Manager’s proposal for the form, function, and committee member selection process is described below. ERP Charter Prepare a report on the Agency’s use of Downtown Urban Renewal Plan funds and on whether the expenditure of tax increment dollars was limited to the projects and the associated administrative costs authorized by the Plan. Expectations of ERP Members Have or develop a basic understanding of the projects, expenditures, terms, and requirements authorized in the Downtown Urban Renewal Plan Prepare annual reports documenting the Urban Renewal Agency’s use of tax increment dollars and noting whether the funds were used in compliance with the approved 2010 amended Plan. (The ERP reports would be separate and distinct from the reports prepared by the City’s outside auditor.) ERP Membership Guidelines Generally, strive to represent the richness of the community’s perspectives, neighborhoods and population demographics Seek a balanced mix of constituent representatives*, including but not limited to: 1.downtown stakeholder(s) (property/business owner, resident) 2.representative(s) from the general public 3.member(s) with financial/accounting expertise Terms not to exceed the life of the Downtown District (approximately eight years) A long-term commitment to serve on the ERP is preferred but not required * One person may be able to represent more than one interest (for example, a downtown resident with financial expertise). Membership Selection Process Staff recommends the following process: a.Mayor compiles a list of individuals and recommends five for council consideration in September. b.Council selects the committee no later than mid-October. In the event of vacancies, the Mayor would appoint replacement members, striving to maintain a balanced mix of constituent representatives. Staff Support Agency staff would be designated to support the work of the ERP with financial, technical and legal expertise. Staff also would assist the panel with scheduling meetings and facilities, preparing meeting agendas, taking notes at meetings, and other administrative functions deemed necessary and appropriate by the Agency Director. This staff support would be paid for with Agency administrative funds. Reporting to the Urban Renewal Agency Board and the Community As stated in the Plan, the ERP would prepare annual reports documenting the Agency’s use of tax increment dollars. The report would be presented to the Agency Director, who will provide it to the Agency Board. Staff would assist the ERP in compiling and distributing the report. Timing Staff recommends the following general timeline: a.Mayor recommends individuals for council consideration – June 2011 b.Council selects ERP – no later than July 2011 c.ERP Orientation – September 2011 d.Materials delivered on prior year activity – October of each year e.ERP meeting – November of each year f.Draft report compiled by staff ratified by ERP – December of each year g.Council receives report – January of each year (with the City/URA financial statements for approval) Attachment E Plan Amendment Process Feedback Summary State law requires a “substantial plan amendment” for council to increase the maximum indebtedness or to increase the district boundary by more than 1%. 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 public record (submitted written comment, copies of the notices, and Planning Commission minutes) is in a binder in the City Manager’s Office. (Submitted written comment was also provided as an attachment to the May 10 work session materials.) Public Comment:A public notice was mailed to Eugene property owners on March 19. On April 19, council held a public hearing on the proposed ordinance and extended the period for citizens’ comments to May 3. Thirty-one individuals spoke at the hearing. Planning Commission: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). ERAC: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, council should begin a process to identify alternative program(s) and tools to support long-term, desirable downtown improvements such as new housing. Taxing Districts:The overlapping taxing districts (School District 4J, Lane Education Service District, Lane Community College, and Lane County) were notified in writing on March 12 of the proposed plan amendments and provided a copy of the plan and report. The School District 4J Board of Directors discussed the Downtown District on April 21 and May 5. On May 19, the School Board adopted a motion, for purposes of the 2009 legislation that limits increases in maximum indebtedness, concurring with the increase in maximum indebtedness. No comments were received from Lane ESD. The LCC Board of Directors discussed the proposed plan amendment and the Downtown District on March 17. Dennis Carr, Chief Human Resources Officer, spoke on behalf of LCC in support of the proposed ordinance at the council’s public hearing on April 19. The Board of County Commissioners for Lane County (BCC) reviewed an urban renewal presentation from the County Assessor on April 7 and discussed their response to the City on April 13, 27, and 28. The Agenda Item Summary for May 10 work session includes the two letters that the BCC submitted, dated April 9 and April 28. (Approval of the April 28 letter passed 4:1 with Commissioner Stewart voting in opposition.) 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