Loading...
02/01/1989 - Packet 4400, AGENDA CITY CENTER PLAN TASK FORCE WEDNESDAY, FEBRUARY 1, 1989, 7:00 P.M. - 9:30 P.M. TIGARD CIVIC CENTER - TOWN HALL CONFERENCE ROOM 13125 SW HALL BLVD. , TIGARD, OR 1. CALL TO ORDER 2. ROLL CALL: COHEN HENKLE JUAREZ MARR MORLEY 3. Approve Minutes from previous meeting 4. Review Work Program 5. Complete Review of Development Plan: Bob Moore 6. Breakfast Meeting Final Details 7. Critique Draft Newsletter 8. Review Final Draft of Design Plan 9. SeaFirst Update 10. Other business 11. Adjournment FEBRUARY WORK SCHEDULE February 1 7:00 - 9:30 P.M. Committee Meeting February 3 7:00 - 8:30 A.M. Breakfast Meeting February 9 7:00 - 9:30 P.M. Committee Meeting February 13 9:00 - 9:30 P.M. (tent. ) Council Consideration of Ordinance Creating Agency February 14 11:30 A.M.-Noon Summerfield Presentation - Mike & Joy ,44,,p CITY CENTER PLAN TASK FORCE Thursday, January 26, 1989 Town Hall Conference Room 7:00 p.m MINUTES Memberts Present: Stuart Cohen, Mike Marr, Pam Juarez, Richard Morley Council Members Present: Valerie Johnson Consultants Present: Bart Gutherie, Don Stasney, Bob Moore Others Present: Ed Murphy, Liz Newton, Duane Roberts, Peggy Weston Byrd, Dan Dolan Called to order by Chairman Cohen at 7:06 p.m. Minutes were approved as written. 1. REPORT ON NPO MEETING: Mike reported that about 40 people attended the NPO presentation. The questions asked were described as "enlightening." Broad support was indicated for the direction the Task Force has taken. 2. REVIEW OF REVISED DESIGN PLAN: Bart indicated that all the illustrations and been updated and legends added. Street furnishing illustrations are not included to reduce printing costs. Richard noted that two of the illustrations showed different designs for Ash St. He and other committee requested that the illustrations be changed to be consistent. Text changes requested: p. 11, add as another concept goal the maintenance of existing businesses; and pp. 16,17, certain changes in the transportation element. Bart mentioned that the design district guidelines had been expanded "in form and language." The capital improvement projects list has been enlarged. Purely private projects have been eliminated. Deleted also was all budget information. This will be included in Bob's report. Don overviewed the design districts. He attempted to avoid the use of technical lingo. Aim was a public document written in plain English. Pages 28-35 were moved to the implementation section. No content changes were made; only the sequence was altered. Mike and other committee members complimented the consultants for doing a good job of "assembling the committee's concepts." Bart handed out a packet of printed material on street furnishing. He advised the task force to select high quality, durable products, but did not recommend a particular product line. Don advised the task force to stick with a similar theme in choosing furnishings be it classical, modern, or some other theme and to do something that is unique to Tigard. Also, the selection of furniture should be part of the 'mal design of street improvemen�4� Stuart stated that furnishing selection was not the function of the task force. But the handouts would provide excellent reference material for the group eventually responsible for more specific design decisions. DEVELOPMENT PLAN: Bob Moore went through the rough draft. The plan conforms to the very specific legal requirements set forth in Chapter 45 of state law. The plan defines conditions of blight in terms of the street network, incompatible and inconsistent uses of land, small parcels under separate ownership. The process used in forming a district is as follows: the Council makes a fings that there is blight in the area and adopts the plan which is very general and includes no dollar signs. It does identify programs and projects to be implemented to address blighted conditions. Accompanying the plan is the report. The report differs from the plan in that it goes into more detail regarding specific dollar costs of projects and programs and realistic revenue resources to pay for them. He needs to clarify with the city attorney the level of plan amendment triggering a vote of the people as required by charter. Waiting for a legal interpretation regarding the definition of major and minor changes. The redevelopment agency prepares a budget every year. Its contains detailed listing of revenues and project funding. As proposed in the plan, the Council will appoint an advisory commission that will take over the role of the City Center Task Force and set priorities for projects and expenditures. Bob advised that part of the commission should be from the ranks of the downtown business owners; others should be citizens at large. Council will act as the development agency. Stuart asked how big the report would be. Bob answered that it would be about the same size as the plan. The salient feature of the report is that anticipated revenue has to match the estimated costs of projects included in the plan. Unlike most other cities forming renewal districts, so far no big private development is waiting to come into the downtown. This makes it difficult to point to a proven revenue stream. The proven revenue sources at this time are the transportation bond and the parks levee, assumming it passes. The report estimates the value of property in the area at 35 million. In response to another question, Bob noted that the plan is complete except for the expansion of the goals and obligations section and the addition of the land use element, which city staff is preparing. The plan recommends that the City Council become the agency. The reason is to provide better consistency and overall coordination. Valerie mentioned that the leaders of the recall against the previous urban renewal plan had objected to this same feature in the previous plan. If a agency consisting of a majority of private citizens were created, however, she is concerned that Council would not have sufficient control over their actions. Mike stated that he favored an agency under the control of private citizens who were appointed based on their unique qualifications and ability to devote a considerable amount time to the activities of the agency. He expressed that he could could not support the the recommendation that Council appoint itself as the agency. Valerie noted that regardless of the compositon of the agency, Council must approve the agency bum,,.:. Stuart stated that heliked the accountability feature of Council being the agency. Peggy discussed the possibility of an agency including both Council and private citizen members along the lines of the Budget Committee. Mike stated that he could support such a model provided the majority of members were private citizens. Ideally these would be persons with business experience and the competence and know how to oversee the operations of the agency. Bob noted that the function of the commission is to serve as a communication tool to the Council and to the people in general. Peggy felt that the report should include the complete text of the vision statement. Liz mentioned that the goals and objectives section is being rewritten and sent out to members for their review. The projects and programs section is not listed in priority order. Mike's view was that this fact should be clearly stated in the report. Peggy suggested that the projects and programs should be listed in alphabetic order as a way of emphasizing that the list was .,,_. a prioritization. The consensus of the task force was that public restrooms should be removed from the list. Valerie recommended against the inclusion of mini-parks, because of their high maintenance costs. Ed stated that the list should be looked upon as permissive and long term, so as not to preclude anything. The agency is not required and may choose not to do any or some of the projects on the list. He also suggested the addition of a marketing and business recruitment program. Pages 18-30 spell out ways and purposes for acquiring property. Bob said that it is common to leave this fairly vague. It is understood that any land assembled by the agency must be sold at market price. On relocation activities, Mike questioned whether the agency has the burden to help a displaced businessperson to find a "good" location. A marginal business may not be able to survive the higher rents that may be required by relocation. Bob explained that assistant would include relocation help and moving expenses, but would stop short of implying a subsidy. Stuart stated that, unlike Tualatin, the overriding intent of the land assembly section was not to use it to accommodate "superduper development." Ed pointed out that the section does not include all the rules governing relocation. These will be included in a separate material to be developed later on. Mike indicated that he saw the need for an outside administrator to run the renewal program. According to Bob, the report allows for a City staff or private sector manager. Provision 607 will be clarified to read that the agency will selectively administer the low-interest loan program. Bob stated the market determines or sets limits on bond issues. There is no mechanism other than this. Agency cannot add to projects unless they are listed in the report and there is a market for the bonds. The time frame of the plan is 15 years. No increment is anticipated to be created by big private development for at least five years. This is the reason for a longer time frame. The meeting was adjoured at 10:00 p.m. Respectfully submitted by Duane Roberts February 2, 1989 TO: Members of the City Center Plan Task Force FROM: Liz Newton, Senior Planner SUBJECT: Schedule of Events Attached is a revised schedule of events for the next month. The only change made was to indicate the time of the event below the date. Where no time is indicated, we are unable to be specific at this time. Updates will be provided as information becomes available. ``Wrr' 'Wrr✓ CITY CENTER DEVELOPMENT PLAN TIMELINE DATE WHAT WHO February 1 Review 2nd Draft City Center Dev. CCPTF Plan, Disscuss CCDP Report elements, Consultants Discuss newsletter, Discuss Breakfast. February 3 Breakfast Presentation - Design Con. CCPTF 7:00 AM Plan, City Center Dev. Plan. February 7 Presentation - City Center Dev. CCPTF 7:30 PM Plan Elements Draft to Plann. Comm. PC/Staff February 9 CCPTF Meeting - Review Final Drafts - CCPTF 7:00 PM CCDP Plan and Report, Discussion - Consultants February 13, 1989 Council. February 13 City Council meeting - Consider City Council formation of City Center Development CCPTF Agency. February 14 Summerfield Meeting - Presentation of CCPTF 11:30 AM City Center Development Plan. Staff February 21 Plann. Comm. meeting - Consider Final PC/CCPTF 7:30 PM Order recommending Council approval Staff of CCDP. February 27 City Council meeting - Hearing on CC/CCPTF CCDP, lst Reading of ordinance. Staff March 6 City Council meeting - 2nd Reading CC/CCPTF of ordinance. °�wrr✓ v ' February 2, 1989 TO: Members of the City Center Plan Task Force FROM: Liz Newton, Senior Planner SUBJECT: Revisions to Section 400, City Center Development Plan Mission Statement, Goals and Objectives Please insert this as page 9 of the City Center Development Plan Draft dated as amended January 30, 1989. Revisions suggested by the Task Force on February 1, 1989 have been incorporated. SECTION 400 - MISS IO1 �(rATEMENT AND GOALS OF THE DEVv WOPMENT AGENCY FOR THE CITY CENTER DEVELOPMENT PLAN. 401. MISSION STATEMENT The mission of the Development Agency is to strengthen the economic vitality of the City Center of Tigard by eliminating blighting conditions and to create a sense of place and identity as the "Heart of the City" - a vital center of social, cultural, economic and political activity. 402. GOALS To accomplish its mission the Development Agency will implement this City Center Development Plan, the goals of which are: A. To remove limitations to economic growth in the City Center study area created by existing blighting conditions so that vacant and underdeveloped properties can realize their full market potential and be utilized to their highest and best use consistent with other goals of the the City Center Development Plan; B. To encourage and enhance opportunities for commercial, residential and industrial property to be developed and improved in the City Center with an emphasis on establishing a visible and economically active city center; C. To encourage multi-family housing in the City Center to actively support commercial development and provide a diverse environment; D. To retain and expand existing businesses in the city center area to be compatible with the Development Plan; . E. To provide pedestrian and vehicular transportation access and circulation systems which support development of the city center in accordance with the Development Plan; F. To encourage a more efficient public transportation system to support the residential and employment population of the city center; G. To ensure that infrastructure and other public facilities within the city center are adequate and timely to accomodate current and future development; H. To provide a network of public and private open spaces adaptable to a wide variety of uses. Extend the network of open space from Fanno Creek Park throughout the city center to develop the theme of "the City in the Park" I. To create an atmosphere in the city center which is attractive and encourages investment in and occupancy of business and residential properties in the city center. January 31, 1989 TO: City Center Plan Task Force Members FROM: Liz Newton, Senior Planner SUBJECT: City Center Development Plan Mission Statement and Goals Attached are the Draft Goals and Mission Statement to be included in the City Center Development Plan as Section 400. Please include this page in your 2nd Draft Report which was mailed to you from Bob Moore. We will review the Goals and Mission Statement at the February 2, 1989 meeting. SECTION 400 - MISSIOlk"OTATEMENT AND GOALS OF THE DEV! PMENT AGENCY FOR THE CITY CENTER DEVELOPMENT PLAN. 401. MISSION STATEMENT The mission of the Development Agency is to strengthen the economic vitality of the City Centre of Tigard by eliminating blighting conditions and to create a sense of place and identity as the "Heart of the City" - a vital center of social, cultural, economic and political activity. 402. GOALS To accomplish its mission the Development Agency will implement this City Center Development Plan, the goals of which are: A. To remove limitations to economic growth in the City Center study area created by existing blighting conditions so that vacant and underdeveloped properties can realize their full market potential and be utilized to their highest and best use; B. To encourage and enhance opportunities for commercial, residential and industrial property to be developed and improved in the City Center with an emphasis on establishing a visible and active City Center; C. To encourage multi-family housing in the City Center to actively support commercial development; D. To retain and expand existing businesses in the city center area to be compatible with the Development Plan; . E. To provide transportation access and circulation systems which support development of the city center in accordance with the Development Plan; F. To create a more efficient transportation system to support the residential and employment population of the city center; G. To ensure that infrastructure and other public facilities within the city center are adequate to accomodate current and future development; H. To provide a network of public and private open spaces adaptable to a wide variety of uses. Extend the network of open space from Fanno Creek Park throughout the city center to develop the theme of "the City in the Park" I. To create an atmosphere in the city center which is aethescially pleasing in order to promote investment in and occupancy of business and residential properties in the city center. CITY CENTER DEVELOPMENT PLAN NEWSLETTER WHY IS DOWNTOWN TIGARD IMPORTANT? 1. Downtown Tigard needs to protected for investment reasons. The private sector's investment is substantial: The assessed value (for tax purposes) for the City Center area is nearly $30.5 million, which generates almost $441.000 year in property taxes. The City of Tigard received about $60,400 in property taxes from the City Center area last year. The City's investment is in the form of existing sewers, sidewalks, streets and water lines. It is the obligation of the City and its citizens to protect downtown and to see that the tax base stays strong. 2. Downtown is a major imployment center. It is estimated that over one thousand employees with a payroll of over $2.5 million work in Tigard City Center. Futhermore, City Center is an incubator for new businesses. Overhead costs in shopping and business centers are high and ofter beyond the reach for new businesses. City Center offers a lower overhead, and is a logical place for starting new businesses. 3. The city is a symbol, a focus of civic pride. It is the heart of our commumity, and if it shows a state of neglect, it reflects on the community. Tigard began in the downtown area. It grew and prospered for more than half a century with downtown as its center. But economic and transportation forces combined in the 1960's to produce new commercial centers around the City. Downtown lost its status as the primary center of activity. But downtown remains, and the opportunity exists to make downtown once again an important commercial and cultural center in the City. WHAT ARE THE CITY CENTER'S MAIN ASSESTS? The city center area has an excellent commercial location the the Portland region. It is strategically located in the heart of the growing suburban southwest market area. It is surrounded by high quality, affluent residental areas. The city center has a good potential for economic growth, particularly in commercial and multi-family residential developemnt. This conclusion is supported by a market study commissioned by the City. Because of its comparative rent structure, downtown can be very competitive in attracting quality, locally-owned small businesses. With an improvement plan and with stronger merchant promotional and organizational efforts, City Center could be very competitive in attracting new businessses, and new customers. Rents will increase with building improvements, of course, but they should remain quite attractive to the small entrepreneur compared to rents elsewhere. Another important assest is Fanno Creek. A public park along Fanno Creek with a lake and possibly an outdoor amphitheater would increase the perceived value to properties along ' creek basin for both res W�tial and commercial developmemnt. The park would provide a major competitive advantage in differentiating the downtown from other commercial centers and suburban communities; promote public activity in the downtown; and provide a forum for community events which could be linked to private marketing efforts on the part of downtown merchants. WHAT IS THE ECONOMIC POTENTIAL OF DOWNTOWN? Market research clearly indicates sufficient market demand for high density residential and commercial (retail and office) development within the Tigard market area. However, because of existing constraints to development in the City Center, it is unlikely that the area could capture a significant portion of projected demand for residential and commercial uses if no action is taken to mitigate these constraints. The greatest deterents to new investment by private developers in the area are: lack of vacant buildable land, too many small parcels under multiple ownerships, incompatible existing land uses, poor perception by private investors of the overall image of the downtown, lack of identity, physical access problems to the downtown and parking shortages. WHAT ARE THE GOALS OF THE CITY CENTER DEVELOPMENT PLAN? To attract residential, commercial and private investments within the City Center area that will improve property values and establish and provide a physically attractive community identity and forcal point for community activities. To encourage the expansion and developnment of retail and service businesses and offices that will serve as a neighborhood and city wide shopping center. To increase property values so that the area will contribute its fair share to the costs of public sevices, provided by the city, county, school district and other taxing bodies. To encourage the development of new multi-family units along a newly developed Fanno Creek Park and in other districts of the City Center. WHAT ARE THE PROJECTS ENVISIONED IN THE CITY CENTER PLAN? Twenty-five projects are included as high priorities in the Tigard Development Plan. These will improve or construct streets, the wastewater system, and the parks, public buildings and public walkways in the district. They include: -construct a new bridge across Fanno Creek; -reconstruct Main St. including new sidewalks landscaping, street furniture, docorative lighting standards, improved railroad crossing and special intersection treatment to improve pedestrian movement; -realign and improve westerly section of Burnham St. to intersect Main St. opposite Tigard St.; -extend and improve Ash St. from the south boundary of the area to its connection with Scoffins and Hunziker. ; -improve Commercial Strom Main to Hall; + -develop Fanno Park from Hall to Main in accordance with Master Plan; -develop highly visible, attractive entryways at key access points to City Center using landscaping, special structures, lighting, signage, etc. to achieve special identity. -develop additional off-street public parking facilities to accommodate present and newly developed demand. -acquire and develop a public plaza in the Main-Burnham area to serve as a focal point for commercial development and public activity. -establish a below market-interest loan program to assist and encourage rehabilitation, renovation or improvement of structures which add to the overall upgrading of the development area. -establish a program designed to encourage the extension of buildings, marquees, awnings or other forms of weather protection over pedestrian ways in the more densely developed and used portions of the city center. WHAT ARE THE FINANCIAL OPTIONS ARE AVAILABE FOR FUNDING THE PROJECTS DISCUSSED BESIDES TAX INCREMENT FINANCING? Local improvement districts, general obligation bonds, grants, donations, general fund money, state gas tax and highway money, and lottery funds could be used to fund part or all of these projects. The recently approved Transportation Bond included $750,000 for improvements to Main Street. A proposed park levee in all likelihood would include some funds for improving Fanno Creek Park. Other potential sources may be available. However, it is important to recognize that these potential sources of funding are very limited, difficult to coordinate, or do not provide as effective an incentive for private investment. Tax increment financing in combination with various other sources is needed to cary out the elements of the plan which are essential to changing the image and improving the quality of the City Center as a vialble center for living and commerce. HOW CAN I GET INVOLVED? The details of the plan for the improvement of the City Center will be discussed in public hearings in the comming weeks and months. Other possible financing plans, the sites for redevelopment projects, and the advantages and disadvantages of the projects and programs identified in the Tigard City Center Development Plan will be debated at those hearings. The location and times of the hearing will be announced the newspaper, or you may call City Hall for the schedule. To get more information about the City Center Development Plan, or to find out how you can invloved in the revitalization of the City Center, call----------- ------- 639-4171 CITY CENTER DEVELOPMENT PLAN NEWSLETTER WHAT IS TAX INCREMENT FINANCING? Simply put, tax increment financing gives the City a way of funding redevelopment from taxes collected in the development district itself. It provides Tigard with the opportunity to encourage economic growth and strengthen our community. And, it allows all our taxing districts to benefit from the increased valuation associated with development or redevelopment of specific properties. The basic steps in the use of tax increment financing by a jurisdiction are as follows. (see diagram) The existing assessed value in the district designated for development becomes the base year assessed value. The tax rates for all involved taxing districts, such as the school district and sewage agency, are applied to this base year assessed value. And, property tax revenues generated continue to go to these districts. As property values increase, additional property tax revenue is generated. This additional revenue goes to pay for the public improvements that have been provided. Once expenses of the public improvements have been paid, the total valuation of the properties can be returned to the tax rolls for all taxing districts once again. This can result in an increase in the total assessed value, broadening the tax base, and reducing tax rate pressure for all taxpayers. Tax disbursement under plan After Before During Redevelopment Redevelopment Redevelopment (Project Completed) Increasing Assessed assessed Value after value development (Tax collected on increasing value collected to pay off capital Current improvements.) assessed Assessed vallfe value___ �Trozen here. Im All taxes go Taxes on All taxes go to taxing frozen assessed to taxing districts value continue to districts go to taxing districts WHAT ARE THE BENEFITS OF USING TAX INCREMENT FINANCING? Tax increment finacing is a method for paying for necessary public improvements so that private development can take place. The cost of these improvements is repaid through taxes collected on increased valuation of the Property in the development district where the improvements are made. The dollars from tax increment financing provide the public infrastructure and Public commitment to new development so that private investment may occur. WHY IS THE CITY CONSIDERING TAX INCREMENT FINANCING FOR THE CITY CENTER? The revitalization of the City Center area is, in part, dependent upon the City's ability to finance public services and facilities. With the curtailment of many federal assistance programs, Oregon cities have lost their primary source of funds for downtown development. Incentives for private investment are now a common tool for attracting new industrial and commercial developemnt. These incentives include public improvements to areas where the cost of services might otherwise be prohibitive to private invesment. As the general revenues of local governments are increasingly limited, new economic tools, such as tax increment financing, are being used successfully by numerous cities throughout Oregon. Redevlopment projects in Albany, Beaverton, Clackamas County, Newport, Portland, Salem, and Seaside were done using tax increment financing. DO TIGARD VOTERS GET AN OPPORTUNITY TO VOTE ON THE USE OF TAX INCREMENT FINANCING IN THE CITY CENTER? Yes, assumming Council approval in February 1989 of the Tigard City Center Development Plan and the tax increment mechanism, Tigard voters would vote in May on the use of tax increment financing for implementing the plan. HOW WOULD TAX INCREMENT FINANCING AFFECT MY PERSONAL PROPERTY TAX? In a typical tax increment district, there would be no discernable effect on personal property taxes during the life of the financing plan. However, at some point depending on the increase in value of the tax increment relative to the total value of all other taxing districts, there may be up to a 1% increase in personal property taxes. After the debts of the district are repaid and the district is dissolved, property taxes drop substantially. HOW LONG DOES THE TAX INCREMENT DISTRICT RUN? The tax increment district runs until the debts of the district are paid. The typical districts last from 15-20 years, depending on the specific kinds of development, the financing plan, and the rate at which development occurs. The City Center Development plan is proposed at 15 years. This period represents the maximum life of the district. Some districts have been able to shutdown and put enhanced values back on the tax rolls earlier than the timelimit on the district. WHAT IS TAX INCREMENT FINANCING? (OPTION 2) Tax increment financing is one of the methods to pay for improvement projects and has been the primary means of financing urban renewal projects in Oregon since authorized by the adoption of Article IX of the Oregon Constitution in 1959. A project boundary is established and within this boundary improvement projects can be built. The assessed value of property within the boundary is fixed or "capped" for existing taxing districts. This is called the "base assessed value." Taxes continue to be collected on that base and distributed to the existing taxing districts, such as schools, the city and the county. As improvements and development occur, the value of the property increases. The increase or differenc4 between the original or base value and the new or adjusted value is called the "increment." It is the increment dollars only that are put into a special fund to pay for projects appoved in the plan. When the projects are completed, the increment is terminated. Because of the improvements make during the redevelop[ment process, property values will increase. Assunming the tax base remains about the same, increases in assessed valuation make the tax rate go down. A result of successful redevelopment is an anticiapated reduction in taxes. Tax increment financing is a valuable tool to help pay for public improvements that may not be able to be financed by the jurisdiction. The improvements attract new, private investment, resulting in an upgraded area and an increase in jobs and property value. Substantial improvements have been made in Salem, Beaverton, and other Oregon cities through the urban renewal and tax increment financing process. �4ww COMMENT SHEET The City Center Plan Task Force is very interested in business and property owner views regarding the planning concepts that it has developed. As the group with the most at stake in the City Center, it is anticipated that participation and review by owners will lead to better City Center projects and programs. Please use the space below to make your views, concerns, and reactions known. If you would like to be placed on a mailing list to receive informational material as the City Center Plan is completed, please write your name and address below. Please place my name on your mailing list. Name Address