HomeMy WebLinkAboutOrdinance 6210 11/26/2007
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Ordinance No. 6210 (General)
AN ORDINANCE APPROVING THE SPRINGFIELD DOWNTOWN URBAN
RENEWAL PLAN AND REPORT; AND ADOPTING A SEVERABILITY CLAUSE
WHEREAS, the Common Council has determined that there is need for a Downtown
Urban Renewal Plan for the following reasons: 1) The existence of inadequate streets,
rights of way, open spaces, recreation facilities, and utilities (including, for example,
storm water systems and sanitary sewer trunk lines and laterals); 2) the existence of
buildings and structures for industrial, commercial, and residential use with problematic
exterior spacing, design, and physical construction (including obsolescence, deterioration
and mixed character of uses); 3) Properties and lots in irregular form, shape and
dimensions limiting usefulness and development; 4) Lack of proper utilization of areas
resulting in a stagnant and unproductive condition oflands potentially useful and
valuable for contributing to the public health, safety, and welfare; and 5) Economic
deterioration and disuse of property.
WHEREAS, given the preceding information, the area within othe Downtown Urban Renewal
Plan boundary is blighted;
WHEREAS, the rehabilitation and redevelopment outlined in the Downtown Urban
Renewal Plan, incorporated herein by reference, is necessary to protect the public health, 0
safety or welfare of the municipality;
WHEREAS, the 2001 Springfield Charter, Section 49, requires voter approval before the
City Council can approve an Urban Renewal District Plan that includes allocating
property taxes;
WHEREAS, Ballot Measure 20-131 presented to the voters of the City of Springfield on
November 6,2007 for their approval of the question of the allocation of such taxes before
the City Council approval of any Urban Renewal Plan;
WHEREAS, the results of that election approved Ballot Measure 20-131 so that the City Council
may comply with the provisions of Section 49 of the 2001 Springfield Charter and state law;
WHEREAS, Oregon law also requires that adoption of an Urban Renewal Plan be
approved by the City Council in the jurisdiction included in the Urban Renewal District;
WHEREAS, the" City of Springfield is a municipal corporation organized
and existing under and pursuant to the laws of the State of Oregon and the 2001
Springfield Charter;
WHEREAS, on December 6, 2004, the City transferred its authority to exercise the powers of the
urban renewal agency to the Springfield Economic Development Agency in accordance with
OAR 457.055 and all duties and obligations of the urban renewal agency within the jurisdiction
ofthe City were thereafter assumed by the Springfield Economic Development Agency.
WHEREAS, the Springfield City Council, the governing body of the municipality,
received the proposed Downtown Urban Renewal Plan and Report from the Springfield
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Economic Development Agency, the City's urban renewal agency;
WHEREAS, the Downtown Urban Renewal Plan and Report was forwarded to the
governing body of each affected taxing district and the Springfield Economic Development
Agency has consulted and conferred with those taxing bodies;
WHEREAS, Notice was sent out to the electors registered in Springfield and within
the proposed Downtown Urban Renewal Plan area on or about November 9, 2007, that the
Springfield City Council would conduct a Public Hearing on November 19, 2007, at 7:00 p.m. in
the Springfield City Council Chambers of Springfield City Hall, 225 Fifth Street, Springfield,
OR 97477;
WHEREAS, a public hearing was conducted on November 19 and testimony received on an
ordinance adopting the Downtown Urban Renewal Plan, the boundaries of which are shown on
the Downtown Urban Renewal Plan map;
WHEREAS, the City Council found that the Downtown Urban Renewal Plan and Report meets
the content requirements for urban renewal plans as described in ORS 457.085;
WHEREAS, the maximum indebtedness that can be incurred under the proposed
Downtown Urban Renewal Plan is $43,010,000;
WHEREAS, the Springfield City Council determines and finds that the urban renewal
plan conforms to the Eugene-Springfield Metropolitan Area General Plan which is the
comprehensive plan for the City of Springfield and which provides policy direction for
economic and land use development within the city;
WHEREAS, Section 1200 of the Downtown Urban Renewal Plan specifies that SEDA will
provide relocation assistance and housing for displaced persons within their financial means in
accordance with ORS 35.500 to 35.530 and, except in the relocation of elderly or disabled
individuals, without displacing persons already on priority waiting lists for existing federally
subsidized housing;
WHEREAS, if acquisition of real property is necessary, it will be provided for through
later amendments to the Downtown Urban Renewal Plan as specified in Section 900(C)(1),
which requires approval of property acquisitions for the purposes specified in Section 700(A) of
the Plan by resolution of the Springfield Economic Development Agency and the Common
Council;
WHEREAS, adoption and carrying out of the urban renewal plan is economically sound
and feasible based on the information included in the Report incorporated in the Plan; and
WHEREAS, the City of Springfield, as the governing municipality of the Plan, assumes
and shall complete any activities prescribed it by the urban renewal plan.
NOW, THEREFORE, BASED ON THE FOREGOING RECITALS THE
COMMON COUNCIL OF THE CITY OF SPRINGFIELD, ORDAINS AS
FOLLOWS: "
ORDINANCE NO. 6210
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SECTION 1. APPROVAL OF ORDINANCE AUTHORIZING AN URBAN
RENEWAL PLAN ALLOCATING TAXES FROM DOWNTOWN PROPERTIES
TO THE DOWNTOWN URBAN RENEWAL PLAN. The Common Council of the
City hereby approves the Downtown Urban Renewal Plan and Report s~t forth in Exhibit A,
allocating taxes from downtown area properties to the Downtown Urban Renewal Plan.
SECTION 2: ADOPTION OF THE STAFF REPORT. The Staff Report attached
hereto as Exhibit B, and the findings and determinations contained therein, are incorporated herein
by reference and are hereby adopted.
SECTION 3. NOTICE OF ADOPTION OF TillS ORDINANCE. Within 4 days of
the adoption of this Ordinance approving the Downtown Urban Renewal Plan, notice of this action
shall be published in the Register Guard, the newspaper having the greatest circulation within the
City of Springfield and published nearest to the City of Springfield.
SECTION 4. ADDITIONAL AUTHORIZATIONS. The City Manager, the City
Recorder, the City Finance Director, and the City Attorney, and each of them acting individually,
are hereby authorized, empowered and directed, for and on behalf on the City, to carry out the
purposes and intent of the Downtown Urban Renewal Plan.
SECTION 5. EFFECTIVE DATE OF ORDINANCE. This Ordinance shall take effect
after its second reading and upon its adoption at a regular meeting of the Common Council of the
City and approval by the Mayor.
SECTION 6. SEVERABILITY CLAUSE. If any section, subsection, sentence, clause,
phrase, or portion of this Ordinance is for any reason held invalid or unconstitutional by any court
of competent jurisdiction, that portion shall be deemed a separate, distinct, and independent
provision and that holding shall not affect the validity of the remaining portion of this Ordinance.
ADOPTED by the Common Council of the City of Springfield by a vote of ~ for and
---.L against, this 26ttdayof November, 2007.
APPROVED by the Mayor of the City of Springfield, this 26th day; of November
2007. . '.
ATTEST:
Mayor
City RE:4t ~
REVIEWED & ~,PPROVED
5TO FORM L
I"\'>~~ ..) . ~M
DATE: -l-1JJ_S'-LcL1
OFFICE OF CiTY ATTORNEY
ORDINANCE NO. 6210
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Ordinance No. 6210 (General)
AN ORDINANCE APPROVING THE SPRINGFIELD
DOWNTOWN URBAN RENEWAL PLAN AND REPORT; AND
ADOPTING A SEVERABIL TIY CLAUSE
ACCOMPANIED BY THE DOWNTOWN URBAN RENEWAL PLAN
Division of Chief Depuly Clerk
Lane Counly Deeds and Records
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AFTER RECORDING PLEASE RETURN TO:
CITY OF SPRINGFIELD
PUBLIC WORKS DEPARTMENT
225 FIFTH STREET
SPRINGFIELD, OREGON 97477
· Downtown Urban
Renewal Plan
Par~t One:
RENEWAL PLAN
Part Two:
. REPORT ON THE PLAN.
Springfield Oregon
November 26, 2007
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DOWNTOWN URBAN RENEWAL PLAN
ACKNOWLEDGEMENTS .
This urban renewal plan and report was prepared with funding assistance from the City of
Springfield. Springfield citizens participated in 2 townhalls leading to the preparation of
the Downtown Urban Renewal Plan and Report.
Staff Assistance
Gino Grimaldi, City Manager
Jeff Towery, Assistant City Manager
William Grile, Development Services Director
John Tamulonis, Community Development Manager
Mark Metzger, Planning Supervisor
Courtney Griesel, Planner
Urban Renewal Consultant
Charles Kupper, Spencer & Kupper
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Downtown Urban Renewal Plan
November 26, 2007
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Downtown Urban Renewal Plan
Table of Contents
100. The Downtown Urban Renewal Plan 4
200. Citizen Participation 5
300. Relationship to Local Objectives 7
400. Proposed Land Uses 12 .
500. Outline of Development 14
600. Description of Potential Projects to be Undertaken 16
700. Property Acquisition Procedures 22
800. Property Disposition and Redevelopers' Obligations 23
. 900. Amendments to the Urban Renewal Plan 24
1000. Maximum Indebtedness 25
1100. Financing Methods 26
1200. Relocation 26
1300. Definitions 27
Exhibit 1 -Boundary Map and Legal Description 29
.Exhibit 2 -Zoning Map and Plan Diagram 36
Appendix 1 38
Appendix 2 42
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Downtown Urban Renewal Plan
November 26, 2007
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100. THE DOWNTOWN URBAN RENEWAL PLAN
A. General
The primary goal ofthis Downtown Urban Renewal Plan is to assist in the revitalization
of business and elimination of blight in the downtown area. Urban renewal is ideal for
the encouragement of the type of high quality, commercial, industrial, residential and
mixed use development that is vital to the economic growth of the City of Springfield.
This cannot readily be done without public involvement due to multiple ownerships; high
land prices; and a mix of uses that are not conducive to development. The Downtown
Urban Renewal Plan includes projects, activities, and actions that treat the causes of the
blight and deterioration in the Downtown Urban Renewal Area.
The Springfield Economic Development Agency (SEDA), will act as the Urban Renewal
Agency to administer the Downtown Urban Renewal Plan. SEDA is comprised of
individuals serving as mayor and members of the Springfield City Council, along with
two representatives from the Lane County Board of County Commissioners. SEDA
currently administers the Glenwood Urban Renewal Plan.
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The Downtown Urban Renewal Plan consists of Part One - Text and Part Two-
Exhibits. This Plan has been prepared pursuant to Oregon Revised Statutes (ORS)
Chapter 457, the Oregon Constitution, and all applicable laws and ordinances of the State
of Oregon and the City of Springfield respectively. All such applicable laws and
ordinances are made part of this Plan, whether expressly referred to in the text or not.
The Downtown Urban Renewal Area is a single geographic area with a single continuous
boundary within which a variety of activities and projects are contemplated in order to
eliminate blight and the causes of blight. The Plan's activities and projects are intended
to create an environment conducive to private sector and development of uses compatible
with the purposes of this .Plan.
The Downtown Urban Renewal Plan was approved by the City Council of the City of
Springfield on November 26,2007 by Ordinance No. 6210 after recommendation by the
Springfield Economic Development Agency Board on November 19,2007.
B. The Renewal Plan Area Boundary
The boundary of the Renewal Area is shown in (Map) Exhibit 1 - Page 1, attached to this
plan. A legal description of the project boundary is shown in Exhibit 1 - Page 2, attached
to this Plan.
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Downtown Urban Renewal Plan
November 26, 2007
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200. CITIZEN PARTICIPATION
This Urban Renewal Plan was developed under the guidance of the Springfield City
Council. In June 2007, the Committee for Citizen Involvement approved a participation
plan that included public drop-in meetings, direct mail communications, media articles
and other methods of engaging the general public and citizens within the Renewal Plan
Area. Staff conducted two broadly advertised public meetings, inviting the general
public to discuss urban renewal concepts, and the elements of the draft renewal plan. All
meetings were open to the public for discussion and comment. Press releases and news
stories about the public meetings and plan development contributed to public awareness
and public involvement.
In formulating the plan, City and SEDA staff drew from the [mdings and
recommendations of three recent public planning efforts: the Springfield Station Specific
Area Plan (2002); the AlA Downtown Charrette 2006; and the updated Downtown
Refinement Plan (2005). These planning activities themselves included a high level of
public participation in the assessment of downtown needs and in the formulation of
recommended solutions.
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Public participation was a key element in preparing the Downtown Urban Renewal Plan.
. Staff presented briefings to the Springfield Chamber of Commerce, Springfield Rotary
and other community, business, and service organizations. Staff also responded to
numerous individual public inquiries about the proposed plan and boundaries that were
spurred by media articles and advertisements about the public meetings.
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Downtown Urban Renewal Plan
November 26, 2007
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Early in the formation of the Plan, the governing bodies for the Springfield School
District 19, the Springfield Utility Board and the Willamalane Park and Recreation
District were briefed on the proposed Downtown Urban Renewal Plan. The elected
officials comprising these entities were encouraged to give their comments and suggested
project ideas. Willamalane submitted conceptual projects that were added to the draft
project list for the Urban Renewal Area.
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Formal review of the
Downtown Urban Renewal
Plan was conducted by the
Springfield Planning
Commission in advance of
hearings by the City
Council. A public hearing
on the Plan was held by the
Springfield Planning
Commission on October 2,
2007. The Planning
Commission voted, 7 yes's
and 0 no's, to recommend
that the Springfield City
Council approve the
Downtown Urban Renewal .
Plan at the conclusion of
that hearing.
As required by
ORS.457.120, notice was
provided announcing an
opportunity for the public
to provide comments on
the draft Downtown
Urban Renewal Plan at a public hearing at the Springfield City Hall on November
19,2007 at 7:00 p.m. The Springfield City Council held the public hearing, received
testimony about the draft Plan from the general public along with comments from
affected taxing districts. On November 26, 2007 after considering the public testimony
about the draft Plan and specifically considering the comments from affected districts, the
City Council adopted the draft Plan by non-emergency ordinance.
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Downtown Urban Renewal Plan
November 26, 2007
In formulating the plan, City and SEDA staff drew from the findings
and recommendations of three recent public planning efforts.
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300~ RELATIONSIDP TO LOCAL PLANS AND OBJECTIVES
The purpose of this Urban Renewal Plan is to eliminate blighting influences found in the
Urban Renewal Area, to further goals and objectives outlined in the Eugene-Springfield
Metropolitan Area General Plan (Metro Plan), and the Downtown Refinement Plan and
to implement development strategies and objectives for the Downtown Urban Renewal
Area. The Springfield Station Specific Area Plan (2005), AlA Downtown Charrette
(2006) and Springfield Tomorrow planning efforts also contributed to the assessment of
downtown needs and to a statement of goals, objectives and activities for revitalizing the
downtown. The Urban Renewal Plan is consistent with Metro Plan and the Downtown
Refinement Plan and implements the goals and objectives outlined below.
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Restoring and enhancing the historic Millrace would create an attractive amenity for downtown.
301. DOWNTOWN URBAN RENEWAL GOALS
The eight goals of the Downtown Urban Renewal Plan are not newly discovered or
unique to Springfield. They are derived from previous planning efforts and adopted
planning policy documents including the Downtown Refinement Plan, and the Metro
Plan with its associated functional plans. As broad categories of intent, the Downtown
Urban Renewal Goals are listed below:
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A. Promote Public and Private Improvement
B. Rehabilitate Building Stock
C. Improve Streets, Streetscapes, Parks and Open Spaces
D. Make Utility Improvements
E. Construct or Rehabilitate Parking Facilities
F. Construct or Rehabilitate Public Facilities
Downtown Urban Renewal Plan
November 26, 2007
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G. Improve and Expand Housing Opportunities
H. Improve Public Signage and Make Gateway Improvements to the Downtown
Each of these goals is further defined in Appendix 1 of this document. Achieving these
goals is the objective of the combined projects listed in Section 600.
The eight goals embody the spirit, optimism and commitment of downtown property
owners, businesses, community organizations, and the general public. They establish a
positive vision for downtown Springfield. These goals are deliberately achievable and
intended to recognize the value of enduring public-private partnerships. They are also
intended to encompass the goals and reflect the vision of the Downtown Refinement
Plan.
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Attractive redevelopment that provides off-street parking would benefit downtown. This cross-section
diagram shows mixed-use development with parking located in an off-street court with alley access.
The Downtown Refinement Plan's goals are listed below:
Create a Pedestrian and Transit Friendly Downtown. Develop a setting that is
conducive to walking, bicycling and transit while providing accessibility to regional
automobile and. freight networks. Provide safe and walkable streets.
Preserve the Past. Enhance the downtown's future character by preserving the best of its
past. Promote appropriate in-fill construction and historic preservation of the existing
buildings.
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Downtown Urban Renewal Plan
November 26, 2007
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Reconnecting downtown to the Willamette River is an important goal for downtown redevelopment.
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Reconnect to Key Natural Resource Features. Connect the downtown with the Millrace
and Island Park, and provide opportunities for appropriate downtown uses adjacent to
these areas.
Alive After Five. Encourage evening activity in the downtown with dining, cultural and
entertainment opportunities for all ages. Increase housing development in the downtown
to generate the 18 to 24-hour city.
Revitalize the Downtown with New Uses. Create new opportunities for office,
commercial, residential, civic, and mixed uses. Encourage high-density uses that are
transit-oriented and located within a short walk from Springfield Station.
Ensure Adequate Parking. Provide parking that supports a vital downtown.
Create Civic Gathering Places. Create great public spaces, both large and small.
Consider creation of a town square.
Identify Catalyst Projects. Identify projects that will spur growth in the downtown,
including improvements that can be successfully accomplished in the short term.
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Downtown Urban Renewal Plan
November 26, 2007
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Create Downtown Partnerships. Collaborate with Lane Transit District, the Springfield
Renaissance Development Corporation, and other groups to coordin,ate efforts and build
community support.
Establish a Positive Identity for the Downtown. Work with downtown business
interests and the Springfield community to foster a positive identity and sense of pride for
the downtown.
Develop the Downtown as the Gateway to Springfield. Work to achieve a visual
impression in the Downtown that reflects well on the rest of the City.
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Public parking areas can be redeveloped as multi-use plazas which could serve as public gathering
areas for special events.
302. CONSISTENCY WITH LOCAL AND REGIONAL PLANNING
OBJECTIVES AND POLICIES
ORS 457.085 requires that an urban renewal plan relate to definite local objectives. The
Eugene-Springfield Metropolitan Area General Plan (Metro Plan) is currently the City's
comprehensive land use plan. It was adopted locally and acknowledged by the Land
Conservation and Development Commission (LCDC) in 1982 and amended in 1987.
The Metro Plan is Springfield's comprehensive plan and controlling land use document.
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The Metro Plan considers a wide range of goals and policies relating to land uses, traffic,
transportation, public utilities, recreation and community facilities, economic
development, housing and environmental protection. The Downtown Urban Renewal
Plan advances. many of those goals.
Downtown Urban Renewal Plan
November 26, 2007
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As used in this document, the term "Metro Plan" refers not only to the Eugene-
Springfield Metropolitan Area General Plan as a document in itself, ,but also those
adopted neighborhood and special purpose/functional refinement plans which implement
and are subservient to the Metropolitan Area General Plan itself. Periodic review of the
Metro Plan was completed locally and approved in accordance with the post-
acknowledgment procedures of ORS 197 in 2006. Other portions of the Metro Plan
which affect the Urban Renewal Plan, such as the Downtown Refinement Plan
(regulating land use in the entire area included in the Downtown Urban Renewal Plan),
Willamalane Parks and Recreation Comprehensive Plan, and the TransPlan (special
purpose/functional refinement plans of the Metro Plan) were adopted by the City
Council, and approved in accordance with state post-acknowledgment procedures.
The projects in the Urban Renewal Plan also advance goals and objectives set forth in
other adopted plan documents. These fmdings are outlined in Appendix 2. Projects listed
in the Downtown Urban Renewal Plan project list are supported by policies from the
Metro Plan, the Downtown Refinement Plan, Trans Plan, and the Willamalane
Comprehensive Plan.
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Downtown Urban Renewal Plan
November 26, 2007
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400. PROPOSED LAND USES
The projects and uses proposed by the Downtown Urban Renewal Plan conform to the
land use designations and zoning within the Renewal Area and are consistent with the
Metro Plan Diagram, Downtown Refinement Plan, and Springfield Zoning Map. Exhibit
2 includes the Metro Plan Diagram, Downtown Refinement Plan Diagram, and the
Zoning Map for the Urban Renewal Area.
The Downtown Urban Renewal Plan includes approximately 417 acres* of residential,
commercial, industrial and publicly zoned lands. About 268 acres of residential,
commercial and industrial lands are "non-exempt" properties that will contribute tax
increment revenues to the Renewal Area. Table 1 presents the distribution in acres and
percentage for these uses.
Table 1. Downtown Urban Renewal Area Uses by Acreage and Percent*
Total Non- Residential * * Commercial** Industrial**
Parcel Exempt Low Density Residential Community Commercial Heavy Industrial
Downtown Medium Density Res. Mixed-Use Commercial Light-Medium
Acres Parcel High Density Residential Ind.
Urban Acres** Mixed-Use Residential Booth Kelly MU
Renewal Area
417 268 49 acre~/ 12% 91 acres/ 23 % 128 acres/
28%
* The entire Downtown Urban Renewal Area includes 537 acres. This number includes all streets and right-of-ways.
Streets and right-of-ways do not carry zoning designations.
** Public and tax-exempt lands such as parks, public buildings, churches and fraternal organizations are excluded from
these figures.
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Table 2 briefly describes the land uses allowed within the zoning districts represented
within the Downtown Urban Renewal Area.
Table 2. Downtown Plan and Zoning Designation and Description of Uses
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Land Use Description of Uses
Designations
Low Density This designation includes single-family residential with quplexes and some
Residential auxiliary uses allowed (foster care, day care, etc.). Development density is
limited to 10 dwelling units per acre.
Medium Density This designation includes apartment complexes, condominiums and other
Residential multi-family housing types. The prescribed development density is between
10 and 20 dwelling units per acre.
High Density This designation includes apartmen~s and condominiums and other multi-
Residential family types, often reaching more than 3 stories in height. The prescribed
density is between 20 and 40 units per acre.
Downtown Urban Renewal Plan
November 26, 2007
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Mixed-Use
Residential
Community
Commercial
Mixed-Use
Commercial
Nodal
Development
Overlay
(applied to
Mixed-Use
Residential and
. Commercial)
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Light-Medium
Industrial
Heavy Industrial
Booth Kelly
Mixed-Use
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Mixed-use Residential allows a compatible mix of multi-family housing types
with small scale commercial uses. No more than about 20% of the
development can be commercial. Residential uses dominate.
This category includes more commercial activities than neighborhood
commercial but less than large malls and retail centers. Such areas usually
develop around a small department store and supermarket. The development
occupies at least five acres and normally not more than 40 acres. This category
contains such general activities as retail stores; personal services; financial,
insurance, and real estate offices; private recreational facilities, such as movie
theaters; and tourist-related facilities, such as motels.
Mixed-Use Commercial allows for a compatible mix of commercial and
multi-family residential uses with commercial uses dominating on the ground
level. Mixed-use commercial developments often feature ground-level
commercial uses with apartments or other residential uses upstairs. Special
design standards are intended to make development attractive and pedestrian-
friendly.
The downtown core area is designated for nodal development by the Metro
Plan. The Nodal Development Overlay applies to the area downtown zoned
Mixed-Use Commercial and Mixed-Use Residential. Mixed-use implements
the nodal development designation described in the Metro Plan. Nodal
development is a mixed-use pedestrian-friendly land use pattern that seeks to
increase concentrations of population and employment in well-defined areas
with good transit service, a mix of diverse and compatible land uses, and
public and private improvements designed to be pedestrian and transit
oriented.
This designation accommodates a variety of industries, including those
involved in the secondary processing of materials into components, the
assembly of components into finished products, transportation,
communication and utilities, wholesaling, and warehousing. The external
impact from these uses is generally less than Heavy Industrial. This
designation may also accommodate supporting offices and commercial
activities.
This designation generally accommodates industries that process large
volumes of raw materials into refined products and/or that have significant
external impacts. Examples of heavy industry include: lumber and wood
products manufacturing; Nper, chemicals and primary metal manufacturing;
large-scale storage of hazardous materials; power plants; and railroad yards.
Such industries often are energy-intensive, and resource-intensive.
This designation is unique to the former Booth Kelly Mill site, south of the
intersection of South A and 5th Streets and provides for a mixed-use
employment center that compliments the downtown area. A variety of
commercial. Industrial, residential and recreational uses are allowed within the
area. A conceptual development plan and site plan review is required to
ensure thl;lt land use conflicts are minimized and that the full potential of the
site is maximized.
Downtown Urban Renewal Plan
November 26, 2007
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500. OUTLINE OF DEVELOPMENT
Projects designed to eliminate blight and deterioration in the Urban Renewal Area are
key components of the Downtown Urban Renewal Plan. Blighting conditions found in
the downtown area constrain future'development called for in the Downtown Refinement
Plan and other City planning documents. The Plan's projects and activities include:
1. Improvements to streets, curbs, and sidewalks, as described in Section 600A of
this Plan, will address blighting conditions noted in Section 100A of the Report
on this Plan, and will encourage new development in the project area, also
addressing pedestrian and vehicular safety problems;
2. Improvements to water, storm and sanitary sewer infrastructure, as described in
Section 600A of this Plan, will address blighting conditions noted in Section
100A of the Report on this Plan, and will encourage new development in the
project area;
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3. Improvements to the visual appearance of the Renewal Area, as described in
Section 600A ofthis Plan, will provide a safer, more attractive pedestrian
environment, including streetscape and landscape improvements, and
development of public parks and open spaces, as described in Section IOOA of the
Report on this Plan;
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4. Improvements to existing public parking facilities and construction of new public
facilities as needed to meet current and future needs, as described in Section 600A
of this Plan, will address the current parking conditions noted in Section 100A of
the Report on this Plan;
5. Financial assistance to rehabilitate and renovate blighted properties in the
Renewal Area, as described in Section 600B ofthis Plan will address blighting
conditions noted in Section 100A of the Report on this Plan;
6 Financial assistance to encourage new construction, as described in Section 600B
of this Plan, will address conditions noted in Section 100A of the Report on this
Plan, and contribute to economic and social revitalization within the Renewal
Area;
7. Acquisition and disposal ofland for public improvements, rights-of-way, utility
improvements, and private development, as described in Section 600C of this
Plan, will address conditions noted in Section 100A of the Report on this Plan;
and
8. Administration and support of the Renewal Agency and the Downtown Urban
Renewal Plan, as described in Section 600D of this Plan, will assure the plan is
carried out effectively, as noted in Section 400 of the Report on this Plan.
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Downtown Urban Renewal Plan
November 26, 2007
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Please refer to Section 600 of this Plan for further description of potential urban renewal
projects to be undertaken within the Downtown Urban Renewal Area.
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Downtown Urban Renewal Plan
November 26, 2007
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600. DESCRIPTION OF POTENTIAL PROJECTS TO BE
UNDERTAKEN
In order to achieve the objectives ofthis Plan, the following activities will be undertaken
on behalf of the City by the Springfield Economic Development Agency (SEDA) the
City's Urban Renewal Agency in accordance with applicable federal, state, county, and
city laws, policies, and procedures. SEDA may fund these activities in full, or in part, or
seek other sources of funding for them. The list of projects was developed during the
public involvement process as the most important projects to undertake. The intent in
describing these projects and activities includes establishing, through this Plan, the
general and specific authority to undertake these projects and activities within the Urban
Renewal Area. It is not assumed that these projects will be entirely funded with urban
renewal funds. It is not possible to foresee all the changing conditions and events that
may occur during the life of this Plan. Such projects will be added to the plan by
amendment, if such amendment is required by Section 900 of this plan. These projects
and activities may be modified, or expanded upon as needed to meet renewal plan
objectives. Changes will be undertaken in accordance with procedures for amendments to
this Plan.
A. PUBLIC IMPROVEMENTS
Public improvements include the construction, repair, or replacement of sidewalks,
streets, parking, parks and open spaces, pedestrian amenities, water, sanitary sewer and
storm sewer facilities, wetlands and riverside/riparian improvements, and other public
facilities necessary to carry out the goals and objectives of this Plan.
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South "A" Street also serves as Oregon State Hwy
126, Business Route, carrying a high volume of
traffic.
Downtown Urban Renewal Plan
November 26, 2007
1. Street Construction and Circulation
Improvements.
These provide the construction of
improvements throughout the Urban
Renewal Area and include, but are not
limited to, landscaping, construction,
reconstruction, repair or replacement of
streets, sidewalks, bike and pedestrian
amenities, public transit facilities, and
acquisition of land, right of ways,
easements arid other land rights. .
Identified projects include but are not
limited to:
· South A and Main Street couplet
redesign;
. North A "Civic Street" curb and
streetscape improvements; and
· Pedestrian amenity improvements
on A Street from 8th to Mill Street.
16
.
Other specific projects may be identified during the life of this plan.
2. Infrastructure and Utilities Improvements.
These activities allow SEDA to construct and improve infrastructure and utilities
throughout the Downtown Urban Renewal Area. These projects include, but are not
limited to, construction, reconstruction, repair, upgrading, and over sizing or replacement
of electric, water, sanitary sewer and storm drainage facilities, relocation of overhead line
to underground locations, and acquisition of land, right of ways, easements and other land
rights. SEDA shall, as deemed appropriate; assist the utility providers in building new
links and repairing and upgrading selected portions of these utility service systems to
enhance opportunities or secure development. Identified projects including, but not
limited to:
.
Undergrounding of overhead utilities from Mill to 10th Street and between So. A
and B Street; and
Stormwater system upgrades to provide adequate capacity for a fully developed
renewal area.
.
Other specific projects may be identified during the life of this plan.
3. Public Facilities Improvements.
.
These activities include construction and improvement of public facilities throughout the
Downtown Urban Renewal Area including the list below and the brief explanations
following: .
· Relocation of a Downtown fire station;
· Construction of a Springfield Library building;
· Downtown parking construction and upgrades;
· Downtown public art showcases;
· Island Park Facilities Upgrades;
· Springfield Museum improvements;
· School District facility upgrades; and
· Millrace improvements, restoration; and supporting land acquisition
The relocation of a Downtown fire station will provide better coverage of service to the
Downtown area. Complete coverage'will become increasingly important as the
population, both commercial and residential, within the Downtown Urban Renewal Area
rIse.
Construction of a new Springfield Library facility will allow for future expansion while
adequately serving the patrons of today. With a larger facility the Library will be able to
offer increased services, attracting additional citizens to the Downtown area.
.
Convenient, safe, visible parking facilities are necessary supports for any downtown
business center. Downtown parking upgrades and the construction of a new parking
Downtown Urban Renewal Plan
November 26, 2007
17
.
facility will provide much needed parking to the retail core of Downtown, as well as to
surrounding employment and residential centers.
Downtown art such as the murals that currently grace the walls of downtown buildings
create an interesting and attractive environment that replaces the graffiti and deteriorating
building exteriors that are typical of blighted areas. Visitors to these sites add to the
downtown economy as many shop and eat in the downtown as well.
Improving Island Park Facilities will enhance the park environment along the waterfront
and within the Downtown Core. Parks increase the quality oflife by serving as enjoyable
gathering places for visitors, residents, and employees of the downtown area. .
Improvements to the Springfield Museum facility will increase Downtown visits and foot
traffic by providing an enhanced amenity and honoring Springfield heritage and pride.
Upgrades to School District 19 facilities will increase the quality of learning environment
and efficiency of services provided to affected students and surrounding residences.
.
Restoration and improvements to the Springfield Millrace/pond will increase the land
value while providing a healthy amenity for the Downtown area. A portion of the
Millrace/pond is located outside both the Springfield city limits and the Downtown Urban
Renewal Boundary. The Urban Renewal Agency may make improvements to the
Springfield Millrace/pond in its entirety, possibly extending outside the city limits and
the urban renewal boundary as these improvements will ensure the quality and
sustainability of the entire project.
Public improvements such as those listed above are important supports to the function of
a healthy downtown. Parks, the Springfield Museum, the Island Park Facilities, and the
Millrace/pond improvement projects are positive attractors to the downtown area and,
provide services and amenities to visitors downtown, residents, retail and service firms,
as well as, employees. Projects within the Renewal Area, extending outside the
boundary, such as the Millrace/pond, may exist. Provisions have been made within the
project list, included as Tables 6 and 9 in the Report on this Plan, for such circumstances.
Other specific projects may be identified during the life of this plan.
4. Parks, Recreation, Pedestrian and Bike Corridors, and Other Public Amenity
Improvements.
These activities will include, but are not limited to, pedestrian, bicycle and transit
connections linking the Renewal Area with adjacent areas in and around Downtown.
Improvements to these connections may include, but are not limited to, street lighting,
trash receptacles, benches, historical markers, street trees and landscaping, and signage.
Actual projects may include, butare not limited to:
.
Downtown Millrace Access, Restoration, and Improvements
Downtown Parks Development and Improvements
.
.
Other specific projects may be identified during the life of this plan.
Downtown Urban Renewal Plan
November 26, 2007
18
.
__I
Parks increase the quality of life by serving as erljoyable gathering places for visitors, residents, and
employees of the downtown.
.
SEDA may participate in funding the design, acquisition, construction or rehabilitation of
existing or new park sites or other appropriate public spaces, or parks or public facilities
within the Urban Renewal Area, including improvements listed in the Willamalane Parks
and Recreation Comprehensive Plan. These park and pedestrian-friendly improvements
include suitable signage, markers, art and related improvements to signify the major
assets in the Renewal Area and the entrances to the City. These projects will improve the
visual appearance of the Renewal Area by adding public amenities downtown.
5. Public Safety Improvements.
To achieve the objectives of this Plan, and to target public investments in a manner which
benefits the Renewal Area and Springfield residents, the SEDA is authorized to improve,
acquire or construct safety-related, health, and public-service-related facilities within the
Urban Renewal Area.
.
Downtown Urban Renewal Plan
November 26, 2007
19
.
B. PRESERVATION, ~HABILIATION, DEVELOPMENT AND
REDEVELOPMENT
.
~
~
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St. Vincent DePaul mixed-use residential development caters to a wide variety of community members
offering groundfloor commercial and office space as well as low income living units above.
1. Redevelopment through New Construction.
It is the intent of this Plan to stimulate new investment by public, private, non-profit,
or community-based organizations by facilitating redevelopment of underutilized
property, and in particular, to assure that new investments serve to benefit the existing
residents and businesses in the area. Redevelopment through new construction may
be achieved in two ways:
(a) By public or private property owners, with or without financial assistance
. by the Agency;
(b) , By acquisition of property by the Agency for redevelopment or resale to
others for redevelopment.
.
Downtown Urban Renewal Plan
November 26, 2007
20
.
2. Redevelopment and Rehabilitation Financing.
As it may deem appropriate in order to achieve the objectives ofthis Plan, SEDA may
set guidelines, establish loan programs and provide below-market interest rate and
market rate loans and provide such other forms of financial assistance to property
owners and those desiring to redevelop, rehabilitate, and acquire property. These
grant and loan programs will be consistent with the provisions set forth in Section 800
of this Plan. Any grant and loan programs developed for owner-occupied residential
structures will be limited to assistance for primarily low- and moderate income
households in correcting health and safety problems and substandard housing.
3. Preservation, Rehabilitation, and Conservation.
Projects and activities in this category will enable SEDA to advance renewal and
comprehensive plan goals for (i) improving Springfield's economy, and (ii)
improving the appearance and vitality of the Downtown area. As allowed by state
and federal law, SEDA may participate, through loans, grants, or both, in assisting
development of new public and private buildings and facilities in the renewal area by
establishing grant and loan programs. These programs might include, for example,
grants and loans for private building fa9ade improvements and for eliminating .
substandard structural conditions and interior remodeling. SEDA may make this
assistance available as it deems necessary to achieve the objectives of this Plan.
C. PROPERTY ACQUISITION AND DISPOSITION
.
In order to carry out the objectives of this Plan, SEDA is authorized to acquire land or
buildings for public and private development/redevelopment purposes. The procedures
for acquiring and disposing of property are described in Sections 700 and 800 of this
Plan.
D. PLAN TECHNICAL STUDIES AND ADMINISTRATION
Administration of the Downtown Urban Renewal Plan and implementation of its projects
and activities will be done in an effective, efficient and financially responsible manner.
SEDA funds may be utilized to pay indebtedness associated with preparation of the urban
renewal plan, to carry out design plans, miscellaneous land use and public facility studies,
engineering, market analyses and programs, and other technical studies as may be needed
to fulfill the Plan's goals. SEDA funds may be utilized to pay for marketing materials
and programs to assist in carrying out the objectives of the redevelopment plan.
.
Downtown Urban Renewal Plan
November26, 2007
21
.
700. PROPERTY ACQUISITION PROCEDURES
Acquisition of real property may be necessary to advance the goals of this Plan. Property
. for public or private preservation, rehabilitation, development, or redevelopment may be
acquired by gift, eminent domain or any other lawful method when acquisition is needed
for development or redevelopment. SEDA is authorized to acquire property within the
Urban Renewal Area, if necessary by any legal means to achieve the objectives ofthis
Plan. Property acquisition, including limited interest acquisition, is hereby made a part of
this Plan and may be used to achieve the objectives ofthis Plan. All acquisition of
property by SEDA must comply with Section 900 of this Plan.
A. ACQUISITION REQUIRING CITY. COUNCIL RATIFICATION.
City Council ratification is required for SEDA acquisitions for the following purposes:
1. Assembling land for development by the public or private sector. Such acquisition
shall be undertaken only following completion of an amendment to this Plan as set
forth in Section 900.C of this Plan. The City Council shall ratify the amendment to
this Plan by resolution.
.
2. Where conditions exist that may affect the health, safety and welfare of the Area
and it is determined that acquisition of such properties and demolition of the
improvements thereon are necessary to remove substandard and blighting
conditions, acquisition shall be undertaken only following completion of an
amendment to this ~lan as set forth in Section 900.C ofthis Plan. The City Council
shall ratify the amendment to this Plan by resolution.
3. Acquisition for any purpose that requires the use of the Agency's powers of eminent
domain. Such acquisition shall be undertaken only following completion of an
amendment to this Plan as set forth in Section 900.C of this Plan. The City Council
shall ratify the amendment to this Plan by resolution.
B. ACQUISITION NOT REQUIRING CITY COUNCIL RATIFICATION.
Land acquisition not requiring City Council ratification requires an amendment to this
Plan as set forth in Section 900.D of this Plan. The minor amendment to the Renewal
Plan may be adopted by the Renewal Agency by Resolution. The Agency may acquire
land without Council ratification where the following conditions exist:
1. Where it is determined that the property is needed to provide public
improvements and facilities as follows:
a. Right-of-way acquisition for streets, alleys or pedestrian ways;
b. Right-of-way and easement acquisition for water, sewer, and other utilities
c. Property acquisition. for public use or for public buildings and facilities
.
2. Where the owner of real property within the boundaries of the Area wishes to
convey title of such property by any means, including by gift.
Downtown Urban Renewal Plan
November 26, 2007
22
.
C. PROPERTIES TO BE ACQUIRED
At the time this plan is prepared, no properties are identified for acquisition. If plan
amendments to acquire property are approved, a map exhibit shall be prepared showing
the properties to be acquired and the property will be added to the list of properties to be
acquired. The list of properties acquired will be shown in this section of the Plan. The
map exhibit shall be appropriately numbered and shall be included in Part Two as an
official part of this Urban Renewal Plan.
800. PROPERTY DISPOSITION AND REDEVELOPERS'
OBLIGATIONS
A. PROPERTY DISPOSITION AND REDEVELOPMENT
.
The SEDA is authorized to dispose of acquired property by sale, lease, exchange, or other
appropriate means for redevelopment and development uses and purposes specified in'
this Plan. If property is identified for public acquisition in this Plan, SEDA proposes to
commence disposition of property within five (5) years from the .date of identifying those
properties in this plan, and to complete disposition within ten (10) years from such
approval. Publicly acquired properties may be disposed by sale, lease, exchange or
dedication or by any other lawful means when disposition is deemed necessary for the
following purposes:
1. Road, street, pedestrian, bikeway, and utility projects, and other right-of-way
improvements listed in Section 600 of this plan.
2. Construction of public facilities in Section 600 of this plan.
3. Redevelopment by private redevelopers for purposes consistent with the goals of
this plan. Such disposition will be in accordance with the terms of a Disposition &
Development Agreement between the Developer and SEDA and with the
developer's obligations pursuant to Section 800 B of this Plan.
SEDA may dispose of any land it has acquired at fair reuse value and may define the fair
reuse value of any land.
B. DEVELOPERS' OBLIGATIONS
.
Developers seeking assistance by SEDA through the benefit of one or more of the
Agency's projects or activities within the Urban Renewal Area will be subject to controls
and obligations imposed by the provisions of this Plan, including the following
requirements:
.
1. The developer shall develop or redevelop property in accordance with the land-
use provisions and other requirements specified in this Plan and in the legally
Downtown Urban Renewal Plan
November 26, 2007
23
.
applicable local land use plans and zoning provisions for the Downtown Urban
Renewal Area.
2. SEDA may require the redeveloper to execute a development agreement
acceptable to the Renewal Agency as a condition of any form of assistance by the
Renewal Agency. The developer shall accept all conditions and agreements as
may be required by the Renewal Agency in order to receive assistance from the
Agency.
3.. The developer shall submit to SEDA (or its designated agent) for Agency review
and approval, all plans and specifications for construction of SEDA-assisted
improvements prior to distribution of these improvements to other reviewing
bodies as required by the City's building permit review procedures.
4. Any private project benefiting from SEDA assistance shall commence and be
completed within a reasonable time, as determined by SEDA.
5. Any developer benefiting from SEDA assistance shall not affect any instrument
whereby the sale, lease, or occupancy of the real property, or any part thereof, is
restricted upon the basis of age, race, color, religion, sex, marital status, or
national origin.
900. AMENDMENTS TO THE URBAN RENEWAL PLAN
.
It is anticipated that this Downtown Urban Renewal Plan will be reviewed periodically
during the life of the Plan. The Plan may be changed, modified, or amended as future
conditions warrant. Types of Renewal Plan amendments are:
A. SUBSTANTIAL AMENDMENTS
Substantial amendments consist of:
1. Increases in the Downtown Urban Renewal Area boundary in cumulative excess
of 1 % shall be a_substantial amendment requiring approval per ORS 457.095 and
notice as provided in ORS 457.120.
2. Increasing the maximum amount of indebtedness to be issued under the plan shall
be a substantial amendment requiring approval per ORS 457.095 and notice as
provided in ORS 457.120.
B. AMENDMENTS NOT REQUIRING SPECIAL NOTICE
The following Plan amendments will require approval per ORS 457.095 but will not
require special notice as provided in ORS 457.120:
.
1. The addition of improvements or activities which represent a substantial change
in the purpose and objectives ofthis Plan, and which cost more than $500,000,
Downtown Urban Renewal Plan
November 26, 2007
24
.
shall be a substantial amendment requiring approval per ORS 457.095, but not
requiring notice as provided in ORS 457.120. The $500,000 amount will be
adjusted annually from the year'2008 according to the "Engineering News
Record" construction cost index for the Northwestern United States.
2. The addition of improvements or activities that substantially alter the goals and
objectives of the Urban Renewal Plan.
C. AMENDMENTS REQUIRING APPROV AL BY CITY COUNCIL ONLY
The following Plan amendments must be approved by the Renewal Agency by resolution
and presented to City Council for required approval by City Council resolution:
1. Acquisition of property for purposes specified in Sections 700A of this
Downtown Urban Renewal Plan.
D. MINOR AMENDMENTS
Minor amendments may be approved by the Renewal Agency in resolution form. Such
amendments are defined as:
.
1. Amendments to clarify language, add graphic exhibits, make minor modifications
in the scope or location of improvements authorized by this Plan, or other such
modifications which do not change the basic planning or engineering principles of
the Plan.
2. Acquisition of property for purposes specified in Section 700 Bland B2 of this
plan.
3. Addition of a project substantially different from those identified in Sections 600
of the Plan or substantial modification of a proj ect identified in Section 600 if the
addition or modification of the project costs less than $500,000 in 2008 dollars.
4. Increases in the urban renewal area boundary not in cumulative excess of I %.
1000. MAXIMUM INDEBTEDNESS
The Maximum Indebtedness authorized under this plan is forty-three million, ten
thousand_dollars ($43,010,000). This amount is the principle of such indebtedness and
does not include interest or indebtedness incurred to refund, or refinance such
indebtedness.
.
Downtown Urban Renewal Plan
November 26, 2007
25
.
1100. FINANCING METHODS
A. GENERAL
The Urban Renewal Agency may borrow money and accept advances, loans, grants and
other forms of financial assistance from the federal government, the state, city, county or
other public body, or from any sources, public or private for the purposes of paying
indebtedness incurred in undertaking and carrying out this Plan. In addition, the Agency
may borrow money from or lend money to a public agency in conjunction with a joint
undertaking of a project authorized by this Plan. If such funds are loaned, the Agency
may promulgate rules and procedures for the methods and conditions of payment of such
loans.
B. TAX INCREMENT FINANCING
This Plan will be financed in whole, or in part, by tax increment revenues. The ad
valorum taxes levied by all taxing districts in which all or a portion of the Urban Renewal
Area is located shall be divided as provided in Section 1 C, Article IX of the Oregon
Constitution and ORS 457.420 to 457.460.
C. PRIOR INDEBTEDNESS
.
Any indebtedness permitted by law and incurred by the Urban Renewal Agency or the
City in connection with preplanning for this Urban Renewal Plan shall be repaid from tax
increment proceeds generated pursuant to this section.
1200. RELOCATION
To the extent required by law, SEDA will provide relocation assistance to all persons or
businesses displaced temporarily or permanently by project activities. As required, those
displaced will be given assistance in finding replacement properties. As required, all
persons or businesses which may be displaced will be contacted to determine specific
relocation needs and will be provided information OJ} available housing or
commercial/industrial property as may be applicable, and will be given assistance in
moving. All relocation activities will be undertaken and payments made in accordance
with the requirements of ORS 35.500 - 35.530 and any other applicable laws or
regulations.
Relocation payments will be made as provided in ORS 281.060. Payments made to
persons displaced from dwellings will assure that they will have available to them decent,
safe, and sanitary dwellings at costs or rents within their financial reach. As required,
payment for moving expenses will be made to residents and businesses displaced. SEDA
may contract with Oregon Department of Transportation or other parties to help
administer its relocation program.
.
Downtown Urban Renewal Plan
November 26, 2007
26
.
1300. DEFINITIONS
The following definitions will govern the construction of this Plan unless the context
otherwise requires:
"Agency", "Renewal Agency", "Urban Renewal Agency", "Springfield Economic
Development Agency", or "SEDA" means the Urban Renewal Agency ofthe City of
Springfield, Oregon.
"Area" means the area included within the boundaries of the Springfield Downtown
Urban Renewal Plan.
"City" means the City of Springfield, Oregon.
"City Council" means the City Council of the City of Springfield, Oregon.
"Comprehensive Plan" means the City's Comprehensive Land Use Plan and its
implementing ordinances, policies, refinement plans, and development standards.
"County" means the County of Lane, State of Oregon.
.
"Displaced" person or business means any person or business that is required to relocate
. as a result of action by the Urban Renewal Agency to vacate a property for public use or
purpose.
"Disposition and Development Agreement" means an agreement between the Urban
Renewal Agency and a private developer which sets forth the terms and conditions under
which will govern the disposition ofland to a private developer.
"Exhibit" means an attachment, either narrative or map, to the Urban Renewal Plan for
the Springfield Downtown Urban Renewal Area, Part Two -Exhibits.
"ORS" means Oregon Revised Statute (State Law) and specifically Chapter 457 thereof.
"Plan" means the Urban Renewal Plan for the Springfield Downtown Urban Renewal
Area, Parts One and Two.
"Plan Area" means the area included within the boundaries of the Springfield Downtown
Urban Renewal Plan.
"Planning Commission" means the Planning Commission of the City of Springfield,
Oregon. .
.
"Project, 'Activity or Project Activity" means any undertaking or activity within the
Renewal Area, such as a public improvement, street project or other activity authorized
and for which implementing provisions are set forth in the Urban Renewal Plan.
Downtown Urban Renewal Plan
November 26, 2007
27
.
"Public Safety Project" means projects intended to assist police, fire, ambulance, and
emergency services in the City of Springfield or in Lane County within the Plan Area.
"Renewal Area" means the area included within the boundaries of the Springfield
Downtown Urban Renewal Plan.
"Report" means the report accompanying the Plan, as provided in ORS 457.085 (3).
"Developer" means any individual or group acquiring property from the Urban Renewal
Agency or receiving financial assistance for the physical improvement of privately or
publicly held structures and land.
"SEDA" means the Springfield Economic Development Agency.
I.
"Text" means the Urban Renewal Plan for the Springfield Downtown Urban Renewal
Area, Part One - Text. .
"Urban Renewal Area", "Springfield Downtown Urban Renewal Area", "Urban Renewal
Area", or "Renewal Area" means the geographic area for which this Urban Renewal Plan
has been approved. The boundary of the Urban Renewal Area is described in Exhibits
made a part of this plan.
.
Attachments to the Springfield Downtown Urban Renewal Plan:
Exhibit 1 -Boundary Map and Legal Description
Exhibit 2 -Zoning Map and Plan Diagram
Appendix 1- Detailed Goal Description
Appendix 2- Detailed Outline of Consistency with Local and Regional Planning
Objectives
.
Downtown Urban Renewal Plan
November 26, 2007
28
.
EXHIBIT 1
.
.
Downtown Urban Renewal Plan
November 26, 2007
29
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EXHIBIT 1
(continued)
Downtown Urban Renewal Boundary Legal Description
Beginning at the Northeast corner of the intersection of "E" Street and Pioneer Parkway
West (formerly 2nd Street), said point is the Southwest corner of Lot 1 0, Block 93 of
Washburne's Subdivision of the Springfield Investment and Power Company's Addition
to Springfield, as platted and recorded in Book 2, Page 73, Plat Records of Lane County,
Oregon (current tax lot 17-03-35-23-03800);
thence Southerly along the Easterly right of way line of Pioneer Parkway West (formerly
2nd Street) 645 feet, more or less to the Northeast corner of "C" Street and Pioneer
Parkway West (formerly 2nd Street), said point is the Southwest corner of Lot 5, Block 26
of the Map of Springfield as platted and recorded in Book I, Page 1, Plat Records of
Lane County, Oregon;
thence Easterly along the Northerly right of way of "C" Stree~ 527 feet, more or less to
the Southeast corner of Lot 7, Block 29, of the Map of Springfield as platted and
recorded in Book I, Page 1, Plat Records of Lane County, Oregon;
thence Southerly 186 feet, more or less, across "C" Street and along the Westerly line of
Lot 1, Block 28 of the Map of Springfield as platted and recorded in Book I, Page 1, Plat
Records of Lane County, Oregon to the Southwesterly corner thereof;
.
thence Easterly along the Northerly line of an alley 462 feet; more or less to the
Southeast corner of Lot 4, Block 7 of Kelly's Addition to Springfield, platted and recorded
in Volume W, page 20, Plat Records of Lane County, Oregon, said point is on the
Easterly right of way of 5th Street (Southwest corner of current tax lot 17-03-35-24-
13100);
thence Southerly along the Easterly right of way of 5th Street 134 feet, more or less, to
the Southwest corner of above said Block 7, said point the Northeast corner of 5th Street
and "B" Street;
.
thence Easterly along the Northerly right of way line of "B" Street, 324 feet, more or less
to the Northeast corner of "B" Street and 6th Street, said point is the Southwest corner of
Block 74 of the Springfield Investment and Power Company's Addition, as platted and
recorded in Volume 25, Page 306 and 307, plat records of Lane County, Oregon;
thence Southerly along the Easterly right of way of 6th Street 185 feet, more or less, to a
point of intersection with the Northerly line of an East-West alley in Block 73 of .
Springfield Investment and Power Company Addition to Springfield, Oregon, said point is
also the Southwest corner of the East Parcel of the Springfield Dental Arts
Condominiums plat, filed and recorded on File 75, Slide 78, Plat Records of Lane
County, Oregon;
thence Easterly along the. Northerly line of said alley 320 feet, more or less, to a point
on.the Westerly right of way of ih Street;
Downtown Urban Renewal Plan
November 26:2007
30
.
thence Northerly along the Westerly right of way 185 feet, more or less to the Northwest
corner of 7th Street and "B" Street, said point is the Southwest corner of Lot 20, Block.74
of the Springfield Investment and Power Company Addition (southwest corner of current
tax lot 17-03-35-24-15700);
thence Easterly along the Northerly right of way of "B" Street 504 feet, more or less, to
the Southeast corner of Lot 12, Block 76 of the Springfield Investment and Power
Company Addition;
thence Southerly 185 feet, more or less, across "B" Street and along the common lot line
between Lots 8 and 9, of Block 71 of the Springfield Investment and Power Company
Addition to the North line of an East-West alley (southwest corner of current tax lot 17-
03-35-42-01300);
thence Easterly along the Northerly line of last said alley, 64 feet, more or less, to the
Southwest corner of Lot 6, Block 71 of the Springfield Investment and Power Company
Addition; .
thence Southerly across last said alley and along the Westerly line of Lot 15, Block 71 of
the Springfield Investment and Power Company Addition, 134 feet, more or less, to the
Southwest corner thereof, said point lies on the Northerly right of way line of "A" Street;
thence Easterly along the Northerly right of way of "A" Street 1515 feet, more or less to
the Northwest corner of "A" Street and 12th Street (southeast corner of current tax lot 17-
03-35-41-00700);
.
thence Northerly along the Westerly right of way of 12th Street 135 feet, more or less, to
a point of intersection with the Northerly line of an East - West alley, said point is the
Southeast corner of Parcel 2 of Land Partition Plat No. 2003-P1728, filed December 2,
2003 at Reception No. 2003-116045, Lane County Deeds and Records in Lane County,
Oregon (southeast corner of current tax lot 17-03-35-14-18402);
thence Easterly along the Northerly line of the last said alley and across 14th Street,
1020 feet, more or less, to the point of intersection of the Easterly right of way line of 14th
Street and the Northerly line of an East - West alley (southwest corner of curr~nt tax lot
17-03-36-23-13600);
thence Southerly along the Easterly right of way of 14th Street, 321 feet, more or less, to
a point of intersection with the Northerly line of an East - West alley (southwest corner of
current tax lot 17-03-36-32-01800)
thence Easterly along the Northerly line of last said alley, 436 feet, more or less, to the
, Southeast corner of Lot 3, Block 5, of the Molly B. Scott Addition, Book 12, Page 7, Plat
Records of Lane County, Oregon;
.
thence Northerly along the Easterly line of last said Lot 3, 54 feet, more or less, to the
Southwest Corner of Lot 2, Block 5 of last said Molly B. Scott Addition;
thence Easterly along the Southerly line of Lots 1 and 2 of said Block 5, 234 feet, more .
or less, to the Southeast corner of Lot 1 of said Block 5;
Downtown Urban Renewal Plan
November 26, 2007
31
.
thence Southerly along the East line of the P. Brattain Donation Land Claim No. 63, 23
feet more or less, to the Northwest corner of a tract of land described in a deed from
Charles A. Edwards and Elisabeth M. Edwards to Edward B. Schuck, Sr. and Gladys A.
Schuck recorded for public record May 4, 2004 at Reception No. 2004-033182, Lane
County Deeds and Records, Lane County, Oregon (current tax lot 17-03-36-31-04702);
thence Easterly 229 feet, more or less, along the Northerly line of the last said tract and
along it's prolongation across 16th Street to a point of intersection with the Easterly right
of way of 16th Street;
thence Southerly 89 feet, more or less, along the Easterly right of way of 16th Street to
the Southwest corner of Lot 41 of H. L. & T. B. Stewarts Plat of Acreage Lots, filed and
recorded in Book 3, Page 5, Lane County, Oregon Plat Records (southwest corner
current tax lot 17-03-36-31-03700);
thence Easterly 606 feet, more or less along the Southerly line of Lots 41, 40 and 39 of
last said Plat to the Southeast corner of Lot 39 of said plat (southeast corner current tax
lot 17-03-36-31-02000);
thence Northerly 34 feet, more or less to Northwest corner of Parcel 1 of a Record
Survey for James B. Pesiri, filed December 28, 1981 as County Surveyor's File No.
25296 in the office of the Lane County Surveyor ( northwest corner of tax lot 17-03-36-'
31-01401);
thence Easterly 229 feet, more or less, along the North line of Parcels' 1 and 2 of above
. said Survey extended to intersect with the Easterly right of way of 18th Street;
thence Southerly 34 feet, more or less, along the Easterly right of way of 18th Street to
the Southwest corner of Lot 37 of the H. L. & T. B. Stewarts Plat of Acreage Lots, as
platted and recorded in Book 3, Page 5, Lane County, Oregon Plat Records ( southwest
corner of tax lot 17-03-36-31-00200);
thence Easterly 417 feet, more or less, along both the South line of above said Lot 37
and along the South line of Lot 21 of the H. L. & T. B. Stewarts Plat No.2 of Acreage
Lots, as platted and recorded in Book 3, Page 36, Lane County, Oregon Plat Records,
extended across 19th Street to the Southwest corner of Lot 20 of last said Plat;
thence Northerly along the Easterly right of way of 19th Street 29 feet, more or less to the
Northwest corner of that tract of land conveyed by a deed from Collins Enterprises, Inc
to Collins Cauble Investments, LLC, recorded for public record July 26,2000 at
Reception No. 2000-042804, Lane County Deeds and Records, in Lane County, Oregon
(current tax lot 17-03-36-42-00900);
thence Easterly 189 feet, more or less along the extended North line of last said deed to
a point on the common North - South lot line of Lots 19 and 20 of the H. L. & T. B.
Stewarts Plat No. 2 of Acreage Lots, as platted and recorded in Book 3, Page 36, Lane
. County, Oregon Plat Records;
.
thence Southerly 29 feet, more or less, along the West line of Lot 19 of last said Plat, to
the Southwest corner thereof;
Downtown Urban Renewal Plan
November 26, 2007
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thence Easterly 209 feet, more or less, along the south line of Lot 19 of last said Plat
extended to intersect with the Easterly right of way of 20th Street which is also the
Westerly line of Nicholas Gardens, as platted and recorded March 26, 1940 in Book 11,
Page 1, Plat Records of Lane County, Oregon;
thence Northerly 46 feet, more or less, along the West line of Nicholas Gardens to the
Northwest corner of Lot 1, Block A of said plat (northwest corner of current tax lot 17-03-
36-42-02500);
thence Easterly130 feet (plat record) along the Northerly line of said Lot 1 to the
Northeast corner thereof, said point is on the Westerly right of way of 21st Street
(northeast corner of tax lot 17-03-36-42-02500);
thence Northerly along the Westerly right of way of 21st street, 50 feet, more or less to a
point of intersection with the prolongation of the Northerly right of way of "A" Street;
thence Easterly, 665 feet, more or less, along the Northerly right of way of "A" Street to
the Northeast corner of "A" Street and 23rd Street, said point is the Southwest corner of
Lot 1, Block 2 of the Second Addition to Nicholas Gardens, as platted and recorded in
Book 12, Page 11, Plat Records of Lane County, Oregon (the southwest corner of
current tax lot 17-03-36-14-06700);
thence Southerly 345 feet, more or less, along the Easterly right of way of 23rd Street
and it's prolongation to a point of intersection with the Southerly right of way of Main
Street (McKenzie Highway);
.
thence Easterly 169 feet, more or less, along the Southerly right of way of Main Street to
it's intersection with the Easterly right of way of South 23rd Street (the northwest corner
of current tax lot 17-03-36-41-02500);
thence Southerly 302 feet, more or less, along the Easterly right of way of South 23rd
Street to a point of intersection with the South right of way line of South "A" Street;
thence Westerly 450 feet, more or less, along the Southerly right of way of South "A"
Street to the former Southeast corner South 22nd Street and South A Street (the
Southerly extension of South 22nd Street has now been vacated);
thence Southwesterly, 1400 feet, more or less, across the Southern Pacific Railroad
right of way to a point on the Southerly line thereof, said point being the Northeasterly
corner of a tract of land surveyed for Georgia Pacific Corporation, filed in office of the
Lane County Surveyor as County Surveyor's File No. 27395 (the northeast corner of
current tax lot 18-03-01-00-3800);
thence Southerly 440 feet, ,more or less, along the East line of last said survey and the
prolongation of it to a point of intersection with the Southerly line of the Mill Race as
surveyed for the City of Springfield and filed in the office of the Lane County Surveyor as
County Surveyor's File No. 29701 to 29705, said Southerly line of the Mill Race is also
the City Limits line in this location;
.
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November 26, 2007
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thence Westerly 1360 feet, more or less, along the City Limits line as it follows the South
line of the mill race as defined in last said survey to it's most Westerly terminus;
thence continuing along the City limits line, Northerly 40 feet, more or less to the
centerline of the millrace;.
thence continuing along the City limits line, which runs along the centerline of the Mill
Race, Northwesterly 1000 feet, more or less to the intersection with the South line of
Section 36, Township 17 South, Range 3 West of the Willamette Meridian;
thence Westerly 1250 feet, more or less, along the City Limits line which is the South
line of above said Section 36, to the Southwest corner thereof, being common to
Sections 36, 35, 2 and 1;
thence cOQtinuing along the City limits line, which follows the South line of Section 35,
Township 17 South, Range 3 West of the Willamette Meridian, 3300 feet, more or less,
to a point of intersection with the Southeasterly line of Block 14 of the Amended Plat of
Willamette Heights Addition to the City of Springfield, as platted and recorded in Book 4,
Page 78, Lane County, Oregon Plat Records (current tax lot 18-03-02-21-00200);
thence continuing along the City limits line, which follows the Southeasterly line of Block
14 of last said plat (South 490 10' West plat record), 40 feet, more or less, to an angle
point in the North - Northeasterly right of way line of Central Boulevard;
.
thence continuing along the City limits line, which follows the Northeasterly right of way
of Central Boulevard, South 400 50' East (plat record) 15 feet, more or less, to a point of
intersection with the prolongation of the Southeasterly right of way line of Perry Street
(now vacated);
thence continuing along the City limits line, which follows the Southeasterly line of Perry
Street (now vacated), South 5T 05' 30" West (plat record) 245 feet, more or less, to the
most Northwesterly corner of Lot 3, Block 9 of last said plat;
thence continuing along the City limits line, which follows the Westerly line of said Lot 3,
100 feet (plat record) to the Southwest corner thereof;
thence continuing along the City limits line, which follows the Northerly right of way line
of Valley View Avenue along Lots 4 and 5 of last said plat, 145 feet, more or less, to a
point of reverse curve of last said plat, said point being the end of a curve with a radius
of 31.9 feet as well as the beginning of a curve with a radius of 40 feet;
thence continuing along the City limits line across Valley View Avenue, Southwesterly 40
feet (plat record) to the most Easterly point of Block C of the Amended Plat of Willamette
Heights (current tax lot 18-03-02-21-01300);
thence continuing along the City limits line, which follows the Northwesterly and Westerly
right of way line of Mohawk Avenue, 426 feet, more or less to the Southeast corner of
Block C, said point is Northwest corner of Mohawk Avenue and High Street; .
.
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November 26, 2007
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thence continuing along the City limits line, Westerly 178 feet (plat record) along the
Northerly right of way of High Street to an angle point where it becomes Third Street;
thence continuing along the City limits line Northwesterly and Northerly 1270, feet more
or less, along the Northeasterly and Easterly right of way line of Third Street to a point
28.8 feet South of the South Line of Section 35, Township 17 South, Range 3 West of
the Willamette Meridian (see current tax map 17-03-35-33);
thence continuing along the City limits line, Westerly on a line parallel with and 28.8 feet
South of the South line of said Section 35, 840 feet, more or less, to the centerline of
the Willamette River;
thence continuing along the City limits line in the Willamette River, Northerly and
Westerly 2,600 feet, more or less to a point perpendicular to the most westerly point of
that tract of land described in a deed from Rosemary E. Philpott, V. Iris Jacobson and
Gladys V. Olson to Willamalane Park and Recreation District, filed and recorded June
29, 1972, at Reception No. 6144, Lane County Official Records in Lane County, Oregon
(current tax lot 17-03-34-14-11300);
.
thence leaving the City Limits line and centerline of the Willamette River on a line.
perpendicular to the City limits line, Northeasterly 350 feet, more or less, to the most
Westerly point of the last said tract;
thence along the Northerly line of last said tract, 480 feet, more or I'ess, to a point of
intersection with the southerly extension of the East line of that tract of land described in
a deed from Michael Kuenne and Reba Kuenne to Reba Lynne Kuenne, filed and
recorded May 16, 2003 at Reception No. 2003-044592, Lane County Deeds and
Records in Lane County, Oregon (current tax lot number 17-03-34-14-11500);
thence Northerly 280 feet, more or less, along the southerly prolongation of the Eastline
of the above said tract, along said East line, and along the northerly prolongation of said
East line to a point of intersection with the Northerly right of way line of liD" Street;
thence Easterly 840 feet, more or less, along the Northerly right of way of liD" Street to
the Southeast corner of Lot 7, Block 21 of Emerald Heights, as platted and recorded
October 26, 1909, in Book 4, Page 14, Plat Records of Lane County, Oregon, also being
the Northwest corner of liD" Street and Mill Street, (southeast corner of current tax lot 17-
03-35-23-07000)
thence Northwesterly 330 feet, more or less, along the Westerly right of way of Mill
Street to the Northwest corner of Mill Street and liE" Street, said point is the Southeast
corner of Lot 5, Block 18 of above said Emerald Heights (southeast corner of current tax
lot 17-03-35-23-02400);
thence Easterly 745 feet, more or less, along the Northerly right of way of liE" Street to
the Northeast corner of liE" Street and 2nd Street, said point is the Point of Beginning for
this description.
.
Downtown Urban Renewal Plan
November 26, 2007
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EXHIBIT 2
AND PLAN DIAGRAM
ZONING MAP
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ban Renewal Plan
Downtown Ur
26 2007
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36
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EXHIBIT 2
(continued)
METRO PLAN DIAGRAM (EXCERPT OF RENEWAL BOUNDARY)
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Eugene-Springfield
Metropolitan Area
General Plan
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Renewal Plan Area Vicinity
.
Downtown Urban Renewal Plan
November 26, 2007
37
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APPENDIX 1.
DETAILED GOAL DESCRIPTION
A. Promote Public and Private Development
Goal: To promote public and private development, redevelopment, and rehabilitation
within the Urban Renewal Area to help create jobs, tax revenues, and self sustaining,
vital and .vibrant commercial and industrial areas.
Objectives:
1. Enhance the environment for development and investment through improvements
to streets, streetscapes, parks, and public buildings and spaces.
2. Assist property owners in rehabilitating buildings so they can accommodate more
intensive commercial, mixed-use, and industrial activity;
3. Help create economic vitality by creating activities and encouraging uses that
bring a significant number of jobs, employees, potential shoppers and investors
throughout the Renewal Area.
.
B. Rehabilitate Building Stock
Goal: To upgrade the stock of existing structures in the Renewal Area which contribute to
its unique character, but which are run down or do not meet current State Building and
Specialty Codes' requirements.
Objectives:
1. Improve the appearance of existing buildings in order to enhance the overall
aesthetics of the Renewal Area. .
2. Help in improving the safety of older buildings in regard to seismic stability, fire
safety, building code compliance and accessibility to persons with disabilities.
3. Redevelop buildings and areas that are currently inconsistent with the goals and
objectives ofthis plan so that the improvements benefit the entire economic
development effort for the community and property owners.
C. Improve Streets. Streetscapes. Parks and Open Spaces
Goal: To improve existing streets and both on-street and off-street parking; to improve
and enhance parks and open spaces, like multi-use paths, as an integral part of the area,
and to enhance livability.
.
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November 26, 2007
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Objectives:
1. Enhance streetscapes by installing street lighting, street furniture, banners,
awnings, planters and other amenities.
2. Fund sidewalk and alleyway connections and improvements.
3. Reconstruct and improve existing roadways where needed and in a manner
meeting the objectives of this Plan.
4. Address and improve pedestrian safety along heavily traveled streets through the
Urban Renewal Area.
5. Create additional open space areas and pedestrian spaces that are attractive areas
for residents and employees and that stimulate economic activity and enhance
livability.
D. Improve Utilities
Goal: Improve and update utilities to allow more efficient, intensive, and productive
development of the areas.
.
Objectives:
1. Construct new, upgrade, underground, or reconstruct existing utilities (including
water, electrical, sanitary and storm sewers, and telecommunications) as
necessary to encourage and permit development of private properties, and
supportive public amenities.
E. Parking
Goal: Develop convenient attractive parking facilities close to shopping, entertainment,
and business destinations.
Objectives:
1. Construct public parking to support businesses and activities in the Downtown
Urban Renewal Area that is visible, safe and conveniently located.
2. Install signage that clearly directs citizens to available public parking.
F. Public Facilities
.
Goal: Maintain, acquire and develop public parks and open spaces, and public safety,
health, and other facilities, to maintain and enhance public use, safety, and enjoyment of
the Renewal Area.
Downtown Urban Renewal Plan
November 26, 2007
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Objectives:
1. Ensure that public safety facilities within the Renewal Area are adequate to
support and protect existing and proposed development in the Renewal Area.
2. Evaluate the adequacy of other public facilities serving the Renewal Area and
ensure their compatibility with the surrounding development and proposed
redevelopment in the area.
3. Ensure that public parks and open spaces are adequate to serve existing and
proposed development.
G. Housing
Goal: Provide for new and rehabilitated housing opportunities that collectively reflect a
diversity of housing types, occupancy (rental and owner-occupied), and income levels in
the City. Support housing development that is geared to support the area's goals for
generating new employment.
Objectives:
.
1. Provide a wide range of housing opportunities to accommodate households at all
income levels, including low-, moderate-, and upper-income rental and owner-
occupied housing, which support prospective residential markets in, adjacent to,
and near the renewal area.
2. Provide assistance to help maintain and assist in the rehabilitation of the stock of
existing housing in the renewal area.
3. Assist in the development of quality housing for a range of household incomes
and characteristics that are unique to the desired urban, Downtown atmosphere.
H. Improve Public Entrance and Signage
Goal: Assist in funding for a program of entrance beautification and signage indicating
cultural, historical, natural, and tourism landmarks within the renewal area.
Objectives:
1. Provide urban renewal funds for signage and entrance improvements in spaces
within the urban renewal area reflecting the community's history, culture, natural
areas, tourism opportunities, and welcoming attitude.
2. Provide assistance in implementing year round "color and movement" such as
banners, hanging flower baskets and holiday decorations.
.
Downtown Urban Renewal Plan
November 26, 2007
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3. Increase public signage, both directional and informational, especially for
functions related to tourism, special community events, and seasonal occurrences.
.
.
Downtown Urban Renewal Plan
November 26, 2007
41
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APPENDIX 2
CONSISTENCY WITH LOCAL AND REGIONAL PLANNING OBJECTIVES
The following is a list of the supporting policies for each of the projects and indicate the
confomlance of the Plan to local land use plans and policies. (Projects are referenced by
letter according to the project list spreadsheet in the Report accompanying this Plan.)
A.
STREET CONSTRUCTION AND CIRCULATION IMPROVEMENTS
Metro Plan Policies:
System Wide Policy F.I0: Protect and manage existing and future transportation
infrastructure.
System Wide Policy F .11: Develop or promote intermodallinkages for connectivity and
ease of transfer among all transportation nodes.
System Wide Policy F.13: Support transportation strategies that enhance neighborhood
livability.
.
Transportation System Improvements: Roadways Policy F.14: Address the mobility and
safety needs of motorists, transit users, bicyclists, pedestrians, and the needs of
emergency vehicles when planning and constructing roadway system improvements.
Downtown Refinement Plan Policies
Access, Circulation, and Parking Element Policies 1-8:
1. The City shall pursue funding of identified bicycle and pedestrian improvement
projects within the Downtown area to place these projects in the "Programmed"
category in TransPlan.
2. The City and Willamalane shall work cooperatively to obtain easements or other
instruments to enable construction of park-to-park multi-use paths, including
Island Park to Dorris Ranch; Dorris Ranch to Clearwater Park and the Mill Race
from the Middle Fork of the Willamette to the confluence at the Springfield
Bridges.
3. The City shall evaluate the distribution of public off-street parking in the
Downtown and prepare a strategy to address the equitable balance of these
resources. '
4.
The City shall consider formation of a Downtown Association to partner with the
City on parking solutions and enhancing the pedestrian experience.
.
Downtown Urban Renewal Plan
November 26, 2007
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5.
The City shall work with L TD to facilitate the success of the BR T system [ErnX
Line], encourage local businesses to participate in LDT ridership programs, and
co-sponsor Transportation Demand Management techniques.
6. The City shall work with ODOT to take full advantage of the opportunities
presented by the designation of Main Street as Special Transportation Areas and
will pursue a similar designation for South A Street.
7. The grid street system within the Downtown Refinement Plan area, including
streets and alleys, shall be maintained to the greatest extent practicable, except
where issues of public safety and security may become a concern for public
buildings.
8. The City shall study, and where appropriate, implement a plan to improve auto,
pedestrian, and bicycle access to the Booth-Kelly site and the Mill Race.
Oregon Transportation Plan:
Development of an Integrated Multimodal System: Policy 1.1: Plan and develop a
balanced, integrated transportation system with modal choices for the movement of
people and goods.
.
Downtowns and Economic Development: Policy 3.3: Provide transportation
improvements to support downtowns and to coordinate transportation and economic
development strategies.
B.
Infrastructure and Utilities ImDrovements
Metro Plan Policies:
Public Facilities and Services Element: Stormwater Policy G.14: Implement changes to
stormwater facilities and management practices to reduce the presence of pollutants
regulated under the Clean Water Act and to address the requirements of the ESA.
Public Facilities and Services Element: Stormwater Policy G.16: Manage or enhance
waterways and open stormwater systems to reduce water quality impacts from runoff and
to improve stormwater conveyance.
Downtown Refinement Plan Policies:
Design Element Policy 3: Alternative methods of lessening the negative aesthetic
character of overhead electric lines in the Downtown area shall be examined and pursued
by SUB. This may include: 1) undergrounding new service connections and "clean-up"
.
Downtown Urban Renewal Plan
November 26, 2007
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of overhead express feeders in the near future, and 2) possible undergrounding of all lines
in the future.
C.
PUBLIC FACILITIES
Metro Plan Policies:
Public Facilities and Services Element: Schools Policy G.21: The cities shall initiate a
process with school districts within the UGB for coordinating land use and school
planning activities. The cities and school districts shall examine the following in their
coordination efforts:
a. The need for new public school facilities and sufficient land to site them
D.
PARKS. RECREATION. PEDESTRIAN AND BIKE CORRIDORS AND OTHER
AMENITIES
(COMBINED WITH PROJECT CATEGORY ill
WILLAMALANE PARKS IMPROVEMENTS
E.
F.
Metro Plan Policies:
.
Transportation System Improvements: Bicycle Policy F.22: Construct and improve the
region's bikeway system and provide bicycle system support facilities for both new
development and redevelopment/expansion. .
Transportation System Improvements: Bicycle Policy F.24: Require bikeways to connect
new development with nearby neighborhood activity centers and major destinations.
Transportation System Improvements: Pedestrian Policy F.26: Provide for a pedestrian
environment that is well integrated with adjacent land uses and is designed to enhance the
safety, comfort, and convenience of walking.
Transportation System Improvements: Pedestrian Policy F.27: Provide for a continuous
pedestrian network with reasonably direct travel routes between destination points.
Parks and Recreation Facilities Element Policy H.l: Develop a system of regional-
metropolitan recreational activity areas based on a facilities plan for the metropolitan area
that includes acquisition, development, and management programs. The Metro Plan and
system should include reservoir and hill parks, the Willamette River Greenway, and other
river corridors.
Parks and Recreation Facilities Element Policy H.4: Encourage the development of
private recreational facilities.
.
Downtown Urban Renewal Plan
November 26, 2007
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Parks and Recreation Facilities Element Policy H.5: Develop mechanisms and processes
by which residents of an area to be served by a neighborhood park, neighborhood center,
or play lot can participate in the design, development, and maintenance of the facility.
Downtown Refinement Plan Policies:
Economic Element Policy 5: The City shall support Willamalane's efforts to develop
parks and open spaces in the Refinement Plan area consistent with the Willamalane Park
and Recreation Comprehensive Plan.
Design Element Policy 2: The City and Willamalane shall continue to develop and
integrate the elements of the river, bridge, White Horse, Millrace and Island Park to
enhance historic, recreational, and aesthetic values and promote tourism.
Public Spaces Element Policies 1-4:
1. The City shall encourage the development and use of sites throughout Downtown for
displays, exhibits, festivals and other events of public interest.
2. The City and Willamalane shall continue to explore the creation and deyelopment of
public space improvements in the Downtown including a Downtown overlook and
improved pedestrian access to Island Park, the Millrace, and the historic Briggs Ferry
Landing.
.
3. The City shall endeavor to maintain funding for maintenance programs on Downtown
streets, sidewalks, and City-owned public spaces.
4. The City, in cooperation with downtown businesses, should identify funding for,
design, and construct a New Main Street plaza at the location of the parking lot on the
south side of City Hall. The plaza would serve as the primary civic gathering public
space in the core of the downtown. The design would explore whether it should be a
dual use as both parking and plaza, or be converted to all plaza. The long-term vision
for this space would include reconstruction of the south side of City Hall to
complement the plaza.
Willamalane Plan Strategies:
Parks and Open Space Strategy: Provide parks, open spaces, river access, and pathways,
while respecting private property rights.
Community Recreation and Support Facilities: Provide community recreation and
support facilities that facilitate a wide variety of activities, create community gathering
places, and enhance community pride.
.
Downtown Urban Renewal Plan
November 26, 2007
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G.
REDEVELOPMENT THROUGH NEW CONSTRUCTION
. Metro Plan Policies:
Economic Element Policy B.13: Continue to encourage the development of convention
and tourist-related facilities.
Economic Element Policy B.14: Continue efforts to keep the Eugene and Springfield
central business districts as vital centers of the metropolitan area.
Downtown Refinement Plan Policies:
Economic Element Policy 3: The City shall maintain a variety of strategies and funding
sources as incentives to development and redevelopment of the Downtown. This should
include, but not be limited to: State Revolving Loan Funds; Industrial Development
Revenue Bonds; Oregon Business Development Fund; state lottery funds; CDBG grants
and loan programs; tax increment financing; local improvement districts; economic
improvement districts; and, special assessment districts.
.
Economic Element Policy 4: As the design and construction of the Justice Center
evolves, the City shall work with nearby businesses and property owners to take
advantage of opportunities to develop sites or structures to accommodate the various
support uses that are likely to seek this proximity.
Economic Element Policy 7: The City shall support efforts to attract shoppers to the
Downtown, including but not limited to specialty events such as festivals and parades,
and recurring activities such as a "Farmer's Market."
Economic Element Policy 8: The City shall support the retention of local businesses and
the relocation of new business to Downtown.
Oregon Transportation Plan:
Creating Communities: Policy 4.3: Increase access to goods and services and promote
health by encouraging development of compact communities and neighborhoods that
integrate residential, commercial and employment land uses to help make shorter trips,
transit, walking and bicycling feasible. Integrate features that support the use of
transportation choices.
H.
E.
PRESERVATION. REHABILITATION. AND CONSERVATION
UPGRADES TO FIRE PROTECTION AND EMERGENCY RESPONSE SYSTEMS
Metro Plan Policies:
.
Historic Preservation Element Policy 1.1: Adopt and implement historic preservation
policies, regulations, and incentive programs that encourage the inventory, preservation,
Downtown Urban Renewal Plan
November 26, 2007
46
.
and restoration of structures; landmarks; sites; and areas of cultural, historic, or
archaeological significance, consistent with overall policies.
Historic Preservation Element Policy 1.2: Institute and support projects and programs
that increase citizen and visitor awareness of the area's history and encourage citizen
participation in and support of programs designed to recognize and memorialize the
area's history.
Downtown Refinement Plan Policies:
Design Element Policy 8: The City shall support efforts by Downtown businesses to
make building fac;ade improvements.
Willamalane Plan Strategies:
Rehabilitation Strategy: Upgrade and revitalize existing parks and recreation facilities to
provide recreation opportunities, protect recreation resources, improve the environment,
enhance user safety, and improve accessibility for people with disabilities.
I.
PrODertv Acauisition and DisDosition
Metro Plan Policies:
.
Economic Element Policy 16: Utilize processes and local controls which encourage
retention of large parcels or consolidation of small parcels of industrially or commercially
zoned land to facilitate their use or reuse in a comprehensive manner rather than
piecemeal fashion.
J.
TECHNICAL. FINANCIAL AND DESIGN PLAN DRAFTS AND UPDATES
Metro Plan Policies:
Downtown Refinement Plan Policies:
Access, Circulation, and Parking Element Policy 3: The City shall evaluate the
distribution of public off-street par~ing in the Downtown and prepare a strategy to
address the equitable balance of these resources
Access, Circulation, and Parking Element Policy 8: The City shall study, and where
appropriate, implement a plan to improve auto, pedestrian, and bicycle access to the
Booth-Kelly site and the Mill Race.
.
Downtown Urban Renewal Plan
November 26, 2007
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i
,iO $Urban
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enewal Plan
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DOWNTOWN URBAN RENEWAL PLAN REPORT
ACKNOWLEDGEMENTS
This urban renewal plan and report was prepared with funding assistance from the City of
Springfield. Springfield citizens participated in 2 townhalls leading to the preparation of
the Downtown Urban Renewal Plan and Report.
Staff Assistance
Gino Grimaldi, City Manager
Jeff Towery, Assistant City Manager
William Grile, Development Services Director
John Tamulonis, Community Development Manager
Mark Metzger, Planning Supervisor
Courtney Griesel, Planner
Urban Renewal Consultant
Charles Kupper, Spencer & Kupper
.
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Downtown Urban Renewal Plan-Report
November 26, 2007 2
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Report on the Downtown Urban Renewal Plan
Table of Contents
Project Background 4
Definition of Blighting Conditions 6
100. Description of Existing Conditions in the Urban Renewal Area 7
100A. Physical Conditions 7
100B. Social Conditions 13
.
100C. Economic Conditions
200. Expected Fiscal, Service and Population Impacts of Plan
300. Reasons for Selecting the Urban Renewal Area
400. Relationship between Each Potential Project Activity
and Existing Conditions in the Project Area
500. Financial Analysis of Plan
500A. Estimated Project Cost and Revenue Sources
500B. Anticipated Start & Finish Dates of Project Activities
500C. Estimated Expenditures and Year of Debt Retirement
500D. Impact of Tax Increment Financing
500E. Financial Feasibility of Plan
600. Relocation
600A. Properties Requiring Relocation
600B. Relocation Methods
14
15
16
17
20
20
22
22
27
29
29
29
29
600C. Housing Cost Enumeration 29
Appendix 1. Census Tracts within Urban Renewal Boundary 31
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Downtown Urban Renewal Plan-Report
November 26, 2007 3
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REPORT ON THE DOWNTOWN URBAN RENEWAL PLAN
PROJECT BACKGROUND
The primary purpose of the Downtown Urban Renewal Plan is to revitalize the core
historic downtown commercial. and industrial areas of Springfield. The intent is to
increase commercial activity, improve existing building facades, and promote pedestrian
amenities and community activities.
The Renewal Plan builds upon other work and study efforts focused on downtown. They
include the Downtown Refinement Plan (Adopted 1986, Updated 2005), the Booth-Kelly
Mixed-Use District (1986), the TransPlan (2001), and the Willamalane Parks and
Recreation Comprehensive Plan (2004).
The Land Use Element (p. 13) in the Downtown Refinement Plan forms a good general
summary of the current state of conditions within the Downtown Urban Renewal Area. It
states:
"The Downtown area is where the original field with a spring in it was located
. (now an apartment complex) after which Springfield was named. It also contains
the area that was in the original town plat of Springfield filed by Elias Briggs.
.
Since that time, the Downtown area has functioned as the City's heart, and
continues to do so even though the City has spread out, and other important
nodes have developed on east Main Street, and in the Mohawk and Gateway
areas. A significant retail base remains in the Downtown, and professional
offices and services are increasing. The southeast portion of the Downtown is
the location of several mi11 sites, which provide employment and a customer pool
which Downtown businesses benefit from.
Beginning in the 1970's, and worsening in the recession/depression of the early
1980's, the Downtown community has been wrestling with an increasing
vacancy rate. The situation seems to be improving somewhat as evidenced in
recent reports of the Springfield Downtown Association. Although businesses
are sti11 leaving the area, new businesses and expansions of existing businesses
are approximately matching the rate of exodus. Trends are not clearly
identifiable in recent land use changes: a variety of types of uses have left, and a
variety have located in Downtown.
.
The Booth-Kel1y site has long fascinated VISIonaries in the Downtown
community. The proximity of the site to Downtown, and the potential
redevelopment of the site utilizing its amenities (mi11race and pond, forested
slopes, rail access, etc.) could prove to be very beneficial to the Downtown.
Much of the site' is currently vacant and inaccessible, and the existing
development does not take advantage of the site amenities. Redevelopment of
the site would be very expensive, but could be accomplished in a cohesive
fashion over a long period with the development plan concept presented in the
Booth-Kel1y Development Area policies herein.
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November 26, 2007
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It is desired and anticipated that the eventual redevelopment of the Downtown
area will feed upon itself: that is, new and expanded development will attract
more news development. This will eventually make use and delivery of public
services more cost-effective and increase demand for Downtown land and
buildings resulting in a rise in property values to a point that development will be
more economical than retaining a property's vacant status.
However, most of the problems are physical and need funds to be built or that vision will
not be realized. The Downtown Urban Renewal Plan is intended to be the combination of
projects and funding to overcome the problems and achieve the goals in the Downtown
Refinement Plan (pp. 14-15):
"The following goals embody the spirit, optimism and commitment Downtown
property owners, businesses and community organizations have ascribed to their
vision of Downtown Springfield. These goals are deliberately achievable and
intended to recognize the value of enduring public-private partnerships.
Create a Pedestrian and Transit Friendly Downtown. Develop a setting that is
conducive to walking, bicycling and transit while providing accessibility to
regional automobile and freight networks. Provide safe and walkable streets.
.
Preserve the Past. Enhance the downtown's future character by preserving the
. best of its past. Promote appropriate in-fill construction and historic preservation
. of the existing buildings.
Reconnect to Key Natural Resource Features. Connect the downtown with the
Millrace and Island Park, and provide opportunities for appropriate downtown
uses adjacent to these areas.
Alive After Five. Encourage evening activity in the downtown with dining,
cultural and entertainment opportunities for all ages. Increase housing
development in the downtown to generate the 18 to 24-hour city.
Revitalize the Downtown with New Uses. Create new opportunities for office,
commercial, residential, civic, and mixed uses. Encourage high-density uses that
are transit-oriented and located within a short walk from Springfield Station.
Ensure Adequate Parking. Provide parking that supports a vital downtown.
Create Civic Gathering Places. Create great public spaces, both large and small.
Consider creation of a town square.
Identify Catalyst Projects. Identify projectsthat will spur growth in the
downtown, including improvements that can be successfully accomplished in the
short term.
.
Create Downtown Partnerships. Collaborate with Lane Transit District, the
Springfield Renaissance Development Corporation, and other groups to
coordinate efforts and build community support.
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November 26, 2007
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Establish a Possible Identity for the Downtown. Work with downtown business
interests and the Springfield community to foster a positive identity and sense of
pride for the downtown.
Develop the Downtown as the Gateway to Springfield. Work to achieve a visual
impression in the Downtown that reflects well on the rest of the City.
DEFINITION OF BLIGHTING CONDITIONS
The Oregon Legislature has established a system to finance urban renewal. Oregon
Revised Statute Chapter 457 describes how the system works. This law gives cities and
counties urban renewal powers. These powers provide a way to finance projects to
remove "blight." Addressing blight is central to the purpose of urban renewal plans.
The Oregon Revised Statutes (ORS 457.010) defines "blight" as follows (underlining is
added for emphasis, and numeration is added for clarity):
"Blighted areas mean areas which, by reason of deterioration, faulty planning, inadequate or
improper facilities, deleterious land use or the existence of unsafe structures, or any
combination of these factors, are detrimental to the safety, health or welfare of the
community. A blighted area is characterized by the existence of one or more of the following
conditions: .
.
1. 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, which are
unfit or unsafe to occupy for those purposes because of anyone 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;
e) Obsolescence, deterioration, dilapidation, mixed character or shifting of uses;
f) An economic dislocation, deterioration or disuse of property resulting from
faulty planning;
g) 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; and
h) The laying out of property or lots in disregard of contours, drainage and other
physical characteristics of the terrain and surrounding conditions;
2. The existence of inadequate streets and other rights-of-way, open spaces and
utilities;
3. The existence, of property or lots or other areas which are subject to inundation by
water;
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November 26, 2007
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4. 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;
5. 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
6. 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."
Note that it is not necessary for each of the cited conditions to be present in the renewal
area, or that these conditions are prevalent\in each and every sector of the urban renewal
area.
100. DESCRIPTION OF EXISTING CONDITIONS IN THE
DOWNTOWN URBAN RENEWAL AREA
lOOA. PHYSICAL CONDITIONS
1. Land Area
.
The Downtown Renewal Area contains approximately 537 acres of land area. ORS
457.420 provides that the total land area of a proposed urban renewal area, when added to
the land area of existing renewal areas may not exceed 15% of the City's land area. The
City's current land area is approximately 9791 acres. The total of all acreage in renewal
areas, including the Glenwood Urban Renewal Plan Area (618 acres), is 1155 acres. This
represents 11.8% of the City's land area. Total renewal area acreage is within the 15%
limitation prescribed by ORS 457.420.
2. Existing Land Use and Development
.
The Downtown Urban Renewal Area consists primarily of Heavy Industrial and
Community and Mixed-Use Commercial. Included in this type of commercial is the
Booth-Kelly District which provides for a mixed use employment center that
complements Downtown Springfield. The next largest land use is for Low Density
residential purposes. There are Ii very limited number of residential uses scattered
throughout the project area. The majority of this residential is found in the Willamette
Heights Neighborhood located in the South West corner of the Urban Renewal Area.
Commercial development is concentrated along Main Street, running through the project
area. This development is mostly strip commercial and serves the Downtown and
surrounding communities with a range of services, convenience, and some comparison
shopping opportunities. The Downtown Urban Renewal Area contains about 680 tax
lots. Of these, 127 are tax exempt. The zoning of all tax lots are shown by acres in Table
1 on the following page.
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November 26, 2007
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Table 1. Zoning Within the Downtown Urban Renewal Boundary
Zone Designation Approximate Acres % of Total
Low Density Residential 48.96 12.2%
Medium Density Residential 4.71 1.1%
High Density Residential 6.59 1.6%
Mixed-Use Residential 1.27 .3%
Residential Total 61.53 15.3%
Community Commercial 74.51 18.5%
Mixed-Use Commercial 41.8 10.4%
Commercial Total 116.31 28.9%
Heavy Industrial 109.25 23.3%
Light-Medium Industrial 28.32 7.04%
Booth Kelly Mixed-Use 76.16 18.9%
Industrial Total 213.83 48.3%
Public Land and Open Space 25.53 6.5%
Total Parcel Acres* 417.20 100.0%
.
* The entire Downtown Urban Renewal area includes 537 acres. This number includes all streets and
rights-of-way. Streets and rights-of-way do not carry zoning designations and are not included in total
parcel acre counts.
Table 1 depicts the current zoning districts in the Downtown Urban Renewal Area.
Public land and open space encompass 6.5%; mixed-use and community commercial
make up 28.9% of the uses planned for the Downtown area; while total residential uses
are zoned for about 15.3% and total industrial are zoned for 48.3%. Currently, within the
Urban Renewal Area, almost 102 acres, or roughly 25%, stand vacant. The majority of
this vacant land is in Commercial (12.7%), Residential (7.5%), and Industrial (4.2%)
zones.
The renewal area boundary was drawn to create a project area that encompasses the core
of Downtown commercial and mixed-use, while providing for public open space
improvements along the Willamette River, Mill Pond and Mill Race, and within the
Downtown urban core. Actions undertaken in the Downtown Urban Renewal Area will
help make more productive use of land in Downtown.
3. Conditions-Buildings and Structures
.
Recognition of blighted conditions within the urban renewal area go back to the early
1980's. The 1984 "Downt()wn Tomorrow" report of the Springfield Downtown
Commission, opens with this observation of conditions in the Downtown: "Downtown
Springfield has needed revitalization for a long time. . The jumbled mix of signs, vacant
buildings, ragged patches of landscaping, crumbling sidewalks, and heavy vehicle
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November 26, 2007
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through-traffic vividly portray a lack of care and a message of neglect." The report
continues on to list goals and projects for the downtown, some of which are still
recommended as part of this plan.
Based on the property class codes assigned to properties by the Lane County Department
of Assessment and Taxation, there are just over I 00 acres of vacant property within the
Downtown Urban Renewal Area. About 72 vacant acres are taxable and would
contribute tax increment revenues to the Urban Renewal Area if developed during the life
of the Downtown Urban Renewal Plan. Table 2 summarizes the taxable vacant acreage
within the Plan Area by zoning district.
Table 2. Vacant Taxable Property by Zoning District
Zone Desh~nation Acres
Low Density Residential 19
Medium Density Residential 2
Community Commercial 28
Mixed-Use Commercial 8
Heavy Industrial 6
Light-Medium Industrial 8
Booth Kelly Mixed-Use 1
Total 72
.
There are nearly 550 buildings in the Downtown Urban Renewal Area. A survey of
downtown buildings in 2004 revealed that 59% of downtown structures fit the
Department of Housing and Urban Development's (HUD) criteria for blight. This is
significantly higher than the threshold required to qualify for HUD's Community
Development Block Grant program designation as a blighted area. The condition of
some of these properties may make it economically infeasible to rehabilitate or repair
them.
A windshield survey of the Urban Renewal Plan Area in 2007 shows that the Plan Area
contains buildings in various states of disrepair including residential properties (along
South Mill and South 18th); commercial properties (along Main Street and South "A");
and industrial properties (along South Mill). These buildings show evidence of extensive
deterioration of roofing, siding, foundations, steps, and exterior trim. Repairing and
maintaining downtown buildings is essential for the recovery of any historic district.
High vacancy rates and tenant turn-over have characterized the Urban Renewal Area.
Commercial lease rates today remain low compared to the remainder of the Eugene-
Springfield market. This has made it difficult for property owners to maintain existing
buildings and has worked against privately financed rehabilitation and redevelopment.
This has contributed to the continuing deterioration and blight conditions in the
downtown area.
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Downtown Urban Renewal Plan-Report
November 26, 2007 9
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Lane Transit's Springfield Station, completed in 2005, was the first new construction in
downtown Springfield since 1987. New construction and restoration activities have
followed. St. Vincent de Paul's Royal Building, a new 5-story mixed-use development,
is nearing completion. Additional projects include the restoration of the historic Gerlach
building by the Emerald Arts Center and development of the Richard Wildish
Community Theatre by the Springfield Renaissance Development Corporation. Each of
these projects received significant subsidies in the form of public investment and private
donations to cure blighted conditions in the structures. These projects would not have
been possiqle without public investment. These situations reinforce the need for the
establishment of an urban renewal area to support redevelopment and revitalization
downtown.
4. Conditions - Streets, Intersections, Sidewalk, and Storm Drainage
The general condition of the basic street and storm drainage infrastructure in the project
area is typical with that of an older town. The following' is a brief description of the
construction type and current conditions assessment:
.
Most of the Downtown Urban Renewal Area was developed through donation land
claims in the 1850's and constructed in the traditional block segment footprint over
several decades. The streets are well-defined by curbs and gutters. Most of these streets
are improved to city standards, with the exception of the Willamette Heights area where
some unimproved streets still remain. Although many of the street components are older,
the Maintenance Division continues to perform maintenance and repair activities to
extend the useful life of the asset. Some of these preventive activities include crack and
slurry sealing of streets, asphalt overlay and repair, curb, gutter and sidewalk repair,
street sign and signal maintenance, etc.
In the Urban Renewal Area, the majority of the streets are improved - curb and gutter
with an asphalt surface. Most of these streets were constructed decades ago. Timely
preventative maintenance and structural enhancements have maintained the integrity of
these assets. Unimproved and substandard streets are found in the areas south of the Main
and South "A" Streets corridor. Main and South "A" Streets (ODOT right of way) from
the Willamette River bridges, east to 19th Street, are deteriorating fairly rapidly. Eventual
reconstruction. will be necessary for few other collector segments in the Renewal Area
due to age.
Typical improved street intersections consist of standard sidewalks with access ramps,
curbs, gutters, signage, and traffic/pedestrian control in place. Continuous sidewalks
populate most of the area, however many are old and deteriorating to the point of needing
replacement. Varying types of access ramps provide a continuous corridor throughout
most of the area. There are 12 intersection traffic signals within the Urban Renewal
Area. All of these control signals are owned by the State but maintained by the City.
Signage at intersections and along street segments is uniform and consistent.
.
The Urban Renewal Area has a total of 287 street lights. Street lights along Main and
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November 26, 2007 10
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South "A" are being modernized with high voltage type lighting with some older low
voltage yellow type lighting that will require updating.
A functioning storm water drainage system exists for most of the Renewal Area, with
some roadside ditches residing south of Main Street. The age of the storm pipe system
ranges from 1950s to 1990s and is comprised of mostly concrete pipe. Capacity of storm
pipe ranges from 4 to 65 inches. There is a need to replace aging and undersized lines
through rehabilitation projects. The sanitary system is predominately concrete pipe,
changing to PVC pipe whenever lines are rehabilitated. The older lines in this area date
back to 1948. Pipeline sizes on sewer main lines run 8 to 24 inches with trunk lines up to
60 inches.
Bicycle opportunities are less than desirable as the Downtown currently has no
designated, striped east-west routes. There is'only one bike path along Pioneer Parkway
within the Urban Renewal Area. Shared sidewalks with pedestrians or streets with cars,
does not engender this efficient travel alternative.
5. Conditions - Public Parking
.
Off-street parking remains a real and perceived issue for downtown merchants. Although
there almost a thousand spaces (both on and off-street) in the Downtown Mixed-Use area,
many are occupied by employees, many are restricted by permit only, and the larger lots
are not close to the businesses most in need. The lack of parking has had a negative
affect on the level of economic investment in the area. The City enforces all on-street
spaces or publicly owned spaces in this area, but the two hour time limit is not proving to
be an effective deterrent to prolonged and non-business use. Notwithstanding all of the
benefits that will accrue from an improved pedestrian environment, few downtown
businesses can survive on a customer-based derived solely from foot-traffic.
6. Conditions - Visual Appearance
The commercial core of the Downtown area is aligned along Main Street (ODOT
Highway 126) and South "A" Street east of the Springfield bridges. Both are part of the
State Highway system under the jurisdiction of the Oregon Department of Transportation
(ODOT). Main Street and South "A" are characterized by a mix of older, "main street"
style commercial properties with mostly on-street parking and strip commercial and
industrial development of varying styles and quality, most fronted by parking lots. . The
"main street" area has several vacant storefronts and generally shows need of fa~ade
updating and repair. There are overhead power lines throughout the area, adding to the
visual clutter. Attractive street furniture, signs, awnings, banners, trees, landscaping, and
other visual amenities are inconsistent and scattered.
.
The Mill Race and Pond, located along South "A", has been in a state of disrepair since
its donation to the City in the mid-1980's. Since that time, the City has refurbished
portions of the water amenity and adjoining Booth-Kelly complex, but major repairs and
improvement projects still remain to be completed. The current physical appearance and
Downtown Urban Renewal Plan-Report
November 26,2007 11
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access restrictions to the site hinder future development. While physical appearance is
not specifically listed as a condition of blight in ORS 457, the appearance of modern
industrial sites including green space, plantings, improved business frontage and parking
areas, low external impacts, etc. are important to economically productive industrial and
commercial sites as well as the nearby properties. Economically underproductive sites
are considered blighted. As development and redevelopment occurs in surrounding areas
the Mill Race and Pond should be evaluated to see if the facility may be redeveloped and
improved so that it may be more productive economically while enhancing the area's
overall redevelopment.
7. Conditions - Land and Building Values
.
It is anticipated that the 2007-08 tax roll will establish the initial base of assessed values
for the Renewal Area. The figures are not yet available for the total assessed valuation for
the Downtown Urban Renewal Area for that year. The total assessed value of property
within the Urban Renewal Area for the 2006-07 tax year, subtracting non-taxable
properties ($54,567,634) is calculated at approximately $122,500,000 in land and
building values. The total assessed value of the Downtown Urban Renewal Area,
excluding non-taxable properties, represents about 3.8% of the total property valuation
within the City of Springfield. When added to the total frozen base value within the
Glenwood Urban Renewal Area ($106,986,910) the total assessed value for all urban
renewal areas in the City of Springfield equals about 7.3%. Total certified values within
all renewal areas therefore are expected to be well within the maximum 15% of total
valuation allowed by urban renewal law.
8. Conditions - Investment and Utilization of Land
Real property values within the Downtown Urban Renewal Area are largely concentrated
in commercial and industrial property classifications. The overall value of land
compared to the value of improvements on that land is extraordinarily low for an urban
area, especially an area that represents a major concentration of industrial uses and is
developed to nearly urban densities. The real market value of land in the Urban Renewal
Area is $64.05 million and the real market value of improvements is $163.2 million. The
ratio of building value to land value is just over 2.5:1. Mature urban areas, especially
those that include so much commercial, public, and industrial building, are expected to
exhibit improvement to value ratios in the 4:1 or 5:1 range. The Downtown Renewal
Area falls just below this range which points to a lack of investment in the Downtown,
under-utilization of land, depreciated values, and a loss of tax generating revenue for the
project area.
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100B. SOCIAL CONDITIONS
The 2000 Census is the most recent source for comprehensive demographic data that is
specific to the Downtown Urban Renewal Area. The Downtown Urban Renewal
Boundary does not coincide with local census tracts and block groups. However, block
groups within Census Tracts 3202, 3300, 3400, and 3500 fall within the portions of the
Urban Renewal Area. Table 3 below summarizes the estimated income and housing
characteristics of residents within the Urban Renewal Area. Table 4 shows the
percentage of owner occupied dwelling units and renter occ\}pied units. Table 5 shows
the population within the Urban Renewal Area by race.
It is not possible within the scope of this analysis to accurately estimate the exact number
of residents and their demographics for the area within the Urban Renewal Area without
including fragments of the census tracts and block groups that are outside of the Urban
Renewal Boundary. The information below is meant to provide only general information
on income and housing characteristics of residents within the area.
T bl 3 PI.
dI
b C
T
. h' hUb R
IA
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a e . opu atlOn an ncome >v ensus ractwIt III t e r an enewa rea
Census Total Median Percentage of Low-Moderate
Tract Population Household Income Households
Income
32.02 4,066 34,273 28.7% (BG 1)*
. 55.0% (BG 2)*
33 6,775 30,163 59.4%
34 4,706 27,679 60.1 % (BG 3)*
59.2% (BG 4)*
35 3406 44,053 25.0%
* "BG" represents a division of a Census tract called a Block Group.
The largest percentage of residents, within the Urban Renewal Area, live in census tracts
33 and 34. Tract 34, Block Group 4 is almost wholly contained within the. Urban
Renewal Area and the statistics for this subarea are perhaps the most representative of the
area as a whole. Tract 35 is largely outside of the urban renewal area and is least
representative of the area.
Table 3 shows that the majority of residents in the area have a median household income
ranging between $27,679 (Tract 34) and $30,163 (Tract 33). Tract 35 has the highest
household income at $44,053. The median -household income for Lane County is
$36,942.
.
The City of Springfield participates in HUD's Community Development Block Grant
(CDBG) program which targets funding for low income neighborhoods. Eligibility for
CDBG funding requires an assessment of the percentage of households living at or below
the federally established "low-moderate income" level. In the Downtown Urban
Renewal Area, the majority of households (roughly 55 to 60 percent) fall within the low-
moderate income classification.
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November 26, 2007 13
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Table 4. Hou~ing Tenure by Census Tract within the Downtown Urban
Renewal Area.
Census Tract Percentage of Owner Occupiedl Renter Occupied
Dwelling Units
32.02 50.51
49.5
33 52.31
47.7
34 \ 49.1/
50.9
35 83.4/
16.6
Home ownership is sometimes an indicator of income and neighborhood stability. Table
4 shows that between 49 and 51 percent of all dwelling units are renter occupied. In Lane
County 37.7 percent of dwelling units are renter occupied.
Table 5. Racial Composition by Census Tract within the Downtown Urban
Renewal Area.
.
Lane Census Census Census Census
County Tract Tract Tract Tract
32.02 33 34 35
White 90% 87% 89% 89% 92%
Hispanic 4% 11% 9% 8% 5%
Black 1% 1% 0% 1% 0%
American Indian and
Alaska Native 1% 1% 1% 3% 1%
Asian 2% 2% 1% 0% 2%
Native Hawaiian and
Other Pacific Islander 0% 0% 0% 0% 0%
Some other race 2% 5% 4% 3% 1%
Two or more races 4% 5% 4% 4% 4%
The racial composition (white to non-white) of the Urban Renewal Area is similar to that
of Lane County. The Hispanic population within the area is significantly higher that the
county as a whole. Table 5 shows that in census tracts most representative of the Urban
Renewal area Hispanics make up between 8 and 11 percent of the population, compared
to just 4% for Lane,County. The growing Hispanic presence and influence within the
Urban Renewal Area can be seen in the growing number of shops and services catering to
Hispanic households that have been established in the area.
lOOC. ECONOMIC CONDITIONS
See Sections 100A & 100B, Table 3 for discussions on economic conditions.
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November 26, 2007 14
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200. EXPECTED FISCAL, SERVICE, AND POPULATION IMPACTS
OF PLAN
Urban renewal plan activities are aimed at alleviating traffic, parking and pedestrian
safety problems, at repairing and redeveloping property within the area, and at upgrading
lighting, streets, sidewalks, open space conditions and providing new or upgraded
infrastructure in the Renewal Area. The Urban Renewal Plan is expected to facilitate
planned, orderly growth as anticipated in the Eugene-Springfield Metro Area General
Plan and Downtown Refinement Plan. The Plan is not expected to result in a need for
any additional police, fire, or other emergency services beyond those already
contemplated by the City and other service providers.
.
The, Renewal Area Boundary'includes some proposed housing development. Carrying out
the Renewal Plan is expected to result in slight population growth in Downtown. But that
growth is included in the overall population growth of the City of Springfield over the
next 20 years and the fiscal impacts are not significant relative to growth in other parts of
the much larger Springfield city limits. And therefore, carrying out the Plan is expected
to have no impacts on Springfield School District 19, given the Downtown Urban
Renewal Area's small size relative to the size of Springfield School District 19. Carrying
out the Renewal Plan is not expected to have any additional impact on water and sewer
service needs, since the utilities' planning include providing services to these and other
utilities in the urban renewal area. Project activities are not expected to require the
relocation or removal of any residential or commercial properties by the renewal agency.
Carrying out the Renewal Plan will require the use of tax increment revenues. The tax
impacts of the Renewal Plan are discussed in detail in Section 500 D of this report.
The Downtown Urban Renewal Plan is expected to produce positive fiscal and service
impacts for downtown. Among the public benefits of the renewal plan are:
· Street and circulation improvements will improve public safety and convenience.
· Infrastructure improvements will provide better utility service and decrease public
maintenance costs
· New businesses will provide additional shopping convenience and reduce
vehicular trips and time.
· New development will enhance the river experience.
· Rehabilitation programs will preserve and renew properties in, and around,
downtown commercial areas along Main Street and South A.
· An increase in construction expenditures and purchases in the Urban Renewal
Area will create secondary jobs.
· The Urban Renewal Plan will help the City of Springfield fund a number of
projects listed in the City's Capital Improvements Program in the Downtown
Refinement Plan for the Urban Renewal Plan Area.
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Downtown Urban Renewal Plan-Report
November 26, 2007 15
.
. The Urban Renewal Plan will develop the opportunity areas along the Mill
Pond/Race, currently without suitable streets, public access or infrastructure for
tourism, mixed commercial-residential, or other major development by providing
urban standard roads, supportive urban services and utilities, area-wide storm
drainage systems, and allowing public access and protection of the waterfront
areas.
The public and private investments made in the Urban Renewal Area are likely to
encourage new investment in adjacent areas. The value thus created can not be
quantified, but observation of renewal programs around the state indicates that there ate
spillover investment effects from a successful renewal program. There are other positive
effects of a renewal program that do not lend themselves easily to quantification, for they
are quality of life issues. Maintaining Main Street and South "A". as the primary arteries
of the area, improving housing, expanding cultural, and shopping opportunities within the
area, and improving the appearance of downtown, all have value to this area's sense of
community. In fact, these qualities have been expressed as important community values
and directly influenced creation ofthis renewal plan and its projects.
.
The expenditure of tax increment funds is expected to produce new property values for
the City of Springfield. The Renewal Plan is estimated to be completed by the year 2027.
During that period, property values in the Renewal Area are expected to increase by
approximately $322 million. At current property tax rates, the new property values
anticipated in the renewal area will contribute over $4.3 million in property tax revenues
in the first year after the project is ended. Of that revenue, approximately $1.5 million
will return to the City of Springfield. That property tax revenue will continue to grow
thereafter as a result of increases in annual assessments.
300. REASONS FOR SELECTING THE URBAN RENEWAL AREA
The Urban Renewal Plan Area was selected based on Downtown Refinement Plan and
the Eugene Springfield Metro Area General Plan goals, objectives, and policies and on
the existence of blighting conditions within the area. The project area evidences the
following characteristics of blight:
· A lack of proper utilization of land planned for tax producing purposes.
· Deficiencies in streets, curb, sidewalk, water and sewer services in the project
area.
· Deficiencies in public recreation and open space opportunities.
· Poor visual and aesthetic conditions, contributing to a low level of investment in
the project area.
· Poor building conditions in the project area.
· A prevalence of low values and lack of investment in the project area, and
reduced tax receipts resulting there from.
.
For further discussion of the above characteristics of blight, please see Section 100,
"Description of Existing Conditions in the Urban Renewal Area." Conditions within the
Downtown Urban Renewal Plan-Report
November 26, 2007 16
.
Renewal Area exist and satisfy the definitions of blight in ORS 457.010. Treating and
curing these conditions are reasons for selecting this renewal area.
400. RELATIONSHIP BETWEEN POTENTIAL PROJECT
ACTIVITIES AND EXISTING CONDITIONS IN THE
DOWNTOWN URBAN RENEW ALAREA
The Downtown Urban Renewal Area suffers from multiple physical issues ranging
from deteriorated infrastructure systems such as streets, sidewalks and buildings to
undersized and outdated. sanitary sewer and storm-water facilities. The plan area
struggles to retain commercial and retail tenants. Vacancy rates are high and parking is
poor. The example projects listed in Tables 6 and 9 of this Report (pages 21 and 30),
and discussed in Section 600 of the Urban Renewal Plan (pages 14 - 19), address
needed Urban Renewal Area improvements. These improvements, with brief
descriptions of existing plan area conditions, are outlined in the paragraphs below.
.
STREET CONSTRUCTION AND CIRCULATION IMPROVEMENTS
The general condition ofthe street infrastructure in the project area is typical
with that of an older town. Most of the streets in the Urban Renewal Area were
constructed decades ago. Ummproved and substandard streets are found in the
areas south of the Main and South "A' Streets corridor. Main and South "A"
Streets from the Willamette River bridges, east to 19th Street, are deteriorating.
Eventual reconstruction will be necessary for other collector segments in the
plan area due to age. As outlined in project category A. Street Construction and
Circulation Improvements, Tables 6 and 9, street construction and circulation
improvements would be performed throughout the Renewal Area to improve the
traffic infrastructure and lower the current City cost of maintenance. Examples
include the redesign and construction of the South "A" and Main Street couplet
and North "A" curb and streetscape improvements. (Please refer to the attached
Urban Renewal Plan, Section 600, for further discussion of example projects.)
The current streetscape in the Urban Renewal Area consists of little to no
pedestrian amenities. Street trees can be found along both Main Street and
South "A" but sidewalks area narrow in areas, rarely providing amenities such
as benches, trash receptacles, or planters. Awnings are inconsistent, exposing
pedestrians to the elements. As outlined in project category A. Street
Construction and Circulation Improvements, Tables 6 and 9, streetscape
activities and pedestrian amenities would improve the visual appearance of the
area, and provide a better climate for new investment in the project area. An
example may include improvements to pedestrian level street lighting. (Please
refer to the attached Urban Renewal Plan, Section 600, for further discussion of
example projects.)
.
INFRASTRUCTURE AND UTILITIES IMPROVEMENTS
The current storm water drainage system in the Urban Renewal Area is
functioning for the majority of the area. Roadside ditches can still be found
Downtown Urban Renewal Plan-Report
November 26, 2007 17
.
along some areas of South Main Street. The age of the storm pipe system range
from the 1950's to the 1990's and is comprised mostly of concrete pipe. There
is a need to replace aging and undersized lines. Similarly, the sanitary sewer
system consists primarily of concrete pipe, dating from the late 1940's changing
to PVC pipe when lines have been rehabilitated. As outlined in Tables 6 and 9,
project category B, Infrastructure and Utilities Improvements would be made
throughout the Renewal Area. These improvements would upgrade the existing
dated systems, to current acceptable standards, decreasing the yearly cost of
maintenance and increasing the overall efficiency. Example projects include
construction, reconstruction, repair, upgrading, and over sizing or replacement
of electric, water, sanitary sewer and storm drainage facilities, and relocation of
overhead line to underground locations. (Please refer to the attached Urban
Renewal Plan, Section 600, for further discussion on proposed projects.)
.
PUBLIC FACILITIES, PARKS, RECREATION, PEDESTRIAN, AND
OTHER AMENITY IMPROVEMENTS
The current state of public facilities, parks, and other amenities in the Urban
Renewal Area lend to deteriorating buildings, undersized public facilities, and
parks needing improvements and upgrades. The current Springfield Public
Library has outgrown its small space in City Hall. This constriction limits the
ability to offer amenities to community members. Public open space and parks
within the area are in need of facility and access improvements. As outlined in
Tables 6 and 9, project categories C. Public Facilities and D. Parks, Recreation,
Pedestrian, and Bike Corridors and Other Amenities, redevelopment of and
improvements to public buildings, parks, and open spaces would treat
deficiencies and increase the number of visits to the Downtown area. Example
projects include a new Springfield Public Library building, additional public art
displays, park upgrades and expansions;the construction of a federally qualified
health center, Springfield Museum improvements, and the addition of, or
improvements to, public performance spaces. (Please refer to the attached
Urban Renewal Plan, Section 600, for further discussion on proposed projects.)
Parking remains a real and perceived issue for downtown merchants. The lack
of parking has had a negative affect on the level of economic investment in the
area. Not withstanding all ofthe benefits that will accrue from an improved
pedestrian environment, few downtown businesses have been able to survive on
a customer base derived solely from foot-traffic. As outlined in Tables 6 and 9,
project category C. Public Facilities, parking improvements and additions would
make it easier for tourists and visitors to shop, or take advantage of recreational
opportunities, thereby encouraging expenditures and new investments in the
area. Example projects addressing parking needs include the construction of a
downtown parking structure, off-street surface parking construction and
rehabilitation, and the development of a dual use parking/civic plaza. (Please
refer to the attached Urban Renewal Plan, Section 600, for further discussion on
proposed projects.)
.
Downtown Urban Renewal Plan-Report
November 26, 2007 18
.
PUBLIC SAFETY IMPROVEMENTS AND UPGRADES TO FIRE
PROTECTION AND EMERGENCY RESPONSE SYSTEMS
Fire-Station 4 serves the downtown area. It is currently undersized for the area
it serves. As Glenwood (neighboring the Downtown Renewal Area)
incorporates to the City of Springfield, Fire-Station 4 would be expected to
extend its service to include this area.as well as the Downtown Renewal Area.
As outlined in Tables 6 and 9, project category E. Upgrades to Fire Protection
and Emergency Response System, may fund the relocation of Fire-Station 4 to
more adequately serve the Renewal and surrounding areas and ensure standards
are met for emergency response times. (Please refer to the attached Urban
Renewal Plan, Section 600, for further discussion ofthe project category.)
.
REDEVELOPMENT, PRESERVATION, REHABILITATION, AND
CONSERVATION
The City does not currently offer assistance to private building owners in the
Urban Renewal Area for rehabilitation or redevelopment. Many of the buildings
would benefit from both fayade improvements and safety upgrades. As outlined
in Tables 6 and 9, project categories F. Redevelopment of Commercial,
Residential, Industrial, Etc. Through New Construction and G. Preservation,
Rehabilitation, and Conservation, assistance for rehabilitation and new
development would attract new investment to the area, and improve the building
conditions and blighted appearance of the area. Examples of projects include
the funding of a downtown redevelopment assistance program for new
construction, a downtown building fayade improvements program, the creation
of a downtown restoration and rehabilitation fund, and efforts in historic
preservation. (Please refer to the attached Urban Renewal Plan, Section 600, for
further discussion of the project categories.)
L
PLANNING, TECHNICAL STUDIES, AND ADMINISTRATION
As outlined in Tables 6 and 9, project categories J. Plan Administration and I.
Technical, Financial, and Design Plans that include administration and planning
activities would assure the Plan is carried out effectively and in conformance
with applicable managerial and fiscal requirements. Included actions would be
the funding of staffing and related support services. (Please refer to the attached
Urban Renewal Plan, Section 600, for further discussion ofthe project
category.) .
.
Downtown Urban" Renewal Plan-Report
November 26,2007 19
.
\
500. FINANCIAL ANALYSIS OF PLAN
500A. ESTIMATED PROJECT COST AND REVENUE SOURCES
Table 6 shows the estimated total costs of the Downtown Urban Renewal Project.
These costs are the total anticipated costs, allowing for 5% inflation during the life of
the project.
The principal method of funding the project share of costs will be through use of tax
increment financing as authorized by ORS 457. Revenues are obtained from
anticipated urban renewal bond proceeds and the proceeds of short term urban renewal
notes.
Table 6 shows that the total costs of project activities to the Urban Renewal Agency are
estimated at $25,020,000 in 2007 dollars. A 5% annual inflation is assumed for the
project costs. The Maximum Indebtedness authorized under this plan is $43,010,000.
This amount is the principle of such indebtedness and does not include interest or
indebtedness incurred to refund or refinance such indebtedness.
.
The capacity for urban renewal bonds is based on projections of urbari renewal
revenues. Anticipated annual revenues are shown in Table 7 of this Report. Table 7
anticipates there will be 6 long-term bond issues during the life of the Plan. Bonds will
be issued as revenues, project requirements, and overall bond market conditions dictate.
In addition, the Renewal Agency will apply for, and make use of funding from other
federal, state, local, or private sources as such funds become available.
.
Downtown Urban Renewal Plan-Report
November 26, 2007 20
.
Table 6. Proposed Downtown Urban Renewal Projects
August 31,2007: Estimated Costs and Completion Dates
.
Expected
Proiect Completion SEDA Share
A. Street Construction and Circulation Imnrovements 2021 $5 000 000
South A & Main Street Couplet Redesign and Construction $2,200,000
North A "Civic Street" Curb and Streetscape Improvements $1,000,000
Downtown District Pedestrian Level Street Lighting $1,300,000
Pedestrian Corridor Improvements $500,000
B. Infrastructure and Utilities Imnrovements 2022 $1 470 000
Utility Undergrounding and/or Relocation Projects $970,000
Stormwater System Improvements $500,000
C. Public Facilities 2025 $6.100000
Soringfield Librarv Building $1,000,000
Downtown Parking Structure $2,775,000
Downtown Off-Street Surface Parking Construction and Rehabilitation $250,000
Downtown Public Art $500,000
Island Park Facilities Upgrades and Expansions (Including Parking) $1,000,000
Federally Qualified Health Center $150,000
Springfield Museum $100,000
Main Street Dual Use Parking/Civic Plaza (Between Museum and Arts Center) $75,000
Public Performance Space Improvements $250,000
D. Parks Recreation Pedestrian and Bike Corridors and Other Amenities 2021 $2 050 000
Downtown Millrace Access, Restoration, and Improvements $800,000
Downtown Parks Development and Improvements $600,000
Downtown "Entrance/Gateway" Improvements $500,000
Downtown PubliclPrivate Signage Improvements $50,000
Street/Open Space Tree Program $100,000
E. Unorades to Fire Protection and Emerl!encv Resnonse System 2025 $3 500.000
Fire Station Relocation $3,500,000
F. Redevelopment of Commercial. Residential. Industrial. etc. Throul!h $1 900.000
New Construction
Downtown Redevelopment Assistance Program (New Construction) 2022 $1,900,000
G. Preservation Rehabilitation and Conservation 2018 $2 650.000
Downtown Building Fa9ade Improvement Program $250,000
Downtown Restoration and Rehabilitation Fund $2,000,000
Historic Preservation $400,000
H. Pronertv Acouisition and Disnosition N/A $0
I. Technical Financial and Desion Plan{s) 2011 $600.000
$600,000
J. Plan Administration 2028 $1 700.000
Staffing and Support Services $1,700,000
K. Proiect Ideas Re/luirino Exnansion of Current Boundaries $50.000
South Mill Pond/Race Annexations (Improvements may be made without annexation or
boundary expansion if outlined in Plan and approved by Lane County) . $50,000
TOTAL ESTIMATED PROJECT COSTS $25.020.000
SEDA
Note: Cost estimates are in 2007 dollars. Share
.
Downtown Urban Renewal Plan-Report
November 26, 2007
21
.
500B. ANTICIPATED START & FINISH DATES OF PROJECT ACTIVITIES
The project activities shown in Tables 6 and 9 will begin in 2008. The sequencing and
prioritization of individual project activities shown in these tables will be done by
SEDA and any citizen advisory bodies that SEDA calls upon to assist in this process.
The priority of projects and annual funding will be as established in the annual budget
process. Completio.n dates for individual activities may be affected by changes to local
economic and market conditions, changes in the availability of tax increment funds, and
changes in priorities for carrying out project activities, especially with public partners
like Willamalane Parks District, School District 19, Lane County, the Oregon
Department of Transportation and others.
It is estimated that all activities proposed in this plan will be completed and project
indebtedness paid off by 2027. At that time, the tax increment provisions of this plan
can be ended.
500C. ESTIMATED EXPENDITURES AND YEAR OF DEBT RETIREMENT
.
It is estimated that the Downtown Urban Renewal Plan Area will collect tax increment
revenue between the years 2008 and 2027. It is estimated that the Plan Area will
produce $46.19 million in tax increment receipts in that period. These funds will be
utilized to finance project activities and pay debt service costs, including interest,
associated with undertaking these project activities.
It is anticipated that available project revenues and funds accumulated in a special fund
for debt redemption will be sufficient to retire outstanding bonded indebtedness in the
year 2028 and terminate the tax increment financing provisions of the project. After all
project debt is retired and the project closed out, it is estimated that there will be surplus
tax increment funds. These funds will be distributed to taxing bodies affected by this
plan, as provided in ORS 457.
Table 7 of this Report shows the anticipated tax increment receipts for each year of the
project and the use of those receipts. Table 7 follows on the next pages.
For financial feasibility of the Downtown Urban Renewal Plan, please see Section 500E
of this report.
.
Downtown Urban Renewal Plan-Report
November 26, 2007 22
.
Table 7. Cash Flow Table Relating to $25.02 Million in Project
Expenditures - 2008 to 2013
Resources and Requirements
a. Resources 2008-09 2009-10 2010-11 2011-12 2012-13
Beginning Balance 0 $2,435 $29,305 $56,863 $186,363
Resources
A. Tax increment Revenue 37,064 272,008 522,334 573,762 889,086
B. Bond Proceeds
long term $0 $1,635,784 $0 $0 $3,635,076
C. Interest $371 $19,078 $5,223 $5,738 $45,242
Total Resources $37,435 $1,929,305 $556,863 $636,363 $4,755,766
. b. Project Requirements
To Long term Debt Service $0 $225,000 $225,000 $225,000 $725,000
Projects funded long and short
debt $35,000 $1,675,000 $275,000 $225,000 $3,800,000
Total, projects and Debt Service $35,000 $1,900,000 $500,000 $450,000 $4,525,000
Endin2; Balance $2,435 $29,305 $56,863 $186,363 $230,766
/
.
Downtown Urban Renewal Plan-Report
November 26, 2007 23
.
Table 7 Cont. Cash Flow Table Relating to $25.02 Million in Project
Expenditures - 2013 to 2018
Resources and Requirements
a. Resources 2013-14 2014-15 2015-16 2016-17 2017-18
Beginning Balance $230,766 $272,541 $289,337 $322,526 $356,731
Resources
A. Tax increment Revenue 1,353,242 1,427,521 2,235,830 2,596,861 2,911,120
B. Bond Proceeds
long term $0 $0 $0 $10,299,381 $0
. C. Interest $13,532 $14,275 $22,358 $128,962 $29,111
Total Resources $1,597,541 $1,714,337 $2,547,526 $13,347,731 $3,296,962
b. Project Requirements
To Long term Debt Service $725,000 $725,000 $725,000 $2,141,000 $2,141,000
Projects funded long and
short debt $600,000 $700,000 $1,500,000 $10,850,000 $750,000
Total, projects and Debt
Service $1,325,000 $1,425,000 $2,225,000 $12,991,000 $2,891,000
Endin2; Balance $272,541 $289,337 $322,526 $356,731 $405,962
.
Downtown Urban Renewal Plan-Report
November 26, 2007 24
.
Table 7 Cont. Cash Flow Table Relating to $25.02 Million in Project
Expenditures - 2018 to 2023
Resources and Requirements
a. Resources 2018-19 2019-20 2020-21 2021-22 2022-23
Beginning Balance $405,962 $448,484 $512,551 $547,011 $585,250
Resources
A. Tax increment Revenue 3,028,240 3,148,581 3,469,092 3,601,556 3,737,663
B. Bond Proceeds
long term $0 $0 $3,346,545 $0 $0
c. Interest $30,282 $31,486 $68,156 $36,016 $37,377
Total Resources $3,464,484 $3,628,551 $7,396,344 $4,184,583 $4,360,289
b. Project Requirements
. To Long term Debt Service $1,916,000 $1,916,000 $2,749,333 $2,249,333 $2,249,333
Projects funded long and short
debt $1,100,000 $1,200,000 $4, I 00,000 $1,350,000 $1,450,000
Total, projects and Debt
Service $3,016,000 $3,116,000 $6,849,333 $3,599,333 $3,699,333
Ending Balance $448,484 $512,551 $547,011 $585,250 $660,956
.
Downtown Urban Renewal Plan-Report
November 26, 2007 25
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Table 7 Cont. Cash Flow Table Relating to $25.02 Million in Project
Expenditures - 2023 to 2027
Resources and Requirements
a. Resources 2023-24 2024-25 2025-26 2026-27
Beginning Balance $660,956 $227,911 $343,623 $354,167
Resources
. A. Tax increment Revenue 3,877,513 4,021,209 4,168,856 4,320,564
B. Bond Proceeds
long term $0 $5,020,090. $0 $0
c. Interest $38,775 $90,413 $41,689 $43,206
Total Resources $4,577,244 $9,359,623 $4,554,167 $4,717,936
b. Project Requirements
To Long term Debt Service $2,249,333 $3,416,000 $2,000,000 $0
Projects funded long and short
debt $2,100,000 $5,600,000 $2,200,000 $3,500,000
Total, projects and Debt
Service $4,349,333 $9,016,000 $4,200,000 $3,500,000
Ending Balance $227,911 $343,623 $354,167 $1,217,936
.
Downtown Urban Renewal Plan-Report
November 26, 2007 26
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500D. IMP ACT OF TAX INCREMENT FINANCING
The passage of Ballot Measure 50 (BM50) has changed Oregon's property tax system,
and the impacts of urban renewal on taxpayers, and other taxing bodies. Prior to BM50,
collection of tax increment revenues for a renewal agency resulted in an increase in the
taxpayer's property tax rate. Taxing bodies suffered no revenue losses, unless there was
overall compression of property tax revenues.
Revenues Foregone by Affecte() Taxing Bodies
Table 8 shows the anticipated cumulative incremental values in the Renewal Area over
the life of the Plan and the anticipated property tax revenues foregone as a result of taxing
bodies not being able to apply their permanent BM50 tax rates to those values.
Present Value of Revenues Foregone
Table 8, the revenues foregone, provides a Present Value calculation of the revenue
foregone over a twenty year period. In this calculation, the annual revenues foregone by
the taxing bodies are discounted by 3.5%. That produces a lower, realistic picture of the
present day revenues that might be foregone by the taxing bodies over the life of the Plan.
.
Two additional notes should be made about revenues foregone by affected taxing bodies.
One, Tables 7 and 8 both assume that all the new values in the Downtown Renewal Area
would occur, even without the investment of urban renewal funds. It is more realistic to
assume that the public expenditures on renewal activities will have some effect on the
growth of values within the Urban Renewal Area. If one makes that assumption, some of
the values which are used to calculate revenue foregone would not materialize at all.
This assumption is not made, here, but if it were used, it would further reduce the
revenues foregone.by the affected taxing bodies.
Two, some will look at the total revenues foregone, and assume that the total shown is
lost immediately. As the revenue foregone tables show, these revenues are foregone
annually. over an extended period of time, not all at once. Given the size of the total
budgets of the taxing bodies, the annual revenues foregone usually represent only a minor
percentage of their total budgets.
Impact on Schools
Under the current method of funding K-12 level education, the urban renewal program
will not result in revenue losses for those educational units of government.
.
Downtown Urban Renewal Plan-Report
November 26, 2007 27
.
Financial Impact of Plan after Indebtedness is Repaid.
When all the projects contained in the Urban Renewal Plan are completed, an estimated
$321.7 million in assessed values will be placed back on the tax roll. In the following
year, property tax revenues generated by those values are estimated to be approximately
$4.32 million.
The tax impact on each of the overlapping taxing bodies is shown in Tables on the
following pages.
Table 8. Taxes Foregone by Affected Taxing Bodies
Urban Renewal Plan - $25.02 Million in 2007 cost
Estimated Revenue foregone 19 Year Period
Year
2008
2009
6>10
~011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
Will Park &
Lane County Spfld Rec SD19 ESD LCC
Tax rate Tax Rate Tax Rate Tax Rate Tax Rate Tax Rate
1.2726 4.7203 1.9647 4.6412 0.2233 0.6165
Cumulative New
Incremental Foregone On Foregone On Foregone On Foregone On Foregone On Foregone On
Values in area New Values New Values New Values New Values New Values New Values
$2,759,801 $3,512 $13,027 $5,422 $12,809 $616 $1,701
$20,253,797 $25,775 $95,604 $39;793 $94,002 $4,523 $12,486
$38,893,078 $49,495 $183,587 $76,413 $180,511 $8,685 $23,978
$42,722,439 $54,369 $201,663 $83,937 $198,283 $9,540 $26,338
$66,201,507 $84,248 $312,491 $130,066 $307,254 $14,783 $40,813
..
$100,762,650 $128,231 $475,630 $197,968 $467,660 $22,500 $62,120
$106,293,424 $135,269 $501,737 $208,835 $493,329 $23,735 $65,530
$166,480,294 $211,863 $785,837 $327,084 $772,668 $37,175 $102,635
$193,362,704 $246,073 $912,730 $379,900 $897,435 $43,178 $119,208
$216,762,479 $275,852 $1,023,184 $425,873 $1,006,038 $48,403 $133,634
$225,483,249 $286,950 $1,064,349 $443,007 $1,046,513 $50,350 $139,010
$234,443,839 $298,353 $1,106,645 $460,612 $1,088,101 $52,351 $144,535
$258,309,146 $328,724 $1,219,297 $507,500 $1,198,864 $57,680 $159,248
$268,172,449 $341,276 $1,265,854 $526,878 $1,244,642 $59,883 $165,328
$278,306,993 $354,173 $1,313,692 $546,790 $1,291,678 $62,146 $171,576
$288,720,236 $367,425 $1,362,846 $567,249 $1,340,008 $64,471 $177,996
$299,419,844 $381,042 $1,413,351 $588,270 $1,389,667 $66,860 $184,592
$310,413,691 $395,032 $1,465,246 $609,870 $1,440,692 $69,315 $191,370
$321,709,869 $409,408 $1,518,567 $632,063 $1,493,120 $71,838 $198,334
Total
PV @3.5%
$3,967,663
$2,388,675
$14,716,770
$10,438,743
$6,125,466
$4,344,850
$14,470,155
$10,263,816
$696,196 . $1,922,100
$493,818 $1,363,364
Note: Under the current method of funding K-12 level education, the urban renewal program will not result in revenue
~sses for those educational units of government.
.V = Present value of the revenue foregone. This adjusts future dollars to 2007 dollar totals.
Downtown Urban Renewal Plan-Report
November 26, 2007 28
.
500E. FINANCIAL FEASIBILITY OF PLAN
Table 8 in Section 500 of this Report on the Plan shows the estimated costs of project
activities at $25.02 million. Table 9 provides additional details pertaining to how costs
were estimated. The principal source of revenue to carry out project activities will be
annual tax increment revenues of the Renewal Agency. Anticipated tax increment
revenues are shown in Table 8. The tax increment revenues shown in Table 8 are based
on the following assumptions:
The revenues shown in Table 8 are expected to be sufficient to carry out all project
activities currently shown in the Urban Renewal Plan, and to retire project indebtedness
within a 21-year period. It is financially feasible to carry out the Urban Renewal Plan for
the Downtown Urban Renewal Area.
600. RELOCATION
600A. PROPERTIES REQUIRING RELOCATION
No relocation is anticipated at the adoption of this plan.
600B. RELOCATION METHODS'
.
If in the implementation of this Plan, persons or businesses should be displaced by action
of the SEDA, the Agency shall, as required by law, provide assistance to such persons or
businesses to be displaced. Such people and businesses displaced will be contacted to
determine their individual relocation needs. As required, they will be provided
information on available space and will be given assistance in moving. All relocation
activities will be undertaken and payments made in accordance ':Vith the requirements of
ORS 281.045 - 281.105 and any other applicable laws or regulations. Relocation
payments will be made as provided in ORS 281.060.
600C. HOUSING COST ENUMERATION
The Downtown Urban Renewal Plan does not anticipate removing existing housing units.
New housing is expected to be developed in the mixed use zones of the Urban Renewal
Plan Area. A portion of units are expected to be rental housing units for low- to
moderate-income residents. In addition, private development may build upwards
(allowed under existing plan designations and zoning and at an average density of 15
units per acre). These would likely be priced for sale or rent to upper middle and upper
income households as described in recent housing market analyses.
.
Downtown Urban Renewal Plan-Report
November 26, 2007 29
.
Table 9. Project Estimating Detail (Reflects Detail From Table 6)
.
A I B I C I 0 I E F
1 November 27,2007: Estimated Costs and Completion Dates I I I I
2 Expected SEOA OTHER TOTAL PROJECT
3 PROJECT Completion SHARE SHARE CATEGORY COST
4 .
5 A Strppt Condnl("tion ami Cirf'ulation Tmprnvpmpnh. 2021 $5,000,000 $11,990,000 $16,990,000
6 South A & Main Street Couplet Redesign and Construction $2,200,000 $6,990,000
7 North A "Civic Street" Curb and Streetscape Improvements $1,000,000 $2,000,000
8 Downtown District Pedestrian Level Street Lighting $1,300,000 $2,100,000
9 Pedestrian Corridor Improvements $500,000 $900,000
10
11 R Tnfradnu,,:tllre and ITtilities Tmprovpmenb. 2022 $1,470,000 $4,350,000 $5,820,000
12 Utility Undergrounding and/or Relocation Proiects $970,000 $2,250,000
13 Stormwater System Improvements $500,000 $2,100,000
14
15 c: Puhlil" Fa('ilities 202.5 $6,100,000 $12,175,000 $18,275,000
16 Springfield Library Building $1,000,000 $2,000,000
17 Downtown Parking Structure $2,775,000 $5,000,000
18 Downtown Off-Street Surface Parking Construction and Rehabilitation $250,000 $100,000
19 Downtown Public Art $500,000 $500,000
20 Island Park Facilities Upgrades and Expansions (Including Parking) $1,000,000 $3,000,000
21 Federally Qualified Health Center $150,000 $1,350,000
22 Springfield Museum $100,000
23 Main Street Dual Use Parking/Civic Plaza (Between Museum and Arts Center) $75,000 $75,000
24 Public Performance Snace Improvements $250,000 $150,000
25
26 D Park~r Recreation, PPdestrian and Rikp. Corridors. and Other Ampnitips 2021 $2,050,000 $2,075,000 $4,125,000
27 Downtown Millrace Access, Restoration, and Improvements $800,000 $1,000,000
28 Downtown Parks Development and Improvements $600,000 $175,000
29 Downtown "Entrance/Gateway" Improvements $500,000 $725,000
30 Downtown PubliclPrivate Signage Improvements $50,000 $125,000
31 Street/Open Space Tree Program $100,000 $50,000
32
33 F TTpp,rades to FirP. Protp.dion and Fme'1',r.nl"Y Rpsponsp Sydpm $3,500,000 $2,000,000 $5,500,000
34 Fire Station Relocation $3,500,000 $2,000,000
35
If RPdevplopment of ('om m prc-hdr Rp.siclential, Tnrlndrialr {Of(' Throllp:h Npw
36 Condrnrtion 2022 $1,900,000 $6,400,000 $8,300,000
37 Downtown Redevelopment Assistance Program (New Construction) $1,900,000 $6,400,000
38
39 G Prpservation, Rehghilitatinn, and Conservation 2018 $2,650,000 $7,450,000 $10,100,000
40 Downtown Building F~e Improvement Program $250,000 $750,000
41 Downtown Restoration and Rehabilitation Fund $2,000,000 $5,800,000
42 Historic Preservation $400,000 $900,000
43
44 H Propprty ACQlli!iitinn SInd ni~po~ition NLA sa sa sa
45 .
46
47 T TN":hnir.alr Finant'ial SInd Dp.s.ir.n Plan(~ 2011 S6llll..II.OO $2llOJlllll Sllllll.llOO
48 $600,000 $200,000
49
50 .T Plan Adrninidration 21128 $1,700,000 sa $1,700,000
51 Staffmg and Support Services $1,700,000
52
53 .. NLA S5O.OOO $2llOJlllll S25OJlOll
54
55 TOTAL ESTIMATED PROJECT COSTS I
56 $25,020,000 S46,840.000 $71.860,000
~ SEDA Developer/Owner Total Project
58 Note: Cost estimates are in 2007 dollars. Share Other Share Category Cost
.
Downtown Urban Renewal Plan-Report
November 26, 2007
30
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Downtown Urban Renewal Plan-Report
November 26, 2007
31
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APPENDIX 1
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