Ord 2298 - Urban Renewal Plan
WOODBURN
REEL PAGE
1831 76
ORE G 0 N
Incorporated 1889
RECORDING COVER SHEET
THIS COVER SHEET HAS BEEN PREPARED BY THE WOODBURN CITY
RECORDER AND THE ATTACHED INSTRUMENT IS BEING PRESENTED FOR
RECORDING (ORS 205.234). ANY ERRORS IN THIS COVER SHEET DO NOT
AFFECT THE TRANSACTIONS CONTAINED WITHIN THE DOCUMENT.
A. Name of the Transaction described in the attached instrument:
City of Woodburn Ordinance No. 2298 . Approving the Woodburn Urban Renewal
Plan and Directing that notice of approval of published.
B. Name of Party: City of Woodburn, Oregon
C. Name and address of person authorized to receive the instrument after recording:
Mary Tennant, Recorder
City of Woodburn
270 Montgomery St.
Woodburn, OR 97071
Office of the City Recorder
270 Montgomery Street. Woodburn, Oregon 97071
Ph.503-982-5210 . Fax 503-982-5244
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COUNCIL BILL NO. 2337
ORDINANCE NO. 2298
AN ORDINANCE APPROVING THE WOODBURN URBAN RENEWAL PLAN AND
DIRECTING THAT NOTICE OF APPROVAL BE PUBLISHED.
WHEREAS, the Woodburn Urban Renewal Agency (the "Agency") has prepared and
has sent to the City Council for its approval an urban renewal plan for an urban renewal area
within the boundaries of the City of Woodburn which urban renewal plan is known as the
Woodburn Urban Renewal Plan (the "Plan"); and
WHEREAS, such Plan and its accompanying Report have been prepared in conformity
with the requirements ofORS 457.085 and with public involvement in all stages of the
development of the Plan; and
WHEREAS, additional notice of the public hearing on adoption of this Plan has been
provided as required by ORS 457.120; and
WHEREAS, the Plan and report were forwarded to the governing body of each taxing
district affected by the Plan, with an invitation to meet and discuss the Plan, or forward
comments on the Plan; and
WHEREAS, pursuant to ORS 457.105, on August 8, 2001, the Plan and Report and
maximum indebtedness were submitted to the Marion County Commission; and
WHEREAS, the Plan and Report were forwarded to the Woodburn Planning
Commission for recommendations and the Planning Commission has reviewed the Plan and
Report and made certain recommendations with respect thereto; and
WHEREAS, on July 12, 200 I the Woodburn Planning Commission recommended
approval of the Woodburn Urban Renewal Plan; and
WHEREAS, pursuant to ORS 457.095, the Woodburn City Council held a public
hearing on August 13,2001, to review and consider the Plan, the Report, the recommendation of
the Planning Commission, and public testimony; and
WHEREAS, on August 13,2001, the City Council finds the Woodburn Urban Renewal
Plan should be adopted and approved, based on the findings listed below, NOW,
THEREFORE,
THE CITY OF WOODBURN ORDAINS AS FOLLOWS:
Page 1 - COUNCIL BILL NO. 2337
ORDINANCE NO. 2298
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Section 1. Findin2s and Conclusions. In support of its adoption of the Woodburn
Urban Renewal Plan, the following findings of fact and conclusions are adopted:
FINDINGS
I. That the area described in the Woodburn Urban Renewal Plan is blighted.
2. That rehabilitation and redevelopment is necessary to protect the public health, safety, or
welfare of the City of Woodburn.
3. That the Woodburn Urban Renewal Plan conforms to the City's Comprehensive Plan as a
whole, and provides an outline for accomplishing the projects that the Woodburn Urban
Renewal Plan proposes.
4. That provisions have been made to house displaced persons within their financial means
and in accordance with ORS 281.045 - ORS 281.105 and, except in the relocation of
elderly or handicapped individuals, without displacing on priority lists persons already
waiting for existing federally subsidized housing.
5. That the acquisition of real property provided for is necessary.
6. That the adoption and carrying out of the Woodburn Urban Renewal Plan is
economically sound and feasible.
7. That the City shall assume and complete any activities prescribed it by the Woodburn
Urban Renewal Plan.
8. That the Woodburn City Council hereby incorporates by reference the Woodburn Urban
Renewal Plan, attached to this Ordinance as Exhibit "A", as support for its above-
referenced findings.
9. That the Woodburn City Council further relies on the Report on the Woodburn Urban
Renewal Plan, attached to this ordinance as Exhibit "B", which is incorporated by
reference, the recommendation of the Planning Commission, the public hearing and the
entire record before the City Council in this matter.
CONCLUSIONS
1. The Woodburn City Council hereby adopts and approves the Woodburn Urban Renewal
Plan, pursuant to the provision ofORS 457, and directs the City Recorder to publish
notice of the adoption of this Ordinance in accordance with the requirements of ORS
457.115.
2. The Woodburn City Council directs the City Recorder to record a copy of the Ordinance
Page 2 - COUNCIL BILL NO. . 2337
ORDINANCE NO. 2298
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approving the Woodburn Urban Renewal Plan with the Recording Officer of Marion
County, Oregon, pursuant to ORS 457.125, and directs the City Recorder to send a copy
of this Ordinance to the Urban Renewal Agency for the City of Woodburn, Oregon.
Approved as to form?'; <cyvr-M1~
N. Robert Shields, City Attorney
Submitted to the Mayor
Approved:
August 13, 2001
Auqust 14, 2001
August 14, 2001
August 14, 2001
Passed by the Council
Approved by the Mayor
Filed in the Office of the Recorder
ATTEST: ;7J~~
Mary Te t, City Recorder
City of Woodburn, Oregon
Page 3 - COUNCIL BILL NO. . 2337
ORDINANCE NO. 2298
EXHIBIT A
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Woodburn Urban Renewal Plan
July 9, 2001 Draft
WOODBURN URBAN RENEWAL PLAN
TABLE OF CONTENTS
100. THE URBAN RENEWAL PLAN
200. CITIZEN PARTICIPATION
300. RELATIONSHIP TO LOCAL OBJECTIVES
400.PROPOSED LAND USES
500 OUTLINE OF DEVELOPMENT.
600. DESCRIPTION OF PROJECTS TO BE UNDERTAKEN
700.PROPER1Y ACQUISITION PROCEDURES
800.PROPER1Y DISPOSITION AND REDEVELOPER'S OBLIGATIONS
900. AMENDMENTS TO THE RENEWAL PLAN
1000. MAXIMUM INDEBTEDNESS
1100. FINANCING METHODS
1200 RELOCATION
1300. DEFINITIONS
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100. THE URBAN RENEWAL PLAN
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A. General
The Woodburn Urban Renewal Plan consists of Part One - Text and Part Two - Exhibits.
The Woodburn City Council acts as the Urban Renewal Agency of the City of Woodburn,
Oregon.
This Plan has been prepared pursuant to Oregon Revised Statute (ORS) Chapter 457,
the Oregon Constitution, and all applicable laws and ordinances of the State of Oregon
and City of Woodburn respectively. All such applicable laws and ordinances are made
a part of this Plan, whether expressly referred to in the text or not.
The Urban Renewal Area is a single geographic area with a single contiguous boundary
in which a variety of activities and projects are contemplated to eliminate blight and the
causes of blight and intended to create an environment in which the private sector may
develop uses compatible with the purposes of this plan.
This Urban Renewal Plan for the Woodburn Urban Renewal Area was approved by the
City Council of the City of Wood bum on by Ordinance No. XX-.
B. The Renewal Plan Area Boundary
The boundary of the renewal area is shown in (Map) Exhibit 1, attached to this plan. A
legal description of the project boundary is included as Attachment "A" of this plan.
200. CITIZEN PARTICIPATION
This renewal plan was developed under the guidance of the Woodburn City Council. In
the course of formulating the plan, City staff conducted an open house, and public
meetings, inviting the general public to discuss urban renewal concepts, and the
renewal plan. AM. meetings of the Committee were open to the public for discussion and
comment.
The Woodburn Planning Commission met to review the Plan on Date _,2001 The
Woodburn City Council held a public hearing on adoption of this Plan on Date _,
2001 Additional notice on City Council adoption of the Plan was provided, as required
by ORS 457.120.
300. RELATIONSHIP TO LOCAL OBJECTIVES
The purpose of this Renewal Plan is to eliminate blighting influences found in the
Renewal Area, to implement goals and objectives of the City of Woodburn Comprehen-
sive Plan, and to implement development strategies and objectives for the Woodburn
Urban Renewal Area. The Urban Renewal Plan relates to the following local goals and
objectives:
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301. URBAN RENEWAL PLAN GOALS
The goals of this Plan are:
A. Promote Private Development
Goal: To promote private development, redevelopment, and rehabilitation within the
urban renewal area to help create jobs, tax revenues, and self-sustaining, vital,
and vibrant commercial districts.
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 and dynamic commercial activity.
3. Help create economic vitality by creating activities and encouraging uses that
bring a significant number of potential shoppers and investors to each district.
B. Rehabilitate Building Stock
Goal: To upgrade the stock of existing structures in the renewal area which contribute
to its small-town character, but which are run down or do not meet current
Code requirements.
Objectives:
1. Improve the appearance of existing building in order to erihance 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 building and areas that are inconsistent with the goals and objectives
of this plan in manners that benefit the entire economic development effort and
the pro~ owners.
C. Improvements to Streets. Streetscapes. and Open Spaces
Goal: To improve existing streets and construct missing street links to improve
connectivity within both districts, to improve and enhance public open spaces
as in integral part of each district, and to enhance livability.
Objectives:
1. Enhance streetscapes by installing street lighting, street furniture, banners,
planters and other amenities.
2. Reconstruct existing roadways and sidewalks where needed and in a manner
meeting the objectives of this Plan.
3. Construct new streets to provide connectivity and encourage private investment.
4. Address and improve pedestrian safety in the Route 214 corridor through the
renewal area.
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5. Improve pedestrian and bicycle access to and through the renewal area. Create
pedestrian spaces that are attractive areas for residents and employees, that
stimulate economic activity, and that enhance livability.
D. Utility Imorovements
Goal: Improve and repair utilities to allow efficient development of the two areas.
Objectives:
1. Construct or reconstruct utilities (including water, sewer, and storm sewer) as
necessary to encourage and permit development of private properties and 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 District of Woodburn.
F. Public Facilities
Goal: Maintain, remodel, and construct public parks and open spaces, public
facilities, and public safety facilities, to maintain and enhance safety in the renewal
area, and to increase public utilization of the renewal area. 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.
G. Housing
Goal: Provide lor new and rehabilitated housing units in livable mixed-income
neighborhoods 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 employment generation goals.
Objectives:
1. Provide a wide range of housing opportunities to accommodate households
at all income levels, including low income, moderate-income, and market-
rate rental and owner-occupied housing, which support prospective
residential markets in, adjacent to, and near the 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 that household
incomes that are representative of the City as a whole.
H. Public Art
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Goal: Assist in funding for a program of art in public spaces within the renewal area.
Objectives:
1. Provide a set-aside of urban renewal funds for art in public spaces within the
urban renewal area.
302. CI1Y OF WOODBURN COMPREHENSIVE PLAN
ORS 457.085 requires that an Urban Renewal Plan relate to defmite local objectives.
The City's Comprehensive 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. Citations of relevant
goals and policies is included as Attachment "B" of this plan.
This urban renewal plan also addresses goals and objectives set forth in these other
adopted plan documents:
303. TRANSPORTATION SYSTEM PLAN
1. Develop a strategy for improving Highways 219/214,211, and 99E through
Woodburn, including added travel lanes, signalization, and access management
(Goal 2, Policy 3).
2. Identify the need for added public parking provisions in Woodburn, including park
and ride, as well as a plan to support increased carpooling and transit use in the
future. (Goal 2, Policy 7).
3. Develop a set of reliable funding sources that can be applied to fund future
transportation improvements in the Woodburn area (Goal 4).
304. WOODBURN DOWNTOWN DEVELOPMENT PLAN - 1997
The revitalization and redevelopment of the historic downtown core of Woodburn is a
key element of this urban renewal plan. The goals of this urban renewal plan therefore
include implem~tation of the Vision statements from the 1997 "Woodburn Downtown
Development Plan". Those vision statements also are incorporated in the Goals and
Policies of the City of Woodburn Comprehensive Plan, Section P, "Downtown Design
and Conservation District". Those vision statements are:
A. Image of Downtown
Downtown projects a positive image, one of progress and prosperity. Downtown
improvements have been visible and well publicized. Downtown's image consists of a
combination of elements - physical appearance, and a look, and feel that it is thriving,
safe, and vital.
B. Safety
Downtown is a safe, secure place for customers, employees, and the general public.
Safety and security are assured by volunteer efforts, and by physical improvements
such as lighting which provide a sense of security.
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C. Social
Downtown is a place where a diverse community come together to work, shop, and
play. It is a mirror of the community, the community's '"living room". All persons in the
community feel welcome in, and a part of, their downtown.
D. Business Environment
Downtown is a thriving environment for a variety of businesses. The area contains a
good mix of types of businesses, a good overall marketing program is in place, and
businesses provide friendly, reliable customer service and convenient hours of
operation. Individual businesses are clean, attractive and present a good physical
appearance.
E. Attractors
Downtown is the center of community life, and serves as a focus to define the
community's historic and cultural heritage. A community market brings all the of
City's diverse communities together every week. Downtown's architecture and unique
businesses serve as a regional attractor. In addition, downtown offers events and
opportunities that draw people together to mingle, learn, and enjoy.
F. Neighborhood
Downtown is a part of the City's oldest neighborhood. Businesses, government and
employment uses are linked to residential neighborhoods, educational facilities,
recreation opportunities and good transportation services. Throughout this central
neighborhood, both renovation and new development respect the history and traditions
of the community.
G. Transportation
Downtown is easily accessible via the local street system, public transportation, and
other alternate modes of transportation. Special transportation facilities improve
circulation patterns within the downtown, and provide links between downtown and
key events and places.
H. Parking
Downtown contains an ample and convenient supply of parking for customers and
employees. Whileit is infeasible to provide downtown parking at the same level as
found in shopping centers, good utilization and management of the existing supply of
downtown parking has been accomplished.
I. Implementation
Implementing the vision for downtown has involved both private and public
investments. Investments are made in the management structure for downtown, and in
capital improvements to improve the physical elements of downtown. Planning for
these investments, and examining options to pay for them is an on-going process
involving the City, Woodburn Downtown Association, property and business owners.
400. PROPOSED LAND USES
A. Land Use Plan
Exhibit 2, the "Zoning Map" describes the locations of the principal land use
classifications which are applicable to the Renewal Area. The land use plan for the
Renewal Area is consistent with the Woodburn Comprehensive Plan.
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The Land Use Plan consists of the Land Use and Zoning Map (Exhibit 2) and the
descriptive material and regulatory provisions contained in this Section (both those
directly stated and those included by reference). This Plan shall be in accordance with
the approved City of Woodburn Comorehensive Plan and Zoning Mao of the City of
Woodburn. The use and development of land in the Renewal Area shall be in
accordance with the regulations prescribed in the Comprehensive Plan, Zoning Ordin-
ance, Subdivision Ordinance, City Charter, or any other applicable local, county, state
or federal1aws regulating the use of property in the Urban Renewal Area.
Exhibit 2, the "Land Use and Zoning Map" describes the locations of the principal land
use and zoning classifications which are applicable to the Renewal Area.
Comprehensive Plan designations and Zoning Districts are the same in the Woodburn
Comorehensive Plan.
Woodburn Comprehensive Plan Map designations in the urban renewal area are:
· Residential < 12 units per acre
· Residential> 12 units per acre
. Commercial
. Industrial
· Open Space and Parks
· Public Use
Woodburn Zone Map designations in the urban renewal area are:
RS - Single Family Residential District
RM - Multiple Family Residential District
CO - Commercial Office District
CR - Commercial Retail District
CG - Commercial General District
CB - Central Business District
DDCD- Downtown Design and Conservation District
IL - Light-mdustrial District
MC - Marion County Zoning (Commercial)
PA - Public Amusement and Recreation District
PP - Public Park District
PS - Public Service District
B. Plan and Design Review
The Urban Renewal Agency shall be notified of any Comprehensive Plan/Zoning
amendment application, building permit, conditional use or other development permits
requested within the Area. Redevelopers, as defined in this Plan, shall comply with the
Redevelopers Obligations, Section 800 of this Plan.
500. OUTLINE OF DEVELOPMENT
The Urban Renewal Project consists of activities and actions which treat the causes of
blight and deterioration in the Woodburn Urban Renewal Area. Project activities to treat
these conditions include:
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a. Assist in improvements to streets, curbs, and sidewalks to encourage new
development in the project area, and to address pedestrian and vehicular safety
problems.
b. Assist in improvements to water, storm, and sanitary sewer infrastructure to
encourage new development in the project area.
c. Assist in activities to improve the visual appearance of the renewal area, and
provide a safer, more attractive pedestrian environment, including streetscaping,
and landscaping, and development of public parks and open spaces.
d. Authorization to construct public parking facilities
e. Authorization to assist in the rehabilitation and renovation of residential and
commercial properties in the renewal Area.
f. Authorization to lend financial assistance to encourage property owners or potential
redevelopers to undertake new construction projects within the project area.
g. Authority to acquire and dispose of land for public improvements, rights-of-way,
utility improvements, and private development.
h. Administration of the Renewal Agency and Renewal Plan.
Section 600 provides further description of each urban renewal project to be
undertaken within the Woodburn Urban Renewal Area.
600. DESCRIPTION OF PROJECTS TO BE UNDERTAKEN
In order to achieve the objectives of this Plan, the following activities will be undertaken
on behalf of the City by the Urban Renewal Agency in accordance with applicable
federal, state, county, and city laws, policies, and procedures. The Urban Renewal
Agency may fund these activities in full, in part, or seek other sources of funding for
them. The description of projects herein provides general authority to undertake these
activities. These project 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.
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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 and other public facilities necessary to carry out the goals
and objectives of this plan.
1 Street, Curb, and Sidewalk Improvements,
There are deficiencies in streets, curb, and sidewalks within the project area. Major
deficiencies are in the historic Old Town area of the renewal plan, and in the Highway
214 corridor through the renewal area. To remedy these conditions, it is the intent of
the Renewal Agency to participate in funding sidewalk and roadway improvements
including design, redesign, construction, resurfacing, repair and acquisition of right-of
way for curbs, streets, and sidewalks, and pedestrian and bicycle paths. Streets work
anticipated by City staff includes:
. Repairs to streets, curbs and sidewalks throughout the Old Town area,
. Construction of a new connector street between Highway 214 and Front Street,
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· Participation in widening of Route 214 through the renewal area.
2. Water, storm and sanitary sewers
City staff has identified a list of aging and inadequate sanitary and storm sewer, and
water services throughout the Downtown area. It is the intent of the Agency to repair
and upgrade these services.
3. Streetscape Projects
This activity will enable the Renewal Agency to participate in activities improving the
visual appearance of the project area. To carry out these objectives, the Renewal
Agency will undertake a variety of improvements to the appearance of key locations
within the urban renewal area. These improvements may include Street Lighting,
Trash Receptacles, Benches, Historical Markers, Street Trees and Landscaping, and
removal of trees that pose a safety hazard.
4. Pedestrian, Bike, and Transit Facilities
These activities will include pedestrian, bicycle and transit connections between the
renewal project area, and Woodburn's downtown core and residential areas. Activities
may include bikeways and paths, bicycle parking and storage, transit stops, transit
pullouts, and other related activities which will promote pedestrian, bicycle, and public
transportation uses in the renewal area.
5. Public Parking Facilities
It is anticipated that development of commercial property in the renewal area may
create demand for additional public parking within the renewal area. Accordingly, the
Agency is authorized to participate in funding the acquisition and construction of new
public parking facilities within the renewal area.
6. Public Open Spaces
The Renewal A~ncy may participate in funding the design, acquisition, construction or
rehabilitation of this, or other appropriate public spaces, or parks or public facilities
within the urban renewal area.
7. Public Safety Improvements
To achieve the objectives of this Plan, and to target public investments in a manner
which benefits the Renewal area and Woodburn residents, the Agency is authorized to
improve or construct safety-related public facilities within the urban renewal area.
8. Public Art
The Agency intends to provide a set-aside of 1% of urban renewal funds to encourage
public art in the Fenewal area. The program will be developed with recommendations
from the Oregon Arts Commission.
B. REDEVELOPMENT THROUGH NEW CONSTRUCTION
1. It is the intent of this Plan to stimulate new investment by public, private,
non-profit, or community based organizations on vacant or underuti1ized property
to achieve the goals and objectives of this Plan, and in particular to assure that
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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.
2. Redevelopment Financing. The Renewal Agency is authorized to set guidelines,
establish loan programs and provide below-market interest rate and market rate
loans and provide such other forms of fmancial assistance to property owners and
those desiring to acquire property, as it may deem appropriate in order to achieve
the objectives of this Plan. The obligations of the redeveloper, if any, shall be in
accordance with Section 800 of this Plan.
C. PRESERVATION, REHABILITATION, DEVELOPMENT AND REDEVELOPMENT
This activity will enable the Renewal Agency to carry out Council, and Comprehensive
Plan objectives for improving the appearance the project area, and encouraging infill
and reuse in the project area. The Renewal Agency may participate, through loans,
grants, or both, in maintaining and improving exterior and interior conditions of
buildings in the renewal area. The Renewal Agency also is authorized to provide loans,
or other forms of financial assistance to property owners, or persons desiring to acquire
or lease buildings or land from the Agency. The Agency may make this assistance
available as it deems necessary to achieve the objectives of this Plan.
D. PROPERTY ACQUISITION AND DISPOSITION
In order to carry out the objectives of this Plan, the Renewal Agency is authorized to
acquire land or buildings for public and private development purposes. The procedures
for acquiring and disposing of property are described in Sections 700 and 800 of this
Plan.
E. PLAN ADMINISTRATION
It is the intent of this Renewal Plan to provide for the effective administration of the
Plan, and to plan for the various activities contained in the Plan. Project 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, and other technical studies as may be needed during the course of the urban
renewal plan. Project funds may be utilized to pay for marketing materials and
programs to assist in carrying out the objectives of the redevelopment plan. Project
funds also may be used to pay for personnel and other administrative costs incurred in
management of the renewal plan.
700. PROPERlY ACQUISITION PROCEDURES
Acquis tion of real property may be necessary to carry out the objectives of this Plan.
Prope for public or private preservation, rehabilitation, development, or redevelopment
may b acquired by gift, eminent domain or any other lawful method for the purpose of
the re elopment. The purposes and procedures for acquisition under this Plan are:
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The Renewal Agency is authorized to acquire property within the Area, if necessary, by
any legal means to achieve the objectives of this Plan. Property acquisition, including
limited interest acquisition, is hereby made a part of this Plan and may be used to
achieve the objectives of this Plan. All acquisition of property will require will require an
amendment to the plan as set forth in Section 900 of this Plan
A. Acquisition requiring City Council ratification.
City Council ratification is required for Renewal Agency 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 a minor amendment
to this Plan as set forth in Section 900C 1 of this Plan. The City Council shall
ratify the minor 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 a minor
amendment to this Plan as set forth in Section 900C 1 of this Plan. The City
Council shall ratify the minor 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 a minor amendment to this Plan as set forth in Section 900Cl of
this Plan. The City Council shall ratify the minor amendment to this Plan by
resolution.
B. Acquisition not requiring City Council ratification.
Land acquisition not requiring City Council ratification requires a minor amendment to
this Plan as set forth in Section 900 D2 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 Co~cil 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.
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.
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800. PROPERlY DISPOSITION AND REDEVELOPER'S OBLIGATIONS
A. Property Disposition and Redevelopment
The Renewal Agency is authorized to dispose of acquired property by sale, lease,
exchange, or other appropriate means for redevelopment for uses and purposes specified
in this Plan. If property is identified for acquisition in this plan, the Agency 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. Properties shall be subject to disposition by sale, lease or dedication 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 uses and
objectives of this plan. Such disposition will be in accordance with the terms of a
Disposition and Development Agreement between the Developer and the Renewal
Agency, and with the Redeveloper's obligations in Section 800B of this plan.
The Renewal Agency may dispose of any land it has acquired at fair reuse value, and to
defme the fair reuse value of any land.
B. Redevelopers Obligations
Redevelopers within the Urban Renewal Area will be subject to controls and obligations
imposed by the provisions of this Plan. Redevelopers also will be obligated by the
following requirements:
1. The Redeveloper shall develop or redevelop property in accordance with the land-use
provisions and other requirements specified in this Plan.
2. The Renewal Agency may require the redeveloper to execute a development
agreement acceptab~ to the Renewal Agency as a condition of any form of assistance
by the Renewal Agency. The Redeveloper shall accept all conditions and agreements
as may be required by the Renewal Agency.
3. The Redeveloper shall submit all plans and specifications for construction of
improvements on the land to the Renewal Agency or its designated agent, for review
and approval prior to distribution to reviewing bodies as required by the City.
4. The Redeveloper shall commence and complete the development of such property for
the use provided in this Plan within a reasonable time as determined by the Agency.
5. The Redeveloper shall not effect 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 RENEWAL PLAN
It is anticipated that this Renewal Plan will be reviewed periodically during the execution
of the Project. The plan may be changed, modified, or amended as future conditions
warrant. Types of Plan amendments are:
WOODBURN URBAN RENBwAL1'LAN
PAGE 11
A. Substantial Amendments
Substantial amendments consist of:
1. Increases in the 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 amendments requiring approval per ORS 457.095, and
notice as provided in ORS 457.120.
exHI~
Page of
31
B. Major Amendments not requiring special notice
Major amendments requiring approval per ORS 457.095 consist of:
1. The addition of improvements or activities which represent a substantial change
in the purpose and objectives of this Plan, and which cost more than $500,000,
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 2000 according to the "Engineering News
Record" construction cost index for the Northwest area.
2. The addition of improvements or activities that substantially alter the goals and
objectives of the Urban Renewal Plan.
C. Minor Amendments Requiring Approval by City Council.
Amendments to the Plan defined in this section shall require approval by the Agency by
Resolution, and approval by the City Council by Resolution. Such amendments are
defined as:
1. Acquisition of property for purposes specified in Sections 700A of this plan.
D. Other Minor Amendments.
Minor amendments may be approved by the Renewal Agency in resolution form. Such
amendments are defined as:
1. Amendments to slarify 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 700Bl and 2 of this
plan.
3. Addition of a project substantially different from those identified in Sections 600
of the Plan or substantial modification of a project identified in Section 600 if the
addition or modification of the project costs less than $500,000 in 2001dollars.
4. Increases in the urban renewal area boundary, not in cumulative excess of 1%.
1000. MAXIMUM INDEBTEDNESS
The Maximum Indebtedness authorized under this plan is twenty-nine million and three
hundred thousand Dollars {$29,300,000).
1100. FINANCING METHODS
A. General
WOODBURN URBAN RENEwALI'LAN
PAGE 12
EXHIBIT 4
Page.:1::S.... of ~ I
The Urban Renewal Agency may borrow money and accept advances, loans, grants and
other forms offmancial 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
It is contemplated that the project will be financed in whole or in part by tax increment
fmancing, as authorized in ORS 457.420 through ORS 457.450.
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
The Agency will provide relocation assistance to all persons or businesses displaced by
project activities. Those displaced will be given assistance in finding replacement
facilities. All persons or businesses which may be displaced will be contacted to
determine such relocation needs. They will be provided information on available space
and will be given assistance in moving. All relocation activities will be undertaken and
payments made, in accordance with the requirements ofORS 281.045-281.105 and any
other applicable laws or regulations.
Relocation payments will be made as provided in ORS 281.060. Payments made to
persons displaced from gy.rellings will assure that they will have available to them decent,
safe, and sanitary dwe1.1.ings at costs or rents within their fmancial reach. Payment for
moving expense will be made to residences and businesses displaced. The Renewal
Agency may contract with Oregon Dept. Of Transportation or other parties to help
administer its relocation program.
1300. DEFINITIONS
The following definitions will govern the construction of this Plan unless the context
otherwise requires:
"Agency", Renewal Agency" or "Urban Renewal Agency" means the Urban Renewal Agency
of the City of Woodburn, Oregon.
'''Area'' means the area included within the boundaries of the Woodburn Urban Renewal
Area.
"City" means the City of Woodburn, Oregon.
"City Council" means the City Council of the City of Woodburn, Oregon.
"Comprehensive Plan" means the City's Comprehensive Land Use Plan and its
implementing Ordinances, policies and development standards.
WOOOBURNURBAN RENEwAL1'LAN
PAGE 13
EXHIBIT A
Page...L.&. of .~' I .
"County" means the County of Marion, State of Oregon.
"Displaced" person or business means any person or business who 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 Woodburn 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 Woodburn Urban Renewal Area, Parts One
and Two.
"Planning Commission" means the Planning Commission of the City of Woodburn,
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 which is
authorized and for which implementing provisions are set forth in the Urban Renewal
Plan.
"Public Safety Project" means projects intended to assist police, fIre, ambulance, and
emergency services in the City of Woodburn.
"Report" means the report accompanying the Plan, as provided in ORS 457.085 (3).
"Redeveloper" 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.
"Text" means the Urban Renewal Plan for the Woodburn Urban Renewal Area, Part One-
Text.
"Urban Renewal Area", "Woodburn Urban Renewal Area", or "Renewal Area" means the
geographic area for which this Urban Renewal Plan has been approved. The boundary of
the Renewal Area is described in Exhibits made a part of this plan.
--::::--
Woodburn Urban Renewal Plan
Exhibit 1 - Boundary Map
Exhibit 2 - Zoning Map
WOODBURN URBAN RIlNEwAL 1'LAN
PAGE 14
WOODBURN URBAN RENEWAL PLAN
ATrACHMENT A
LEGAL DESCRIPTION OF PROJECT BOUNDARY
ATrACHMENT B
COMPREHENSIVE PLAN GOALS AND POLICIES
EXHIBIT A
Page .1-'1_ of .3.-1
EXHIBI!tr A .3 l'
Page -!-12- of __
ATTACHMENT "B"
RELEVANT WOODBURN COMPREHENSIVE PLAN GOALS AND POLICIES
B. Commercial Land Development Policies (p. 48)
B-5. It would be of benefit to the entire City to have Woodburn's Downtown Design
and Conservation District an active, healthy commercial area. Downtown
redevelopment should be emphasized and the City should encourage property
owners to form a local improvement district to help finance downtown
improvements.
G. Housing Goals and Policies (p. 52)
G-l-1. The City will insure that sufficient land is made available to accommodate the
growth of the City. This requires that sufficient land for both high density and
low density residential developments is provided within the confmes of the
growth and development goals of the city. It is the policy of the City to assist and
encourage property owners, whenever possible, to rehabilitate and renew the
older housing in the City.
H. Public Services Goals and Policies (p. 54)
H-1. Public Facilities and services shall be appropriate to support sufficient amounts
of land to maintain an adequate housing market in areas undergoing
development or redevelopment.
K. Transportation Goals and Policies (p. 56)
K-I-5. The City shall encourage pedestrian safety and foster pedestrian activity,
sidewalks shall be provided on all arterial, service collector, and access streets.
Where possible, sidewalks should be detached from the curb, separated by a
minimum 4-foot wide parkway strip.
-
--
N. Natural and Cultural Resources Goals and Policies (p. 66)
N-4. The City should encourage the preservation and restoration of historically
significant buildings within the City. This could be done by giving assistance in
seeking government funds and historic recognition. An inventory of historic
buildings should be completed and analyzed for priorities.
P. Downtown Design and Conservation District (DDCD) Goals and Policies (p. 69)
During 1997, City officials, downtown business and property owners, Downtown
Woodburn Association and interested citizens developed vision statements describing
character and future revitalization of the Downtown. These vision statements shall be
recognized by the City as the overall expression of Downtown's future.
1. IMAGE OF DOWNTOWN: Downtown projects a positive image, one of progress
and prosperity. Downtown improvements have been visible and well publicized.
Downtown's image consists of a combination of elements - physical appearance,
and a look, and feel that it is thriving, safe, and vital.
EXHIBIT -A
PaQe..J.!1... of .3 ,
2. SAFE1Y: Downtown is a safe, secure place for customers, employees, and the
general public. Safety and security are assured by volunteer efforts, and by
physical improvements such as lighting which provides a sense of security.
3. SOCIAL: Downtown is a place where a diverse community comes together to
work, shop, and play. It is a mirror of the community, the community's "living
room". All persons in the community feel welcome, and a part of, their
downtown.
4. BUSINESS ENVIRONMENT: Downtown is a thriving environment for a variety of
businesses. The area contains a good mix of types of businesses, a good overall
marketing program is in place, and businesses provide friendly, reliable
customer service and convenient hours of operation. Individual businesses are
clean, attractive and present a good physical appearance.
5. ATTRACTORS: downtown is the center of community life, and serves as a focus
to defme the community's historic and cultural heritage. A community market
brings all of the City's diverse communities together every week. Downtown's
architecture, the aquatic center and unique businesses serve as a regional
attractor. In addition, downtown offers events and opportunities that draw
people together to mingle, learn, and enjoy.
6. NEIGHBORHOOD: Downtown is a part of the City's oldest neighborhood.
Businesses, government and employment uses are linked to residential
neighborhoods, educational facilities, recreation opportunities and good
transportation services. Throughout this central neighborhood, both renovation
and new development respect the history and traditions of the community.
7. TRANSPORTATION: Downtown is easily accessible via the local street system,
public transportation, and other alternate modes of transportation. Special
transportation facilities improve circulation patterns within the downtown, and
provide links between downtown and key events and places.
8. PARKING: Downtown contains an ample and convenient supply of parking for
customers ~ employees. White it is not possible to provide downtown parking
at the same level as found in shopping centers, good utilization and
management of the existing supply of downtown parking has been
accomplished.
9. IMPLEMENTATION: Implementing the vision for downtown has involved both
private and public investments. Investments are made in the management
structure for downtown, and in capital improvements to improve the physical
elements of downtown. Planning for these investments, and examining options
to pay for them is an on-going process involving the City, Woodburn Downtown
Association, property and business owners.
Short Term Goals and PoUcies
Goal
P-1. Rehabilitation and Financing of the DDCD.
PoUcies
P-l-l.
Because of the decline in both business and industry downtown, many
buildings have been abandoned and stand in a state of serious disrepair. It is
P-I-2.
EXHIBIT A
Page~ of ~I ~~.
important in the short term that these undesirable, unsafe structures be
condemned and demolished if repair and maintenance is not practical.
Many buildings have been altered without regard to their surroundings,
succumbing to short term fads, leaving the buildings quickly looking out of
date and incongruent. It is recommended that a system for removing selective
building elements, cleaning, maintaining, painting, and adding selective
elements be Initiated by property owners with overview from the Woodburn
Downtown Association (WDA).
Encourage a balanced fmancing plan to assist property owners in the repair
and rehabilitation of structures. The Plan may include establishment of the
following:
a. Provide on-going investments in downtown improvements.
b. Economic Improvement District - a designated area, within which all
properties are taxed at a set rate applied to the value of the property with
the tax monies used in a revolving loan fund for building maintenance,
and improvement.
c. Local, State, & National Historic District - a designated district within
which resources, and properties are inventoried and identified for
historic preservation.
d. Establish a "501 C-3" tax exempt organization for the purpose of qualifying for grants.
Goal
e. Analyze the feasibility of establishing an urban renewal district as a long-
term funding source for Downtown improvements.
f. Adopt a capital improvement program and funding strategy for
Downtown improvements. Capital improvements shall be designed and
constructed to be in harmony with the concepts portrayed in the
Woodburn Downtown Development Plan, 1997.
g. Upd~ the Downtown improvement capital program at least every five
years, and involve the Woodburn Downtown Association, property and
business owners in the update process.
Policies
P-2. Improve Citizen Involvement in the DDCD.
P-2-1.
P-2-2.
P-2-3
Goal
Encourage the organization of a downtown business watch group, where
property owners can assist police in eliminating undesirable, illegal behavior
in the DDCD.
Business owners should encourage the involvement and education of their
employees in downtown activities, such as the Woodburn Chamber of
Commerce and the WDA
Encourage the City and the Woodburn Downtown Association to oversee all
development and ensure general conformance with this document.
EXHIBl-T -LL
Page.::E.!..... of 3. /
PoUcies
P-3. Improve Open Space Within the DDCD.
P-3-1.
Introduce new plant materials to the Downtown Design and Conservation
District, including:
Ground cover;
Shrubs; and
Trees.
A program to introduce new plant materials would enhance the appearance
of the entire downtown. Participation on the part of both the City and the
downtown merchants will be needed to see these projects through to a
reasonable conclusion.
P-3-2. Design a set of uniform sign graphics for the DDCD. Using control in developing street
graphics provides balance and facilitates easy, pleasant communication between people
and their environment. Points of consideration would include: Area of sign, placement,
symbols used, extent of illumination, colors, etc.
Goal
Intermediate Term Goals and PoUcies
P-4.
P-4-1.
P-4-2.
P-4-3.
Goal
Improve Pattern of Circulation Within the DDCD
Patterns of pedestrian circulation improved through the repair and/or
replacement of sidewalks. A means of providing a sense of place within the
downto~ accomplished by replacing damaged sections of sidewalk with a
decorative brick like pattern of surfacing. Pedestrian safety increased by
carrying this surfacing pattern across the streets at each intersection thereby
creating a-different color and texture over which the automobiles travel.
Curb ramps should be encouraged at all intersections. Improved wheelchair
facilities throughout the CBD will provide access to a more diverse cross
section of the City's population.
Efforts should continue to evaluate the feasibility of bicycle paths linking the
CBD with City schools and parks.
PoUcies
P-5. Improve Utilities and Landscaping Within the DDCD
P-5-1.
P-5-2.
Plans for capital improvement should include a schedule for replacement of
overhead power and telephone lines with underground utilities.
Without an adequate system of underground irrigation within the DDCD,
plans for landscaping not be as successful. It is therefore recommended that
the City include in its Capital Improvement Programs plans to improve
underground irrigation systems along streets and at intersections throughout
the DDCD.
EXHIBIT A
Page OJ a of _.,,![ 1
P-5-3.
Street lighting can be both ornamental and useful in making the downtown
safe and attractive. Cooperation from both private and public interests can
result in a street lighting plan that both serves a utility and attracts people to
shop in and enjoy the downtown.
P-5-4.
Because of the costs involved in utility and landscaping improvements and
the need to maintain general uniformity in designing improvements such as
landscaping and street lighting, the Woodburn Downtown Association (WDA)
in cooperation with the City should develop a schedule for improvement that
phases development and utilizes annual donations from downtown property
owners to assist in the purchase and installation costs.
Long Range and Continuous Goals
Goal
P-6. Attract Business to the DDCD
Policies
P-6-1.
To succeed, the DDCD should function in three ways:
As a center for small cottage industry, where goods are produced on a small
scale for sale on both a local retail and a regional wholesale level;
As a neighborhood shopping center with retail stores, restaurants, offices and
services; and
As a City-wide hub with government and public buildings, arts and
entertainment centers.
P-6-2.
Encourage improvement of the alley between First Street and Front Street
with better pedestrian access, lighting, business access, painting, and
landscaping.
R. Recreation and Parks Goals and Policies (p. 74)
R-2. Downtown Woodburn should remain a centerpiece of activity, culture, and
commerce within the City. Library Park, Woodburn Aquatic Center, Settlemier
Park, the Woodburn World's Berry Center Museum, and Locomotive Park
should be used as catalysts for downtown revitalization.
.
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Woodburn Urban Renewal Plan
Report on Plan
July 13, 2001 Draft
EXHIBIT B
page-L of I~ ~
EXHIBIT, .1;-
Sage~ of I~
100. DESCRIPTION OF THE PHYSICAL. SOCIAL AND ECONOMIC CONDITIONS IN THE
RENEW AL AREA
A. PHYSICAL CONDITIONS
1. Conditions - Land Area and Property Valuation
ORS 457.420 provides that the total land area ofa proposed urban renewal district, when added to
the land area of existing Renewal Areas may not exceed 25% of the City's land area. The City's
current land area is approximately 2900 acres. The City of Woodburn currently has no other other
active urban renewal areas. There are 260 acres in the Woodburn Urban Renewal Area. The total
of all acreage in renewal areas represents 9% of the City's land area. The total renewal area acreage
therefore is within the 25% limitation prescribed by ORS 457.420.
It is anticipated that the 2000-200 I tax roll will establish the initial base of assessed values for the
Renewal Area. The total assessed valuation for the City of Woodburn for the 2000-2001 tax year
was $778,649,197 for 2000-01. That valuation includes real property values, and values for
personal property, manufactured homes, and utility property.
The total assessed valuation within the Urban Renewal Area, when added to the total assessed
value within the frozen base of other existing urban renewal areas, may contain not more than 25%
of the total valuation in Woodburn. There are no other urban renewal areas in Woodburn at this
time. The total assessed value of all property within the Urban Renewal Area for the 2000-2001 tax
year is calculated at $27,683,481 which includes all personal, utility and mobile home property.
The $27.6 million of value represents 3.56% of the total property valuation within the City of
Woodburn.
2. Conditions - Geographkand Environmental
The city of Woodburn has been fragmented and divided by a number of man-made barriers. A
barrier to the West is Interstate 5, which isolates a residential portion of Woodburn, and has led to
intense retail development at the Woodburn Interchange. Barriers on the east include an active
railroad line, which disrupts continuity between the downtown core and areas to the east, and
Highway 99, a wide, high-speed State road, which also has developed as a major strip commercial
area. Highway 99, like 1-5, serves to isolate a residential portion of Woodburn. Finally, Route
214 acts as a barrier on the north. Like Highway 99, it is a wide, heavily traveled road that isolates
a residential portion of Woodburn. These heavily traveled man-made barriers, designed to move
vehicles through and past Woodburn, have contributed to a decline in conditions in what had been
the traditional core area ofresidential and commercial uses in Woodburn. The historic downtown
area has suffered most in this decline. The purpose of the renewal effort is to address the physical
conditions and deficiencies in the renewal area, and re-create a vibrant community core for
Woodburn.
WOODBURN URBAN RENEwAL PLAN - REPORT ON PLANh
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EXHIBIT Q
Page....2... of I S-
3. Conditions - Existing Land Use and Development
Table 1 below shows the results of a tabulation of land utilization within the urban renewal area.
TABLE 1
Woodburn UR Plan
Existing Land Use By Acreage
Commercial General 79.6
Commercial Office 5.4
Commercial Retail 25.0
D.D.C.D 16.4
Commercial Business District 1.9
Parks & Recreation 10.5
Multi-Family Residential 16.2
Single Family Residential 8.2
Light Industrial 3.6
Public Service 4.0
Rights-Of-Way 87.2
Total Acres 260.0
4. Conditions - Buildings
The urban renewal area boundary contains much of the supply of older commercial and residential
buildings in Woodburn. While the area contains historic properties, and older residential properties
that are extremely well maintained, this older building stock in general has not been well
maintained. Reflecting the general decline in economic conditions in downtown Woodburn, lack
of maintenance, investment, and repair is especially evident in income producing properties. A
visual inspection of exterior building conditions in the area shows that 61 buildings have moderate
to serious deticiencies in exterior conditions. The determinations were based upon evidence of dry
rot, sagging and deteriorated rooting, missing or sagging foundations, serious cracks in masonry
structures, and broken or w~ed siding. In a few of these properties, the extent and cost of repair
may make rehabilitation of the property infeasible.
Table 2
Buildin2s Reauirin2 Moderate to Major Repair
Residential Commercial
Location Structures Structures.
Broadway Street 3 0
D Street 1 0
Front Street (North & South) 5 11
Grant Street 0 3
Highway 99E 2 9
Oak Street 1 0
YounQ Street 20 4
1 st Street 2 0
TOTAL 34 27
WOODBURN URBAN RENEwAL PLAN - REPORT ON PLAN
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EXHIBIT '0
~qqe -!::L of IS-
5. Conditions - Transportation, Traffic and Circulation
Traffic and Circulation:
Staff has identified the following street, curb, and sidewalk deficiencies in the project area. The
majority of deficiencies in existing streets, curbs and sidewalks are in the downtown area. In
addition, there is a need for a direct connector between the downtown commercial area, and Route
214. Route 214 poses serious congestion and safety problems in the renewal area. These problems
are to be addressed by widening of Route 214, and sidewalk construction.
STREET, CURB, & SIDEWALK REPLACEMENTS AND
REPAIRS
Oak Street Front to Second
Cleveland Street Front to Second
Arthur Street Front to First
Garfield Street Front to Second
Haves Street Front to Second
Grant Street Front to Second
Lincoln Street Front to Second
Harrison Street Front to Second
Church Street First to Second
Alley Cleveland to Garfield
North Front Street Hardcastle to Hwv 214
South Front Street Parr to Hardcastle
First Street Oak to Church
Second Street Oak to Church
Y oun2 Street Front to Hwv. 99E
Broadway Street Terminus to C Street
NEW STREETS, HIGHWAY 214 IMPROVEMENTS
New Connector Street Hwv 214 to Front St.
Hi2hway 214 Widening Evenrreen to Settlemier
Highway 214 Widening Settlemier to Park
Highway 214 R/W Acquisition Evenrreen to Settlemier
Hi2hwav 214 R/W Acauisition Settlemier to Park
Highway 214 Sidewalk Meridian to Park
WOODBURN URBAN RENEwAL PLAN - REPORT ON PLAN
REPoRT - PAGE 3
EXHIBIT "B
Page..:tL- of I ~
6. Conditions - Water and Sewer Services
City staff has identified Sanitary and Storm Sewer, and Water service deficiencies in the renewal
project area. These deficiencies are listed in the table below.
SANITARY SEWER
Alley Reolacement Cleveland to Garfield
Elm Street Line connects @ Young
Young Street At Mill Cr Collector
Faith Christian Church On Young St
W. Lincoln @ Leisure
Gatch ~ Young
Second (iiJ Garfield
URD MH Rehab Various in Downtown Area
STORM SEWER
Alley Rehab Cleveland to Garfield
S Front St @ Ogle crossing Under RRX-ing
Misc. Rehabs MH w/in URD
WATER
Young Street W of A S1. to D Street
Young Street 657 Youn2: to Hwv. 99E
Hayes Street Alley to Second
Front Street Harrison to 1059 Front
Second Street Lincoln to Cleveland
Harrison Street Front St to Second St
Lincoln Street First St to Second St
Garfield Street Alley to Second S1.
Gatch Street One Block Nand S of Young
D Street Young St south one block
B. ECONOMIC CONDITIONS
A basic indicator of economic conditions and land use productivity in the renewal area is the total,
and composition of real estate values within the area. The proposed project area has a current
assessed valuation of$27,683,481. Approximately 20% of that value is concentrated in just the top
10 valued properties. The ratio of building value to land value in the renewal area is approximately
1.6 to 1. Mature urban areas, especially those in or near the community's commercial core, are
expected to exhibit improvement to value ratios in the 4:1 or 5:1 range. The renewal area does not
produce the property values and taxes that could be expected from the traditional commercial core
of a mature community.
200. EXPECTED FISCAL. SERVICE AND POPULATION IMPACTS OF PLAN
Urban renewal plan activities are aimed at alleviating traffic circulation, and parking problems, and
at upgrading streets, sidewalks, and building conditions in the Renewal Area. Carrying out the
Renewal Plan is not expected to result in any additional population growth impacts for the City of
Woodburn. The Plan is expected to facilitate planned, orderly growth as anticipated in the
Comprehensive Plan. The need for additional fire protection service is addressed in plan funding.
No major residential uses are planned within the Renewal area, so no impacts on the school system
WOODBURN URBAN RENEwAL PLAN - REPORT ON PLAN
REPoRT - PAGE 4
EXHIBIT .0
Page...ta.- of I ~
are anticipated. Carrying out the Renewal Plan is not expected to have any impact on water and
sewer service needs.
Carrying out the Renewal Plan will require the use of tax increment revenues. Tax increment
financing may affect the property tax revenues and the bond tax rates of other taxing bodies which
share values with Woodburn's Renewal Agency. The tax impacts of the Renewal Plan are
discussed in detail in Section 5000 of this report.
The Renewal Plan is expected to produce positive fiscal and service impacts for Woodburn.
Increasing vitality, encouraging the use of vacant and underutilized land, and rehabilitating
commercial structures will create new property values within the renewal project and for the City
of Woodburn. In Oregon's new tax limitation environment, adding new property values represents
a safeguard against losses of existing service levels.
The expenditure of tax increment funds is expected to produce new property values in Woodburn.
Development in the renewal area is expected to add approximately $56.7 million in new property
values for Woodburn.
300. REASONS FOR SELECTING THE URBAN RENEWAL AREA
Conditions exist within the Renewal Area which meet the definitions of blight in ORS 457.010.
The Urban Renewal Plan Area was selected based on Woodburn Comorehensive Plan goals,
objectives, and policies and on the existence of blighting conditions within the area. The blight is
evidenced by the lack of proper utilization of land planned for commercial, industrial, residential,
and public purposes, by hazardous traffic conditions, inadequate and unsafe conditions for
pedestrian and bicycle traffic, inadequate wastewater treatment capacity, and evidence of low
values and lack of investment in the project area, and reduced tax receipts resulting therefrom.
400. RELATIONSHIP BETWEEN EACH PROJECT ACTIVITY AND EXISTING
CONDITIONS IN THE PROJECT AREA
The renewal plan includes activities which address the following deficiencies noted in Section 100
of the Report on the Plan:
· Deteriorating building conditions, especially in the downtown core area
· Deficiencies in streets curbs, sidewalks throughout the renewal area
· Congestion and safety problems on Highway 214
· Deficient water, storm and sanitary sewer services
· Lack of building investment, leading to low assessed values within the renewal area.
WOODBURN URBAN RENEwAL PLAN - REPORT ON PLAN
REPoRT - PAGE 5
500. FINANCIAL ANALYSIS OF PLAN
EXHIBIT 73
Page -2- of I c;-
A. ESTIMATED PROJECT COST AND REVENUE SOURCES
Table 3 of this Report shows the estimated total costs of the Woodburn Renewal Project. From its
inception in 2002-2003 until its anticipated termination, total costs for project activities, exclusive
of debt service, are estimated at $23, I 04,230 in 200 I dollars. Applying a 2.5% annual inflation
factor to capital costs produces an estimated total cost of project activities of $29,300,000
The principal method of funding the project share of costs will be through use of tax increment
financing as authorized by ORS 457. 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.
TABLE 3 - WOODBURN URA ESTIMATED COST OF PROJECT ACTIVITIES
ESTIMATED COST
STREET FromJ To Street Improve. Sidewalk Improve.
Oak Street Front to Second $40,000 $14,920
Cleveland Street Front to Second $70,000 $5,730
Arthur Street Front to First $25,000 $12,000
Garfield Street Front to Second $50,000 $18,850
Hayes Street Front to Second $50,000 $22,390
Grant Street Front to Second $50,000 $15,200
Lincoln Street Front to Second $50,000 $20,820
Harrison Street Front to Second $45,000 $13,695
Church Street First to Second $32,000
Alley Cleveland to Garfield $145,000
North Front Street Hardcastle to H wy 214 $585,000
South Front Street Parr to Hardcastle $675,000
First Street Oak to Church $150,000 $56,877
Second Street Oak to Church $180,000 $34,160
Young Street Front to Hwy. 99E $300,000 $20,000
Broadway Street Terminus to C Street $25,000 $1,000
New Connection Hwy 214 to Front S1. $780,000
Highway 214 Widening* -- Evergreen to Settllemier $3,340,909 $275,000
Highway 214 Widening* Settlemier to Park $2,276,818
Highwav 214 R/W ACQuisition* Evergreen to Settllemier $501,136
Highway 214 R/W ACQuisition* Settlemier to Park $37,568
Highway 214 Sidewalk** Meridian to Park $107,000
SUB-TOTAL $9,408,432 $617,642
* Cost per 7/99 Analysis Study. City share only, at 50% Local Matching Share
** City share, pending $200K State Grant, $107K School Dis1. Contribution.
(Costs for local streets include curb reolacement, other repairs in addition to resurfacimz.)
SANITARY SEWER EST COST
Alley Replacement Cleveland to Garfield $145,000
Elm Street Line connects @ Young $67,000
Young Street At Mill Cr Collector $49,000
Faith Christian Church On Young St $7,500
W. Lincoln@Leisure $15,000
Gatch @ Young $12,000
Second @ Garfield $7,500
URD MH Rehab Various in Downtown Area $20,000
SUB-TOTAL 5323,000
WOODBURN URBAN RENEwAL PLAN - REPORT ON PLAN
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EXHIBIT '13
Page ~ of I.t::;
I(Table 3 - Continued)
STORM SEWER EST COST
Alley Rehab Cleveland to Garfield $30,000
S Front St @ Ogle crossing Under RR X-ing $25,000
Misc. Rehabs MH w/in URD $45,000
SUB-TOT AL $100,000
WATER EST COST
Young Street W of A St. to D Street $30,000
Young Street 657 Young to Hwy. 99E $67,500
Hayes Street Alley to Second $20,000
Front Street Harrison to 1059 Front $20,000
Second Street Lincoln to Cleveland $40,000
Harrison Street Front St to Second St $20,000
Lincoln Street First St to Second St $10,000
Garfield Street Alley to Second St. $15,000
Gatch Street One Block Nand S of Young $27,000
D Street Young St south one block $4,000
SUB-TOTAL $253,500
STREETSCAPING EST COST
Imperative Tree Removal 23 in Various Locations $46,000
Curb replacements Various locations in URD $10,000
Pedestrian Ramps Various locations in URD $50,000
Trash Containers & Benches Various in Downtown Area $20,000
Street Signs Various Locations in URD $15,000
BikewayslPaths Young St. $100,000
Decorative Street Lights Various Locations in URD $60,000
Landscaping & Plantings Various in Downtown Area $300,000
SUB-TOTAL $601,000
~
UNDERGROUND POWER EST COST
Young Street 99E to Front Street $663,073
First Street N. Bndry to S. Bndrv $324,875
Plaza Perimeter $143,750 .
Second Street N. Bndry to S. Bndry $330,625
Front Street N. Bndry to Young Street $890,819
Front Street Young Street to South Bndry $442,606
Highway 214 Underground Uti!.. Evergreen to Settllemier $290,909
Highway 214 Underground Uti!.. Settlemier to Park $42,000
SUB-TOTAL $3,128,657
Redevelopment Assistance EST COST
Commercial Rehabilitation Throughout renewal area $500,000
Redevelopment Assistance Housing Programs & Proiects $2,270,000
Redevelopment Assistance Commercial Programs & $2,270,000
Proiects
SUB-TOTAL $5,040,000
(continued next page)
WOODBURN URBAN RENEwAL PLAN - REPORT ON PLAN
REPoRT - PAGE 7
EXHIBU: _ "E;
page::1..- of I~
PUBLIC SERVICES &
ADMINISTRATION
Renewal Program Administration II % of Project cost $2,270,000
Public Art Throughout renewal area $227,000
Upgrade Fire Protection Services Throughout renewal area $1,135,000
SUB-TOTAL $3,632,000
ESTIMATED TOTAL COST $23,104,230
Note - All activities are shown in estimated 2001costs. With inflation over the life of the plan, total
project costs are estimated at $29,300,000
B. ANTICIPATED START & FINISH DATES OF PROJECT ACTIVITIES
Project activities will begin in 2002-03, and it is estimated that all activities proposed in this plan
will be completed, and all debt repaid by the year 2024-25. At that time, it is estimated that there
will be sufficient funds to complete all programmed project activities, retire outstanding bonded
indebtedness, and end the projects' tax increment financing provisions.
Project completion dates may be effected by changes to local economic and market conditions,
changes in the availability of tax increment funds, and changes in Woodburn's priorities for
carrying out project activities. Decisions on funding allocations, and project priorities will be made
annually, in the budget process for the Renewal Agency, and the City of Woodburn.
C. ESTIMATED EXPENDITURES AND YEAR OF DEBT RETIREMENT
It is estimated that the project will collect tax increment revenues between the tax years 2002-2003
and 2024-25. It is estimated that the project will produce $32,901,000 in tax increment revenue in
that period. These funds, along with other revenues, will be utilized to finance project activities,
and pay all debt service costs 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 2025-26, 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 4 of this Report shows the anticipated tax increment receipts for each year of the project, and
the use of those receipts. Table 4 follows on the next page.
WOODBURN URBAN RENEwAL PLAN - REPORT ON PLAN
REPoRT - PAGE 8
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Page.L2:.. of I ~
D. IMPACT OF TAX INCREMENT FINANCING
The passage of Ballot Measure 50 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.
Under Ballot Measure 50, collection of tax increment revenue can impact the potential property tax
revenues received by overlapping tax bodies. These taxing bodies will not be able to apply their
permanent BM50 tax rates against the new values added within the urban renewal area. As a result,
the taxing bodies will forego revenue they otherwise might have had if there was no renewal plan
in effect. In addition, the presence of the urban renewal program could impact the tax rates for
future local option levies, or exempt bond issues by taxing bodies, for the tax rates for these bonds
and levies will be calculated without the incremental values in the renewal area. That will produce
a slightly higher tax rate than if those values were included in the rate calculation.
Table 5 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. The dollars foregone in each year
also are shown as a percentage of the total potential property tax revenues for that body. The table
supplied here shows impacts assuming ~of the property values in the area are influenced by
urban renewal activities and expenditures. This is a worst possible case scenario, in that it assumes
that all the new values would Occur at the same time, and in the same amount, even if there were no
renewal effort at all.
It is realistic to assume that the public expenditures on renewal activities will have some effect on
the growth of values within the urban renewal area. This assumption is especially valid in an area
where there has been little value growth, or private investment in the recent past
Impact on School Funding
Under the current method....ef funding K-12 level education, the urban renewal program will not
result in revenue losses for those educational units of government. The State funding formula for
schools is in fact intended to equalize per-student funding, regardless of the level of local property
taxes.
Recapture of Project Values and Revenues Foregone
When the project is terminated, all values within the urban renewal area once again will be avail-
able to taxing bodies. In the year 2025-26, more than $127 million in values are expected to be
added back to the tax roIl. The property tax revenues made available to taxing bodies are estimated
to be $2.47 million. Assuming a 2.75% annual increase in those revenues, it is expected the taxes
foregone by taxing bodies will be recaptured in ten years following the termination of the project.
WOODBURN URBAN RENEwAL PLAN - REPORT ON PLAN
REPoRT - PAGE 11
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EXHIBIT -'8
Page J..:L of I ~
F. FINANCIAL FEASIBILITY OF PLAN
Table 3 in Section 500 of the Report to the Plan show the anticipated costs of project activities, and
the estimated time required to carry out all project activities, and payoff indebtedness. The princi-
pal 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 4. The tax increment
revenues shown in Table 4 are based on these assumptions:
1. It is assumed that total assessed value within the urban renewal area will increase 3% annually
in each year of the projection period.
2. In addition, it is assumed that new construction projects as shown in Appendix A, will provide
new assessed values to the project area during the plan duration.
The revenues shown in Table 4 are expected to be sufficient to carry out all project activities
currently shown on the Urban Renewal Plan for the Woodburn Urban Renewal Area, and to retire
project indebtedness within a reasonable period of time. It is financially feasible to carry out the
Urban Renewal Plan for the Woodburn Urban Renewal Area.
600. RELOCATION
A. PROPERTIES REQUIRING RELOCATION
No relocation is anticipated at the adoption of this plan.
B. RELOCATION METHODS
Prior to any actual relocati9n, the Renewal Agency wiIJ establish a Relocation Policy which wiIJ
call for assistance to those residents and businesses displaced. Such assistance wiIJ include provid-
ing information regarding suitable locations, payment of moving expenses, and other payment as
deemed necessary. All relocation activities will be undertaken and payments made in accordance
with the requirements of ORS 281.045 - 281.105 and any other applicable laws or regulations.
Relocation payments wiIJ be made as provided in ORS 281.060.
C. HOUSING COST ENUMERA nON
The Renewal Plan does not propose development of new housing units at this time.
WOODBURN URBAN RENEwAL PLAN - REPORT ON PLAN
REPoRT - PAGE 13
EXHIBIT lZr I~ .--- ...
Page /5 of ,
APPENDIX A
Woodburn Urban Renewal Area
New Value Assumptions, By year
(Sites and descriptions input by City staff July 13,00)
Units Project Unit cost Real Mkt A V Con- Assessed Val Yr start Yr com- 1st yr on roll
Val version plete
Safeway Site
60,000 sf supermarket $50 $3,000,000 0.7 $2,100,000 2001 2001 2002
25000 satellite and $70 $1,750,000 0.7 $1,225,000
pads
Auto Zone store
6,000 Retail $80 $480,000 0.7 $336,000 2001 2001 2002
Commercial Indus North
5,000 Restaurant $225 $1,125,000 0.7 $787,500 2005 2006 2007
Commercial Indus North 10 acre ph 1
87120 sfofcomm $80 $6,969,600 0.7 $4,878,720 2005 2006 2007
Commercial Indus North 10 acre ph 2
87120 sfofcomm $80 $6,969,600 0.7 $4,878,720 2006 2007 2008
Office Bldg
25,000 3 acre site $105 $2,625,000 0.7 $1,837,500 2006 2007 2008
FREEWAY MXD is 50 acres - 35 Campus Ind, 15 Comm per staff
Freeway - MXD Phase 1
5 Acres CI $862,488 $4,312,440 0.7 $3,018,708 2002 2003 2004
3 Acres Comm $1,393,920 $4,181,760 0.7 $2,927,232 2002 2003 2004
Freeway - MXD Phase 2
5 Acres CI $862,488 $4,312,440 0.7 $3,018,708 2003 2004 2005
3 Acres Comm $1,393,920 $4,181,760 0.7 $2,927,232 2003 2004 2005
Freeway - MXD Phase 3
5 Acres CI $862,488 $4,312,440 0.7 $3,018,708 2004 2005 20006
3 Acres Comm $1,393,920 $4,181,760 0.7 $2,927,232 2004 2005 20006
Freeway - MXD Phase 4
5 Acres CI $862,488 $4,312,440 0.7 $3,018,708 2005 2006 2007
3 Acres Comm $1,393,920 $4,181,760 0.7 $2,927,232 2005 2006 2007
Freeway - MXD Phase 5
5 Acres CI $862,488 $4,312,440 0.7 $3,018,708 2006 2007 2008
3 Acres Comm $1,393,920 $4,181,760 0.7 $2,927,232 2006 2007 2008
Freeway - MXD Phase 5
5 Acres CI $862,488 $4,312,440 0.7 $3,018,708 2007 2008 2009
Freeway - MXD Phase 5
5 Acres CI $862,488 $4,312,440 0.7 $3,018,708 2008 2009 2010
TOTAL A V, NEW CONSTRUCTION $45,773,140
WOODBURN URBAN RENEwAL PLAN - REPORT ON PLAN
R.EPoRT- PAGE 14
f
REEL:1831
PAGE: 76
August 29, 2001, 04:26 PM.
CONTROL #: 40846
State of Oregon
County of Marion
I hereby certify that the attached
instrument was received and duly
recorded by me in Marion County
records:
FEE: $ 301.00
ALAN H DAVIDSON
COUNTY CLERK
THIS IS NOT AN INVOICE.
r
T D
I