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Tashman Johnson LLC
Consultants in Policy, Planning & Project Management
PROPOSAL FOR URBAN RENEWAL PLANNING SERVICES
FOR BEND MUNICIPAL AIRPORT AREA
Tashman Johnson LLC
Elaine Howard Consulting, LLC
Jeannette Launer, Attorney
I6 December 2007
Jeffrey Tashman 503.245.7828 • Nina Johnson 503.245.7416 • Fax 503.245.3171
6585 S.W. Parkhill Drive • Portland, Oregon 97239-2655
PROPOSAL FOR URBAN RENEWAL PLANNING SERVICES: MURPHY CROSSING
I. INTRODUCTION
The City of Bend ("City") is interested in assisting Deschutes County in establishing an urban
renewal district for the area including and adjacent to the Bend Municipal Airport, at the
intersection of Butler Market Road and Powell Butte Highway. The purpose of the urban
renewal plan would be to fund taxi -way improvements for a newly constructed runway and for
airport related infrastructure improvements. The Cessna corporation has indicated it will
continue the operations of Columbia Aircraft Manufacturing Corporation, which it has
purchased, at the airport and the City anticipates additional airport -related development.
This memorandum describes the proposed scope, schedule and budget for this work, as well the
team of consultants that would participate in the process. We welcome any questions or
comments and would be happy to refine any aspect of the proposal to meet the needs of the City.
II. PROPOSED SCOPE OF WORK
We propose to undertake the urban renewal planning process as follows:
A. Public Involvement
Public involvement in all phases of urban renewal planning is required by law, and is
clearly going to be important to the success of this project. The planning process should
address the background concerns about urban renewal as well as the specific goals,
objectives, projects and impacts of a proposed Urban Renewal Plan.
The County may wish to provide for public involvement through public workshops,
meetings and open houses. We will assist in facilitating this process by advising the
County regarding the scope and schedule for the meetings, providing materials, both
graphic and narrative, and being available as resource people for answering questions and
comments from the public.
B. Initial Consultation with Affected Taxing Districts
Special districts, including Rural Fire District #2 and the Bend Library District provide
public facilities and services that are funded through property taxes that would be
affected by tax increment financing of an Urban Renewal Plan. We would provide
assistance as requested by the County for meetings with taxing district representatives,
likely including preliminary analysis of property tax impacts on the districts and response
to specific questions.
C. Preparation of Draft Urban Renewal Plan and Report
This task entails preparing a full draft urban renewal plan and accompanying report.
Work from the initial financial feasibility analysis will be used where appropriate. Drafts
of key parts of the urban renewal plan and report will be submitted for staff review, and
revised as necessary prior to their being presented to the public as part of task A. Public
presentations would be at times to be determined by staff.
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PROPOSAL FOR URBAN RENEWAL PLANNING SERVICES: MURPHY CROSSING
The urban renewal plan and report will contain the following elements:
1. Urban Renewal Plan
a) A description of each urban renewal project to be undertaken
b) An outline of the major project activities planned for the urban
renewal area or areas. (A "project" may be a site specific
undertaking, a series of related undertakings or a program of
activities.)
c) A map and legal description of the urban renewal area.
d) An explanation of how the plan relates to local objectives, such as
relevant objectives of the comprehensive plan, target area plans
and other public policy statements.
e) An indication of proposed land uses (which must conform to the
comprehensive plan and zoning code).
f) A description of relocation methods for residents or businesses that
must move because of Agency projects
g) If public acquisition of property is required by the plan, a
description of property to be acquired by the Agency (if any) and
how it will be disposed of (e.g. sale or lease), along with a
schedule for acquisition and disposition.
h) A limit on the maximum amount of indebtedness to be issued to
carry out the plan.
i) A description of what types of changes to the plan are to be
considered substantial amendments. Substantial amendments must
be adopted using the same process as the adoption of the original
plan. The following amendments must be considered substantial:
(1) expanding the urban renewal area by more than one percent;
and (2) increasing the maximum amount of indebtedness that may
be issued.
j)
If the plan calls for the development of a public building (e.g. a fire
station), an explanation of how the building serves or benefits the
urban renewal area.
2. Urban Renewal Report
a) A description of the physical, social and economic conditions
within the urban renewal area and the impact of the plan, including
fiscal impacts, in terms of increased population and the need for
additional public services.
b) The reasons why the urban renewal area (or areas) was selected.
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PROPOSAL FOR URBAN RENEWAL PLANNING SERVICES: MURPHY CROSSING
c) The relationship between each urban renewal project and the
conditions within the area.
d) The estimated costs of the projects and the sources of project
funding.
e) The completion date for each project.
f) The amount of tax increment funds that are estimated to be
required and the year in which the Agency plans to pay off all
outstanding tax increment indebtedness.
g) A financial analysis that shows the plan to be financially feasible.
h) An analysis of the impact on the tax rates and/or revenues of the
taxing districts that overlap the urban renewal area; and
i) A relocation report which includes
j) An analysis of businesses or residents that may be required to relo-
cate
k) A description of the methods to be used in the relocation program;
and
1) An analysis (number and cost range) of the existing housing units
that may be destroyed or altered and the housing units that may be
added.
D. Urban Renewal Plan Approval
This task consists of the process of public consideration of the Plan. The Report is not
formally approved but is used as a basis for the findings in the approving ordinance.
1. Planning Commission Review
The Plan and Report must be presented to the Planning Commission for its
recommendation before the Plan may be presented to the Board of County
Commissioners for its approval. We will provide the body of a staff report to the
Planning Commission, provide special display materials needed and attend and
assist with the meeting, if so requested by the County.
2. Consultation with Affected Taxing Districts
Consultation with affected taxing districts will occur throughout the preparation
of the Plan and Report. The consultant will provide special materials needed and
attend meetings as necessary for the ongoing consultation with taxing districts.
During the adoption process, the proposed Plan and Report will be sent to the
governing body of any taxing district that levies taxes within the urban renewal
area ("affected" or "overlapping" taxing districts.) Any written recommendations
of these taxing districts must be accepted, rejected or modified by the Board of
County Commissioners in adopting the Plan and the consultant will assist with
modifications to the adopting ordinance as necessary.
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PROPOSAL FOR URBAN RENEWAL PLANNING SERVICES: MURPHY CROSSING
3. Designation of Governing Body of Deschutes County Urban Renewal
Agency and Recommendation by Urban Renewal Agency of Approval
of Plan and Plan Amendments
Deschutes County does not currently administer urban renewal plans, and an
urban renewal agency has not been "activated" in the County. We will assist in
preparing an ordinance for adoption by the Board of County Commissioners that
declares that blighted areas exist in the County and designates the governing body
of the Agency. (Typically the Board would designate itself as the Agency
governing body.) Subsequently, the Urban Renewal Agency will be asked to
recommend approval by the Board of County Commissioners of the Plan.
4. Notice Requirements ("Super Notice")
Direct notice of the public hearings on the ordinance adopting the Plan must be
sent to each individual or household within the school district containing the
urban renewal area. We will provide the text of the required notice.
5. Public Hearing
At the public hearing on the ordinances, the Board of County Commissioners
would hear the report and recommendations of the Urban Renewal Agency, take
public testimony and consider the recommendations of the Planning Commission
and of affected taxing districts, if any. Any written recommendations of the
affected taxing districts must be formally accepted, rejected. The consultants will
attend and assist with the presentation of the Plan to the Board of County
Commissioners.
At this point or earlier, Council may direct that revisions be made to the Urban
Renewal Plan and/or Report. The consultants will make such revisions as a part
of Task C. Normally, recommendations of the Planning Commission are
conveyed to Council but changes to the proposed Plan and accompanying report
in response to these recommendations are not made unless directed by Council.
6. Ordinance Requirements
The approving ordinance must be non -emergency and must incorporate the Plan
(not the report) by reference. During the period between the adoption of the
ordinance and its effective date, the ordinance can be referred to voters for their
approval.
The ordinance must contain findings, supported by the Report and other
information, that:
• Each urban renewal area is blighted;
• The rehabilitation and redevelopment of the area(s) is necessary to protect the
public health, safety or welfare.
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PROPOSAL FOR URBAN RENEWAL PLANNING SERVICES: MURPHY CROSSING
• The plan conforms to the comprehensive plan and economic development
plan, if any, of the municipality and that the plan provides an outline of
planned urban renewal projects.
• That relocation requirements have been met.
• That any property acquisition called for in the plan is necessary to achieve the
objectives of the plan.
• That the plan is economically sound and feasible.
• That the city or county will assume any responsibilities given to it under the
plan.
III. PROPOSED SCHEDULE AND BUDGET
A proposed schedule for the scope of work described in Section II. is shown below. It calls for a
8 month effort.
Urban Renewal Plan and Report Preparation
December, 2007 — June, 2008
Urban Renewal Plan Approval
July — August, 2008
The work will be done on a time and materials basis, with a proposed not -to -exceed budget of
$26,800.00 as shown in the table below:
Task
Hours
Cost
Tashman
Howard
Launer
A: Public Involvement
12
24
$ 4,800.00
B. Initial Consultation with Affected Taxing Districts
8
12
$ 2,700.00
C. Preparation of Urban Renewal Plan and Report
30
30
12
$ 10,650.00
D. Urban Renewal Plan Approval
20
10
12
$ 6,650.00
Expenses (Travel mileage, air fare, hotel, food, car rental)
$ 2,000.00
Hourly Billing Rates
$26,800.00
Tashman
$150.00
Howard
$125.00
Launer
$ 200.00
The County would be expected to contribute use of its GIS capabilities, take responsibility for
scheduling and publicizing of meetings and prepare a legal description of the urban renewal area.
IV. CONSULTANT TEAM
The consultant team will consist of Jeff Tashman, Tashman Johnson LLC as project manager and
principal urban renewal planner, Elaine Howard, Elaine Howard Consulting, LLC as assisting
urban renewal planner and Jeannette Launer as legal and process advisor.
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PROPOSAL FOR URBAN RENEWAL PLANNING SERVICES: MURPHY CROSSING
A. Jeff Tashman
Jeff Tashman is principal of Tashman Johnson LLC and he has worked as the City's urban
renewal consultant since the early nineties, when he prepared a thorough revision to the
Central Bend Urban Renewal Plan. He assisted the City in implementing the Measure 50
option choice and establishing its maximum indebtedness. He has prepared feasibility
studies for Agency bond issues. Recently, Jeff prepared the Juniper Ridge Urban
Renewal Plan, and participated in an initial feasibility study of financing infrastructure
needs for Murphy Crossing. More information on Jeff will be provided upon request.
B. Elaine Howard
Elaine Howard is a seasoned urban renewal professional who has been working in
association with Jeff on a variety of projects, including an urban renewal plan and report
for both the City of Albany and the City of Salem, an incorporation study for White City
(Jackson County), an economic impact analysis of a large mixed use development for the
City of Spokane, a request for development proposals for the City of Troutdale, and a
variety of urban renewal plan amendments for the Portland Development Commission.
Elaine's role has been to provide the research, coordinate with the consultant team and
draft the reports. She has been responsible for coordinating information and timelines
with staff from the various cities.
Prior to restarting her consulting firm, Elaine was in the real estate development business.
She has completed a number of projects including seven residential subdivisions where
she was the land developer. Her firm also has done single-family developments,
including the acquisition, rehabilitation and sale of properties, and the development of
new single-family housing.
Elaine started her career in public/private partnerships while working for the Portland
Development Commission. While there, Elaine managed the second phase of
development for the acclaimed RiverPlace development in the South Waterfront Urban
Renewal Area. This project consisted of extending the Esplanade along the riverfront,
relocating an electrical substation, and the development of housing and retail space in the
area. She also co -managed the development of middle income housing in the South Park
Blocks Urban Renewal Area.
Elaine coordinated a home ownership program which consisted of purchasing vacant and
abandoned houses, rehabilitating them and selling them to low income citizens, and
managed the federal Urban Homestead Program, another homeownership program.
Along with the development of over 800 middle income housing units in downtown
Portland, Elaine managed a number of infrastructure projects including streetscape
improvements in both the St. Johns neighborhood in North Portland and the Thurmond
Vaughn neighborhood in Northwest Portland. These projects involved coordinating with
a variety of stakeholders, including neighborhood associations, private individuals,
developers, and other government entities. After leaving the Development Commission,
Elaine provided consulting services to them for a number of years.
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PROPOSAL FOR URBAN RENEWAL PLANNING SERVICES: MURPHY CROSSING
C. Jeannette Launer, Attorney
Jeannette and Jeff have over twenty years of experience working together, starting with
the Oregon Legislature while Jeff was working in Tualatin and in a wide variety of urban
renewal projects since 1991. Jeannette began her career in urban renewal as chief legal
officer for the Portland Development Commission (1985 -1994) where she worked
directly with national and regional developers to develop and finance projects through
public-private partnerships. Major projects included: Pioneer Place retail center;
RiverPlace mixed-use residential community; Fountain Plaza (KOIN Tower) mixed use
office, retail, residential; and the Oregon Arena. Jeannette supervised Jeff's work on
substantial amendments to the five then -existing urban renewal plans to comply with
requirements of Measure 50.
In her subsequent practice as Of Counsel to Schwabe Williamson & Wyatt (1994-1996)
and Stoel Rives (1996-1998) and in her current position as sole practioner, Jeannette has
continued to serve clients on urban renewal issues. She served as the attorney/consultant
to the Association of Oregon Redevelopment Agencies (AORA) for whom she assisted in
drafting the urban renewal provisions of a constitutional amendment limiting property
taxes, Measure 50, and its implementing statutes that revised the state property tax
system in 1997. With Tashman, she lobbied successfully to preserve the funding of
existing urban renewal districts and has continued lobbying efforts in subsequent sessions
to preserve and enhance tax increment financing and public redevelopment opportunities.
In other work, Jeannette has helped to establish urban renewal districts and
redevelopment agencies for various jurisdictions in Oregon. She works with jurisdictions
to enhance their redevelopment opportunities by amending their urban renewal strategies
and existing implementation in urban renewal plans.
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