City of Wilsonville General News

Posted on: October 26, 2015

FAQ About Urban Renewal

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Coffee Creek Q & A
Click here for a link to the Official Ballot Measure Language

Background 
In 2014, the Wilsonville City Council adopted a Wilsonville Urban Renewal Strategic Plan. A task force representing taxing districts, community, and business leaders of Wilsonville was established for the full Wilsonville Urban Renewal Strategic Plan process. They reviewed the status of each urban renewal plan and made recommendations for future uses of urban renewal. The Coffee Creek Feasibility Study is an implementation step of the overall recommendations on the Strategic Plan. Click here for a link to frequently asked questions about the Coffee Creek Urban Renewal Area.

How is urban renewal revenue generated? Is it a new tax? 
Urban renewal is not a new tax on your property. The revenue to pay for projects in an urban renewal area is generated by the growth in assessed property value that occurs through new development and annual growth in assessed property values within the urban renewal area. 

Why is the City of Wilsonville interested in Coffee Creek development? 
A master plan for the Coffee Creek Industrial Area was completed by the City of Wilsonville in 2007. The Coffee Creek Master Plan envisions development of a new employment center in North Wilsonville for approximately 1,800 jobs with an estimated annual payroll of $55 million at build-out. New development is expected to serve general industrial, warehouse, flex, and research and development (R&D) functions. 

However, the area needs a substantial amount of public infrastructure in order to make private development feasible. These infrastructure investments are expected to result in private investment and development that will increase the assessed value of the proposed district from approximately $62 million to approximately $790 million over the life of the district. 

What are the boundaries of the proposed urban renewal area? 
The anticipated district boundary measures approximately 264 acres and generally includes the area south of Day Road, east of Grahams Ferry Road, north of the Clackamas County/Washington County boundary, and west of 95th Avenue. Click here for a link to a highlights of urban renewal and a map showing the proposed and current urban renewal areas.

What are the projects being considered for the urban renewal area? 
The public infrastructure projects to be funded by the proposed district area intended to result in job creation, an increase in assessed valuation, and a stronger economic base for the community. The projects proposed for inclusion in the urban renewal plan are intended to improve the transportation grid for freight mobility and industrial business development. In addition to new street connections, proposed projects are also planned for bike and pedestrian connections, water, sewer and storm utilities, fiber conduit, and other associated utilities. More specifically, these include: 

  • Kinsman Road extension, including water, sewer and storm pipelines 
  • Day Road and sewer line improvements 
  • Ridder and Clutter Roads improvements and sewer pipeline 
  • Garden Acres Road improvements 
  • East-West connection (Java Road) 
  • Grahams Ferry Road improvements, including water, sewer, and storm pipelines 
  • Fiber conduit 
  • Grahams Ferry Road rail undercrossing improvements 

What is the proposed maximum indebtedness for the urban renewal area and the timeline for closing the area? 
The urban renewal contribution, or needed maximum indebtedness, is $67 million. Maximum indebtedness is essentially the amount an urban renewal area can spend on projects and financing costs during the life of the area. It is not assumed that urban renewal will pay for all project costs within the Coffee Creek Industrial Area. Projects will also be funded by developer contribution, system development charges, and operational funds.

The timeline for closing the proposed urban renewal area will depend on how quickly development occurs. The faster development occurs, the faster debt can be paid down with generated tax increment and the district closed. 

 What is the process for creating the urban renewal area and what are the opportunities for public input? 
If the November 2015 advisory vote passes, next steps will include finalizing the boundaries of the Coffee Creek Urban Renewal District and developing an urban renewal plan and report for review by the Planning Commission before adoption by the City Council. There will be opportunities for public input at both the Planning Commission and the City Council meetings. A public open house will also be scheduled. Additionally, the urban renewal plan would be presented to affected taxing districts prior to adoption by the City Council. If the measure fails, the City Council may forego the District’s formation. These activities would occur in the spring and summer of 2016.

City of Wilsonville Measure 3-468 

CAPTION: 
Vote On Forming A Coffee Creek Urban Renewal District

QUESTION: 
Shall Coffee Creek Tax Increment Financing (Urban Renewal) District be formed to fund the district’s streets, utilities, and infrastructure improvements?

SUMMARY:
Forming Coffee Creek Urban Renewal District is intended to use tax increment financing to stimulate private investment in underdeveloped areas designated for industrial redevelopment for a projected assessed value increase of approximately $728 million. Tax increment financing is a financing tool which uses taxes paid on increased property values within the district to fund construction of streets and other public infrastructure. Tax increment revenues come primarily from the increase in the taxable value on new construction and equipment. These revenues are used to repay debt that is secured to fund infrastructure to support redevelopment, including:
  • Kinsman, Day, Ridder, Clutter, Garden Acres, Java, and Grahams Ferry Road projects
  • Water, sewer and storm pipelines and storm detention associated with these road projects
  • Fiber conduit
  • Grahams Ferry Road rail undercrossing and storm outfall
If this measure passes, an urban renewal plan defining district boundaries and specific proposals will be prepared for review and approval by the Planning Commission before adoption by the City Council. If it fails, the district may not be formed.

EXPLANATORY STATEMENT
In 2002, Metro added the Coffee Creek Industrial Area into the Urban Growth Boundary with the designation of Regionally Significant Industrial Area (RSIA).

A master plan for the Coffee Creek Industrial Area was completed in 2007 that envisions development of a new employment center in North Wilsonville for approximately 1,800 jobs with an estimated annual payroll of $55 million at build-out. New development is expected to serve general industrial, warehouse, flex, and research and development (R&D) functions.
Public infrastructure projects needed to redevelop this area, including inflationary and financing costs, are estimated at $130 million. The urban renewal contribution, or needed maximum indebtedness, is $67 million. Other funding sources may include developer contributions, system development charges, operational funds, and grants. These public infrastructure projects are projected to result in private investment that will increase the assessed value of the proposed urban renewal district from approximately $62 million to approximately $790 million over the life of the district and increase property tax revenue for Wilsonville and other taxing agencies within the district after the debt is paid off and the district is retired. Only projects located within the specific boundaries of an urban renewal district can be funded through urban renewal tax increment financing. The projects proposed for a Coffee Creek urban renewal area are intended to improve the transportation grid for freight mobility and industrial business development, and provide bike and pedestrian connections and needed utilities. 

These include: 
  • Kinsman, Day, Ridder, Clutter, Garden Acres, Java, and Grahams Ferry Road projects
  • Water, sewer, and storm pipelines and storm detention associated with these road projects
  • Fiber conduit
  • Grahams Ferry Road rail undercrossing and storm outfall
The anticipated urban renewal district boundary measures approximately 264 acres and generally includes the area south of Day Road, east of Grahams Ferry Road, north of the Clackamas County/Washington County boundary, and west of 95th Avenue. This boundary may be modified slightly if and when an urban renewal plan is created. lf this measure passes, the City Council intends to finalize the boundaries of the Coffee Creek Urban Renewal District, establish the final project list, and determine the maximum indebtedness amount for the urban renewal area. If the measure fails, the Council intends to forego the District’s formation. Urban renewal allows the increment portion of property taxes assessed and collected to pay for bonds to fund capital investments to support community and economic development efforts. Property taxes collected within the district above a base level are placed into an urban renewal fund instead of being divided among other taxing authorities. Debt is secured to fund urban renewal projects and is repaid from urban renewal tax increment. The intended result of the new district is job creation and a stronger economic base for the community. State law limits the amount of land and assessed value that can be placed within urban renewal districts to 25% of the total land acreage and 25% of the assessed value of property within the city. 

Submitted by: Bryan Cosgrove, City Manager


Link to Measure 3-468
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