|
SECTION I. Introduction
The Report on the Plan for the Canby Urban Renewal Area provides
technical information to support the Plan, and to assist the Renewal
Agency and the City Council in their deliberations on the Canby
Urban Renewal Plan. This required contents of a Report on an Urban
Renewal Plan are set forth in ORS457.085(3), subsections (a) through
(i). The sections in this Report on the Canby Urban Renewal Plan
cover each of those requirements of ORS 457.
Data for this Report has been compiled from several sources,
including City staff, Clackamas County Assessor’s Office,
and the firm of Spencer & Kupper.
SECTION II. A Description of the
Physical, Social and Economic Conditions in the Urban Renewal
Area
IIA - Physical Conditions
Land Area
The Canby Urban Renewal Area is shown on Exhibit 1-Urban Renewal
District Boundary of the Urban Renewal plan. The Canby Urban Renewal
Area contains 573.26 acres. Of the total acreage in the project
area, 382.34 acres are inside the City of Canby, the remainder
are outside corporate City limits.
Compliance with Land Area Requirements of ORS457
ORS 457.420(2)(a)(B) provides that the total land area of a proposed
urban renewal area, when added to the land area of existing active
urban renewal plans, may not exceed 25% of the City's total land
area. Table 1 below shows the acreage in existing renewal areas
in Canby, and the estimated acreage to be added in the proposed
Canby renewal area boundary.
|
TABLE
1 |
| Total Acreage
in Canby Urban Renewal Areas |
| |
Acreage |
|
Acreage in Proposed Renewal Area |
573 |
|
Acres in City of Canby |
2417 |
|
Percent of City’s Acreage in Renewal
Area |
23.7% |
The table shows that with the acreage for the proposed renewal
area is below the 25% acreage limitation.
Land Uses and Zoning
The Canby area contains a mixture of commercial uses, light and
heavy industrial uses, and only a minor area of residential land
uses.
The following table shows the zoning in the renewal area. The
total acres in the zoning table include acreage in streets, right-of
way, and water. The predominant zoning designation in the Canby
Urban Renewal Area is Light Industrial. Little of the land zoned
for this use has been developed.
|
TABLE
2 |
|
Canby Renewal Area – Comprehensive
Plan
Zoning, by Acres |
|
Zoning |
Acres |
Percent of Total |
|
P- Public |
38.68 |
6.75 |
|
CM - Commercial Manufacturing |
68.26 |
11.91 |
|
DC- Downtown Commercial |
60.23 |
10.51 |
|
HC - Highway Commercial |
70.46 |
12.29 |
|
LI - Light Industrial |
228.32 |
39.83 |
|
HI - Heavy Industrial |
74.34 |
12.97 |
|
HDR - High Density Residential |
6.08 |
1.06 |
|
LDR - Low Density Residential |
11.00 |
1.92 |
|
FL Flood Prone/Steep Slope |
15.90 |
2.77 |
|
TOTALS |
573.26 |
100.0 |
| 1. |
Traffic and Circulation Conditions |
| |
The industrial area of the project lacks
streets, curbs, and sidewalks. There is inadequate vehicular
access to the industrial area, and inadequate connections
between the commercial core of Canby and the industrial
area. The industrial area can not be developed to its
potential until a funding mechanism is found to master
plan and put an adequate street system in place.
US Highway 99E, and main line Union Pacific railroad
tracks bisect the project, creating numerous circulation
and safety problems within the project area. A system
for safe and convenient pedestrian and bicycle access
to, and circulation within the project area is lacking.
|
| 2. |
Street, Curb and Sidewalk Conditions |
| |
Most of the streets, curbs and sidewalks in the commercial
core areas are classified as in fair to poor to very poor
condition in the Canby Transportation System Plan (TSP),
August 1994. The TSP contains many improvement recommendations
for pedestrian, bicycle and vehicular improvements to
enhance traffic safety and circulation for all users.
The commercial core areas lack adequate wheelchair access,
safe pedestrian ways and handicapped parking.
As noted in the previous section, the industrial area
lacks a system of streets, curbs, and sidewalks. The Industrial
Area Master Plan (IAMP), October 1998, encompasses traffic
circulation and infrastructure recommendations, but lacks
specific site determinations, implementation process and
funding mechanism to meet the IAMP objectives.
The TSP and IAMP both encourage and suggest that curbs,
sidewalks, paths, landscaping, safe intersections and
traffic controls are essential to enhance the safety,
access and efficiency aspects of pedestrian, bicycle and
vehicular modes of transportation within the district.
|
| 3. |
Public Parking Conditions |
| |
The City of Canby has three public parking
lots. The public parking lot at the Union Pacific leased
area (south side of North First Avenue from North Ivy Street
to North Elm Street), the parking lot at the Graham Building
and the parking lot at City Hall are primarily used by area
employee and mass transit patrons. Consequently, convenient
customer parking in the commercial core area is grossly
inadequate, and inconvenient and negatively affects business
and values in the commercial core area. The City Transportation
System Plan reflects the need for additional parking to
alleviate traffic flow impediments for customers in the
commercial core area. |
| 4. |
Parks, and Open Space Conditions |
| |
The City of Canby main parks within the
district are the Regional Park (undeveloped), Community
Park (requires upgrades), Wait Park (needs improvements)
and Industrial Area Parks (undeveloped). The City of Canby
Park and Recreation Master Plan (PRMP) addresses the development,
upgrades and improvements to parks and open space
|
| 5. |
Pedestrian and Bicycle Ways |
| |
The Logging Road Trail (from South East
13th Avenue to North East Territorial Road) requires
new public access from the Logging Road Industrial Park
to accommodate pedestrian and bicycle traffic. A safe and
useful North South connection across 99E highway is non-existent.
A safety corridor using the existing Logging Road 99E Highway
overpass or building a new overpass nearer the downtown
core requires funding and public participation. The existing
bicycle and pedestrian at the traffic controlled intersections
are unsafe, unfriendly for pedestrians and bicyclists, and
directly affects the flow of traffic on 99E Highway. |
| 6. |
Water and Sewer Services Conditions |
| |
There are no water and sewer services in the Logging
Road Industrial Park at this time. Planning and new construction
are required in order to provide services for normal low
volume water users and low level industrial waste dischargers.
Sanitary sewer lift stations are necessary due to the
topography of the area. Provisions and funding for high
volume water users are not available and, therefore, require
additional funding of additional water treatment and water
service infrastructure. Concurrently, capital investments
for treatment handling facilities and collection system
improvements will be needed to meet the handling of medium
to high level of industrial wastes.
The water and sewer services in the commercial areas
are currently adequate, but will require upgrades on an
as needed basis under present plans and funding resources.
|
| 7. |
Electric Power Service Conditions |
| |
The current capacity of the Twilight substation,
power distribution and electric service structures are adequate
to serve the commercial and industrial areas within the
district under the Canby Utility Board (City owned) 57 Kv
power system. However, if high power loads in excess of
current capabilities are required in the industrial area,
substantial upgrades and investments are necessary, including
the upgrade of the power system to a 115 Kv power system. |
| 8. |
Storm Drainage Collector System
Conditions |
| |
There is no storm drainage system in the industrial area.
The industrial area requires an elaborate and costly system
due to federal and state laws and regulations and the
area subsurface soil conditions, which prohibit the traditional
dry well collection and disposal system.
At this time, the storm drainage collection system is
adequate in the commercial areas, although replacements
and upgrades are a constant endeavor.
|
| 9. |
Conditions – Environmental
and Geo-technical |
| |
No special conditions are noted at this
time. |
| 10. |
Conditions – Public Facilities |
| |
Canby’s Police Station, City Hall,
Public Library, and Municipal Court all are located within
the urban renewal area. They are an important source of
public usage for the urban renewal area, and they are crucial
to the viability of the downtown section of the renewal
area . The newest of the facilities, the Public Library,
is 25 years old. All these municipal facilities are in need
of modernization, expansion, and major repairs. |
| 11. |
Building Conditions |
| |
A survey of exterior building conditions in the Canby
Area were conducted in July, 1999. A total of 401
buildings were counted in the project area. Building conditions
were graded on the following scale:
Condition "A" New, near new or well maintained
older buildings.
Condition "B" Buildings needing rehabilitation
and improved maintenance. Without a detailed interior
inspection and "cost work-up", the feasibility
of buildings graded "B" being rehabilitated
to comply with current building codes appears to be physically
possible but economically questionable.
Condition "C" Buildings in poor condition,
and which may be difficult or impossible to rehabilitate
economically.
Table 3 presents the information from the building conditions
surveys:
|
|
TABLE
3 |
|
Canby Urban Renewal Area –
Building Conditions |
|
Total number of buildings in area |
401 |
|
Buildings in C Condition |
15 |
|
Percentage in C condition |
3.74% |
The condition of buildings in the area is generally good to average.
IIB - Social and Economic Condition
The area includes Canby’s traditional downtown core. There
are few vacancies in the downtown core area, but aside from a
supermarket expansion, there is little sign of new investment,
or a thriving business environment. This condition indicates static,
or declining property values in the downtown core area. This indicator
is further confirmed by the low ratio of improvement to land values
in the area.
The overall value of land to improvements in the Renewal Area
is very low for an area that includes much of the city’s
commercial core. Based on preliminary true cash values for the
1999 tax year, land represents approximately $27.789 million in
value, while improvements represent approximately $59.321 million.
(Note: the frozen base values for the area will be based
on assessed values, which are not available at this time.)
The ratio of improvement to land value is only 2.13 to 1. Mature
urban areas, especially those containing the community's commercial
core, are expected to exhibit improvement to value ratios in the
4:1 or 5:1 range. It has been noted that the Renewal Area contains
a high percentage of land acreage either vacant, or under-developed.
The very low improvement to value ratio emphasizes the validity
of statement. The low level of improvement values in the area
means that the tax revenues produced by the area are well below
their potential, and the area therefore is not carrying its proper
share of the local tax burden.
IIC - Total Assessed Value in Area - Compliance with 25%
Requirement
ORS 457.420(2)(a)(A) provides that the assessed value of an urban
renewal area, when added to the total assessed values previously
certified by the assessor for all other urban renewal areas, may
not exceed 25% of the total assessed value of the municipality,
exclusive of any increased assessed value for other urban renewal
areas. It is ssumed that the 1999-200 year will become the year
for frozen base values for the Canby Urban Renewal Area. Assessed
Value data for the 1999-200 year is not yet available. However,
preliminary data on 1999-2000 real market values indicates
that the Assessed Value for the area will be approximately $66,204,000.
That estimate of AV is used in Table 4 below.
|
TABLE
4 |
|
Certified Assessed Values in Canby |
| |
Base
AV |
|
Canby Renewal Area (estimate) |
$66,204,000 |
| Total
Assessed Value, City of Canby (est.**) |
$572,813,714 |
| Percent
of Canby AV in Renewal Areas |
11.56% |
** Estimate based on 7% increase over 1998-99 AV of $535,339,920.
The values within the proposed Canby Renewal Area boundary are
well within the 25% limit.
SECTION III. The Expected Impact, Including
Fiscal Impact of the Plan, in Light of Added Services or Increased
Population
Attracting the new development, and serving the increased daytime
and residential population initially will create needs for new
streets, curbs and sidewalks, public parking, and improvements
to the area’s drainage and sanitary sewer systems. As the
area reaches latter stages of build out, it is likely that there
will be needs for improved public safety facilities, and other
community facilities.
Urban renewal activities shown in Section 600 of the Canby Urban
Renewal Plan are intended to allow use of tax increment funds
to address the impacts described above. The estimated cost of
carrying out the Canby Urban Renewal Plan is largely driven by
anticipated expenditures to address the infrastructure and service
needs of the project area. It is more difficult to quantify the
positive fiscal and service impacts expected from the improvements
made to transform the Canby area to a new employment and center,
but they are real nevertheless. Reduced automobile usage, increased
use of alternative means of transportation, improved public and
pedestrian safety, and better public facilities all represent
positive fiscal and service benefits of the project.
Carrying out the Renewal Plan will require the use of tax increment
revenues. With the passage of Ballot Measure 50, the basic fiscal
impacts of utilizing tax increment financing have changed. Use
of tax increment financing may result in some "foregone"
property tax revenues by other taxing bodies. While some property
taxes will be foregone during the life of the Plan, it is anticipated
that new property values created by urban renewal activities will
result in an early payback of these foregone revenues. Further,
given the current conditions within the Canby area, it seems reasonable
to assume that the increases in property values either would not
materialize, or would be much lower if the urban renewal activities
were not carried out.
The tax impacts of carrying out the Canby Urban Renewal Plan,
and the new property values expected in the project area addressed
in the Financial sections of this Report.
SECTION IV. Reasons for Selection of Each Urban
Renewal Area in the Plan
Conditions exist within the Canby Urban Renewal Area which
meet the definitions of blight in ORS 457.010. . These conditions
and deficiencies are described in Sections II a., and II b of
this Report, and are summarized below
Major parts of the area lack streets, curbs, and sidewalks
Major parts of the area lack water and sewer services
Major parts of the area lack a storm drainage system
A significant portion of the renewal area is unimproved land,
and therefore unproductive for purposes of providing revenues
for needed city services.
Parks, open space, and public facilities in the area are inadequate
for current and projected needs.
SECTION V. The Relationship Between Each Project
Activity to be Undertaken Under the Plan and the Existing Conditions
All project activities described in Section 600 of the Plan
are intended to correct the deficiencies described in Section
II a and II b of this Report and summarized in Section IV of this
Report.
A comparison of Plan activities in Section 600 with the deficiencies
noted in Section II of this Report shows that there is a direct
relationship between each project activity authorized in the Plan,
and treatment of the existing conditions in the Canby Urban Renewal
Area.
SECTION VI. The estimated Total Cost of Each
Project and the Sources of moneys to Pay Such Costs
The estimated costs of project activities are shown on Table
5, beginning on the following page. The total cost of projects
in 1999 dollars is estimated at $51,149,000.
|
TABLE 5 - ESTIMATED COST OF PROJECTS (1999 Dollars) |
|
Streets and Circulation Projects |
|
|
North West and North East First Avenue |
|
|
(North Ivy to North Elm& UP parking
lot) |
$338,000 |
|
North West and North East Second
Avenue |
|
|
(North Ivy to North Elm) |
$248,000 |
|
North West and North East Third Avenue |
|
|
(North Ivy to North Elm) |
$248,000 |
|
North West and North East Fourth
Avenue |
|
|
(North Ivy to North Elm) |
$248,000 |
|
North Ivy Street |
|
|
(North First to North Fourth) |
$165,000 |
|
North Holly Street |
|
|
(North First to North Fourth) |
$165,000 |
|
North Grant Street |
|
|
(North First to North Fourth) |
$165,000 |
|
South West First Avenue |
|
|
(Old Pacific to 99E) |
$80,000 |
|
South West and South East Second
Avenue |
|
|
(South Birch to South Locust) |
$759,000 |
|
South West Fourth Avenue |
|
|
(Old Pacific to South Elm) |
$165,000 |
| |
|
|
Industrial Street Projects |
|
|
Sequoia Parkway |
|
|
(Logging Road Industrial Park - Phase
II) |
$2,288,000 |
|
Sequoia Parkway |
|
|
(Logging Road Industrial Park - Phase
III) |
$2,500,000 |
|
South East Fourth Avenue |
|
|
(End to Mulino Road) |
$1,250,000 |
|
Industrial Park Collectors |
|
|
( In Industrial Area Master Plan) |
$4,056,000 |
|
Township Road |
|
|
(S. Redwood to S. Mulino) |
$804,000 |
|
South Berg Parkway |
|
|
(99E to Thirteenth) |
$935,000 |
|
Highway 99E Access Improvements |
$50,000 |
|
North Berg Parkway |
|
|
(99E to Third) |
$5,065,000 |
|
Industrial Utilities Improvements |
|
|
Sanitary Sewer Lift Stations |
$180,000 |
|
Storm Drainage Collection and Disposal
System |
$1,600,000 |
|
TABLE 6 (CONTINUED) |
|
Water Main Upgrades for high volume
water users |
$1,200,000 |
|
Water Plant and Storage Facilities
for high volume water users |
$1,100,000 |
|
115 KV Power Upgrade for high capacity
power users |
$4,000,000 |
|
Twilight Substation Upgrade for high
load power needs |
$2,000,000 |
|
Parks, Pedestrian and Bike Corridors
and Other Amenities |
|
|
Canby Regional Park |
$500,000 |
|
Wait Park |
$150,000 |
|
Logging Road Industrial Area Parks |
$150,000 |
|
Logging Road Industrial Area Pedestrian
and Bike Access |
$350,000 |
|
Canby Community Park |
$350,000 |
|
Gateways to City and Corridors |
$250,000 |
|
Commercial Area Underground Utilities |
$2,000,000 |
|
Pedestrian Connection Corridor across
99E |
$600,000 |
|
Public Buildings, Complexes and Parking
Facilities |
|
|
Public Safety Building |
$1,440,000 |
|
Town Hall/Community Center |
$3,600,000 |
|
Canby Telecommunity Center |
$840,000 |
|
City Hall Complex |
$1,960,000 |
|
School/City/Community Joint Use Facility |
$2,000,000 |
|
Municipal and Private Parking Facilities |
$400,000 |
|
Fire Protection and Emergency Response
Improvements |
|
Urban Renewal District Fire Protection |
$2,750,000 |
|
Rehabilitation and Preservation |
|
|
Urban Renewal Revolving Loan Program |
$750,000 |
|
Urban Renewal Matching Grant Program |
$750,000 |
|
Plan Administration |
|
|
Plan Administration |
$2,700,000 |
|
Total |
$51,149,000 |
Footnote:
(1) The Urban Renewal District Fire Protection
project estimates cost of $2,750,000 is the Present Value of
the estimated revenues "foregone" by the Canby Fire
district No. 62, at a discount rate of 5 percent per year over
the estimated urban renewal district term of twenty years.
(2) The School/City/Community Joint Use Facilities
project contemplates the inclusion of Clackamas Community College
in the facility.
SECTION VII. The Anticipated
Completion Date for Each Project
The schedule of each urban renewal project is shown on Table
7. Project activities are anticipated to be undertaken starting
in Fiscal Year (FY) 2000/01 and ending in FY 2021-22.
SECTION VIII. The Estimated Amount of
Money Required in the Urban Renewal Area Under ORS 457.420 to
457.460 (Tax Increment Financing of Urban Renewal Indebtedness)
and the Anticipated Year in which Indebtedness Will be Retired
or Otherwise Provided for Under ORS 457.420 to 457.460
Revenues are obtained from anticipated urban renewal bond proceeds
and the proceeds of short term urban renewal notes. The capacity
for urban renewal bonds is based on projections of urban renewal
revenue, which in turn are based on projections of development
within the Area.
Total estimated principal costs (i.e., exclusive of debt service)
over the life of the plan total $51,149,000. As shown on table
7, revenue is sufficient to cover project expenditures.
It is anticipated that the maximum indebtedness under the Plan
will be $51,149,000, reflecting project activities, district management,
and reserve requirements. No additional indebtedness would be
incurred under the Plan when either the maximum indebtedness amount
is reached, or the urban renewal area no longer has indebtedness
or any plan to incur indebtedness within the next year, whichever
occurs first. District indebtedness is anticipated to be retired
or provided for by the end of FY 2021-2022.
SECTION IX. Financial Analysis
of the Plan with Sufficient Information to Determine Feasibility
Table 6 demonstrates that projected tax increment proceeds are
sufficient to cover projected expenditures and that the Plan is
financially feasible.
Table 6 also demonstrates that projected urban renewal taxes
are sufficient to support the bonded indebtedness necessary to
provide project revenues. Additional revenue may be provided by
short-term urban renewal notes, repaid on an annual basis from
the ending fund balances.
Select Here for Table 6
SECTION X. A Fiscal Impact Statement that Estimates
the Impact of the Tax Increment Financing, both Until and After
the Indebtedness is Repaid, Upon All Entities Levying Taxes Upon
Property in the Urban Renewal Area
The amendments to the Oregon Constitution passed by voters in
May 1997 resulted in a shift in Oregon’s property tax system.
The tax bases and most continuing levies of taxing districts were
reduced and then converted to "permanent rates." These
rates were sufficient to raise, in Fiscal Year (FY) 1997/98, the
amount of revenue that each taxing district was authorized to
levy.
In FY 1998/99 and subsequent years, the maximum revenues of each
taxing district with a permanent rate will be determined by applying
the permanent rate to the assessed value within the taxing district.
Under this system of taxation, the fiscal impacts of urban renewal
consist primarily of tax revenues foregone by taxing districts.
To a lesser extent, impacts in terms of increased tax rates to
tax payers will result from any levy other than permanent rates.
For example, if voters approve a local option levy or exempt bond
levy, the tax rate necessary to raise the amount approved may
be higher as a result of the existence of the Plan.
Table 7 projects the amount of tax revenue that will be foregone
by each district over a 22 year period. By the end of FY 2022,
sufficient urban renewal tax revenue is projected to be collected
to retire all outstanding bonded indebtedness necessary to finance
the plan. Urban renewal taxes would therefore be projected to
cease after FY 2022. The foregone revenues shown here are likely
overstated, for they assume that all values in the renewal area
would appear even without the improvements resulting from urban
renewal investments. Other reasonable scenarios could be constructed
showing lower levels of development and value occurring if no
renewal actions were taken. These scenarios would of course show
less revenue foregone. The permanent rates for the taxing bodies
are based on FY 1998/98 rates. No other adjustments were made
since many of them require voter approval or will not exist for
a significant duration of the plan.
Because of the increased assessed value that is projected to
occur within the Area as a result of urban renewal through FY
2021-22, even with no growth in the Area’s assessed
value after 2021-22, the taxing districts are projected to recoup
all foregone revenues within eight years from the cessation of
urban renewal tax collection, or by FY 2029-30. Applying even
a modest growth to values produced in the renewal area during
the life of the plan would shorten that payback period. The number
of years required to recoup foregone revenues may fluctuate, dependent
upon the year of cessation.
|
CANBY
URBAN RENEWAL PLAN |
|
TABLE 7 |
POTENTIAL
REVENUE IMPACTS ON TAX BODIES |
| Year |
Assumed
new values in Urban Renewal
Area |
County
taxes foregone
on new values |
City
taxes foregone on new value |
Port
taxes foregone on new values |
FD 62 tax foregone
on new values |
Vector tax foregone
on new values |
Canby
SD
foregone
on new values |
CCC
tax foregone
on new values |
ESD
tax foregone
on new values |
| 1999-00 |
$0 |
$0 |
$0 |
$0 |
$0 |
$0 |
$0 |
$0 |
$0 |
| 2000-01 |
$15,995,148 |
$38,441 |
$55,801 |
$1,120 |
$24,716 |
$104 |
$73,202 |
$8,928 |
$5,897 |
| 2001-02 |
$18,961,123 |
$45,569 |
$66,148 |
$1,327 |
$29,299 |
$123 |
$86,776 |
$10,584 |
$6,991 |
| 2002-03 |
$22,016,076 |
$52,911 |
$76,805 |
$1,541 |
$34,019 |
$143 |
$100,757 |
$12,289 |
$8,117 |
| 2003-04 |
$35,313,397 |
$84,869 |
$123,194 |
$2,472 |
$54,566 |
$230 |
$161,612 |
$19,712 |
$13,020 |
| 2004-05 |
$48,141,429 |
$115,698 |
$167,946 |
$3,370 |
$74,388 |
$313 |
$220,319 |
$26,873 |
$17,750 |
| 2005-06 |
$61,772,015 |
$148,457 |
$215,498 |
$4,324 |
$95,450 |
$402 |
$282,700 |
$34,481 |
$22,775 |
| 2006-07 |
$76,248,029 |
$183,247 |
$265,999 |
$5,337 |
$117,818 |
$496 |
$348,949 |
$42,562 |
$28,113 |
| 2007-08 |
$91,614,476 |
$220,177 |
$319,606 |
$6,413 |
$141,563 |
$595 |
$419,274 |
$51,139 |
$33,778 |
| 2008-09 |
$107,918,596 |
$259,361 |
$376,485 |
$7,554 |
$166,756 |
$701 |
$493,889 |
$60,240 |
$39,790 |
| 2009-10 |
$125,209,970 |
$300,917 |
$436,808 |
$8,765 |
$193,474 |
$814 |
$573,023 |
$69,892 |
$46,165 |
| 2010-11 |
$143,540,632 |
$344,971 |
$500,756 |
$10,048 |
$221,799 |
$933 |
$656,914 |
$80,124 |
$52,923 |
| 2011-12 |
$162,965,185 |
$391,654 |
$568,520 |
$11,408 |
$251,814 |
$1,059 |
$745,810 |
$90,967 |
$60,085 |
| 2012-13 |
$183,540,924 |
$441,104 |
$640,301 |
$12,848 |
$283,607 |
$1,193 |
$839,975 |
$102,453 |
$67,672 |
| 2013-14 |
$205,327,965 |
$493,465 |
$716,307 |
$14,373 |
$317,273 |
$1,335 |
$939,683 |
$114,614 |
$75,704 |
| 2014-15 |
$228,389,379 |
$548,888 |
$796,759 |
$15,987 |
$352,907 |
$1,485 |
$1,045,224 |
$127,487 |
$84,207 |
| 2015-16 |
$252,791,330 |
$607,533 |
$881,888 |
$17,695 |
$390,613 |
$1,643 |
$1,156,900 |
$141,108 |
$93,204 |
| 2016-17 |
$278,603,226 |
$669,567 |
$971,935 |
$19,502 |
$430,498 |
$1,811 |
$1,275,028 |
$155,516 |
$102,721 |
| 2017-18 |
$305,897,871 |
$735,164 |
$1,067,155 |
$21,413 |
$472,673 |
$1,988 |
$1,399,942 |
$170,752 |
$112,785 |
| 2018-19 |
$334,751,625 |
$804,509 |
$1,167,815 |
$23,433 |
$517,258 |
$2,176 |
$1,531,991 |
$186,858 |
$123,423 |
| 2019-20 |
$365,244,573 |
$877,792 |
$1,274,192 |
$25,567 |
$564,376 |
$2,374 |
$1,671,542 |
$203,880 |
$134,666 |
| 2020-21 |
$378,688,030 |
$910,101 |
$1,321,091 |
$26,508 |
$585,149 |
$2,461 |
$1,733,066 |
$211,384 |
$139,622 |
| 2021-22 |
$412,152,233 |
$990,525 |
$1,437,834 |
$28,851 |
$636,858 |
$2,679 |
$1,886,215 |
$230,063 |
$151,961 |
SECTION XI. Relocation Report
An Analysis of Existing Residences or Business Required to Relocate
There is no property currently identified for acquisition in the
Canby Urban Renewal Plan.
A Description of the Relocation Methods to by Use
The Renewal Agency will provide assistance to persons or businesses
displaced in finding replacement facilities. All persons or businesses
to 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
of ORS 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 dwellings will assure that they
will have available to them decent, safe and sanitary dwellings
at costs or rents within their financial reach. Payment for moving
expense will be made to businesses displaced.
An Enumeration by Cost Range, of Housing Units to be Removed
or Altered
There are no housing units currently identified for acquisition
or removal in the Canby Urban Renewal Plan.
An Enumeration by Cost Range, of New Housing Units to be Added
There are no new housing units currently identified as being added
to the project area
Appendix
A
Assumptions made in revenue projections for the Report
| The frozen base
of assessed values for the plan is be established as of the
1999-2000 tax year. The estimated assessed value of the base
is estimated at $66,204,000. That is based on a conversion
of a preliminary real market value for the area, as of July,
1999. Actual assessed values for the 1999-2000 tax year are
not known at the time this report is prepared. |
| 1. |
The estimated annual rate of
growth in existing property values in the area is 2.75% . |
| 2. |
New construction within the
EID portion of the renewal plan is estimated at only $500,000
annually, since this area of the project .is largely built
out. |
| 3. |
A 160,000 s.f. Fred Meyer store,
and 70,000 s.f. of satellite retail space will appear on the
tax rolls in the year 2000-01, with an assessed value of $14
million |
| 4. |
A second phase retail development
of 14 acres will add $11.2 million in value in 2003-04 |
| 5. |
New values in the Industrial
area of the project will begin appearing on the tax roll in
2004-05. |
| 6. |
No absorption or market study
is available for the Industrial area, therefore the new construction
values added in the Industrial area are estimated using the
following assumptions: |
| |
* The typical building type
in the Industrial area will be a flex-space product. |
| |
* Land and buildings in the
Industrial area will be valued at $60 per square foot, in
1999 dollars |
| |
* Average building coverage
will be 30% per acre |
| |
* Land will be absorbed at
12.5 acres annually until the 286 acres in the plan area is
exhausted |
| 7. |
It is assumed that the City
of Canby will annex all land in the renewal area currently
outside Canby’s corporate limits, and that the annexations
will be done in a manner which allows full development of
the industrial land within plan boundaries. |
| 8. |
It is assumed that a short
and longer range renewal area investment strategy will be
formulated, and that timely and sufficient public and private
investments will be made to provide the infrastructure needed
to open the Industrial Area for development. |
| 9. |
It is assumed that the Renewal
Agency will utilize LID’s, System Development Charges,
and other funding sources to complete or accelerate the funding
for project activities. |
|
Report
on the Canby Urban
Renewal Plan Acknowledgements |
The Report on the Canby
Urban Renewal Plan was prepared with the participation, assistance
and guidance of the Canby Urban Renewal Task Force, and City of
Canby staff. The work, time, and experience of the Task Force
membership, and City staff was of great service and value to the
City of Canby. The Urban Renewal Task Force members, listed in
alphabetical order, are:
Dirk Borges (General Manager, Canby
Utility Board)
Shawn Carroll (Citizen)
Randy Carson (Citizen)
Joe Diggers (Member, Canby School District Board)
Kathy Henderson (Executive Director, Greater Canby Chamber of
Commerce)
Vern Keller (Member, Canby Planning Commission)
Ted Kunze (Fire Chief, Canby Fire District No. 62)
Harry Lee Kwai (Citizen)
Craig Lewelling (Property Owner within Industrial Park Property
Owners)
Carol Meeuwsen (Citizen)
Georgia Newton (Member, Canby Utility Board)
Ken Palke (Program Manager, Canby Business Revitalization Group)
Jerry Pineau (Community Development
Director)
Joyce Peters (Office Specialist) |
