HomeMy WebLinkAbout2011-0214 Study Session PACKET
CITY OF
ASHLAND
CITY COUNCIL STUDY SESSION
AGENDA
Monday, February 14, 2010 at 5:30 p.m.
Siskiyou Room, 51 Winburn Way
5:30 p.m. Study Session
1. Look Ahead Review
2. Does Council have feedback about the Preliminary Infrastructure Financing Plan
and Urban Renewal Feasibility Study? [60 Minutes]
3. Does the proposed budget for Mayor and Council for Fiscal Year 2012 meet the
needs of the Mayor and Council? [10 Minutes]
In compliance with the Americans wilh Disabilities Act, if you need special assistance to participate in this
meeting, please contact the City Administrator's office at (541) 488-6002 (TTY phone number 1-800-735-
2900). Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to
ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title I).
COIINCII. MI.I.TI,\!(;S ARE BROADCAST I.IVI: ON CII1\1'':NI:I. ')
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CITY OF
ASHLAND
Council Communication
Preliminary Infrastructure and Urban Renewal Feasibility Study
Meeting Date: February 14,2011 Primary Staff Contact: Bill Molnar
Department: Community Development E-Mail: molnarb@ashland.or.us
Secondary Dept.: None Secondary Contact: . Maria Harris
Approval: Martha Bennet Estimated Time: I hour
Question:
Does the Council have feedback about the Preliminary Infrastructure Financing Plan and Urban
Renewal Feasibility Study?
Staff Recommendation:
This is presented as a discussion item.
Background:
The Economy section of the 2011-2012 City Council Goals includes the following goal: "Complete
the feasibility study for urban renewal and tax increment financing as a method of funding
infrastructure, public facilities, and economic development programs for the Croman Mill District, the
railroad district, and the downtown." The 2010-2011 City Council Goals included a similar goal
regarding an implementation strategy for funding infrastructure for economic development projects.
Additionally, the Croman Mill Site Redevelopment Plan includes "Identity the feasibility of creating
an Urban Renewal District and Urban Renewal Plan" as a next step which is needed to implement the
redevelopment plan.
The Council received an update on tax increment financing and urban renewal as a potential tool to
address funding infrastructure and public facilities for economic development at the September 21,
2010 meeting. The first step in considering tax increment financing is to determine the eligibility and
financial feasibility of an area for urban renewal. In December 20 I 0, Tashman Johnson LLC was
selected as the outside consultant to prepare the Preliminary Infrastructure Financing Plan and Urban
Renewal Feasibility Study (feasibility study). The project work is scheduled for completion at the end
of May 2011, but the time line is partially dependent on availability of Council meeting time.
The consultant team will be at the February 14 study session for the "kick-off' meeting for the
feasibility study. The purpose of the kick-off meeting is to:
. Discuss how the feasibility study fits within the Council's goals.
. Present and discuss the overall scope and anticipated outcomes of the feasibility study,
including how the Council, stakeholders and the public will participate.
. Review the concept of urban renewal and tax increment financing.
. Present and discuss the economic and real estate market assessments that will underlay the
feasibility study.
. Respond to specific questions, concerns and comments of the Council.
Page) of3
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CITY OF
ASHLAND
A general outline of the project tasks is below. In addition to the February 14 Council study session
and Feb 15 stakeholder meetings, one to two updates to the Council and stakeholders are included
during the development of the project work. Additionally, one to two Council meetings near project
completion are included to obtain feedback for preparation of the final study and when the Council
considers final adoption of the study.
. Review Relevant City Documents
Review relevant documents related to the opportunity areas, such as the Croman Mill District
Redevelopment Plan, Railroad Property Master Plan, Downtown Phase 11 Report, Economic
Opportunity Analysis, Economic Development Vision and Strategies, and the Council Vision,
Values and Goals.
. Real Estate Market Assessment of Three Opportunity Areas
Analyze development trends, analyze near- and mid-term development opportunities and
prepare a range of development projections.
. Projection of Tax Increment Revenues and Borrowing Capacity
Determine assessed values based on market values, and project tax increment revenues over
time. Estimate the short- and long-term borrowing capacity of these revenues using market
financing terms.
. Compile Study Area Infrastructure and Public Facility Needs
Work with staff to compile a list of required infrastructure (e.g. transportation, water, sanitary
sewer, storm water, and electric) and public facility needs (e.g. open space and public parking
facilities), and develop conceptual cost estimates. Project phasing of anticipated infrastructure
improvements based on limits on time, capacity and funding.
. List and Evaluate Financing Alternatives
Prepare a draft list of financing alternatives, and analyze each in terms of revenue capacity,
timing, ability to spread costs over time and impacts on financial feasibility of private
development, considering City's policies about public/private development partnerships.
. Produce Preliminary Infrastructure Financing Plan
Compile previous work products in the form of a revenue and expenditure projection for the
build out of the study areas.
. Analyze Remaining ORS Requirements
Analyze study areas for conformance with the statutory definition of "blighted areas",
conformance with statutory limits on amount ofland and assessed value in a municipality that
can be placed in an urban renewal area, and general level analysis of impacts of tax increment
financing on overlapping taxing districts.
. Financing Plan and Urban Renewal Feasibility Study
Prepare draft report including conclusions and options as how to proceed.
Page 2 of3
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CITY OF
ASHLAND
Related City Policies:
2011-2012 City Council Goals
2008 Croman Mill Site Redevelopment Plan
Council Options:
This is an informational item, and no action is requested.
Attachments:
Potential Urban Renewal Areas Map
Urban Renewal Frequently Asked Questions
,
Page 3 of3
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Urban Renewal
Frequently Asked Questions
CITY OF
ASHLAND
What is urban renewal?
The purpose of urban renewal is to finance a series of projects designed to faci)itate the revitalization of poorly
developed or underdeveloped areas. These areas can have deteriorated buildings and bad streets and utilities, or the
areas can lack streets and utilities altogether.
Urban renewal provides three types of authority that are not otherwise available to loca) governments.
. It allows for the use of tax increment financing to finance improvement projects.
. It allows for special powers to buy and assemble sites for development or redevelopment, if that is desired.
. It allows for special flexibility in working with private parties to complete development projects.
How does urban renewal funding work?
Urban renewal is unique in that it can be financed using tax increment financing. The tax increment is the funding
derived from the increase in taxable property values over time within an urban renewal area. The assessed value of an
urban renewal area at the time an urban renewal plan is adopted is called the frozen base. Growth above the base is
called the increment. As property values increase within the district because of new investment and appreciation of
existing property, the resulting increase in property taxes (the 'tax increment') is captured and used to pay off bonds.
As part of the urban renewal plan, a municipality identifies a boundary around an urban renewal area, identifies specific
improvements to be carried out in the urban renewal area and over time issues bonds to pay for those improvements.
When the urban renewal area expires and the urban renewal bonds are fully retired, the "tax increment" is restored to
the regular tax rolls, and the taxing jurisdictions benefit from the increased valuations that urban renewal helps to
create.
ORS Chapter 457, the State's urban renewal law, authorizes the use of tax increment financing to fund projects and
activities as defined in an urban renewal plan. For local government to use urban renewal, it must establish an urban
renewal agency and it must adopt an urban renewal plan.
How can urban renewal funds be spent?
Urban renewal funds can be spent on capital projects which he)p alleviate the deteriorated conditions within an urban
renewal area. Urban renewal funds cannot be used for operations or TJ:laintenance. ElibTible expenditures include:
. Pennanent public improvements such as transportation facilities, utilities, lighting, trees, parks, plazas.
. Financial and technical assistance for private reinvestment including fa~ade improvement grants, home repairs
and improvements, and commercial rehabilitation incentives.
. Funding partnerships for new housing and mixed use developments and acquisition (typically for key
redevelopment sites or pub)ic projects).
. Planning of capital projects and general administrative costs re)ated to the activities of the urban renewal
agency.
What is an urban renewal agency?
Urban renewal agencies are created by state law (ORS Chapter 457), bu) are specifically activated by the City Council.
The agencies are separate legal bodies from the City Council, but in most cases the urban renewal agency board is
composed of members of the Ci)y Council.
9/15/2010
Page 1
What are urban renewal plans?
To do urban renewal projects with tax increment financing, the projects must be authorized in an urban renewal plan.
The plan applies to a specific geographic area of the city, which is called the urban renewal area. In adopting the plan,
the City Council must find the area is eligible for urban renewal because of existing "blight", which is defined as
conditions such as deteriorated buildings and lack of adequate infrastructure. Although not a specific requirement by
law, most urban renewal plans include a duration (sunset) clause. Most urban renewal plans have a 20 to 25 year
duration, after which the plan is deemed completed and terminated.
What are the criteria for creating an urban renewal area?
. For cities with a population le~'s than 50,000, the total amount ofland within the city's existing and proposed
urban renewal areas constitutes no more than 25% of the total land area in the city's.
. For cities with a popu)ation less than 50,000, the total amount of assessed values within the city's existing and
proposed urban renewal areas constitutes no more than 25% of the city's total assessed value.
. The area in question meets the statutory definition of "blight". State urban renewal law makes it clear that
"blight" can refer to a host of conditions, including lack of infrastructure, age and physical condition of
buildings, under-uti)ization of property (frequently evaluated in terms of low improvement-to-Iand value ratios),
and other factors.
. Carrying out the urban renewal plan is economically sound and feasib)e.
How is an urban renewal plan adopted?
First, the City Councilor urban renewal agency decides that it wants to consider an area for a possible plan. This
decision is usually in response to interest in the community in revitalizing the area.
Then the e)igibility and feasibility of the area as an urban renewal area is studied. The preparation of an urban renewal
p)an requires a determination of whether or not the plan is financially feasib)e, and addresses whether the revenues will
be sufficient to cover costs. The financial feasibility of an urban renewal plan is based on an ana)ysis of the plans' cash
flow (tax increment revenue) over the duration of the plan. This "feasibility study" includes information about property
values, development conditions, availability and condition of streets and utilities, and other key factors.
If the area is found e)igib)e by the City Council and it wishes to proceed with urban renewa), an urban renewal plan and
report is prepared. The urban renewal plan addresses the criteria for fonnation of an urban renewal area, the plan's
fiscal impact on affected taxing districts and other requirements of ORS Chapter 457, the State's urban renewa) law.
The urban renewal plan establishes the area boundary, maximum indebtedness, guiding principles, demonstration of
compliance with relevant Comprehensive Plan policies and goals, and a list of eligible improvements.
An urban renewal plan must be presented to the Planning Commission for its recommendations and then must be
adopted by the City Council after a public hearing is held. Notice of the pub)ic hearing must be sent to each individual
household in the city.
What is maximum indebtedness?
Maximum indebtedness is the maximum amount of urban renewal debt that can be issued over the life of an urban
renewal area.
Can an urban renewal area be amended after its formation? If so, what is the process?
Urban renewa) p)ans must provide a description of the possible types of future amendments that are "substan)ial" and
will therefore require the same noticing, hearing, and approval procedure as the original plan. The state statutes offer
some guidance as to amendments that are required to be defined as "substantial": those that increase the size of the
urban renewal area by more than 1 %, and those that increase maximum indebtedness by any amount. It is typical for
9f1512010
Page 2
municipalities to define lesser amendments for Council approval or other administrative approvals with specified
approval processes.
Can the City condemn property in an Urhan Renewal Area?
Under recent state legislation, municipalities cannot condemn property for private development. So, for instance, if the
urban renewal agency seeks to acquire some or all of a piece of property for what will ultimately be a private use, it can
only acquire the affected properties from willing sellers.
Will urhan renewal increase people's property taxes?
State laws about the vaJue of property for tax purposes (the "assessed value") are the same regardless of whether or not
the property is in an urban renewal area. Specifically, state Jaw limits the growth in the assessed vaJue to 3% per year,
unless a property owner constructs a major redevelopment or remodel/reuse of the property. Even if real market values
increase more aggressively due to the beneficial impacts of urban renewal, the assessed value will not increase by more
than 3%. In many cities, taxable property has a real market value substantially higher than the assessed value, and
urban renewal does not impact on the property taxes for these properties.
Does urban renewal have a financial impact on taxing jurisdictions?
During the time that the urban renewal plan is in effect, the city, county and other taxing entities will receive the same
funding as they are currentJy collecting in the area. Any increase over current tax revenue will be set aside to directly
pay for projects in the urban renewal area. After the urban renewaJ area is closed out, the expectation is that taxing
jurisdictions will see more revenues due to the success of the urban renewal area in generating more private investment
than would have taken place if the urban renewal area had not been formed in the first place; and the public entities will
have additional assets paid in part by the urban renewal area. The city is obligated to consult with affected taxing
jurisdictions in the feasibility anaJysis and in the formation of an urban renewal area. It is aJso required to send a notice
citywide regarding the proposal to form the urban renewal area.
Will urban renewal have a financial impact on the school district?
As a genera) ruJe, school disJricts are not impacted the same way that the cities and counties are by urban renewal
areas. The State of Oregon manages the State School Fund (SSF) for all K-12 public schools in the state and allocates
monies to districts based on a per pupil basis, not on the collection rate. An urban renewal area would collect tax
increment revenues off the school district's permanent rate, and couJd have a marginal impact on statewide funds.
However, the school district's annual budget is not directly impacted.
Sources:
July 14, 2010 Memorandum from Don Burt to City of Central Point City Council
Urban Renewal Frequently Asked Questions, City of Hillsboro, Oregon
"An Overview of Urban Renewal", by Tashman Johnson LLC, October 2000
9/1512010
Page 3
CITY OF
ASHLAND
Council Communication
Meeting Date:
Department:
Secondary Dept.:
Approval:
Mayor and Council FY12 Proposed Budget
February 14,2011 Primary Staff Contact: Ann Seltzer
Administration E-Mail: seltzera@ashland.or.us
None Secondary Contact: None
Martha Benne Estimated Time: 10 minutes
Question:
Does the proposed budget for Mayor and Council for Fiscal Year 201 ]-2012 meet the needs of the
Mayor and Council?
Staff Recommendation:
Staff recommends Council reviews the proposed budget and identifies areas of concern and/or
questions prior to staff submittal to the budget process.
Background:
Each year, staff requests that the Council review and approve the Mayor and Council budget prior to
submitting their budget. Past Councils have wanted to discuss topics such as the travel and training
amounts. The proposed FYI2 budget for Mayor and Council is $96,000. The proposed budget is
based on actual expenses from FY09 and FYI 0 and projected year-end estimates for FYII.
The Mayor and Council FY 12 budget is scheduled to be presented to the Budget Committee as a part
of the overall Administration Budget on Monday, April 25.
Proposed FY12 budget
Personal Services:
$42,725.44 ($2,600 salaries and $40,125 for health care benefits)
Personal Services includes salaries and benefits. This represents a reduction of approximately $46,000
from FY] 1. The FYI] budget provided for actual medical benefits for the Mayor and those three
councilors not up for re-election in November 201 0 and provided for full family medical benefits for
the three positions open for election. The FY 12 budget provides for actual medical benefits for the
Mayor and each Councilor as they have been claimed by the current members.
Materials and Services
$56,000
Materials and Services include supplies, advertising, membership dues, travel and training, sister city
related activities, contractual services such as facilitators or trainers and other expenses associated with
Mayor and Council activities. This allows for each Councilor to attend one conference (with overnight
stay) and two additional trainings that are local (no overnight stay).
Page I of2
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CITY OF
ASHLAND
The FY] 2 proposed budget for materials and services of $56,000 is the same as was budgeted for the
current fiscal year. Staff estimates ending the FYII Mayor and Council budget close to 70%. The low
year-end projection is due to changes in benefits amounts between old and new council members. This
is why we propose a lower amount Personal Services amount for next fiscal year.
Related City Policies:
Annual Budget Process
Council Options:
Council should identity areas of concern and/or questions with the proposed FY 12 budget.
Potential Motions:
None, this is a study session item.
Attachments:
FY2011 approved budget.
DRAFT FYI I year-end projections
Page 2 of2
~~,
administration department - mayor and council
Mayor & Council
Significant Budget Changes
The Mayor and City Councilors are elected by the citizens of
Ashland and are responsible for setting city policy. Policies
set the framework for city operations and establish priorities
for all departments. The Mayor and Council budget includes
expenditures directly related to those responsibilities and is
funded through the Central Service Fund.
.
Personal Services increases to accommodate full family
health insurance for three elected positions to be deter-
mined in November 2010.
.
The City Council adopted the following goals in January
of2010.
Generally, every twelve to eighteen months, the City Council
prepares goals for the upcoming year. These goals provide
major policy direction for budget allocations, particularly in
preparing the budget for the upcoming fiscal year.
The Council holds regular meetings and study sessions each
month to conduct the business of the city and to hear from
Ashland citizens. The Council relies on the expertise and
recommendations of appointed Citizen Commissions and
Committees on related policy issues.
The Mayor and Council are funding through Central Service
fees paid by each department.
CENTRAL SERVICE FUf()
ADMINISTRATION DEPARTMENT
MAYOR AND COUNCIL DIVISION
Description 2008 Actual 2009 Actual 2010 Amended 2011 Proposed 2011 Approved 2011 Adopted
Fund# 710
Personal Services
510 Salaries and Wages $ 2,600 $ 2,600 $ 2,600 $ 2,600 $ 2,600 $ 2,600
520 Fringe Benefits 57,911 57,182 66,280 77,950 83,490 83,490
Total Personal Services 60,511 59,782 68,880 80,550 86,090 86,090
Materials and Services
601 Supplies 746 492 1,000 1,000 1,000 1,000
603 Communications 663 654 600 600 600 600
604 Contractual Services 39,513 4,858 19,500 7,500 7,500 7,500
606 Other Purchased ServKoes 39,909 38,176 44,000 44,000 44,000 44,000
608 Commissions 3,138 3,189 2,900 2,900 2,900 2,900
Total Materials and Services 83,969 47,369 68,000 56,000 56,000 56,000
$ 144,480 $ 107,151 $ 136,880 $ 136,550 $ 142,090 $ 142,090
city of ashland 3-7
~
CENTRAL SERVICE FUND
DRAFT ADMINISTRATION DEPARTMENT
MAYOR AND COUNCIL DIVlSJON
2011 6 Month 2011 Year End
2008 Actual 2009 ActuaJ 2010 Actual 2011 Amended Actual Estimate
$ 2,600 $ 2,600 $ 2,600 $ 2,600 $ 2,600
57,911 57,182 68,485 83,490 26,114
60,511 59,782 71,085 86,090 28,714 50,000
l-
LL.
746 492 188 1,000 1,354 <(
663 654 664 600 325 0::
39,513 4,858 18,060 7,500 C
39,909 38,176 46,672 44,000 34,226
3,138 3,189 2,167 2,900 617
83,969 47,369 67,751 56,000 36,522 41,000
$ 144,480 $ 107,151 $ 138,836 $ 142,090 $ 65,236 $ 91,000
2/10/2011,11:40 AM
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