[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6642749,"mediaKeyId","2537829-3cabbdee6fa6d08c90e687c41e998a42","parentId",2537829,"title","Five proposed site‑specific TIF projects would add hundreds of rental units; developers pledge affordability and local hiring","audioSeconds",437,"startMs",4920000,"endMs",5357000,"viewUrl","/Search/View?dp=1&key=2537829-3cabbdee6fa6d08c90e687c41e998a42&start=4920&end=5357","thumbnailUrl","https://assets.pipeline.soar.com/2537829-3cabbdee6fa6d08c90e687c41e998a42/thumbnail_4920000.jpg","articleUrl","/articles/6642749/Bend/Deschutes-County/Oregon/Five-proposed-sitespecific-TIF-projects-would-add-hundreds-of-rental-units-developers-pledge-affordability-and-local-hiring","mediaUrl","https://secure.pipeline.soar.com/6642749-0ff1b74b37d94e588399394b143ec5e8/orig.mp4?Expires=1775669357&Signature=WI60BLTyGca0LwWzfRug0xr7OV6d2MuBDzul0rRH6sm0NWS4jA7~6Cj3W2mA2B7g4rsZU2dh-1e1N00X51XYvjK2wVvbqrGC~NQhwxJVbjVstSbSSHOLvAePLi1gR42KRBuN8UntULrnvFUf50le7pbJg9YZi7sRa3HrroBhVXEy0-yh6TeTB26zI~uu7T6sB3NfyZ1UiBI94jU~A7rhYuMrCuHN7HA5SUV9qiR3sqrqg~KeUmI8LkybfPItb~prnDKzKeEjYiURQTQNFFLgNd4olDAaraSnxQCE~IL21GnWakV-gKkzFgpGR6KKAjolVu2N2qdlWTbczxwyNRi49g__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Bend, OR","date","2025-03-11T08:32:48.497Z","article","At the March 10 work session, staff outlined five site‑specific developments that have applied for tax increment financing assistance and said each already has land‑use or pre‑application review.

Jonathan Taylor summarized the proposals and the affordability and local‑hire commitments developers offered to qualify for enhanced TIF support. He said the city will require development agreements tying rebates to annual certification of those commitments and warned that failure to certify could trigger loss of the rebate or a clawback.

Projects described by staff included:

- Century Project 1 (near Mount Bachelor Drive): staff listed total project cost of about $60 million, an average proposed market rent of $2,400 and a developer commitment to dedicate 20% of units at 90% area median income (AMI) for 30 years, with the reduced‑rent average cited as $1,700. The application said the developer would aim to use 61% local contractors and pursue Energy Star certification.

- Century Project 2 (across the street): described as a roughly $125 million project. Staff said the developer proposes average market rent of $2,400, a 15% set‑aside of units at 90% AMI for 20 years (reduced average rent $1,600), LEED Silver certification and a target of 23% local contractor participation. Staff reported a BURRA recommended investment figure of $33.9 million and projected $117.3 million in local economic activity tied to the project.

- Red Ridge / Bridal Ridge (northwest Bend): presented as a garden‑style apartment proposal with about $53.1 million in project costs for roughly 78 units. Staff said the applicant proposed 20% of units at 85–90% AMI for 30 years, a reduced rent average of about $1,700 and a target of 80% local contractors. Staff reported a BURRA investment estimate of about $14.2 million over 30 years and an estimated $89 million local economic impact.

- Viridian (near North Park Drive and Mount Washington Drive): described as a 69‑unit garden‑style project with average market rent staff listed as $1,700. The developer proposed dedicating 20% of units at 80% AMI for 24 years, a reduced average rent of $1,500 and 51% local contractor participation. Staff said BURRA’s investment projection is about $6.8 million over 30 years and projected $25 million in local economic activity; because the site is currently publicly owned and nontaxed, staff said there would be no immediate tax impact but estimated the project would generate about $2.6 million for schools, parks and fire over the analysis period.

Taylor told the commission that, taken together, the suite of proposed projects would produce a substantial number of units and that about half of the proposed units would be rent‑restricted if developers meet their certification commitments. He repeated that the assistance is structured as an annual rebate of the increment and that developers must certify compliance each year to receive the payment.

Commissioners pressed staff on several implementation points, including how rebates are paid (annual rebates after assessor certification), how the city enforces local‑hire or energy targets (development agreements and clawbacks), and the timeline for construction (staff estimated many projects would begin construction in 2026 and reach certificate of occupancy around 2028 if financing closes).

Why it matters: staff presented per‑project affordability commitments—often 15–20% of units at 80–90% AMI with multi‑decade affordability periods—and local‑hire targets that the city will use in development agreements to secure public benefit from TIF assistance. If council and BURRA approve the site‑specific districts and developers meet commitments, the projects would add market and restricted rental units to Bend’s housing supply.

Next steps: staff said BURRA will consider recommending the site‑specific TIF plans on March 19, the city will open public comment and an online open house on March 20, taxing districts will have 45 days to comment, Planning Commission will review comprehensive plan conformance on April 14, and council hearings and ordinance readings would follow for any district adoption.","mediaType","Video","parentTitle","Planning Commission Meeting - 3/10/2025 - 5:30 PM","oneSentenceSummary","City staff presented five developer proposals that would be eligible for site‑specific TIF assistance if Burra and council approve: two Century area projects, Red/Bridal Ridge, Viridian and a Platform (former Les Schwab) site. Staff described per‑project cost, unit counts, affordability commitments and anticipated local economic impacts.","taxTitle","Bend, Deschutes County, Oregon","taxId",2850,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6642752,"Bend staff explains how tax‑increment financing would be used to spur housing and infrastructure",1425,105000,1530000,"/Search/View?dp=1&key=2537829-3cabbdee6fa6d08c90e687c41e998a42&start=105&end=1530","https://assets.pipeline.soar.com/2537829-3cabbdee6fa6d08c90e687c41e998a42/thumbnail_105000.jpg","/articles/6642752/Bend/Deschutes-County/Oregon/Bend-staff-explains-how-taxincrement-financing-would-be-used-to-spur-housing-and-infrastructure","https://secure.pipeline.soar.com/6642752-fbb7da6bfaef09621123493f0164bd47/orig.mp4?Expires=1775669357&Signature=lNH48mkuqOsxoN6vCgpNRIt5HUzPGW3j8tqiLsJmJ697WnFA5WY37ZVY8HfWutlIZsyw9Ca9r8MzhRNzN0g~EnZ6jEeg4VQ2hDFe-5VHRgvlKvdIf2PkMR5mNGEDvUjat4znES4OJQInVa6SPkHHPfpvK82b3ZD8WGAjqUfvvhQpy976gcfD9hcu83PuHDFcwBOY94EkT2JN~-OAkyuMGjdxbcyMaXXWgkAJ9W609zZqPbmYv24NucKiKw3h6JRGohi3uCtz5keZ-CfNgtAH0MjbehNeT-CDOLbskFfsz-4qxxXmF6Z-eMZBVfdrsvOXOzDYMfoDNnxLKIbCvY5Apw__&Key-Pair-Id=KUT5TJCACFTXG","Jonathan Taylor, the City of Bend’s urban renewal manager, told the Planning Commission on Monday that the city is preparing site‑specific tax increment financing (TIF) plans to help finance housing and infrastructure projects.

“This is a financial mechanism that uses tomorrow’s dollars today to mitigate blight and improve property values, all while contributing to the health, safety, and welfare of the community,” Taylor said, describing how TIF captures growth above a frozen base to pay for redevelopment.

Taylor and Elizabeth Oshal, legal counsel for the Bend Urban Renewal Agency (BURRA), walked commissioners through the key mechanics and limits of TIF under Oregon law. In Oregon, TIF is authorized by Oregon Revised Statutes chapter 457 and relies on a “frozen base” of assessed value; taxes on growth above that base (the increment) are redirected to the urban renewal agency to repay debt or provide developer rebates tied to projects.

City staff said Bend currently has three active urban renewal districts and remains well under the state cap for large jurisdictions. Taylor noted Bend’s population is about 105,000 and that state law limits urban renewal to 15% of total acreage and 15% of assessed value for communities of 50,000 or more; Bend’s current share is about 7.67% of acreage and 3.28% of assessed value in urban renewal areas. He told the commission the city could establish additional small, site‑specific districts without exceeding statutory caps.

Taylor emphasized how the TIF division affects taxing districts: “Is this a tax on residents or is this a new tax? And the answer is absolutely not. The tax rate remains the same. This is not a bond,” he said, clarifying that TIF reallocates growth above the frozen base among overlapping permanent rate levies rather than raising rates or altering voter‑approved bonds and levies.

Staff reviewed common eligible projects—transportation, sewer and water, streetscapes, parks, land purchases and developer incentives—and explained that public facilities included in a plan require approval or input from three of the four major taxing districts. They also described typical plan features: a map and legal description, a maximum indebtedness figure, eligible projects, estimated costs and a financial analysis of taxing‑district impacts.

On process, staff said BURRA is scheduled to consider a resolution initiating consult‑and‑confer on March 19. If BURRA recommends a plan for public review, the city will send the recommended plan and resolution to taxing districts; each taxing district then has 45 days to submit official comments or request presentations. Staff noted a county presentation is planned for April 28 as part of the consult‑and‑confer process. Planning Commission will hold a public hearing on plan conformance to the comprehensive plan; staff said the planning review is a land‑use decision with a 90‑day period for a possible appeal to the Land Use Board of Appeals (LUBA).

Taylor said plans typically run decades (Bend’s existing districts are generally 30 years) and that the city sets maximum indebtedness and debt‑service schedules to ensure the agency can meet obligations well before plan expiration. He also described minor versus substantial plan amendments: minor amendments may change project allocations or small boundary tweaks; increases to maximum indebtedness above 20% of the original amount require a process akin to establishing a new district and broader notice and review.

City staff highlighted compliance and accountability measures: developers receiving TIF‑based rebates must annually certify compliance with affordability and other commitments; failure to certify can result in loss of the rebate and potential clawback provisions in development agreements.

Why it matters: city leaders are proposing TIF not as a general tax increase but as a targeted tool to make specific housing projects feasible in an environment of high construction costs and limited supply. City staff said TIF can be deployed selectively to catalyze development and public improvements that otherwise would not occur.

Next steps: BURRA’s March 19 meeting, public notices and an online open house starting March 20, a Planning Commission public hearing to determine comprehensive‑plan conformance on April 14, and ongoing consult‑and‑confer with taxing districts. If council adopts an ordinance establishing a district, the city cautioned there is a statutory appeal window and potential for litigation to pause activity until resolved.","At a March 10 Planning Commission work session, city staff outlined how tax increment financing (TIF) works in Oregon, the city’s legal limits, and the process and safeguards for creating site‑specific TIF plans to support housing and infrastructure projects.","actionData","errors"]

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Five proposed site‑specific TIF projects would add hundreds of rental units; developers pledge affordability and local hiring

Bend staff explains how tax‑increment financing would be used to spur housing and infrastructure