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Bend advisory board backs a package of measures to speed core‑area redevelopment
Summary
The Bend Core Area Advisory Board voted to send a set of recommendations to the Bend Urban Renewal Agency and City Council urging flexible finance tools, developer incentives, permit‑review changes and code adjustments to accelerate adaptive reuse and private investment in the Central District.
The Core Area Advisory Board (CAB) voted to forward multiple recommendations to the Bend Urban Renewal Agency (BURRA) and Bend City Council aimed at accelerating redevelopment in the Central District.
The proposals ask BURRA and city staff to explore a financial and operational policy that would expand investment options — including seed/pioneer investments, subordinated financing and more flexible debt coverage approaches — to unlock projects and reduce timing barriers. Samantha Nelson, the city's chief financial officer, told the board that "there are some things within that policy that actually do give us quite a bit of room to be able to maneuver," but cautioned that legal and Oregon budget‑law steps and rating‑agency considerations limit how quickly some tools can be used (transcript remarks summarized by staff presentation). CAB asked staff to brief council in January with concrete options and language.
CAB also advanced recommendations on development incentives and System Development Charge (SDC) relief. Members discussed using TIF (urban renewal) funds to assist change‑of‑use SDC costs for smaller adaptive‑reuse projects and asked staff to evaluate whether programs could be structured without immediate council methodology changes. City staff explained that amending SDC methodology is a council process requiring notice and hearings, while CAB could create incentive programs through its TIF spending plans.
On regulatory barriers, CAB recommended two parallel steps: a council policy to expedite permit review for priority core‑area projects (similar to existing expedited review for affordable housing) and a staff‑led code amendment to adjust minimum development standards (MDS) triggers so small change‑of‑use projects do not automatically trigger large, costly upgrades. Staff noted that the expedited‑review policy can be implemented by council direction, while MDS adjustments require a code amendment.
The board also approved a recommendation that the structure and resourcing of BURRA and City Council roles be reviewed to ensure those entities have appropriate autonomy, staffing and capacity to implement the recommended incentives and capital program.
CAB passed the package by voice vote and will transmit the recommendations to BURRA and City Council for consideration; staff will return with more detailed proposals and legal/financial analysis in coming months.
