Adopting TIF in the BCD: What to Consider
In August, the Bend City Council created an urban renewal area around the Bend Central District (BCD) so that Tax Increment Financing (TIF) can be used to achieve the community’s goals for redeveloping the area. With funding available through TIF and the newly passed Transportation Bond, the City’s next step will be to define what will be funded and how.
Public input is our greatest asset as we build strategies and make a pointed effort to consider every angle of the initiative, which is why Central Oregon LandWatch’s BCD initiative has made outreach and advocacy a top priority. We read each public comment on the TIF hearing in order to tap into the outpouring of valuable insights, anecdotes and suggestions from our diverse community. As a result, we have been able to make a comprehensive assessment of the community’s prime concerns. Below is a compilation of themes from the hundreds of comments received about TIF.
Here’s what excited respondents most:
Connectivity to West Bend and Downtown
Safe and intentionally planned bike paths and sidewalks to encourage alternative transportation
Investing in the future
Minimizing sprawl into rural landscape
Affordable housing
Sustainability
Beautification
Serving the permanent residents of Bend
Adapting to inevitable growth
Support for TIF was voiced by residents, businesses, and members of the following organizations:
-The Council on Aging-
-Ashley & Vance Engineering-
-Acadia Properties-
-Sunlight Solar Energy Inc-
-Circular Economy Club-
-Cascadia Properties-
-Bend Chamber-
-Elemental Energy-
-American Institute of Architects-
-Division Center Property Owners-
-MidTown Yacht Club-
-Homeless Leadership Coalition-
-Hutch’s Bicycle Shop-
-Central Oregon FUSE-
Quotes from the Community:
“And in the long term the BCD will be an economic engine, supporting jobs and families. ”
“I have lived in Bend since 1979. I don’t love the growth, but it is here to stay. Supporting the BCD vision helps to meet the need of this growth in creative, constructive development that can only enhance the area.”
“As small town Bend has grown into a city with
more and more people moving here; it’s vital we support mixed use neighborhood livability.”
“It is a win/win for the residents of Central Oregon.”
“Through my work in the Cincinnati MSA for several years and specifically in some of the urban neighborhoods, TIF districts were a resource for developers and entrepreneurs, it helped those neighborhoods compete for projects, and incentivize entrepreneurs to locate their business in this area.”
“There is a feeling of separation, rather than a cohesive city
and The Core Area Plan will help shift that perception.”
“Reconnecting the community will revitalize downtown and the central district and provide jobs for the entire city.”
“...My wife and I are property owners in the Division area, owning Division Center, which we have focused on improving for multiple businesses who lease from us. Our vision is that our business owners and their clients would live and work in the core area, which would continue to develop into a livable neighborhood.”
“I would love for there to be a place where seniors can be part of an intergenerational community that supports their needs way beyond any neighborhood today.”
“Tie in the neighborhoods to make Bend home.”
“...Crescent City was the fastest growing city in California. However, with that growth brought a Walmart and Kmart which had a negative economic effect on the downtown core. We used [TIF] to assist in redevelopment efforts throughout the downtown area. The City was able to fund various beautification projects and retail storefront rehabilitations. TIF funding was also critical in rehabilitating the highest and largest building in the downtown into affordable housing. Prior to this time, this building had been abandoned for decades, and was a blight and an eyesore to the core area. Without the use of Tax Increment Financing, I am convinced this building would still be abandoned today.”
Along with the support, we heard your concerns.
Many are apprehensive about a tax hike. In actuality, the TIF is not an additional tax, but a reallocation of taxes you already pay. There’s been concern about rerouting funds during such a difficult period of time. The TIF is an opportunity to alleviate some of the strain that many businesses have been under during the pandemic. For example, funds could be used for COVID-related building updates.
We are very much aware of the correlation that gentrification projects have to increased costs of living and socio-economically exclusive development. Central Oregon LandWatch is committed to facilitating community leadership and advocating for an implementation process that leads to a more equitable City as the BCD is revitalized. There are no clear paths for how to do equitable redevelopment correctly, but we have done a lot of research into other communities' paths, and we believe it is possible – with clear intent and strong resolve – to improve the area without displacing the vulnerable populations who are already invested there. We are forming deep partnerships with the community and exploring new models of urban revitalization in which the existing residents share in the wealth-building as the neighborhood becomes more desirable.
We intend to maintain continuous dialogue with the community throughout this initiative. Do not hesitate to contact us anytime with your ideas, concerns, or suggestions.