Clackamas County voters face three ballot measures next month. The easy one is Measure 3-378, which would extend the current special assessment for law enforcement for another five years at the same rate (about $50/year for a house assessed at $200,000). It's attracted no opposition. I recommend a "yes" vote.
The real action in Clackamas County isn't in law enforcement, but in urban renewal. Two competing measures are on the ballot. Measure 3-386, initiated by citizens, would prohibit the county from creating a new urban renewal agency or adopting a new urban renewal plan without first getting approval from the voters of the county. Measure 3-388, proposed by the county commission in response, would require the county to get approval from the voters in the proposed urban renewal district, but not voters countywide. If both measures pass, the measure with the most "yes" votes will take effect.
I read all the arguments with great interest. I got the impression that the supporters of 3-386 (countywide voting) understand urban renewal and don't like it, while the supporters of 3-388 (district voting only) like urban renewal but don't understand it.
Consider a recurring theme of the supporters of 3-388: local control. Laurie F. Swanson and three others write "Local voters should decide whether an urban renewal area should be created in their community. That way local residents can decide what's right for their community." John Mohlis and Joseph R. Esmonde write "If we keep urban renewal decisions in Clackamas County local, our communities can use urban renewal to meet that need. If we eliminate local control of urban renewal, and instead have a county wide vote on those decisions, Clackamas could end up as the only county in the region where urban renewal is essentially off-the-table." Eleven current and former mayors and city councilors write "We worry that if urban renewal decisions for people outside of cities are made through a county-wide vote, people who live outside of cities will lose out. They will not have the opportunity to control decisions about how their communities grow and develop. Instead, those crucial decisions could be made by residents of the county who have never been to their community."
That is, of course, how urban renewal decisions in Clackamas County are made right now: they are made not by the local community but by five residents of the county (the board of commissioners) who may not be familiar with their community.
In one type of urban renewal, the proponents of 3-388 have the better argument. That's the sort of urban renewal district that is going to make physical improvements not to allow increased development, but to raise the value of the development that is already present. For example (and one proponent of 3-388 cites an example), residents of an area without sewers and sidewalks might want to form an urban renewal district to pay for sewers and sidewalks. They are taking some future tax revenues from other jurisdictions, but they aren't imposing an additional burden on the other residents of the county. That's not unreasonable.
The problem, as I see it, is that most urban renewal districts aren't limited to existing development, but seek to encourage new development. Why is that bad? Urban renewal districts borrow money and pay it back with tax increment financing - the taxes levied on the increase in assessed values after the district is formed. So for example, if a district is formed that includes property assessed at $100 million, and attracts new development that's assessed at $400 million, the property taxes on the $400 million of new development are diverted from schools and cities to pay back the urban renewal bonds. The $400 million in new development includes houses, apartments, and commercial developments that need public services: schools, fire protection, and policing, but that (thanks to the tax increment being diverted to repay debt) won't contribute anything to those costs for 20 to 30 years. In effect the people outside the urban renewal district subsidize providing urban services to the people inside the district.
Measure 3-388 says, in essence, that only the people who will benefit from an urban renewal district should get to vote on it. Measure 3-386 says that the people who have to shoulder the cost of supporting the new development should also get to vote on it. Measure 3-386 may be too broad in requiring a countywide vote on every district, but 3-388 is far too narrow. Promoters of urban renewal districts should be willing to put their projects to a vote by the people whom they want to subsidize their projects. For that reason, I support Measure 3-386 and oppose Measure 3-388.
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