Services of Elaine Howard Consulting, LLC
We are presently working with a number of cities on potential urban renewal plan amendments and new urban renewal plans. We have recently worked with Tiberius Solutions on a Tax Increment Finance plan for the Port of Vancouver Terminal 1, the Port of Walla Walla and the City of Ridgefield. We are presently working with Tiberius on five additional Washington Tax Increment Finance projects. We are excited for this expansion and assisting cities, counties and ports in Washington with the tax increment finance tool.
As the lack of housing continues to impact our cities and our economic development, we are working with cities on designing programs to help facilitate the development of housing of all types. These can be single-property tax increment areas or tax increment areas that includes many residenitally zoned properties. We have designed these to meet the needs of the communities with which we work.
The types of services Elaine Howard Consulting provides are:- Tax Increment Finance/Urban Renewal Feasibility Studies
- Tax Increment Finance/Urban Renewal Plan Updates - including review of projects, goals and objectives and financial updating
- Tax Increment Finance/Urban Renewal Plans and Reports
- Tax Increment Finance/Urban Renewal Plan Amendments
- Annual Reports for Urban Renewal/Tax Increment Areas in Oregon
- Tax Increment Finance/Urban Renewal 101 presentation: this has become a popular service for both city staff and elected officials. With many urban renewal agencies having new members or new advisory committee members, this presentation gives them background on why to use urban renewal, how urban renewal produces revenue to complete projects, where it is used in Oregon, describes some great Oregon projects, and explains why urban renewal shows up on the property tax bill
- Helping cities decide whether tax increment financing/urban renewal would be an effective tool in their community
- Communications with stakeholders including other taxing districts
- We have either been the principal or a team member on the following projects:
Tax Increment/Urban Renewal Plans/Oregon and Washington
| DATE | CLIENT | PLANS AND REPORTS |
| 2024 | Gresham Redevelopment Commission | Downtown/Civic Urban Renewal Plan |
| 2024 | Port of Ridgefield | Port of Ridgefield Tax Increment Area |
| 2024 | Dayton | Dayton Urban Renewal Plan and Report |
| 2024 | Port of Moses Lake | Port of Moses Lake Tax Increment Area |
| 2024 | City of Walla Walla | City of Walla Walla Tax Increment Area |
| 2024 | Port of Everett | Port of Everett Tax Increment Area |
| 2023 | City of Federal Way, Washington | City of Federal Way Tax Increment Area |
| 2023 | City of Ridgefield, Washington | City of Ridgefield Tax Increment Area |
| 2023 | Port of Walla Walla, Washington | Port of Walla Walla Burbank/Walulla Gap Tax Increment Area |
| 2023 | City of Lincoln City | Nelscott Urban Renewal (Tax Increment Finance) Plan |
| 2023 | City of Hood River | Hood River Westside Urban Renewal Plan |
| 2023 | City of Hermiston | North Hermiston Urban Renewal Plan |
| 2023 | City of West Linn | West Linn Willamette Riverfront Tax Increment Plan |
| 2023 | City of Boardman | Boardman North Urban Renewal Plan |
| 2022 | Port of Vancouver Washington | Terminal 1 Tax Increment Area |
| 2022 | City of Tualatin | CORE Area TIF Plan |
| 2022 | Prosper Portland | Cully TIF District Plan |
| 2022 | City of Dallas | South Dallas Urban Renewal Plan |
| 2022 | City of Lafayette | Lafayette Urban Renewal Plan |
| 2022 | City of Newberg | Newberg Urban Renewal Plan |
| 2022 | City of Hermiston | Southwest Hermiston Urban Renewal Plan |
| 2022 | Port of Vancouver, Washington | Terminal 1 Tax Increment Area Plan |
| 2021 | Toledo | Toledo Urban Renewal Plan |
| 2021 | Burns | Burns Urban Renewal Plan |
| 2021 | Tualatin | Southwest and Basalt Creek Urban Renewal Plan |
| 2021 | Cully Neighborhood/Prosper Portland | Cully TIF Plan and Report - in progress |
| 2021 | Sherwood | Sherwood 2021 Urban Renewal Plan |
| 2020 | Lincoln City | Roads End/Villages at Cascade Head Urban Renewal Plan and Report |
| 2020 | Bend | Core Area Tax Increment Finance Plan |
| 2020 | Salem | Jory Apartments TIF District (affordable housing) |
| 2020 | Sutherlin | Sutherlin Tax Increment Finance Plan and Report |
| 2019 | Scappoose | Scappoose Urban Renewal Plan and Report |
| 2019 | Madras | Madras Housing Urban Renewal District Plan and Report |
| 2019 | Happy Valley | Happy Valley Urban Renewal Plan and Report |
| 2019 | Cornelius | Cornelius Urban Renewal Plan and Report |
| 2018 | Fairview | Fairview Urban Renewal Plan and Report |
| 2018 | Lebanon | Lebanon Downtown Urban Renewal Plan and Report |
| 2018 | Creswell | Creswel Urban Renewal Plan and Report |
| 2018 | Myrtle Creek | Myrtle Creek Urban Renewal Plan and Report |
| 2018-19 | Corvallis | South Corvallis Urban Renewal Plan and Report 85% voter approval |
| 2018 | John Day | John Day Housing Incentives Plan |
| 2018 | Roseburg | Diamond Lake Urban Renewal Plan and Report |
| 2017 | Klamath Falls | Spring Street Urban Renewal Plan and Report |
| 2017 | Banks | Banks Downtown Urban Renewal Plan and Report |
| 2017 | Seaside | Southeast Seaside Urban Renewal Plan and Report |
| 2017 | Turner | Turner Downtown Urban Renewal Plan and Report |
| 2016 | Tigard | Tigard Triangle Urban Renewal Plan and Report - approved by voters 2016 |
| 2016 | Wilsonville | Coffee Creek Urban Renewal Plan and Report |
| 2016 | Milwaukie | Milwaukie Urban Renewal Plan and Report |
| 2016 | Grants Pass | Grants Pass Urban Renewal Plan and Report- 2016 |
| 2015 | Newport | McLean Point Urban Renewal Plan and Report |
| 2015 | Newport | Newport Northside Urban Renewal Plan and Report |
| 2014 | La Pine | La Pine Urban Renewal Plan and Report |
| 2013 | Wilsonville | Building 83 26440 SW Parkway Avenue Urban Renewal Plan and Report |
| 2013 | Wilsonville | 9805 SW Boeckman Road Urban Renewal Plan and Report |
| 2013 | Wilsonville | 25600 SW Parkway Center Drive Urban Renewal Plan and Report |
| 2013 | Wilsonville | 26755 SW 95th Avenue Urban Renewal Plan and Report |
| 2013 | Wilsonville | 27255 SW 95th Aveune Urban Renewal Plan and Report |
| 2013 | Wilsonville | 29899 SW Boones Ferry Road Urban Renewal Plan and Report |
| 2012-13 | Gold Beach | Gold Beach Urban Renewal Plan and Report |
| 2012-13 | McMinnville | McMinnville Urban Renewal Plan and Report |
| 2012 | Lake Oswego | Foothills Urban Renewal Plan and Report |
| 2012 | Lake Oswego | Lake Grove Village Center Urban Renewal Plan and Report |
| 2011 | Hood River | Hood River Heights Urban Renewal Plan and Report |
| 2011 | Wilsonville | Wilsonville SW 95th Avenue Urban Renewal Plan and Report |
| 2010 | Wood Village | Wood Village Urban Renewal Plan and Report |
| 2008 | Boardman | Central Boardman Urban Renewal Plan and Report |
| 2008 | Lebanon | North Gateway Urban Renewal Plan and Report |
| 2008 | Lowell | Lowell Urban Renewal Plan and Report |
| 2008 | Bend | Murphy Crossing Urban Renewal Plan and Report |
| 2008 | Bend | Bend Airport Urban Renewal Plan and Report |
| 2008 | Hood River City and Port | Hood River Waterfront Urban Renewal Plan and Report |
| 2007 | Hood River County | Hood River Windmaster Urban Renewal Plan and Report |
| 2007 | Albany | Oak Creek Urban Renewal Plan and Report |
| 2007 | Salem | Salem Waterfront Urban Renewal Plan and Report |
Urban Renewal Amendments in Oregon
| AMENDMENTS AND UPDATES: URBAN RENEWAL |
| 2023 - Clackamas Industrial Area Substantial Amendment |
| 2023 - Harrisburg Substantial Amendment |
| 2023 - Eugene Riverfront Urban Renewal Plan Substantial Amendment |
| 2023 - Eugene Downtown Urban Renewal Plan Substantial Amendment |
| 2022/23 Monmouth Substantial Amendment |
| 2023 - Jacksonville Substantial Amendment |
| 2022 - Coos Bay Empire District Substantial Amendment |
| 2022 - Wilsonville Tax Increment Finance Strategic Plan |
| 2022 - Central Point Substantial Amendment |
| 2022 - Gresham Rockwood Substantial Amendment - Voter approved |
| 2021 - Coos Bay Empire Substantial Amendment |
| 2021 - Sisters Minor Amendment |
| 2021 - Molalla Minor Amendment |
| 2021 - Tualatin Leveton Minor Amendment |
| 2021 -Tigard Substantial Amendment to increase MI - concurrence received |
| 2021- Prosper Portland Interstate Urban Renewal Area Substantial Amendment - Increase MI |
| 2020 - Salem Fairview Urban Renewal Area- Substantial Amendment |
| 2019 - Veneta Substantial Amendment - MI increase and boundary adjustment |
| 2019 - Warrenton Substantial Amendment and concurrence for MI Increase |
| 2019 Bend - Minor Amendment Juniper Ridge |
| 2019 Gold Beach - Minor Amendment - Add Housing Project |
| 2019 Jefferson County - UR 101 |
| 2019 Jacksonville - MI Reconciliation |
| 2019 Pendleton - meeting with Advisory Committee |
| 2019 Tualatin - UR Basics Course |
| 2019 Talent - MI Reconciliation |
| 2019 Wood Village - Minor Amendment |
| 2018 Coos Bay - Empire Substantial Amendment |
| 2018 Wilsonville - Y2000 Plan Substantial Amendment |
| 2018 Medford - Downtown Revitalization Area Substantial Amendment |
| 2018 Dallas Oregon - Minor Amendment |
| 2018 Hood River - ongoing work with Advisory Committee on Heights Implementation |
| 2017 Prosper Portland - Interstate Urban Renewal Plan Minor Amendment |
| 2017 Coos Bay - Downtown Urban Renewal Plan Council Approved Amendment |
| 2017 Hood River County - Windmaster Urban Renewal Plan Minor Amendment |
| 2017 Estacada - Urban Renewal Plan Minor Amendment |
| 2017 Coos County - North Bay Urban Renewal Plan Substantial Amendment |
| 2016 Tigard - Downtown Urban Renewal Plan Substantial Amendment - approved by voters 2016 |
| 2016 Gladstone Urban Renewal Plan Review |
| 2016 Hood River County - Windmaster Urban Renewal Plan Minor Amendment |
| 2016 Coos Bay Downtown Amendment and Goal Setting/Project Prioritization |
| 2016 Clackamas Town Center Urban Renewal Plan Substantial Amendment |
| 2016 Astor West Urban Renewal Plan Substantial Amendment |
| 2016 Independence Urban Renewal Plan Substantial Amendment |
| 2015 Lake Grove Village Center Urban Renewal Plan First Amendment - Substantial Amendment |
| 2015 Sandy Urban Renewal Plan Minor Amendment |
| 2015 Sandy - Substantial Amendment - required concurrence |
| 2015 Harrisburg - Substantial Amendment 2 - required concurrence |
| 2014 Wilsonville - Y2000 Minor Amendment |
| 2014 Wilsonville - West Side Substantial Amendment |
| 2014 Troutdale - Minor Amendment |
| 2014-15 Portland Development Commission - Education District Minor Amendment |
| 2014-15 Portland Development Commission - Airport Way Minor Amendment |
| 2014-15 Portland Development Commission - North Macadam Substantial Amendment |
| 2014-15 Portland Development Commission - River District Minor Amendment |
| 2014-15 Portland Development Commission - Central Eastside Substantial Amendment |
| 2014-15 Portland Development Commission - Willamette Industrial Minor Amendment |
| 2014 Harrisburg - Substantial Amendment 1 |
| 2014 - Jacksonville - Minor Amendment |
| 2014 Lincoln City - Year 2000 Substantial Amendment |
| 2013 Astoria - Astor East Minor Amendment |
| 2013 Veneta - Minor Amendment |
| 2013- 2014 Jacksonville - Minor Amendment |
| 2013 Molalla - Minor Amendment |
| 2012 Lebanon - Northwest Lebanon Urban Renewal Area Substantial Amendment |
| 2011-12 Sherwood - Urban Renewal Area Substantial Amendment |
| 2011-12 Keizer - North River Road Economic Development Area Substantial Amendment |
| 2011-12 Phoenix - Urban Renewal Plan Update |
| 2011-12 Tillamook - Urban Renewal Plan Substantial Amendment |
| 2011-12 Bandon - Area One Urban Renewal Plan Substantial Amendment |
| 2011 Interstate Corridor Urban Renewal Plan Substantial Amendment: Portland Development Commission |
| 2011 Oregon Convention Center Urban Renewal Plan Amendment: Portland Development Commission |
| 2011 Bandon - Area Two Urban Renewal Plan Amendment |
| 2010 Astoria - Astor East Urban Renewal Plan Amendment |
| 2010 Philomath - Urban Renewal Plan Substantial Amendment |
| 2009 The Dalles - Urban Renewal Plan Amendment |
| 2009 Astoria - Astor East Urban Renewal Plan Amendment (2nd time) |
| 2009 Coos Bay (2 Plan amendments) |
| 2009 Milton Freewater - Urban Renewal Plan Amendment |
| 2009 Lincoln City - Year 2000 Urban Renewal Plan Amendment |
| 2008 Portland Development Commission - Downtown Waterfront Plan Amendment |
| 2008 Redmond - Urban Renewal Plan Substantial Amendment |
| 2008 Portland Development Commission - Lents Town Center Urban Renewal Plan Amendment |
| 2008 Portland Development Commission - South Park Blocks Plan Amendment |
| 2008 Portland Development Commission - River District Urban Renewal Plan Substantial Amendment |
Feasibility Studies/Economic Studies/Ongoing Consulting Services in Oregon
| FEASIBILITY STUDIES/ONGOING CONSULTING SERVICES/ URBAN RENEWAL 101 |
| 2023 - City of Medford Feasibility Analysis |
| 2023 - Hood River West Side Feasibility Study |
| 2023 - City of Gresham Civic Center Feasibility Study |
| 2022 - South Dallas Urban Renewal Feasibility Study |
| 2022 - West Linn Riverfront TIF Feasibility Study |
| 2022 - Tualatin CORE Area Feasibility Study |
| 2021 - Lafayette Urban Renewal Feasibility Study |
| 2020 - Newberg Urban Renewal Feasibility Study |
| 2019 - Madras Housing Urban Renewal District |
| 2019 - Lincoln City Roads End |
| 2019 - Lincoln City Nelscott |
| 2017 - Cottage Grove - Urban Renewal 101 |
| 2017 - The Dalles - Urban Renewal Best Practices workshop |
| 2017 - Roseburg - Analysis of Two Alternatives for Urban Renewal |
| 2017 - Creswell - UR 101, followed by Feasibility Study |
| 2017 - La Grande - Urban Renewal Best Practices workshop |
| 2016 - Myrtle Creek - UR 101, followed by Feasibility Study |
| 2015 - Milwaukie Feasibility Study |
| 2015 - Klamath Falls Feasibility Study |
| 2015 - Grants Pass Feasibility Study |
| 2015/16 - Work with Hood River Urban Renewal Advisory Committee |
| 2015 - AORA - Assistance with Messaging Materials |
| 2015 - Coos Bay - Assistance with Review and Updating of Plans |
| 2015 - McMinnville - Forum on Successful Implementation of Urban Renewal |
| 2015 - Pendleton Development Commission - Assistance with Goal Setting |
| 2015 - Estacada - Assitance with Goal Setting |
| 2015 - Assistance with Annual Report: Albany, Talent, Phoenix, La Grande, Sherwood, Jacksonville, Winston, Harrisburg |
| 2015 - Urban Renewal 101 - Milwaukie |
| 2015 - Assistance with next steps - Hood River Heights |
| 2015 - Talent City Council and Advisory Committee Review of Plan |
| 2015 Tigard Advisory Committee Goal Session |
| 2015 - Waldport - Review of Plan |
| 2014 Wilsonville - Economic Analysis of Parks Survey |
| 2013 Wilsonville - Economic Analysis of Parks Survey |
| 2013-14 Wilsonville Urban Renewal Strategic Plan |
| 2013 Oregon City - Urban Renewal 201 |
| 2013 Winston - ongoing urban renewal consulting |
| 2013 La Pine - Urban Renewal 101 |
| 2013 Talent - assistance with annual report and ongoing consulting |
| 2013 The Dalles - Briefing with new mayor |
| 2013 Madras - ongoing consulting |
| 2013 Klamath Falls - assistance in questions on an existing plan, maximum indebtedness |
| 2013 Sisters - assistance in projecting future revenues |
| 2013 Tigard Urban Renewal Agency - general review of plan, briefing with agency, UR 201 |
| 2013 Oregon City - Urban Renewal 201 |
| 2013 Corvallis - Urban Renewal 101 |
| 2013 Albany - Annual Report |
| 2013 Milton-Freewater - potential close out consulting services (ongoing), assistance with minor amendment |
| 2013 La Grande - Urban Renewal 101, Annual Report |
| 2013 Coos Bay - ongoing consulting services: codifying urban renewal plan, Urban Renewal Advisory Committee and Agency training |
| 2013 Veneta - Urban Renewal 101 |
| 2013 Prineville - Urban Renewal 101 |
| 2012 Talent - Urban Renewal Agency Annual Report |
| 2012-13 Astoria - ongoing consulting services: writing website content, business brochure, storefront program design |
| 2012 Brookings - Airport Urban Renewal Feasibility Study |
| 2012-13 Sherwood - Urban Renewal Agency Annual Report |
| 2012-13 Phoenix -Urban Renewal Agency ongoing consulting services |
| 2012 Warrenton Urban Renewal Annual Report |
| 2012 La Grande - Urban Renewal ongoing consulting services |
| 2012 Gold Beach Urban Renewal Feasibility Study |
| 2012 McMinnville - Urban Renewal Feasibility Study |
| 2011-12 Winston - Urban Renewal Agency ongoing consulting services |
| 2011 Lake Oswego - Lake Grove Village Center Implementation Plan Economic Analysis |
| 2011 Ashland - Financial Analysis and Urban Renewal Feasibility Study for two areas |
| 2011 Lake Oswego - Foothills Financial Analysis and Urban Renewal Feasibility |
| 2010 Wood Village - Urban Renewal Feasibility |
| 2010 Beaverton - Urban Renewal Feasibility |
| 2010 Hood River Heights Business District Feasibility |
| 2009 Milwaukie - Urban Renewal Feasibility |
| 2009 Lowell - Urban Renewal Feasibility |
| 2009 Sweet Home - Urban Renewal Feasibility |
| 2007 Albany - Oak Creek Urban Renewal Feasibility |
| 2007 Salem - South Waterfront Urban Renewal Feasibility |