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Redmond's location at the geographic center of the region
makes it a natural hub for a variety of things such as the
region's commercial airport, exposition center at the new
$37 million Deschutes County Fair & Expo Center, and regional
Manufacturing & Applied Technology Training Center on the
Central Oregon Community College's Redmond campus. Economic
development is the City Council's number one goal. Local leaders
are poised for industrial expansion by supporting a long list
of improvements to ensure that Redmond continues to be a great
place to live and do business.
Capital Development
Employment
Industrial Land Costs
Taxes
Redmond Enterprise Zone
Development 
Redmond's 74.3% population growth during the six years ending
in 2006 has generated a hotbed of development. Beginning in
mid-2003 numerous new, end-user and spec industrial buildings
have been completed. Dozens of new residential and industrial
subdivisions, retail centers and significant public improvements
have been planned, underway, or completed. For example, the
Redmond Airport, the region's hub for scheduled commercial
air service, in 2003 completed a $10 million taxiway and ramp
improvement, in 2006 doubled the parking lot capacity to over
1,100 vehicles and is scheduled to quadruple its terminal
size to over 110,000 square feet. The new terminal is estimated
to cost over $30 million with construction starting in January
2007 and completion in 2008. Commercial flight service expanded
in 2005 with direct service to Salt Lake City and again on
August 1, 2006 adding direct flights to Los Angeles (LAX)
and Eugene, OR. Over 20 direct flights depart daily to Seattle,
Portland, San Francisco Los Angeles, Eugene, OR, and Salt
Lake City.
The US Hwy 97 reroute through Redmond has been in the planning
stages for more than 8 years and is now under construction
to be completed in 2008. The Hwy 126 Highland-Glacier Couplet
construction was completed in 2006. The combined $90 million
project is a significant one for the community and region.
Once completed it will compliment several other finished projects
including a $1.2 million downtown revitalization effort that
added historical street lighting and a public plaza in Redmond's
downtown. Urban Renewal District funds were used to complete
a Downtown Action Plan that is now being implemented. Design
Standards have been determined and cash incentive programs
are in place to assist landlords in upgrade their existing
buildings. Several downtown store renovations have been completed
in 2006 and others are underway.
The approximate 10,000 acre city has expanded its developable
lands or Urban Growth Boundary (UGB) by 2,300 acres or 23%
in 2006. Over 300 acres adjacent to Northwest Redmond are
targeted to be annexed enabling mostly housing development
in 2007. The majority of the remaining 2,000 additional acres
will be scheduled for annexation as water and sewer lines
are installed and necessary street expansion is in place.
The primary zoning will be for home construction with 100-150
acres of the total for commercial and light industrial uses.
Completed in 1999, the $37 million 230 acre Deschutes County
Fair & Expo Center is Central Oregon's premier event, conference,
tradeshow & performance center. It hosts large-scale national
events such as the Family Motor Coach Association jamboree,
national rodeos and horse shows, and smaller regional sport
and recreation equipment shows, headliner entertainers and
business conventions.
West - expansion of Eagle Crest in 2003, the region's second
largest destination resort supporting three golf courses with
another 900 home sites. In 2005, located just west of Eagle
Crest, the Thornburgh resort was announced. The $160 million
project is proposed to include 950 home sites, 475 overnight
lodging units and three golf courses.
East - - Brasada Ranch sold out the first two stages of its
1,800 acre, 900 home sites development. in 2005. The 18-hole
championship golf course is expected to be ready for play
in 2006. Three additional resorts are in the planning stages
all near Powel Butte located 7 miles east of Redmond. They
are Remington Ranch, 2,100 acres, Power Butte Investments,
2,000 acres and Pahlisch Homes, a 3,800 site.
Southeast - a new, $150 million upscale resort, Pronghorn,
is well underway. The resort features two 18 hole golf courses
designed by celebrated golfers Jack Nicklaus and Tom Fazio.
The 640-acre resort offers 480 homesites, 180 condominiums,
a 10,000 square foot convention facility, overnight accommodations
and other visitor amenities.
North - - The Ranch at the Canyons includes a very limited
number of private 10 acre landholdings, along with mutual
ownership of the entire 1,700 acre secured property that offers
natural splendor, old world Tuscan/Napa design and abundant
recreation on the working estate located adjacent to the world
renowned rock climbing area Smith Rock.
Central Oregon Community College's (COCC) Redmond Campus
maintains a 26,000 square foot state-of-the-art Manufacturing
and Applied Technology Center training facility where classes
are self-paced and self-directed to match the students' needs
and schedule. Details can be found at http://redmondcampus.cocc.edu/MATC/default.aspx
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Redmond Assessed Value
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Year
|
Assessed
Value
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Estimated
Real Market Value
|
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1997
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$488,290,158
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$532,195,778
|
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1998
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$531,590,263
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$604,664,835
|
|
1999
|
$550,805,001
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$657,207,924
|
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2000
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$610,435,822
|
$738,803,332
|
|
2001
|
$680,946,174
|
$842,077,338
|
|
2002
|
$756,467,529
|
$858,854,395
|
|
2003
|
$830,150,474
|
$1,036,419,195
|
|
2004
|
$909,656,192
|
$1,416,511,590
|
|
2005
|
$1,025,035,281
|
$1,942,601,751
|
|
2006*
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$1,378,000,000
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$2,500,000,000
|
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*Estimated
Clearly, Redmond and its outlying areas are the proverbial
"land of opportunity" for future development, and it is expected
that it will continue to outpace the rest of the region, state
and Pacific Northwest in terms of growth and commercial, retail,
residential, and industrial development.
Taxes
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Property
Taxes
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Year
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Rate/$1,000 Assessed Value*
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2002-2003
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$18.86
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2003-2004
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$18.35
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2004-2005
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$17.95
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2005-2006
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$17.84
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2006-2007
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$17.32
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*With the passage of Measure 50 in May, 1997, increases in
assessed property values are capped at 3% annually. Property
taxes are based on the assessed value and not the fair market
value. Due to the increase in Deschutes County property values
since 1997, the ratio of assessed value and fair market value
has decreased proportionally. Deschutes County industrial
property in 2006-2007 will be assessed at 57.2% of the fair
market value. As a result for comparison purposes with other
locations that tax at full fair market value, the effective
rate in Deschutes County for industrial real property is $9.91/$1,000
of fair market value.
Employment
Despite
being the second-largest city in the region, Redmond is dominated
by small employers. The largest manufacturing employer, Team
Millwork has 225 workers, while the largest private employer
overall is T-Mobile, a wireless telephone customer care center
with 660 employees. This presents some advantages for both
large and smaller employers. For smaller firms, there exists
a team spirit of working together as a unit - a "get it done"
mentality that typifies the culture of small enterprises.
For larger employers, this can-do attitude can be a big advantage
versus a more established corporate culture that is found
in many large cities. As noted in other sections, unionization
in Central Oregon is very rare - due in part to the smaller
size of businesses and also because it has never been a significant
part of employment in the region.
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Redmond's
Top Private Largest Employers
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| T-Mobile |
725
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| St. Charles Medical Center – Redmond
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400
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| Eagle Crest Partners |
350
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| Opportunity Foundation of C.O. |
240
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| Fred Meyer |
218
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| Wal-Mart |
216
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| Team Millwork |
214
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| PCC Schlosser |
225
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| Safeway |
130
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| Redmond Air Center |
100
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Industrial Land Costs
The diversity of Central Oregon communities is reflected
in the industrial sites offered. For instance, within a half-hour
commute, serviced bare industrial land for purchase may vary
from $0.30 to $15.50 per square foot. Developed industrial
land in Redmond costs on average $6 to $7 per square foot
depending on zoning and location. There are heavy industrial
parks and high-tech business campuses, small flex-space commercial/light
industrial complexes and stand-alone manufacturing buildings
ready to occupy.
The City of Redmond offers its 128 acre Desert Rise Industrial
Development at an incentive rate in five acre or larger parcels
to end users. Driven by compensation, density of jobs per
acre and building and equipment capital investment, a below
market price can be obtainable. End users must obtain building
permits and gain occupancy in a timely manner. Contact Bud
Prince at Redmond Economic Development for more detailed information
at (541) 923-5223.
Industrial Lease rates in Redmond range from $0.35/SF to
$0.70/SF for industrial warehouse space. Office space in the
same building can be included for the same rate or is priced
separately from $0.95/SF to $1.10/SF.
For more
information on available sites in Redmond, click here.
Enterprise Zone
The city of Redmond is one of three designated Oregon Enterprise
Zones in the Central Oregon region. This non-bureaucratic
program is administered in Redmond by the City of Redmond.
The program in Prineville and Madras is administered by Economic
Development for Central Oregon (EDCO), website, www.edcoinfo.com.
It is designed to assist new and existing manufacturing firms
with expansion through 100% property tax exemptions on qualified
investment (new buildings, remodels, and equipment) during
the first 3 to 5 years of that investment. After the exemption
expires, the building and/or equipment are picked up on the
tax rolls at the depreciated rate.
The Redmond Enterprise Zone also offers an additional benefit
package including: 100% waived fees for water deposit, water
hook-up for sprinkler systems, domestic water, and sewer,
as well as rock excavation deposit. Other waived fees include
conditional use fees, partitioning fees, plan amendment fees,
site and design review fees, and a variety of other public
works related fees. Discounted fees depend on job creation
and include up to 75% off building permits, up to 25% discount
on System Development Charges, and a 25% reduction in monthly
water and sewer usage charges.
For a full
brochure (in PDF format) on the Redmond Enterprise Zone, please
click here.
If you would like to have more information regarding the
Redmond Enterprise Zone Program, please contact the Redmond
Economic Development at (541)923-5223 or Jim Hendrix, City
of Redmond Enterprise Zone Manager, at (541)923-7725.
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