9.11.2019 City Council Work Session Minutes

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expressed appreciation for aspects of the project; discussed history of MUPTE applications within his experience on council and opinions about projects that received and didn't receive a MUPTE in similar locations; asked questions related to necessity of MUPTE program; raised the concept of "but for" test. Councilor Taylor - asked whether there was a provision about using gas or electric energy; asked about eligibility for vacation rental use; inquired about 18 -month validation related to green building requirements and the potential for extensions; inquired about moderate income rental rates for affordable rents; discussed concerns about affordability of moderate income rental units and to which units these belong; discussed concern regarding timing of approval and belief that the community and council need more time to learn about the project; discussed desire to postpone action until further consideration. Councilor Syrett - spoke to points by Councilor Zelenka regarding student housing and general program skepticism; noted the council has the option to review the MUPTE program and revisit the program criteria; shared reasons for preferring projects that include a financial contribution rather than providing subsidized units as part of MUPTE application. Councilor Yeh - expressed support for the project given developer's meeting or exceeding exceeding program requirements; expressed concern about issues that are raised after -the - fact if developers are meeting the requirements set by councilors. Councilor Zelenka - reiterated comments about student housing and the "but for" test; discussed rent considerations and disapproval of the provision; reiterated concerns about parking downtown; expressed opposition to application. Councilor Clark- discussed report created regarding student MUPTE applications and current property tax revenue and impact on the City; cited reasons for rebutting Councilor Zelenka's "but for" test concern; expressed agreement with Councilor Yeh's comments regarding council -imposed requirements for MUPTE applications. Councilor Pryor - discussed Councilor Zelenka's concerns regarding student housing provision and appreciation for provision; discussed appreciation about concerns about "but for" test discussed by Councilor Zelenka, and support for the conclusion determined by the project's financial analysis; discussed historical approval of MUPTE applications considered by council and support for approval of applications being considered by council only after meeting MUPTE requirements. Councilor Zelenka - discussed 'but for" test further and difficulty in using that test to determine if there is true financial need for MUPTE in developing a property; expressed lack of faith in the test for determining the need for tax break Councilor Taylor - discussed contracted financial advisor's potential lack of familiarity with Eugene; expressed agreement with parking concerns in downtown and need for council consideration; commented on Councilor Pryor's comments related to approval of MUPTE application by council after requirements met; expressed belief that not all properties of tax breaks will represent a return on investment. Councilor Syrett - commented on concerns about parking downtown; discussed reality of rental rates of downtown market rate units; discussed Councilor Zelenka's comments on properties which did not receive a MUPTE versus those that did in similar areas and further research on outcomes of these properties and the MUPTE program's viability. Councilor Clark- inquired about requirement regarding parking provision by developer in the downtown area they are located; discussed parking related to developer ownership of nearby properties. Councilor Pryor - asked what would happen if council took no action at all and council's role in approval or denial of application; reiterated support for MUPTE application based on program requirements and timelines. MINUTES — Eugene City Council September 11, 2019 Page 2 Work Session