Item D: Resolution 4921 - MUPTE for 534 and 535 East 14th Alley

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Number of available ADA accessible units The units will have unlimited ADA accessibility in the open spaces and on the first floor of each townhouse. The upper floors are only accessible by stairs, and, therefore, the upper floors are not wheelchair accessible. The applicant notes that safety and accessibility features will be included throughout the project to enable a wide variety of disabled persons to gain access to as much of the project as possible. For example, fire alarms will be suitable for the hearing and sight impaired. Responsiveness to neighborhood character and safety in respect to height, mass, architectural detail, landscaping and open space The project contains over 60 percent open space, significantly more open space than required by the Code for multi-family housing in this zone. The height of the townhouses will be limited to three stories, no higher than other structures in the immediate area. The high level of architectural detail and landscaping plan for this project will enhance the character of the neighborhood. Exterior lighting will be well designed and located, which should reduce the amount of transient activity in the area. Number of units designed for home ownership The Steelhead Townhouses are not designed for individual homeownership, and will be available for lease only. Impact and Justification of the Tax Exemption The City and other local taxing districts forgo revenue when property is exempted from taxes. Currently, $4,927 in taxes is collected annually for this property. Of that, about $1,870 (38 percent) is for the land and will continue to be collected during the exemption period. The proposed improvements will generate about $20,000 in annual taxes once the exemption period is over. The applicant must demonstrate that the project could not be built “but for” the exemption. A staff review of the pro-forma indicates that the proposed project costs are reasonable and that the development would not have adequate cash flow without the exemption to make the project feasible for project financing. RELATED CITY POLICIES MUPTE is enabled by state statute. The City of Eugene has participated in the MUPTE program since 1978. Since that time, 16 requests have been approved by the City Council. Encouraging housing in the core area is consistent with numerous adopted planning and policy documents. Examples include: Growth Management Policies Policy 1 Support the existing Eugene Urban Growth Boundary by taking actions to increase density and use on existing vacant land and under-used land within the boundary more efficiently. Policy 2 Encourage in-fill, mixed-use, redevelopment, and higher density development. Policy 3 Encourage a mix of businesses and residential uses downtown using incentives and zoning. West University Refinement Plan V.9 The City will encourage residential uses in all parts of the plan area. V.11 The City and the neighborhood shall study ways to encourage a variety or mix of structure types providing both owner and rental opportunities and appealing to a diverse population. F:\CMO\2007 Council Agendas\M071113\S071113D.doc