Item B: MUPTE Boundary and Selection Criteria

Home Browse Search

circumstances where the approval criteria are clear and others where points are awarded for increasing degrees of compliance. Because of market differences from one neighborhood to the next, raising the bar through objective criteria may result in limiting the effectiveness of MUPTE as a tool. In neighborhoods with little history of redevelopment and average or depressed rental rates, the MUPTE, even if public benefit criteria are reduced, is not enough of an incentive to encourage new housing. Therefore, if conditions are added, the value of the MUPTE incentive is diminished. The Vertical Housing Zone program is administered by the State and has clear objective criteria which make it easier for applicants to plan their projects. The pro-forma for each MUPTE application is reviewed by City staff. The applicant must demonstrate in their financial presentation why the project could not be built “but for” the exemption. Staff is familiar with the construction costs of new multi-family housing because the City closely monitors the financial details of low-income housing developments. In a similar role, private lenders closely look at a project pro-forma, carefully examine the cash-flow, and determine cost reasonableness and feasibility before approving the project financing. In virtually every approved MUPTE project, the private lender requires documentation of the MUPTE approval as a condition of their approval of project financing. Another step, included in the proposed standards recommended by staff, will be a review by the City’s loan advisory committee. This committee is comprised of lenders who are experienced at analyzing financial statements for business development loans and can apply their expertise to multi-family housing projects. What are the criteria for determining compliance with historic resources ? Response: The criteria used for historic designations are codified in the Eugene Land Use Code, Section 9.8165 (2). Designation is based on a determination of historic significance according to one or more of the following: (a) Is associated with events that have made a significant contribution to the broad patterns of history; (b) Is associated with the lives of persons significant to our past; ( c) Embodies the distinctive characteristics of a type, period, or method of construction, or represents the work of a master, or possesses high artistic values, or represents a significant and distinguishable entity whose components may lack individual distinction, and (d) Yields, or may be likely to yield, information important to prehistory or history. How is “density” defined and what is a “housing unit”? Response: The Eugene Code provides the following definitions: Density (gross). The number of dwelling units per acre of land, including areas devoted to dedicated streets, neighborhood parks, sidewalks, and other public facilities. Density (net). The number of dwelling units per each acre of land in residential use, excluding from the acreage dedicated streets, neighborhood parks, sidewalks and other public facilities. Dwelling. A building, or portion thereof, designed and used as a residence for occupancy by one family. This includes both buildings constructed on site and manufactured homes. Dwelling, Multiple-Family. One or more buildings on a single lot or parcel that are designed and used for three or more families, all living independently of each other, and having separate housekeeping facilities for each family. The dwellings may share common walls, common roofs, or common foundations. Multiple-family dwellings include condominium and apartment units without regard to ownership status. Y:\CMO\2008 Council Agendas\M080527\S080527B.doc