Item 2E: Approval of MUPTE for Midtown Terrace

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threshold for recommended approval. This project earned 115 points through the following benefits: 1. Density - Exceeding the minimum (50 points earned for 19 units over the minimum density - 10 points for each unit in excess of minimum, with 50 maximum points) 2. Green Building - “Earth Advantage” construction (25 points earned for “Earth Advantage Silver”) 3. Accessibility - ADA accessible units (10 points earned for one fully accessible unit) 4. Parking - In West University Neighborhood, parking exceeding minimum requirements (30 points earned for three additional parking spaces) Design Features Consistent with the council’s stated interests in the adopted MUPTE Standards and Guidelines, this application proposes infill housing that increases density in the core area and provides new housing that includes higher grade materials, sustainability features and unique design elements. In this zoning (R-4) the allowed density is five to 30 units. This is a 24-unit development in a four-story building. Examples of materials, design and sustainability features: ? Short walking distance to the University of Oregon, Northwest Christian University, Sacred Heart Hospital University Campus, shopping, restaurants and LTD bus stops ? Most parking will be beneath the building reducing the heat island effect ? Low VOC paint ? Advanced framing to limit energy use ? Energy efficient appliances ? Extra thermal insulation ? Fresh air inlets for each unit ? Exhaust fans on timers for controlled ventilation ? Upgraded windows with a high U value ? Brick façade Responsiveness to neighborhood character and safety in respect to height, mass, architectural detail, landscaping and open space: The project was designed to achieve density goals, while limiting scale. Setbacks on south and east have been exceeded, roofs hipped, and exterior materials (hips, gables, entry porches, covered balconies, residential style doors and windows) all serve to provide consistency with the neighborhood’s residential character. Allowable height in the R4 zone is 120 feet. Midtown Terrace will be about 48 feet tall. Midtown Terrace will include safety features that include a well-lit parking area and entryways, private entry door at grade level, no entries facing the alley, and locked rooms for bicycle storage. The building th is equipped with fire sprinklers. Six balconies face 12 Avenue, providing eyes-on-the-street security. All but two of the units will have their entrances off hallways that are only accessible by locked entrance to stairways or elevator. Impact and Need for Tax Exemptions to Encourage Housing: The City and other local taxing districts forgo revenue when property is exempted from taxes. This project proposes new construction on a property that is underdeveloped based on the zoning. The larger structure, a former medical office building, has also been vacant for many years. The land continues to be taxed during the exemption period. The improvements will bring substantial revenue, after 10 years, beyond what is currently being collected. This is illustrated in Attachment F. The annual total property taxes on the property are currently $5,311. Of that the tax on the land is Z:\CMO\2009 Council Agendas\M090526\S0905262E.doc