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Home My WebLink AboutItem 2E - Appl. for MUPTE (Pat)EUGENE CITY COUNCIL AGENDA ITEM SUMMARY Adoption of Resolution 4816 Approving a Multiple-Unit Property Tax Exemption for Residential Property Located at 979 Patterson Street, Eugene, Oregon (Arthur C. Carmichael, Jr. and Larry Von Klein) Meeting Date: November 22, 2004 Agenda Item Number: 2E Department: Planning and Development Staff Contact: Richie Weinman www. cl. eugene, or. us Contact Telephone Number: 682-5533 ISSUE STATEMENT City Council is asked to approve a resolution granting a Multi-Unit Property Tax Exemption (MUPTE) for The Patterson House project at 979 Patterson. BACKGROUND The council has a 26-year history of supporting tax exemptions, under this program, to encourage new housing in the core area. In April 2004, the council amended the MUPTE program regulations and boundary. The City and other local taxing districts forgo revenue when property is exempted from taxes. This project proposes new construction on a property that has been vacant for many years. The land continues to be taxed during the exemption period. The improvements will bring substantial revenue after ten years. This property is in the Riverfront Urban Renewal District. The following is project summary: The Patterson House 27 units of rental housing 979 Patterson Street Zoning: R4, High Density Residential Applicant and representatives: Larry von Klein and Arthur C. Carmichael, Jr. Public Comments The MUPTE Standards and Guidelines require both an opportunity for the Planning Commission to comment and publishing a display advertisement in the Register-Guard, followed by a thirty day comment period. There was also a news article published by the Register-Guard. The Planning Commission discussed this application on October 11th and declined to make any comment. The applicants visited the West University Neighborhood Association in September and presented their proposal. The neighborhood association executive board submitted a letter of support for the project. It is included as Attachment F. The advertised comment period is over and the City received two written comments. L:\CMO\2004 Council Agendas\M041122\S0411222E.doc Linda (no last name provided) submitted a short email stating that a ten year exemption is too long and 5 years is quite enough. Ms. Cheryl Platt submitted a letter opposing "favors to the big guys" and stating that "MUPTE sounds too much like the politics and economic policies that are going on at the federal level. I'm not comfortable giving corporations special privileges." StaffResponse The ten year tax exemption term is statutory and can not be amended by the City. The MUPTE program is designed as an incentive to encourage new and better quality housing in the core area, in order to meet adopted policy. The program recognizes the long-term community benefit from downtown area housing. The exemption helps to level the playingfield because it is more expensive to build in the core area. The tax exemption, if granted, will begin following completion of the project. RELATED CITY POLICIES MUPTE is enabled by state statute. The City of Eugene has participated in the MUPTE program since 1978. Since that time, eleven requests have been approved (Attachment D). Encouraging housing in the core area is consistent with numerous adopted planning and policy documents. Examples include: The Downtown Plan Policy V. 1 Stimulate multi-unit housing in the downtown core and on the edges of downtown for a variety of income levels and ownership housing. (This proposed project is inside the Downtown Plan boundary and is six blocks from the intersection of Broadway and Willamette) 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 (The Patterson House is in this area) 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. L:\CMO\2004 Council Agendas\M041122\S0411222E.doc Consistent with the Council's stated interests, this application proposes housing that increases density in the core area and provides new housing using higher grade materials. OPTIONS Council may approve or deny the exemption. CITY MANAGER'S RECOMMENDATION Staff recommends approving the resolution to grant the exemption. SUGGESTED MOTION Move to adopt Resolution 4816 approving a multiple-unit property tax exemption for residential property located at 979 Patterson Street, Eugene, Oregon (Arthur C. Carmichael, Jr. and Larry Von Klein). ATTACHMENTS A. Resolution approving a property tax exemption for The Patterson House B. Report from Planning and Development Director C. MUPTE Application D. History of granted multi unit tax exemptions in Eugene E. Photograph of the site F. Public Comments Letter from West University Neighbors FOR MORE INFORMATION Staff Contact: Richie Weinman Telephone: 682-5533 Staff E-Mail: richie.d.weinman~ci.eugene.or.us L:\CMO\2004 Council Agendas\M041122\S0411222E.doc ATTACHMENT A RESOLUTION NO. A RESOLUTION APPROVING A MULTIPLE-UNIT PROPERTY TAX EXEMPTION FOR RESIDENTIAL PROPERTY LOCATED AT 979 PATTERSON STREET, EUGENE, OREGON (ARTHUR C. CARMICHAEL, JR. AND LARRY VON KLEIN). The City Council of the City of Eugene finds that: A. Arthur C. Carmichael, Jr. and Larry von Klein are the owners of real property located at 979 Patterson Street, Eugene, Oregon, (Assessor's Map # 17-03-32-23, Tax Lot # 7400), and have submitted an application pursuant to the City's Multiple-Unit Property Tax Exemption Program (Sections 2.945 and 2.947 of the Eugene Code, 1971) with respect to the construction of residential units thereon. B. A display ad soliciting recommendations or comments from the public was published in the Register-Guard on September 30, 2004, and advised that written comments would be accepted for a period of 30 days from the date of publication. Comments from the public, along with staff' s responses, are set forth in the Report and Recommendation, attached as Exhibit A, which was prepared by the Director of the Planning and Development Department ("Director") as designee of the City Manager. C. The Director's Report and Recommendation to the Council recommends that the application be approved and the exemption granted. In making the recommendation, the Director found that the applicant submitted all materials, documents and fees required by the application and the City, including, documentation that the construction will be completed on or before January 1, 2006; that, as asserted in the application, the project would not be built without the benefit of the tax exemption; that one or more public benefits as described in the Report and Recommendation, as required by the Standards and Guidelines, will be included in the construction; and the construction will be in conformance with all local plans and planning regulations, including special or district-wide plans developed and adopted pursuant to ORS Chapters 195, 196, 197, 215 and 227. D. The project consists of the development of 27 residential units (3 efficiency, 12 one-bedroom, and 12 two-bedroom units), which are not designed and will not be used as transient accommodations. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF EUGENE, a Municipal Corporation of the State of Oregon, as follows: Section 1. Based upon the above findings which are hereby adopted, and the City Council's review of the Report and Recommendation of the Director of the Planning and Resolution - Page 1 L:\CMO\2004 Council Agendas\M041122\S0411222E-attA. doc Development Department attached as Exhibit A, the City Council hereby approves the application of Arthur C. Carmichael, Jr. and Larry von Klein for an ad valorem property tax exemption under the City's Multiple-Unit Property Tax Exemption Program for the construction of residential units at 979 Patterson Street, Eugene, Oregon, (Assessor's Map # 17-03-32-23, Tax Lot # 7400), subject to the following conditions: 1. The project shall consist of 27 residential units (3 efficiency, 12 one- bedroom, and 12 two-bedroom units), which are not designed and will not be used as transient accommodations. 2. The project shall be completed on or before January 1, 2006. 3. The project shall include one or more public benefits as required in the Standards and Guidelines and described in the Report and Recommendation attached as Exhibit A. 4. The project shall be in conformance with all local plans and planning regulations, including special or district-wide plans developed and adopted pursuant to ORS Chapters 195, 196, 197, 215 and 227. Section 2. The construction upon the residential property described in Section 1 above is declared exempt from local ad valorem property taxation beginning July 1 of the year following certification of completion and continuing for a continuous period of ten years unless earlier terminated in accordance with the provisions of Section 2.947 of the Eugene Code, 1971. Section 3. The City Manager, or the Manager's designee, is requested to forward a copy of this Resolution to the applicant, and to the other affected taxing districts, within ten days, and to cause a copy of this Resolution to be filed with the Lane County Assessor on or before April 1, 2005. Section 4. This Resolution shall become effective immediately upon its adoption. The foregoing Resolution adopted and effective the __ day of ., 2004. City Recorder Resolution - Page 2 L:\CMO\2004 Council Agendas\M041122\S0411222E-attA. doc ATTACHMENT B REPORT AND RECOMMENDATION of the Director of the Planning & Development Department Arthur C. Carmichael, Jr. and Larry von Klein Multiple-Unit Property Tax Exemption The Director of the Planning & Development Department of the City of Eugene finds that: 1. Arthur C. Carmichael, Jr. and Larry von Klein are the owners of real property located at 979 Patterson Street, Eugene, Oregon, (Assessor's Map # 17-03-32-23, Tax Lot # 7400), and have submitted an application pursuant to the City's Multiple-Unit Rental Housing Property Tax Exemption Program (Section 2.945 and 2.947 of the Eugene Code, 1971) with respect to the improvements to be constructed on the real property. 2. ! have reviewed the application and specifically find that the project is an eligible structure as defined in the Standards and Guidelines, is located within the downtown core area, and: 2.1 The applicant has submitted all materials, documents and fees required by the City; 2.2 Design elements that benefit the general public have been included in the project, which consist of: 2.2.1 Sustainability features. The East/West orientation of this project allows for the incorporation of day-lighting applications. Coupled with tight and thermally effective construction methods, this project will be an environmentally friendly and sustainable structure. Native species and drought tolerant plants that reduce the use of fertilizers and irrigation will be used for the landscaping. 2.2.2 Responsiveness to adjacent historic structures. Beta Theta Pi Fraternity at 1009 Patterson, which was built in 1923 and remodeled about six years ago, will be adjacent to this project on the south. The Allen Apartments at 967 Patterson, built in 1908, will be adjacent to this project on the north. Chi Psi Fraternity at 1018 Hilyard, built in 1933, is located behind this project, across the alley, and adjacent to the Millrace. Barnhart Hall, also known as the University Inn, is a large University of Oregon housing project located directly across the street from this project. 2.2.3 Use of higher quality materials that contribute to longevity. Materials to be used for the project include 30-year roof shingles, high quality acrylic paints, long term Hardy Plank siding, vinyl double pane windows, low- flow plumbing fixtures, energy efficient appliances, and a quality elevator with windows for safety. Exhibit A -- Report and Recommendation - Page 1 L:\CMO\2004 Council Agendas\M041122\S0411222E-attB.doc 2.2.4 Prominent entry facing the public street. The prominent entry facing Patterson Street will showcase white pillars over a brick faCade on expanded front porch area, and feature a secured ADA accessible entry. These designs are to give this structure a quality and prominent appearance. 2.2.5 Number of units by which minimum density is exceeded. The minimum number of units for this site is five and the maximum is 27. After market research of the area, it was determined that 27 units, comprised of three studios, 12 one-bedroom, and 12 two-bedroom units, would best fit the needs of this community. 2.2.6 Number of available ADA accessible units that exceed required standards. The project contains two ADA accessible units and two ADA adaptable units, which total 14.8% of the planned 27 units. 2.2.7 Responsiveness to neighborhood character and safety in respect to height, mass. architectural detail, landscaping and open space. The features of the project will closely resemble the adjacent Beta Theta Fraternity at 1009 Patterson. The front of the building will have prominent pillars with a brick faCade adding to the neighborhood character. Safety is included in the design by including secured door entries, secured underneath parking garage with remote controls and a secured bicycle fenced garage inside the parking garage. 2.2.8 Number of units designed for home ownership. There are no units designed for home ownership. This is a complex for rentals. 2.2.9 Solicitation of comments from relevant neighborhood associations. The West University Neighborhood Association has been notified of the project. A visit was made to the site and pictures were taken. A presentation was e-mailed to the current members by the Chair of the Association who is enthusiastic about the project. The quality and benefits of the project were explained at the Association's September 7, 2004 monthly meeting. Board members have been invited to a tour of the Hilyard House at 25 East 14th Avenue, which has the same ownership and contractor. This project will resemble Hilyard House in appearance and quality. 2.3 The project was monitored through the City's regular processes with respect to planning, permit and building and safety requirements to insure compliance with all local regulations; 2.4 There are no structures located on the property. Currently, the site is paved and is being used as a parking lot; and 2.5 The owner has stated in the application and provided evidence that the project would not be feasible without the tax exemption. Exhibit A -- Report and Recommendation - Page 2 L:\CMO\2004 Council Agendas\M041122\S0411222E-attB.doc 3. A display ad soliciting recommendations or comments from the public regarding this project was published in the Register-Guard on September 30, 2004. The period for comment expired on October 30, 2004. The following two written comments were received, although they were not specific to this project: Comment: An e-mail was received from Linda (no last name provided) egberts5~aol.com who believed that a ten year exemption was too long and five years was enough. Comment: Cheryl Platt was opposed to giving "favors to the big guys" and stated that "MUPTE sounded too much like the politics and economic policies that are going on at the federal level. She stated that she was not comfortable with giving corporations special privileges. Finding: The ten-year tax exemption is statutory and cannot be amended by the City. The MUPTE program is designed as an incentive to encourage new and better quality housing in the core area, in order to meet adopted policy. The exemption helps to level the playing field because it is more expensive to build in the core area. Therefore, based upon the above findings, the project is in conformance with all applicable local plans, planning regulations, the Metropolitan Area General Plan, and the criteria set forth in the City's adopted Standards and Guidelines for Multiple-Unit Housing Property Tax Exemption, and ! recommend that the application be approved. Dated this __ day of ., 2004. Director, Planning & Development Department, City of Eugene Exhibit A -- Report and Recommendation - Page 3 L:\CMO\2004 Council Agendas\M041122\S0411222E-attB.doc ATTACHMENT C LARRY VON KLEIN VON KLEIN & ASSOCIATES, LLC Broker Oregon/California Investment Real Estate August 25, 2004 Mr. Richie Weinman City of Eugene Planning & Development 99 W6st l0th Avenue Eugene, OR 97401 RE: Multi-Unit Rental Housing, Property Tax Exemption Program Application Dear Richie: Enclosed is the information to be submitted for a 27-unit rental housing at 979 Patterson on behalf of Arthur C. Carmichael, Jr. and myself. This will be a quality project built by Chambers Construction, with the same considerations and expertise as our recently built 53-unit on East 14th known as The Hilyard House. I would gladly give tours of The Hilyard House, as it will be very similar in appearance and quality as The Patterson Street Project. If you have any questions, please feel free to contact me at your earliest convenience. Thank you. Sincerely, Larry von Klein Partner and Agent for proposed 27 units at 979 Patterson Street, Eugene, Oregon IENC P.O. Box 11468 PH: (541) 485-6901 111 W. 7 th Ave., Suite 320 Eugene, Oregon 97440 FX: (541 ) 686-6710 Eugene, Oregon 97401 PUBLIC BENEFITS Patterson House 979 Patterson 27 Units 1) Incorporation of sustainability features such as conservation performance measures, solar heating, natural lighting, "green" building (techniques that use environmentally friendly materials and practices), and landscaping with native species that reduce the need for fertilizers, herbicides and pesticides. The East/West orientation of this subject site makes it a perfect candidate for incorporating the use of day-lighting applications. Coupled with tight and thermally effective construction methods this building would be an environmentally friendly and a sustainable structure. Landscaping will be with native species and drought tolerant plants that would reduce the use of fertilizers and irrigation. 2) Responsiveness to adjacent historic structures that are on the National Register of Historic Places or listed as City Landmark. City Landmark structures would be the somherly adjacent BE'IA THETA PI FRATEILNITY; 1009 Patterson, originally built in 1923 and remodeled about six years ago but keeping the look of authenticity with pillars and brick veneer. A landmark adjacent to the north would be the historic AL[~EN APARTMENTS, 967 Patterson, originally built in 1908. Behind this subject property (across alley) is the CHI PSI Fraternity at 1018 Hilyard, originally built in 1933 with stucco and fi:amc construction, situated a4jacent to the Millrace. A prominent and modern building directly across the street from the subject property is BARNHART }-tAIi. A.,, ofl~erwise known as 'the UNIVERSITY INN, a large University of Oregon housing project. 3) Use of higher quality materials that contribute to longevity, durability, or enhanced building design. The higher quality materials would start with 30-year roof shingles, high quality ac~Tlic paints, long term HardyPlank siding, vinyl double pane windows, low-flow plumbing fixtures, energy eiticient appliances, and a quality elevator with windows ~br safety. PUBLIC BENEFITS - CONTINUED Patterson House 4) Prominent entry facing the public street. The prominent ento' thcing Patterson Street will showcase white pillars over a brick thq:ade on expm~ded front porch area, and feature a secured. ADA accessible entry; all designed to give this structure a very' quality and prominent appearance. 5) Number of units by which the minimum density is exceeded or the percent of housing units having three or more bedrooms (to encourage families). The minimum units :tbr this site are five and the maximum 27. Alter careful market research of the area it was decided that 27 units; comprised of 3 Studios, 12 1-bedroom, and 12 2-bedroom units, would best fit the needs of this university community'. 6) Number of available ADA accessible units that exceed the required standards. The number of ADA Accessible units would be 2. which is the required number, however, there will be two additional ADA adaptable units. This would total 14.8% of the planned 27 units. 7) Responsiveness to neighborhood character and safety in respect to height, mass, architectural detail, landscaping and open space. Neighborhood Character is an important feature to this project, as it will closely resemble the adjacent iBETA THETA FRATERNITY at 1009 Patterson, which was 'the fraternity of this project partner, Arthur Carmichael in the 1960's. The fi:ont of the building will have prominent pillars with a brick i;a~ade adding to the neighborhood character. Safety is a priority in this design with secured door entries, secured underneath parking garage with remote controls coupled with a s~cured bicycle fenced garage inside the parking garage. 8) Number of units designed for home ownership. Since this is a complex ibr rentals, home ownership would not apply. PUBLIC BENEFITS - CONTINUED Patterson House 9) Solicitation of comments from the relevant neighborhood associations. I have notified the West University Neighbofl~ood Association, of which Carmen, my wife and I are involved. A visit was made to the site; with pictures taken and a presentation e-mailed to the current members, by the current Chair of the Association, who is very enthusiastic about this project. I have been invited to speak at the September 7, 2004 monthly meeting to further explain the qu.ality and benefits of'the prc[iect, ii have als() invited the board members to a tour of the Hilyard House at 725 E. 14th (14th & }-tilyard) which is the same ownership, contractor and will resemble the subject in appearance and quality. In summary, the subject PATTERSON HOUSE, proposed 27 unit project will be a high quality complex but will blend with adjacent older properties with brick and pillars and will be also modem such as the UNIVERSITY INN, directly across the street. Thank you for your consideration. Planning & Development Planning City of Eugene 99 West 10th Avenue, Eugene, Oregon 97401 (54t) 682-5481 (541) 682-5572 Fax August13,2004 Mr. Larry Von Klein Von Klein Property Management LLC 1301 Ferry Street Eugene, Oregon Dear Mr. Von Klein: It was good to talk to you earlier this week and learn more about the multi-family project that you are proposing to construct on Patterson Street. I understand that you will be applying for the Multi-Unit Rental Housing Property Tax Exemption Program. You asked me to verify that there are no historic properties on tax lot #7400, assessor's map 17-03-32-23. The Lane County Regional Land Information Database verifies that this parcel is vacant and currently used for automobile parking. I had the pleasure of conferring with the Beta Theta Pi Fraternity House a few years ago when they undertook their major renovation which is very successful, and an asset to the area. For your interest, I am including some information sheets on adjoining historic properties that are in the immediate area of your tax lot. Best wishes with your project, as I expect it will be a first class operation. I can be reached at ken.i.guzowski@ci.eu.qene.or, us or at 1.541.682-5562 should you require further discussion. Senior Planner Property Tax Exemption for New Multi-Unit Housing Application Coversheet The Multi-Unit Property Tax Exemption (MUPTE) is an incentive program to encourage downtown housing. This ten-year exemption is enabled by state law, but each project must be approved by the Eugene City Council. Both rental housing and multi-unit housing for home ownership are eligible. Projects must be within an area generally bounded by 4th Avenue, Patterson, 17th, and Lawrence Street. GENERAL INFORMATION Applicant(s) Business Name: Arthur C Car'm'ichael, 'J~,' ~& .'..IS~¥'~y '~-d'~ ~K1 ei n Address: ].1:1 W. 7th Avenue, Suite 320, Eugene, 0P, 9740.1 Phone# 485-6901 Fax# 686-67:10 E-mail: Lvonduck@qwest.net Representative:' Larr~v yon Klein Address (if different):. Phone# 485-6901 Fax# 686~6710 E-mail: Lvonduck@qwest.net Proposed Project Name: Patterson House Apartments 979 Patterson Street, Eugene, OR 97401 Location: ELIGIBILITY AND QUALIFICATION CRITERIA Eligible Property. 'To be eligible for the property tax exemption, a structure must be: 1. a multiple unit structure, Having five or more dwelling units, not designed or used as transient accommodations and not including hotels and motels; 2. housing completed on or before January 1, 2006. * This includes new multiple-unit housing on vacant sites, the conversion of buildings into new units on under-utilized sites and housing which increases densities consistent with the applicable Comprehensive Plan and zoning designations, as well as relevant plan goals and policies; and 3. located within the boundaries illustrated on the attached map of eligible areas. Term of Exemption. This program provides for a ten-year exemption for all residential improvements. The land and non-residential improvements continue to be taxed. * This.date is currently written in the State Statutes. The 2005 Legislature will consider extending the program. The City is able to offer a one year extension to January ~, 2007. $4SS - Studio 2 required by cod~ units27/36. 652 $6 O 2 aad'l attainabl~ ~7~ - 9 RnR Type/description of aonstruation and materials. Wood Frame and Brick Describe any additional public utility needs. None Describe proposedlandscaping. Approximately 900 Sq. Ft. of landscape area; 600 Sq. Ft. on the West side and 300 Sq. Ft. on the East side. Please attach the following to your application: 1. PRO-FORMA. Detailed construction and operating cost analysis demonstrating project's "need" for tax exemption, and that the project could not be built "but for" the tax exemption. This analysis or pro-forma should show the rental rates of each type of unit both with and without the tax exemption. 2. FINANCIAL FEASIBILITY. Information on the property costs ~nd financing for the housing which demonstrates the financial feasibility of the project.' 3. SITE PLAN. A site plan and supporting maps, drawn to a minimum scale of one inch equafs 16 feet, which shows in detail the development plan of the entire project, including a side and front elevation, showing streets, driveways, sidewalks, pedestrian ways, off- street parking, and loading areas; location and dimension of structures; use Of land and structure; major landscaping features; design of structures; existing and proposed utility systems including sanitary sewers; storm sewers, water, electric, gas, and telephone lines. 4. PUBLIC/PRIVATE ACCESS. Description and map or diagram of public and private access to property and parking, and circulation plans for project. Please provide above drawings on 8-1/2" X 11" size paper for reproduction purposes. The applicant is encouraged to provide, in addition to the above, any additional materials, such as economic feasibility status or market analysis appropriate to the project. 5. PROPOSED ELIMINATION OF EXISTING STRUCTURES. Explanation and justification for any proposed elimination of existing, sound and rehabitable housing on the site. No exemption will be granted for any property within the two years immediately preceding the date of application for the exemption. This restriction will be waived if the proposed Property Tax Exemption for New Multi-Unit Housing [~) Application Part One: GENERAL INFORMATION Project Name or Designation: Pat. t. eY'son House Parcel Size: 60 X :[75' = 10,500 .... Estimated Dimensions of Project: Structure "Footprint" 9,600 Sq. Ft. Building Square Footage. 21,000 (9,600 pa~'king addi1:~.~-~t! Number of Stories ' 3[~ Proposed Lot Coverage 91% (%) Amount of Open Space__ *900 Sq. Ft. (Parcel minus *No open space requirement "footprint") Part Two: UNIT INFORMATION 3 450 495 12 575 650 12 780 '750 project increases the number of dwelling units by 50% from what previously existed or if it replaces the old dwelling units by larger dwelling units that will accommodate families. Part Three: SITE INFORMATION/LEGAL DESCRIPTION Legal Description: Addition Hoffman Addition Block 979 Patterson Street Tax Lot 17-03-32-23#7400 Cross Streets: North Side Franklin Blvd. South Side East ].].th Avenue East Side Hi 1,yard Street West Side Patterson Street What is the current use on the site? Vacant Park1 ng Lot Describe the current number and type of any structures, as well as their use, and the number of residential units, if any. Indicate the occupancy status and whether the structures will be demolished or relocated as part of the proposed development. Non Current Is the building over 50 years old or designated as a historic structure? N/A Signature of Applicant: ~ ~"~.,t ~~'~., Date: ~'10, ~/L~.~ SUBSCRIBED AND SWORN to methis (~d-t~ dayof ~q~, ~ COMMISSION NO. 3605a3 ~Y co~M~ss~o~ ~XPmES ~UG 2~. ~006 My Commission Expires CHAMBERS August 2nd, 2004 Mr. Larry von Klein 111 West 7th Ave. Suite 320 Eugene, OR 97401 Re: Patterson Street Apartments - Building Unit / Cost Analysis Dear Mr. Von Klein, As per your request I have worked out the potential building unit and cost analysis. Please review the following information. IJNIT ANALYSIS: · :. Site Area: Lot size of 60' x 175' calculates to 10,500 square feet. The building footprint would be 9,600 square feet. Because there are no "open space" requirements due to the Transit Oriented Development Zone that this project lies in, the footprint of 9,600 square feet would provide lot coverage of 91%. · :o Parking Area: The parking level would be cover approximately 9,600 square feet of surface area. This would leave a 5'-0" set back at the East end of the property and a 10'-0" set back at the West end of the property. · :o Landscape Area: There would be approximately 900 square feet of landscape area. 600 square feet on the West side and 300 square feet on the East side. · :. Floor Area for the 1~t, 2~a and 3~a Floors: The maximum floor area allowed would be 7,000 square feet per floor. This would keep the project within the maximum allowable area of 21,000 square feet. This would include 17,600 square feet for the dwellings and 3,400 square feet for the common areas. The square footage for the dwellings and the common areas could vary as long as the total area for all 3 floors does not exceed 21,000 square feet. · :. Number of Units: The maximum allowable number of units forths property based on the zoning is 27. The configuration for the 27 units would be three (3) studio units at 450 square feet each, twelve (12) - 1 bedroom units at 575 square feet each and twelve (12) - 2 bedroom units at 780 square feet each. The total square footage for the 2295 Coburg Road, Suite 100 ® Eugene, Oregon 97401 (541) 687-9445 · F^x (541) 687_9451 · www. ChambersConstruction.com * CCB //114258 27 units in tiffs configuration would be 17,610. The sizes of the units could increase as long as the total building area for the 3 floors does not exceed 21,000 square feet as described above. Two (2) of the units would be considered handicap accessible. Because there would be an elevator installed in the building, the handicap units could be placed on any floor. COST ANALYSISi The following are preliminary budgets for various aspects of the project. These budgets are based on the code and square footage analyses stated above. o:- Landscape Areas: 900 square feet ~ $3.00: $ 2,700.00 · :. SiteWork: 10,500 square feet at $2.50: $ 26,250.00 · :, Parking Level: (Note: Parking Level 5' Below Finish Grade) 9,600 square feet (¢ $10.00: $ 96,000.00 · :. 3 Hour Area Separation b~veen Parking and Dwelling Units: $ 28,800.00 · :o Dwelling Units & Common Areas: 21,000 square feet ~ $77.00: $1,617,000.00 · :o Soils Engineering / StruCtural Engineering: $ 20,000.00 · .'- System Development Charges / Permit Fees: $ 76,500.00 o:- Design/Build Services for HVAC/FiredEleetrical: Included · :. Architectural Design Fees: Not Included · 1. Performance and Payment Bo. nd / Builders Risk htsurance Not Included TOTAL ESTIMATED COST: $1,867,250.00 TOTAL ESTIMATED COST PER UNIT (based on 27 units): $ 69,157.00 The estimated co~s outlined above are based on cost history of similar projects, current market conditions, current land use code requkemems and design aspects similar to the Hilyard House project. Respectfully yours, David Bak&e CDT, CCCA Project Manager FINANCIAL ANALYSIS Patterson House 979 Patterson 3 Studios ~ $495/Mo. = 1,485 12 One-Bedrooms ~ $650/Mo.= 7,800 12 Two-Bedrooms ~ $750/Mo. = 9,000 Monthly 18,285/Mo. Annualized 219,420 Vacancy (7%) 15,359 Gross Adjusted Income 204,061 Expenses Insurance 6,500 Maintenance 5,100 Supplies 2,750 Accounting/Legal 3,100 Management: On-site 6,000 Management: Professional 5,000 Refuse 3,600 Utilities 6,325 Total Expenses (35.46%) 72,375 Net Operating income $131,686 Debt Service- $1,850,00 $143,046 6% for 25 years - $11,920/Mo. -5,100 X RLID Detailed Property Report Page 1 'of 5 LANE COUNTY REGIONAL LAND INFORMATION DATABASE Site Address: Map & Tax Lot #: 17-03-32-23-07400 Special Interest Code: A & T Account #: 0282721 HOFFMAN [1] ,::,, [- View Plat 'J Tax Ma'p ?~!!; [,,, ,,View, ~x M~,R ,~, ][, Vicinity Map Detail Map Site Address State Plane Coordinates X-Coord: 4242175 Y-Coord: 878717 LaRd Use Land use information has not been field verified. Code: Description: AUTOMOBILE PARKING (NON- Land Use Code and Description: 4600 STRUCTURE/RETAIL Use Code and Description: R RETAIL Please verify zoning information with 1o~1 jurisdidion. Lane County overlay zones are not currently Zoning shown in RLID. Code: Description: Zoning Jurisdiction: RUG EUGENE Parent Zone 1: ~ R4 HIGH-DENSI~ RESIDENTIAL Overlay Zone 1: ~ SR SITE REVIEW Overlay Zone 2: TD TRANSIT ORIENTED DEVELOPMENT Boundaw Information General Incorporated City Limits: EUG EUGENE Urban Growth Boundaw: EUG EUGENE Fire Protection Providers: Plan Designation: C COMMERCIAL Node: . Eugene Neighborhood Group: WEST UNIVERSITY NEIGHBORS 2000 Census Tract: 3800 2000 Block Group: 1 Year Annexed: 1874 Annexation ¢: 2004 TranspoAation Analysis OREGON CULTURAL RESOURCE INVENTORY CITY. OF EUGENE HISTORIC NAME:LBETA THFTA PT FRATF~.TY T/R/S# 17 3 32 NW 1/4 SW 1/4 ADDRESS: 1009- PATTERSON ST TAXLOT: 7500 ROLL NO: O0 SLIDE ROLL NO: 000 NEGATIVE NO : 000 SLIDE NO. 000000 SITE PLAN DRAWN BY:PAF GRAPHIC & PHOTO SOURCES: 1925 Sanborn map, UO Map Libr; Army Corps aerial #36-3883, 8/36, UO Map Libr. FIELD SURVEY NO: 00000 STATE INVENTORY NO: 4217 CURR. HIST. STATUS: RANKING:Contributing NEIGHBORHOOD: WUN 2 TYPE: Building OREGON CULTURAL RESOURCE INVENTORY CITY OF EUGENE FINAN. STATUS: HISTORIC NAM~ ~ETA THETA PI FRATERNITY.. DATE OF CONSTRUCTION: 1923 COMMON NAME: BETA THETA PI FRATERNITY' ORIGINAL USE: Club/Lodge ~ ~RESS: 1009~. PATTERSON ST PRESENT USE: Multi-Unit Resid EARLY AD: 995 PATTERSON ST DATE: S1925 OWNER: Beta Rho Alumni %Tom Chapman ARCH./BLDR.: ADDR: P.O. Box 1-D ARCH./STYLE: Classical Greek/Roman Eugene, Oregon 97440 T/R/S# 17 3 32 NW 1/4 SW 1/4 INTEGRITY: Minor Modifications MAP NO.: 17033223 TAXLOT: 7500 THEME: 002 000 ADD: Hoffman BLK: LOT:9 PROP. GROUP MILLR /TH/O08 ZONING: R4SR PLAN SHAPE: "U" plan w/ addition #STORIES:2.5 BASEMENT (Y/N/?): Y FOUNDATION MATERIALi Concrete wall ROOF FORM & MATERIALS: Complex gable/composition shingle WALL CONSTRUCTION: Brick veneer STRUCTURAL FRAME: Light wood frame PRIMARY WINDOW TYPE: Wood, double hung 8/1 EXT. SURFACING MATERIALS:Brick DECORATIVE FEATURES: Palladian window, keystones over windows OTHER: French doors CONDITION: Good MOVED: N DATE MOVED: EXT. ALTERATIONS/ADDITIONS(DATED): 2 story wing to south NOTEWORTHY LANDSCAPE FEATURES: V lg Dgl fir, London plane in front; 3 lg Blk locust & Blk waln along Millrace; bench & bridge across Millrace . ASSOCIATED STRUCTdRES: none KNOWN ARCHAELOGICAL FEATURES: none GEOG. LOC. & IMMED. SETTING Mid-block, in mixed use area, at rear of tot, on busy st. Located in NE section of survey area on millrace; i bl NW of SHH. PHYSICAL DESCRIPTION: This 2.5 story Classical Greek/Roman styled multi-unit residence is located in the middle of the tot, mid-block, flat site, facing west. In good condition, it presently has minor modifications. A "U" shaped plan on a concrete wall foundation, it has a finished basement. The complex gable roof is covered with composition shingles. Of light wood framing, the wood stud walls are surfaced with brick veneer. The windows are wood, double hung, 8/1. Outstanding decorative features include the palladian window, keystones over window. Alterations include 2 story wing to south. Noteworthy landscape feature, douglas fir. SOURCES: Polk 1925-38 146e0121; Korstad 1933-38 146e0075; EDG 146e0122, 12/31/22 pl ROLL NO.: O0 RECORDED BY: J. Chappel & L. Sekora NEGATIVE NO. 000 RESEARCHED BY: RZM, KAS, JC SLIDE ROLL#: 000 DATE RECORDED: 11/22/1986 SLIDE NO: 000000 FIELD INVENTORY NO:O0000 STATE INVENTORY NO: 4217 OREGON CULTURAL RESOURCE INVENTORY CITY OF EUGENE HISTORIC NAME: BETA THETA PI FRATERNITY T/R/S# 17 3 32 NW 1/4 SW 1/4 ADDRESS: 1009 PATTERSON ST TAXLOT: 7500 1009 Patterson was built in 1923 as the Beta Theta Pi fraternity house, for a projected cost of SZ0,000, and remains so today. Its original address, changed in 1925, was 995 Patterson. The national fraternity was formed in 1839 and the local chapetr was formed in 1909. Ken Kesey, nationally prominent and local author, 'belonged to this fraternity while he attended the University of Oregon, Repairs were made in 1935 and a major wing was added on the south side in the 1960's. This building is included in the Millrace and Fraternity/Sorority thematic groupings. FIELD SURVEY NO: 00000 STATE INVENTORY NO: 4217 OREGON CULTURAL RESOURCE INVENTORY CITY OF EUGENE HISTORIC NAME: ALLEN APARTMENTS T/R/S# 17 3 32 NW 1/4 SW 1/4 ADDRESS: 967 PATTERSON ST TAXLOT: 7100 ROLL NO: O0 SLIDE ROLL NO: 000 NEGATIVE NO.: 000 SLIDE NO. 000000 SITE PLAN DRAWN BY:PAF GRAPHIC & PHOTO SOURCES: 1912 Sanborn map, UO Map Libr; Army Corps aerial #36-3883, 8/36, UO Map Libr. FIELD SURVEY NO: 00000 STATE INVENTORY NO: 4215 CURR. HIST. STATUS: RANKING:Secondary NEIGHBORHOOD: WUN 2 TYPE: Building OREGON CULTURAL RESOURCE INVENTORY CITY OF EUGENE FINAN. STATUS: HISTORIC NAME: ALLEN AP~RTMENT~S DATE OF CONSTRUCTION: 1908 COMMON NAME: 'U~IGINAL USE': Multi-Unit ~esi'd ADDRESS: _967 PATTFRSON -- ST PRESENT USE: Multi-Unit Resid EARLY AD: 649 PATTERSON ST DATE: OWNER: Steven Goldschmidt ARCH./BLDR.: ADDR: 2042 Harris ARCH./STYLE: Craftsman Eugene, OR 97405 T/R/S# 17 3 32 NW 1/4 SW 1/4 INTEGRITY: Minor Modifications MAP NO.: 17033223 TAXLOT: 7100 THEME: 002 ADD: Hoffman BLK: LOT:6 PROP. GROUP / / ZONING: R4SR PLAN SHAPE: Rectangular #STORIES:2.0 BASEMENT (Y/N/?): N FOUNDATION MATERIAL: cast concr.block ROOF FORM & MATERIALS: Composition/complex hipped WALL CONSTRUCTION: Wood stud STRUCTURAL FRAME: Light wood frame PRIMARY WINDOW TYPE: Wood, double hung, 12/1, 10/1 EXT. SURFACING MATERIALS:Beveled wood siding DECORATIVE FEATURES: Front precast concrete block front porch, w/ columns OTHER: 2 story bay CONDITION: Good MOVED: N DATE MOVED: EXT. ALTERATIONS/ADDITIONS(DATED): none NOTEWORTHY LANDSCAPE FEATURES: none ASSOCIATED STRUCTURES: Newer apt. building attached by back porch KNOWN ARCHAELOGICAL FEATURES: none GEOG. LOC. & IMMED. SETTING Mid-block, in mixed use area at middle of lot, on busy st. Located near millrace; 2 bl NW of SHH. PHYSICAL DESCRIPTION: This 2 story Craftsman styled multi-unit residence is located in the middle of the lot, mid-block, flat site, facing west. In good condition, it presently has minor modifications. A rectangular plan on a cast concrete block wall foundation, it has no basement. The complex hipped roof is covered with composition shingles. Of light wood framing, the wood stud walls are surfaced with beveled wood siding. The windows are wood, double hung, 10/1, 12/1. Outstanding decorative features include the rusticated porch, decorative columns, 2 story bay. Related structures, apartment building at rear. SOURCES: Polk 1910-38 146e0121; Korstad t933-38 146e0075; Old Permit 146e0125; EMR 146e0123 11/3/08, 9/1/14; EDG 146e0122 2/26/14 p7 ROLL NO.: O0 RECORDED BY: J. Chappel & L. Sekora NEGATIVE NO. 000 RESEARCHED BY: RZM, KAS SLIDE ROLL#: 000 DATE RECORDED: 11/22/1986 SLIDE NO: 000000 FIELD INVENTORY NO:O0000 STATE INVENTORY NO: 4215 OREGON CULTURAL RESOURCE INVENTORY CITY OF EUGENE HISTORIC NAME: ALLEN APARTMENTS T/R/S# 17 3 32 NW 1/4 SW 1/4 ADDRESS: 967 PATTERSON ST TAXLOT: 7100 967 Patterson was built in 1908, as an early apartment house, Mrs. Harriet A. Allen, widow of Robert Allen, at a projected cost of $5000. Its orii$inal address, chant~ed in 1915, was 649 Patterson. Mrs. Allen had lived next door at 951 Patterson in 1907. She moved into the new buildin$ and continued to live here and operate it as the Allen Apartments untll 1952. Among its early residents were Lawrence R. Flint (in 1910), President of Flint McLoul~hlin, a furniture and stove store, Russell P. Martin (in 1912), a bookkeeper at Julius Goldsmith, and Fred and Annes Ayer (in 1914),. an early professor of education and Dean of the School of Education in 1914. He was instrumental in its development and success. The Ayers moved into 935 Patterson, next door, that same year. It has continued to be a multiple dwellint; unit to the present. The porch was remodelled in 1914 at a projected cost of $$00. The plumbinl~ was worked on in 1933. The porch was repaired and repainted during the summer of 1987. This buildin8 is a good example of the Craftsman style and shows detail and craftsmanship. It is a very rare example of an early apartment buildin8 and retains hi8h intesrity. FIELD SURVEY NO: 00000 STATE INVENTORY NO: 4215 OREGON CULTURAL RESOURCE INVENTORY CITY OF EUGENE HISTORIC NAME: CHI PSI FRATERNITY T/R/S# 17 3 32 NW 1/4 SW 1/4 ADDRESS: 1018 HILYARD ST TAXLOT: 7700 ROLL NO: O0 SLIDE ROLL NO: DO0 NEGATIVE NO,: 000 SLIDE NO. 000000 t~U~-~b6· UF~^F PbUA4 SITE PLAN DRAWN BY:PAF GRAPHIC & PHOTO SOURCES: Army Corps aerial N36-3883, 8/36, UO Map Libr. FIELD SURVEY NO: 00000 STATE INVENTORY NO: 4123 CURR. HIST, STATUS: RANKING:Secondary NEIGHBORHOOD: WUN 2 TYPE: Building OREGON CULTURAL RESOURCE INVENTORY CITY OF EUGENE FINAN. STATUS: HISTORIC NAME: CHI PSI FRATERNITY DATE OF CONSTRUCTION: 1933 COMMON NAME: .~ ...... ~ ORIGINAL USE: Club/Lodge ADDRESS: 1018 HILYARD ST PRESENT USE: Club/Lodge EARLY AD: 0 DATE: OWNER: L. Parry Ankersen ARCH./BLDR.: ADDR: Price Waterhouse ARCH./STYLE: Arts and Crafts Portland, Oregon 97204 T/R/S# 17 3 32 NW 1/4 SW 1/4 INTEGRITY: Virtually intact MAP NO.: 17033223 TAXLOT: 7700 THEME: 010 ADD: BLK: LOT: PROP. GROUP MILLR /TH/O05 ZONING: R4SR PLAN SHAPE: Rectangular #STORIES:2.5 BASEMENT (Y/N/?): Y FOUNDATION MATERIAL: Concrete wall ROOF FORM & MATERIALS: Complex ga'ble/wood shingles WALL CONSTRUCTION: Wood stud STRUCTURAL FRAME: Light wood frame PRIMARY WINDOW TYPE: Fixed 6/6 and casement w/6 lites EXT. SURFACING MATERIALS:Stucco DECORATIVE FEATURES: Decorative balconies w/iron work, chimney, french doors OTHER: CONDITION: Good MOVED: N DATE MOVED: EXT. ALTERATIONS/ADDITIONS(DATED): none NOTEWORTHY LANDSCAPE FEATURES: Purple plum, Saucer magn & blk waln in front purple plum on entry path; 3 blk watn to N, concr boat landing, dgl fir. ASSOCIATED STRUCTURES: none KNOWN ARCHAELOGICAL FEATURES: none GEOG. LOC. & IMMED. SETTING Mid-block, in mixed use area, at middle of lot on busy st. Located in NE section of survey area, on millrace; 1 bl NW of SHH, 2 bl NW of NWCC, 2 bl NW of UO. PHYSICAL DESCRIPTION: This 2.5 story Arts & Crafts styled fraternity house is located on the millrace, mid-block, on a flat site, back of the lot, fac- ing south. In good condition, it is virtually intact & is presently the Chi Psi fraternity. A rect. plan on a concr, wall foundation, it has a base- ment. The complex gable roof is covered with wood shingles. Of light wood framing, the wood stud walls are surfaced with stucco. The windows are both fixed, 6/6 & casement, 6 lites. Oust. dec. features include the balconies w/iron work, masonry chimney & french doors. Noteworthy landscape features include retaining walls, millrace boat landing, brick sidewalks and trimmed hedges. SOURCES: Polk 1932-38 146e0121; Korstad 1933-38 146e0075; City Permit 146e0127; Fraternity Hbk 146e0137 ROLL NO.: O0 RECORDED BY: J. Chappel & L. Sekora NEGATIVE NO. 000 RESEARCHED BY: RZM, KAS, BC, LS SLIDE ROLL#: 000 DATE RECORDED: 11/22/1986 SLIDE NO: 000000 FIELD INVENTORY NO:OODO0 STATE INVENTORY NO: 4123 OREGON CULTURAL RESOURCE INVENTORY CITY OF EUGENE HISTORIC NAME: CHI PSI FRATERNITY T/R/S# 17 3 32 NW 1/4 SW 1/4 ADDRESS: 1018 HILYARD ST TAXLOT: 7700 1018 Hilyard was built between 1933 and 1935, as Chi Psi Fraternity, which it remains today. This site was occupied by a different building in the 1920's, a local University of OreEon men's club. There were repairs caused by a fire in 1945, and unspecified repairs in 1950. New electric service was added in 1955. This building is an example of the Arts and Crafts style and shows good detail and craftsmanship. It has high to moderate integrity; a sni'all addition on the NW side was added during the [[970'8. The building is sited along and faces the Millrace, including terraces and a boat landing. It is included in the Millrace and Fraternity/Sorority thematic groupings. FIELD SURVEY NO: 00000 STATE INVENTORY NO: 4123 .... 6,~ CHS = 399,96, 4900 6200 ~s'~8~ '~ L I N E ~ ~ ~ LOT 5 Et3 30.3~ ~ ~ I75' 135, e3~ LI4 ~q:03 ~ ~ ~ 7200 VEST 133,~7' ~ 7300 8500 8400 8200 . ~' ; 7800 ~ ~, 8300 1 8900 ~ * - MAP 17 03 32 32 THIS MAP IS PEOVIDED AS A COUETESY OF WEST~ PIONEER TITLE CO., A FIRST AMERJCAN D[VIS1ON 'i~is mzp is ~dc solely [br thc pu~osc o~ assistin8 in ir~tin~ ~he premises herein described. We~cm Piuncer Tiflc li~N]ity tbr variations, if ~ny, m ~imcnsions and Ioc~fio~s a~¢rt~inablC by acma) sm~'cy. ATTACHMENT D MULTI-UNIT HOUSING INCENTIVE HISTORY Broadway Center Washington and Broadway 12 studio; 71 One-Bdrm; 24 1978 Two-Bdrm; 12 Studio (107 total) Lawrence Court 8th and Lawrence 50 One-Bdrm 1980 (approx) (all low-income) Washington Abbey 10th a~d Washington 90ne-Bdrm/plus loft; Five 1984 Two-Bdrm; 34 One-Bdrm (48 Total) Olive Terrace 15th Ave. & Olive St. 4 Studio; 12 One-Bdrm Units; 1989 12 Two-Bdrm Units. (28-Total) Joseph Shapitka 445 W. 10th Ave. 8 Two-Bdrm Units. 1990 (8-Total) Burnell Ambrose 17 & 35 Lawrence St. 70ne-Bdrm Units. 1995 (7-Total) Nozama Apartments 525 & 541 E. 19th Ave. 12 Two-Bdrm Units; 2 Four- 1995 Bdrm Units. (14-Total) Art Carrnichael 701 & 725 E. 14thAve. 1357 & 44 Two-Bdrm Units; 9 One- 1995 1377 Hilyard Bdrm Units. (53-Total) Phil Klingensmith/ 632 E. 15th Avenue 6 Studio; 80ne-Bdrm Units; 1996 Don McRae 16 Two-Bdrm Units. (30-Total) High Stxeet Terrace 10th Ave. & High St. 20 Studio; 26 One-Bdrm Units; 1996 12 Two-Bdrm Units. (58-Total) Broadway Place Broadway and Charnelton 74_Studio, 72 One-Bedroom, 1996 24 Two Bedroom (170-Total) L:\CMO\2004 Council Agendas\M041122\S0411222E.doc ATTACHMENT E Current Photo of the site for 9 79 Patterson L:\CMO\2004 Council Agendas\M041122\S0411222E.doc ATTACHMENT F September 30, 2004 The Register Guard Seeking .Comments From.The Public The C~ of Eugene has ~'ecaived a request for a ten-year property tax exemption under the City's adopted Multi-Unit Property Tax Exemption Pro- gram (MUPTE). The request is for a proposed apartment building, Patterson House to be con- sh-uCted at 979 Patterson. The apPlicants, Arthur ~trrnichael and Larry von Klein, propose to con- struct 27 units of new housing. The application may be reviewed at the City of Eugene Permit and Information Cenf~r, M-F 1:00-5:00 pm.- Written comments may be Submitted to: Richle Welnmam City el. Eugene Planning and Oevelel~ment Department 99 W. '~0~h Avenue, Eugene OR 97401 or Rlchle.d.welnman@~l.eugene.or. us. I F or more information please call 541-682-5533. Comme~s must be received by 5:00pm on November'1, 756670S30 West University Neighbors The Eugene Neighborhood Association for West University Richie Weinman Planning and Development Department City of Eugene 99 W. 10th Avenue Eugene, OR 97401 November 2, 2004 Dear Mr. Weinman: The West University Neighbors, a City of Eugene neighborhood association, has met with Larry Von Klein to discuss and review his plans for Patterson House. This is a proposed 27-unit apartment complex at 979 Patterson Street in Eugene. He is requesting that this development be granted a multiple unit property tax exemption (MUPTE). We are impressed with the quality of the design, including energy efficiency, a sloped roof, a front porch, and balconies. These features are in keeping with nearby buildings. In addition, having porches and balconies provides an opportunity to have more eyes on the street, enhancing neighborhood security. The WUN Board feels that this is an appropriate use of MUPTE funding, as long as these design features are incorporated into the project. West University Neighbors would like to go on record as supporting this application by a vote of the Executive Board at the September, 2004 meeting. Drix Drix Rixmann, WUN Chair