HomeMy WebLinkAboutItem D - MUPTE/Patterson St.EUGENE CITY COUNCIL
AGENDA ITEM SUMMARY
Action: 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: December 6, 2004 Agenda Item Number: D
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\M041206\S041206D.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\M041206\S041206D.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
The 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\M041206\S041206D.doc
ATTACHMENT A
RESOLUTION NO.
A RESOIJUTION 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 yon 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 subnfitted 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 recom~nendations 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 thc date of publication. Comments from the
public, along with staff's responses, arc 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 Cotmcil reconuncnds that the
application be approved, and the exemption granted. In making the reconunendation, the
Director found that the applicant submitted all materials, documents and fees required by the
application and the City, including, documentation that thc construction wiil 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 an.d adopted pursuant to ORS
Chapters 195, 196, 197, 215 and 227.
D. Thc 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
J:\e main\OOO73\OOIA\OOO98022DOC
Development Department attached as Exhibit A, the City Conncil hereby approves the
application of Arthur C. Cannichael, Jr. and Larry yon Klein tbr' 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 er mere] all of the public benefit[s] design
elements as required in the Standards and Guidelines and described in section 2:2 of 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 fro:m 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 tlhe 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:\e main\00073\001A\00098022.DOC
ATTACHMENT B
REPORT AND RECOMMENDATION
of the
Director of the Planning & Development Department
Arthur C. Carmichael, Jr. and Larry yon 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. I 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
prqject, 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 fight 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 Them 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. Bamhart 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:\CMOX2004 Council AgendashM041122~S0411222E-attB..doc
City Council Agenda page 127
2.2.4 Prominent entry facing the public street. The prominent entry
facing Patterson Street will shoWCase white pillars over a brick fagade 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
m~mmum 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 fagade 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 }louse at 25 East 14th Avenue, which has the same
ownership and contractor. This project will resemble Hilyard }louse 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~1041122~S0411222E-attB ,floc
City Council Agenda page 128
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 playingfield 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 I 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:K2MO~004 Council Agendas~vl041122\S0411222E-attB.doc
City Council Agenda page 129
ATTACHMENT C
LARRY VON KLEIN VON I(~LEIN & ASSOCIATES, LLC Broker
Oregon/California
Investment Real Estate
August25,2004
Mr. Richie Weinman
City of Eugene Planning & Development
99 west lOth 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 14t~ 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. 7th 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 i.t a perfect cm~didate 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 southerly adjacent BETA THETA PI
FILATERNITY, 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 ALLEN 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 frame
construction, situated adjacent to the Millrace.
A prominent and modern building directly across the street from 'the subject property
is BARNHART HAIi..L, otherwise known as 'the UNIVERSITY INN, a large
[Jniversity 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
acu, lic paints, long term HardyPlank siding, vinyl double pane windows, low-flow
plumbing fixtures, energy efficient appliances, and a quality elevator with windows
ibr safety.
PUBLIC BENEFITS - CONTINUED
Patterson House
4) Prominent entry facing the public street.
The prominent entu'~ facing Patterson Street will showcase white pillars over a brick
faq:ade on expanded 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 ~br this site are five and the maximum 27. After 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 T}tETA FRATERNITY at 1009 Patterson, which was the fraternity of
this project partner, Arthur Carmichael in the 1960's. The front of the building will have
prominent pillars with a brick facade adding to the neighborhood characten
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 tbr 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 Neighborhood 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 quality and benefits of the
project. I have als() invited the board members to a tour of the Hilyard House at 725
E. 14th (14~ & H ilyard) 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 modern 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
(541) 682-5481
(541) 682-5572 Fax
August13,2004
Mr. Larry Von Klein
Yon 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.j.guzowski@ci.eu.qene.or.us or at 1,541.682-5562 should you require
further discussion.
Guzov i
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 4 Avenue,
Patterson, 17th, and Lawrence Street.
GENERAL INFORMATION
Applicant(s) Business Name: Arthur C Carrel chael, j~,' i& :.',La~¥y '(¢~n" ~K1 ei n
Address: 111 W. 7th Avenue, Suite 320, Eugene, OR 9740.1
Phone# 485-6901 Fax# 686-6710 E-mail: Lvonduck@qwest.net
Representative:' Larry von Klein
Address (if different):.
Phone# 485-6901 Fax# 686L6710 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, I'{aving 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 l, 2007.
$4~'5 - Studio
2 required by cod ts27/36. 652
%50
1
2 add'l attainabl uni -
.... ,qT~n - 9 RnR
Type/description of construction and materials. Wood Frame and Brick
Describe any additional public utility needs, None
Describe proposed landscaping. 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 and 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
equals 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
Tax Exemption for New Multi-Unit Housing
Property
Application
Part One: GENERAL INFORMATION
Project Name or Designation: Patterson House
Parcel Size: 60 X ~175' = 10,500 ....
Estimated Dimensions of Project:
Structure "Footprint" 9,600 Sq. Ft.
Building Square Footage 21,000 (9,600 parking addit~.~lt)
Number of Stories '
Froposed Lot Coverage 91% (%)
Amount of Open Space *900 Sq. Ft. (Parcel minus
*No open space requirement "footprint")
Par[ 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 11th Avenue
East Side Hilyard Street West Side Patterson Street
What is the current use on the site? Vacant Parking 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
SUBSCRIBED AND SWORN to methis ~-rt~_ dayof ~L~<,]c,
I Publicf~O~n
SHELLEY STANLEY I
NOTARY PUBLIC'OREGONI
COMMJSSiON EXPIRES AUG 21, ~006 J M7 CommiSSion Expires
CHAMBERS
co sLRuc TjO q
August 2n~, 2004
Mr. Larry von Klein
111 West 7t~ 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.
UNIT 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%.
· :. 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.
4. Floor Area for the 1*t, 2na and 3~ 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 for this 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 (341) 687_9451 · www. ChambersConstruction.com · CCB //114258
27 units in this configuration would be 17,610. The sizes of the units could increase as
tong 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 ANALYSIS:
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 Ar~ts: 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 between iParking and Dwelling Units: $ 28,800.00
· :o Dwelling Units & Common Areas: 21,000 square feet ~ $77.00: $1,617,000.00
· :. Soils Engineering / Structural Engineering: $ 20,000.00
· :. System Development Charges / Permit Fees: $ 76,500.00
· '.- Design/Build Services for I-IVACdFire/Electrical: Included
· :. Architectural Design Fees: Not Included
· :. Performance and Payment Bond /Builders Risk Insurance Not Included
TOTAL ESTIMATED COST: $1,867,250.00
TOTAL ESTIMATED COST PER UNIT (based on 27 units): $ 69,157.00
The estimated coas outlined above are based on cost history of similar projects, current
market conditions, current land use code requiremems and design aspects similar to the
Hilyard House project.
Respectfully yours,
David Bakke 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
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 ] Tax Map ~:!:!il [,.View. Tpx MP,?
vicinity Map Detail Map
Site Address State Plane Coordinates
X-Coord: 4242175 Y-Coord: 8787'17
Land Use Land use information has not been field verified,
Code: Description:
AUIOMOBILE PARKING {NON-
Land Use Code and Description: 4600 STRUClURE/RETAIL
Use Code and Description: R RETAIL
Please verify zoning information with local jurisdiction. Lane County overlay zones are not currently
Zorling shown in RLID.
Code: Description:
Zoning Jurisdiction: EUG EUGENE
Zone 1' ~ R4 HIGH-DENSITY RESIDENTIAL
Parent
Overlay Zone 1: I SR SITE REVIEW
Overlay Zone 2: ID IRANSll ORIENTED DEVELOPMENT
Boundary Information
General
Incorporated City Limits: EUG EUGENE
Urban Growth Boundary: EUG EUGENE
Fire Protection Providers:
Plan Designation: C COMMERCIAL
Eugene Neighborhood Group: WEST UNIVERSITY NEIGHBORS
2000 Census Tract: 3800
2000 Block Group:
Year Annexed: 1874
Annexation #:
2004 Transportation Analysis
OREGON CULTURAL RESOURCE INVENTORY
CITY-OF EUGENE
HISTORIC NAME:LBETh THFTA PT FRATFP~TY T/R/S# 17 3 32 NW 1/4 SW 1/4
ADDRESS:__IO09 PA~,T, ERSON ~ '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 NAME: BETA THETA P~ FRATFRNI~¥,, DATE OF CONSTRUCTION:~ t923
COMMON NAME:- BETA THETA PI FRATERNITY' ORIGINAL USE: Club/Lodge
ADDRESS: 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 MATERIAL: 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 STRUCTURES: none
KNOWN ARCHAELOGICAL FEATURES: none
GEOG. LOC. & IMMED. SETTING Mid-block, in mixed use area, at rear of lot,
on busy st. Located in NE section of survey area on millrace; 1 bl NW of
SHH.
PHYSICAL DESCRIPTION: This 2.5 story Classical Greek/Roman 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
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# I7 3 32 NW 1/4 SW 1/4 ~
ADDRESS: 1009 PATTERSON ST TAXLOT: 7500
1009 Patterson was built in 1925 as the Beta Theta Pi fraternity
house, for a projected cost of $~0,000, and remains so today. Its
original address, changed in 1925, was 995 Patterson. The national
fraternity was formed in 1859 and the local chapetr was formed in
1909. Ken Kesey, nationally prominent and local author, 'belonged
to this fraternity while he attended the University of Oregon,
Repairs were made in 1935 and a major wing was added on the
south side in the 1960's. This buildin¢ is included in the Millrace
and Fraternity/Sorority thematic ~roupin~s~
FIELD SURVEY NO: 00000
STATE INVENTORY NO: 4217
OREGON CULTURAL RESOURCE INVENTORY
CITY OF EUGENE
HISTORIC NAHE: ALLEN APARTMENTS T/R/S// 17 3 32 NW 1/4 SW 1/4
ADDRESS: 967 PATTERSON ST TAXLOT: 7100
n
ROLL NO: O0 SLIDE ROLL NO: 000
NEGATIVE NO.: 000 SLIDE NO. 000000
SITE PLAN DRAWN BY:PAF
GRAPHIC & PHOTO SOURCES: 1912 Sanborn map, UO Map Libr; Army Corps aerial
#36-3883, 8/36, UO Map Libr.
FIELD SURVEY NO: 00000
STATE INVENTORY NO: 4215
CURR. HIST. STATUS: RANKING:Secondary
NEIGHBORHOOD: WUN 2
TYPE: Building
OREGON CULTURAL RESOURCE INVENTORY
CITY OF EUGENE
FINAN. STATUS:
HISTORIC NAME: ALLEN APARZMENT~_ DATE OF CONSTRUCTION: 1908
COMMON NAME: · U~tGINAL US~: MUlti-Unit ~esi'd
ADDRESS: _967 PATTF~ON -~ ST PRESENT USE: Multi-Unit Resid
EARLY AD: 649 PATTER$ON 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 1933-38 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, for'
Mrs. Harriet A. Allen, widow of Robert Alien, at a projected cost of
$5000. Its original address, changed in 1913, was 649 Patterson.
Mrs. Allen had lived next door at 95l Patterson in 1907. She moved
into the new building and continued to live here and operate it as
the Allen Apartments untll 1932. Among its early residents were
Lawrence R. Flint (in 1910), President of Flint McLoughlin, a
Iurniture and stove store, Russell P. Martin (in i912), 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 dwelling unit to the present. The porch
was remodelled in 1914 at a projected cost of $500. The plumbing
was worked on in 1933. The porch was repaired and repainted
during the summer of 1987. This building is a good example of the
Craftsman style and shows detail and craftsmanship. It is a very
rare example of an early apartment building and retains high
integrity.
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 !/4 SW 1/4
ADDRESS: 1018 HILYARD ST TAXLOT: 7700
ROLL NO: O0 SLIDE ROLL NO: DO0
NEGATIVE NO.: 000 SLIDE NO. 000000
I
SITE PLAN DRAWN BY:PAF
GRAPHIC & PHOTO SOURCES: Army Corps aerial #36-3883. 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 g~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 waln 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:O0000
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 1955 and 1955, as Chi Psi
Fraternity, which it remains today. This site was occupied by a
different building in the 1920's, a local University of Oregon rr, en's
club, There were repairs caused by a fire in 1945, and unspecified
repairs in 1950. New electric service was added in 1933. This
building is an example of the Arts and Crafts style and shows good
detail and craftsmanship, It has high to moderate integrity; a
sm'all addition on the NW side was added during the 1970's. 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
I7~, 6800 ' LH 3,.67'
LOT 5
289'53'1K'~ LIS 5,00'
e ~ ~ 7200
7300
8500 ~ -
8400 8200 7800
6,06 CHS = 399,96' ~ ~T~78'
8900
4' , 5
MAP 17 03 32 32
THIH MAP IS PROVIDED Ag A,CO{.JATESY OF WESTE~ PIONEER TI'[:LE CO., A FIRST AMERICAN DIVISION
'~is map is ~dc solely [br thc 12u~osc el assisting in l~atjng the premises herein described. Wc~em Pioneer Tide Co..assumes rio {Jzbfli[y tbr variations, if any, in dimensions and locations aeur~inab{C by ac~{
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\M041206\S041206D.doc
ATTACHMENT E
Current Photo of the site for 9 79 Patterson
L:\CMO\2004 Council Agendas\M041206\S041206D.doc
ATTACHMENT F
September 30, 2004
The Register Guard
Seeking Comments
From The'PubQc
The C~ of Eugene has ~eceived a request for a
ten-year property tax exemption under the City's
adopted Mu t -Unit Property Tax Exemption Pro~
gram (MUPTE). The request is for a proposed
apartment building, Patterson House, to be con-
st~ucted at 979 Pattemon, The applicants, Arthur
Cermichael and Larry yon Klein, propose to con-
strnet 27 units of new housing.
The app ication may be reviewed at the City of
Eugene Permit and Information Center,
M-F 1:00-5:00 pm..
Written comments may be submitted to:
Rlchle Welnman -
City Of Eugene Planning and,
Development Depa~tn~at
99 W. 'l~th Avenue, Eugene, OR 97401
or Rich e.d.welnman@['l.eugene.or, us.
call 541-682-5533.
Comments must be reCelved
'by 5:00pm on November'1,
756670S3~1
- fbr~
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
CHAMBERS
CONSTRUCTION
SIN C E 1 9 5 5
November 23, 2004
Mr. Larry Von Klein
850 Willamette Street, Suite 320
Eugene, OR 97401
Re: Patterson Street Apartments - Response to City Council Comments
Dear Mr. Von Klein:
I attended the City Council meeting last night and listened to the comments that the council had regarding
the new Patterson House Apartments. I have the following to offer in response to the comments.
The council expressed concerns that a previous project, the Hilyard House, had many design features that
changed after the project was approved by the council. It is our recollection that the initial design of the
building did not change significantly. The final design had changed only as the building codes required due
to property line setbacks, fire life safety and handicap accessibility requirements. Our records indicate that
the building remained within the parameters of the original design.
In regards to the design of the proposed Patterson House project; the intent is to construct the building with
similar high quality finishes and security systems of the Hilyard House project. The current design includes
private decks serving each unit, masonry veneer, high quality siding materials, long life roofing materials,
and a substantial main entry off Patterson Street with the parking served by access from the alley to East of
Patterson Street. It is the intent that these design features and amenities are followed as building codes allow
through design and construction of the building.
Furthermore the current trends in the construction industry are to build "green" buildings. Thought has been
put into the quality of windows, high efficiency electrical, plumbing, heating and ventilating systems and
high efficiency appliances. Many of the design features referred to above are in line with current "green"
designs standards. The current construction budgets have been based on these design features.
If you have any concems or questions regarding the budgets or design elements for the project please feel
free to contact me.
Respectfully yours,
David Bakke CSI, CDT, CCCA
Project Manager
2295 Coburg Road, Suite 100 · Eugene, Oregon 97401
(541) 687-9445 · F^ x(541) 687-9451 · www. ChambersConstruction.com · CCB #114258
Marshall Balfe, Architect
2836 Cheryl Street, Eugene, Oregon 97404
(541) 344-2484 * (415) 571-9231
November 23, 2004
It's my understanding that at the Monday evening City Council meeting on 11-22-04,
there was a mi'sunderstanding with regard to H~yard House. It was suggested that we had
deviated from the original Conceptual Design in constructing the building. In fact, we did
not deviate in any way other than that which was requ/red by the Bui-Iding Department to
meet building codes and handicap and fire code requirements.
For buiIdi'ng code reasons we made minor interior Iayout revisions; for handicap code
requirements we provided an access ramp to the front porch; and for fire code reasons we
added firewaIIs at the exterior courtyard baIconies. An attic ventilation dormer was added
to the roof, and ductwork was added at the alley wall to mechanically ventilate the parking
level.
There were never any exterior decks planned for the design of the building,
only interior open walkways and a courtyard.
The Hilyard House has high-quality construction, and the same is planned for Patterson
House. 1-t wilI be a quality proj~ect that i-s compafible in design to the adjacent Beta
fraternity house. It will have similar brick, columns, colors, siding and mouldings. The
front porch wilI be furnished and used as a center for socializing, The bui'Iding wilI have
security comparable to Hilyard House, and with access from the front and rear.
[ was the architect for Hilyard House, and speaking as the archiiect for Patterson House,
you can be assured that the project will be constructed consistent with its original
COnceptual Design. 1-t wilI have the front porch and bolted-on metaI balconies as
indicated on the plans -- pending Building Department approval. I will refine the detailing
ofthe front porch, colunms, and exteri'or to provide a quali~' proj~ect that we, and the
community, can all be proud of.
Marshall Balfe
Architect
LicenseNo. 4767
VON KLEIN & ASSOCIATES, LLC Broker
LARRY VON KLEIN
Investment Real Estate Orcgon/Ca. lifomia
MEMO
To: RICnlE WEINMAN
CITY OF EUGENE
FROM: LARRY VON KLEIN
DATE: NOVEMBER 16, 2004
RE: THE PATTERSON HOUSE
I would like to outline some misconceptions that came out of the Monday,
November 22, City Council Meeting pertaining to the Patterson House Tax
Exemption request:
1) The Hilyard House, 725 East 14th Street, built in 1996 did not deviate
from it's original conceptual plans.
- Exterior decks were not planned, as the Eastside of the building was too
~ close to the adjoining property and the Westside fronting Hilyard Street
would have created a set back problem.
- The front handicapped ramp was redesigned to conform to the city's
wishes.
- There was an issue with amount of stairwells, although stairwells were
located at each comer of the building, the Fire Marshal proposed two
additional stairwell exits in the center of the building. This would have
removed about 4-6 units. After meeting with Abe Farkas and the Fire
Marshal, this request was dismissed.
2) The submitted Financial Analysis was analyzed by you and accepted as
realistic. The loan is expected to be $1,800,000 with at least a $1,900,000 cost to
construct. Since I manage about 1,000 units including The Hilyard House, I have a
professional understanding of income and expenses with regard to campus
housing.
P.O. Box 11468 (54I) 485-6901 859 Willamette Street, Suite 320
Eugene, Oregon 97440 FAX (541) 686-6710 Eugene, Oregon 97401
3) The plan of The Patterson House is for each unit to have French doors
leading to a small metal deck outside. The front of the property will have a large
porch for socializing. Its appearance will be similar to that of the adjoining Beta
House with a brick fagade and front pillars. We feel this will fit quite nicely with
the surrounding neighborhood, maintaining the neighborhood character.
4) Security - as with past projects including The Hilyard House, Security
will be a priority. The Patterson House will have a keyed entry system as well as a
telephone security station at the front door. Access to the gated parking facility
will be by remote control as well as access to the secure bike garage.
To stunmarize, this is a quality project that will bring quality housing to this now
vacant lot. The contractor, architect and principals involved are all well respected
within this community as well as vital members of it. The Patterson House would
be a quality addition to this area and needs this 1 O-year Tax Exemption to make it
happen.
I would gladly sign a compliance agreement on these terms subject of course to
the City of Eugene Permits.
Thank you for your consideration.
Co-Principal