HomeMy WebLinkAboutResolution No. 4918
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COUNCIL RESOLUTION NO. 4918
A RESOLUTION APPROVING A MULTIPLE-
UNIT PROPERTY TAX EXEMPTION FOR
RESIDENTIAL PROPERTY LOCATED AT 1360
AND 1372 PATTERSON STREET, EUGENE,
OREGON (ROBERT V. NEWLAND,
APPLICANT).
PASSED: 5:3
REJECTED:
OPPOSED: Bettman, Taylor, Zelenka
ABSENT:
RECUSED:
CONSIDERED: October 8, 2007
RESOLUTION NO. 4918
A RESOLUTION APPROVING A MULTIPLE-UNIT PROPERTY TAX
EXEMPTION FOR RESIDENTIAL PROPERTY LOCATED AT 1360 AND
1372 PATTERSON STREET, EUGENE, OREGON (ROBERT V.
NEWLAND, APPLICANT).
The City Council of the City of Eugene finds that:
A. Robert V. Newland is the owner of real property located at 1360 and 1372
Patterson Street, Eugene, Oregon, more particularly described on the attached Exhibit A and has
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 residential units to be
constructed on the property.
B. A display ad soliciting recommendations or comments from the public was
published in the Register-Guard on August 19, 2007, and advised that written comments would
be accepted for a period of 30 days from the date of publication. Recommendations or
comments were also solicited from the Planning Commission, and other interested City
departments, agencies, and neighborhood groups. No comments were received.
C. The Report and Recommendation attached as Exhibit B, which was prepared by
the Director of the Planning and Development Department ("the Director") as designee of the
City Manager, 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 as set forth in Section 2.945 of the
Eugene Code, 1971, and is in compliance with the policies set forth in the Standards and
Guidelines adopted by Administrative Order No. 53-04-03-F.
D. The project consists of the development of two two-bedroom units, six three-
bedroom units, four four-bedroom units, and two five-bedroom units, which are not designed for,
nor will 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 adopted, and the City Council's
review of the Report and Recommendation of the Director of the Planning and Development
Department attached as Exhibit B, the City Council approves the application of Robert V.
Newland for an ad valorem property tax exemption under the City's Multiple-Unit Property Tax
Exemption Program for the residential units to be constructed at 1360 and 1372 Patterson Street,
Resolution - Page 1
07 patterson house mupte resolution (00181517)
Eugene, Oregon, and more particularly described on the attached Exhibit A, subject to the
following conditions:
1. The project shall consist of two two-bedroom units, six three-bedroom
units, four four-bedroom units, and two five-bedroom units, which are not designed for,
nor will be used as, transient accommodations.
2. The project shall be completed on or before January 1,2012.
3. The project shall include those public benefit design elements in the
Standards and Guidelines as described in Section 2.2 of the Report and Recommendation
attached as Exhibit B.
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 residential units to be constructed upon the property described in
Section 1 above are 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 applicants, 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, 2008.
Section 4.
This Resolution shall become effective immediately upon its adoption.
The foregoing Resolution adopted and effective the 8th day of October, 2007.
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Resolution - Page 2
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PARCEL 1 I?:. Bos.
Beginning at the Northeast corner of Lot 1, Block 3, SCOTT'S
ADDITION TO EUGENE CITY, as platted and recorded ,in Book "R", Page
602, Lane County Oregon Deed Records, run West 100 feet, South 45
feet, East 100 feet and North 45 feet to the point of beginning,
1rt Lane County, Oregon.,
PARCEL 2 'T/3ct (to
Beginning at a point, 45 feet South of the Northeast corner of Lot
"I, Block 3, SCOTT'S' ADDITION TO EUGENE CITY, as platted and
recorded in Book "R", Page 60-2, Lane County Oregon need Records;
thence 'run West 100 feet; thence South 35' feet: thence East 100'
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REPORT AND RECOMMENDATION
of the
Director of the Planning & Development Department
Robert V. Newland
Multiple-Unit Property Tax Exemption
The Director of the Planning & Development Department of the City of Eugene
finds that: -
1. Robert V. Newland is the owner of real property located at 1360 and 1372
Patterson Street, Eugene, Oregon, more particularly described on the attached Exhibit A and has
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 residential units to be
constructed on the property.
2. I have reviewed the application and specifically find that the project to be
constructed will result in an eligible structure for the property tax exemption as defined in the
Standards and Guidelines, will be located within the downtown core area, the construction will
be completed on or before January 1, 2012, and:
2.1
the City;
The applicant has submitted all materials, documents and fees required by
2.2 Design elements that benefit the general public have been included in the
project, which consist of:
2.2.1 Sustainabilitv features. Sustainability features include:
· Location is ideal for commuting by walking or bicycling to the
University, Sacred Heart and to the commercial areas within a four block
radius. The L TD Breeze bus stop is ~ block away and the EmX bus stop
is two blocks away from the property eliminating the need to drive to most
destinations.
· Higher density design with entries opening onto landscaped areas
increases green-space for occupants.
· Most of the maneuvering and parking area of the proposed
development will be under living units which will result in a reduction of
the "heat island" effect created by a concrete and asphalt parking lot with
autos exposed to direct heating by the sun.
· Fluorescent lights will be used in the parking area which will be
controlled by a time clock and occupancy sensors. Exterior lights in
common areas will be photocell controlled to reduce energy use and
enhance safety.
.Utilities will be metered to each unit to encourage individual
conservation.
Exhibit B to Resolution No. 4918 -- Report and Recommendation - Page 1
- High efficiency, low emissive coated windows in vinyl frames
will be used to provide minimum heat transfer and require no recurrent
painting.
-Traditional attic roof construction allows gravity ventilation of
heat build-up and hip roof eaves shade south and west windows from
midday sun, greatly reducing the need for additional cooling. Glazing is
designed to provide excellent day lighting; south and west windows will
provide solar insulation in winter months (summer high angle of incidence
results in reduced heat gain due to reflective nature of coating).
-Construction waste will be minimized by the designer's
familiarity with standard sizes and construction systems and approach to
value engineering including routine recycling many materials generated in
the construction process.
- Recycling area for tenants will be conveniently located in a well
lit, weather protected area.
- Many of the construction materials will be engineered products
produced from sustainable forestry practices including the use of smaller
diameter non-old growth trees and include products manufactured in the
local area resulting in less transportation of materials from distant sources.
- Indoor air quality enhancement by use of cabinets, doors and
interior trim pre-finished offsite, as well as more operable window areas
than required by code. All exhaust fans will be provided with timers
which will foster use of fans even when the units are unoccupied, thus
reducing moisture problems.
- Most units will have washers and dryers, reducing the need to
transport laundry.
-The project site is underutilized (currently having two dwellings
each with six single occupant units which are approaching the end of their
useable lifetime) and will be replaced using building methods and
materials that are more environmentally sustainable.
- Landscaping will be incorporated on all sides using plant
materials chosen for low water use and low maintenance as well as
aesthetic considerations. Many native species of plants will be used.
2.2.2 Responsiveness to adiacent historic structures. There are no
adjacent historical structures. The building currently on the site is over 50 years
old, but according to City of Eugene Senior Planner Ken Guzowski, is not a
historic structure.
2.2.3 Use of higher quality materials that contribute to longevity. High
quality 30-year plus rated roof shingles will be used. Exterior siding will be
Hardi brand cementinous siding which performs well, is fire resistant and has a
long service life. Vinyl windows will be used and are efficient and require
minimum maintenance. Vehicle parking will be concrete instead of asphalt,
reducing reliance on petroleum products. The building is anticipated to have at
least a 100 year service life.
Exhibit B to Resolution No. 4918 -- Report and Recommendation - Page 2
2.2.4 Prominent entry facing the public street. The building will not
incorporate a single prominent entry. Instead, all units will have private entrances
at grade level. Of the 14 front doors, four face Patterson Street directly. Special
attention has been paid to architectural presentation to Patterson street.
2.2.5 Number of units bv which minimum density is exceeded or which
incorporate three or more bedrooms to encourage families. Patterson Place will
have 14 units on a site of 12,000 square feet (.27 acres). This exceeds minimum
density for the zone by approximately eight units. Twelve of the units have three
or more bedrooms making them more suitable for family use than the current
single occupancy units.
2.2.6 Number of available ADA accessible units. There are no ADA
accessible units.
2.2.7 Responsiveness to neighborhood character and safety in respect to
height. mass. architectural detail. landscaping and open space. Composition has
been arranged to achieve the density goals while limiting scale, particularly to
Patterson Street and approaching pedestrians. Setbacks have been exceeded and
the roofs hipped. Exterior materials, hips, gables, entry porches, covered
balconies, residential style doors and windows provide resonance with the
neighborhood's residential character. As the site across the alley is zoned C2,
Patterson Place serves as a transitional building responding to the greater density,
mass and height in that zone. Parking spaces will be in a well lit parking area. All
units have private entry door at grade level in well lit, highly visible locations,
with two directions of approach. No entries face the alley. The entire building is
installed with fire sprinklers. Bicycle storage is in locked rooms. The density
achieved is 51 units per acre and, therefore, exceeds the incentive threshold of
section 9.550(9) of the Eugene Code, allowing exemption from the provision of
open space on the site, however the West University Park will provide ample
open space nearby for tenants.
2.2.8 Number of units designed for home ownershir>. Patterson Place is
not designed for individual homeownership. All units are rentals.
2.2.9 Solicitation of comments from relevant neighborhood associations.
The West University Neighborhood Association has gone on record as supporting
the Patterson Place proj ect, assuming that the design features are retained, but
commented that they would like to see more than 19 parking spaces for a 48-
bedroom structure.
2.3 The project will be monitored through the City's regular processes with
respect to planning, permit and building and safety requirements to insure compliance
with all local regulations;
Exhibit B to Resolution No. 4918 -- Report and Recommendation - Page 3
2.4 Currently on the site are two dwellings, each with single occupant units,
and one garage; and
2.5 The owner has stated in the application and provided evidence that the
project would not be feasible with the quantity and quality of sustainability features
planned without the tax exemption.
3. A display ad soliciting recommendations or comments from the public regarding
this project was published in the Register-Guard on August 19, 2007. The period for
comment expired on September 18,2007. No comments were received.
Therefore, based upon the above findings, the project is in conformance with all
applicable local plans and provisions of the Eugene Code, 1971, 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 3rd day of October, 2007.
Isl Susan Muir
Director, Planning & Development
Department, City of Eugene
Exhibit B to Resolution No. 4918 -- Report and Recommendation - Page 4