HomeMy WebLinkAboutResolution No. 4921
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COUNCIL RESOLUTION NO. 4921
A RESOLUTION APPROVING A MULTIPLE-
UNIT PROPERTY TAX EXEMPTION FOR
RESIDENTIAL PROPERTY LOCATED AT 534
EAST 14th AVENUE AND 535 EAST 14th ALLEY,
EUGENE, OREGON (WEST UNIVERSITY
SUSTAINABLE HOUSING LLC, APPLICANT).
PASSED: 3:2
REJECTED:
OPPOSED: Bettman, Zelenka
ABSENT: Ortiz, Poling, Taylor
RECUSED:
CONSIDERED: November 13, 2007
RESOLUTION NO. 4921
A RESOLUTION APPROVING A MULTIPLE-UNIT PROPERTY TAX
EXEMPTION FOR RESIDENTIAL PROPERTY LOCATED AT 534 EAST
14th AVENUE AND 535 EAST 14th ALLEY, EUGENE, OREGON (WEST
UNIVERSITY SUSTAINABLE HOUSING LLC, APPLICANT).
The City Council of the City of Eugene finds that:
A. Dan Neal is the owner of real property located at 534 East 14th Avenue and 535
East 14th Alley, Eugene, Oregon, more particularly described on the attached Exhibit A, and is
the registered agent for West University Sustainable Housing LLC. West University Sustainable
Housing LLC 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 31, 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 eight residential four-bedroom units,
and one residential five-bedroom unit, 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 West University
Sustainable Housing LLC 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 534 East 14th
Resolution - Page 1
Avenue and 535 East 14th Alley, Eugene, Oregon, and more particularly described on the
attached Exhibit A, subject to the following conditions:
1. The project shall consist of eight residential four-bedroom units, and one
residential five-bedroom unit, 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 all of the public benefit design elements as
required in the Standards and Guidelines and 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 13th day of November, 2007.
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Resolution - Page 2
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Or-soD Dee~.~8dord.i and runn~DS tbence Soutb Along the eas~ .~d. of
said Lo~ 4. 160 feet. more or leas_ to the n~r~h 11Qc of the alley
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distGnt ~h.~.from to the gQ~tb line of l4eh A~enue Bast !n AA1d City of
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Qf b~81~Alng, all b~1na i~ add a pBr~ of the City of !uRe~e, Laue CDun~y,
Oreson.
ATTACHMENT B
REPORT AND RECOMMENDATION
of the
Director of the Planning & Development Department
West University Sustainable Housing LLC
Multiple-Unit Property Tax Exemption
The Director of the Planning & Development Department of the City of Eugene finds that:
1. Dan Neal is the registered agent for West University Sustainable Housing LLC, and is the owner
of real property located at 534 East 14th Avenue and 535 East 14th Alley, Eugene, Oregon, and more
particularly described in Exhibit A attached to the Resolution approving this tax exemption. West
University Sustainable Housing LLC has 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 residential units to be constructed on the real 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 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. Architect and general contractor with expertise in the area of
sustain ability have been hired. The sustainability features of this project add
approximately 15% to the cost of the project, so many of these features are feasible only
if the MUPTE is approved. These features include:
- Use of fiberglass windows rather than windows constructed from vinyl.
- Reliance on natural lighting which uses more windows and skylight
tubes.
- Landscaping features that use native species which will reduce the need
for fertilizers, herbicides and pesticides.
- U se of solar electric system that uses mono-crystalline modules to
generate electricity for the site in cooperation with EWEB.
-Use of sustainable products: Marmoleum for kitchen and bathroom
floors; carpeting in the bedrooms and living rooms that use recycled
materials as backing; paints having no volatile organic compounds; siding
consisting of long-lasting corrugated metal in certain areas and Hardi
Plank elsewhere; baseboards constructed of medium density fiberboard;
cabinetry using glues free of formaldehyde; plumbing and electrical
products selected based mainly on energy efficiency; composition roof
with longer useful life than typical 20-year products.
-Treatment of stormwater on site.
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2.2.2 Responsiveness to adjacent historic structures. There are no adjacent historic structures.
The building currently on the 534 East 14th lot 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. The project will reflect a
high level of attention to detail. The exterior design of the Steelhead Townhouses will
include the integrated usage of three different compatible siding materials and a variety
of interesting design details. The interiors will feature granite countertops along with
many other high quality finishes which are reflected in items such as cabinetry, floor
coverings, and light fixtures. The bicycle storage area will be unique, functional,
attractive, secure, and will have a roof to protect bicyclists from the elements when they
are getting their bicycles in and out of storage.
2.2.4 Prominent entry facing the public street. The Steelhead Townhouses will have an
attractive entry on 14th Avenue. Landscaping features and open space will be prominent.
The Steelhead Townhouses will avoid a big box type of appearance to create a more
attractive, livable environment for the West University neighborhood.
2.2.5 Number of units by which minimum density is exceeded or which incorporate three or
more bedrooms to encourage families. Because all nine of the Steelhead Townhouse
units will have four or more bedrooms, they are well suited to families as well as student
groups. Marketing of the townhouses will focus on families such as university or
hospital employees who might find it desirable to live close to their employment and
across the street from the new West University Park. Increasing the density in this area
will assist in creating additional housing close to the urban core.
2.2.6 Number of available ADA accessible units. The units will have unlimited ADA
accessibility in the open spaces and on the first floor of each townhouse. The upper
floors are only accessible by stairs, and, therefore, the upper floors are not wheelchair
accessible. The applicant notes that safety and accessibility features will be included
throughout the project to enable a wide variety of disabled persons to gain access to as
much of the project as possible. For example, fire alarms will be suitable for the hearing
and sight impaired.
2.2.7 Responsiveness to neighborhood character and safety in respect to height, mass,
architectural detail. landsca?ing and o?en space. The project contains over 600/0 open
space, significantly more open space than required by the Code for multi-family housing
in this zone. The height of the townhouses will be limited to three stories, no higher than
other structures in the immediate area. The high level of architectural detail and
landscaping plan for this project will enhance the character of the neighborhood. Exterior
lighting will be well designed and located which should reduce the amount of transient
activity in the area.
2.2.8 Number of units designed for home ownership. The Steelhead Townhouses are not
designed for individual homeownership, and will be available for lease only.
2.2.9 Solicitation of comments from relevant neighborhood associations. The applicant did not
submit comments from the West University Neighborhood Association. However, the
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applicant has contacted the West University Neighborhood Association and anticipates
that the Association will consider this MUPTE application at their meeting on October 4,
2007.
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 Currently, there is a two-story, four-unit rental structure on the 534 East 14th property and a
two-story, four-unit rental structure on the 535 East 14th property; 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 31, 2007. The period for comment
expired on September 30,2007. 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 _ day of
, 2007.
Director, Planning & Development
Department, City of Eugene
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