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HomeMy WebLinkAboutItem 7: MUPTE for 16th and Hilyard Apartments ECC UGENE ITY OUNCIL AIS GENDA TEM UMMARY Action: Resolution 4938 Approving a Multiple-Unit Property Tax Exemption for th Residential Property Located at 693 East 16 Avenue, Eugene, Oregon (Corey Development, LLC) Meeting Date: April 14, 2008 Agenda Item Number: 7 Department: Planning and Development Staff Contact: Richie Weinman www.eugene-or.gov Contact Telephone Number: 682-5533 ISSUE STATEMENT The City Council is asked to approve a resolution granting a Multi-Unit Property Tax Exemption th (MUPTE) for the 16 and Hilyard Apartments. BACKGROUND The council has a 30-year history of supporting tax exemptions under this program in order to encourage new housing in the core area. In April 2004, the council amended the MUPTE program regulations and boundary. th The proposed project will be built at 693 East 16 Avenue, which is zoned R-3, high-density residential. Currently, the property is occupied by a two-story single family home built in 1905 and a one-story duplex constructed in 1947. Neither is considered a historical resource and both are in a deteriorated condition. The applicant followed the required procedures and properly informed the City of their intent to remove the existing structures. In 2007, the same applicant applied for a MUPTE for the new construction of a three-story building with ten two-bedroom units at the same location. The application was not approved by the City Council. This revised proposal is for a new concept featuring a two-story building with two one-bedroom units and five two-bedroom units. Citizen Comments A display advertisement was published in the Register-Guard on February 25. No comments were received during a 30-day period. The applicant met with the West University Neighbors and received an endorsement. A letter of support is provided as Attachment E. Design Features Consistent with the council’s stated interests in the adopted MUPTE Standards and Guidelines, this application proposes infill housing that increases density in the core area and provides new housing using higher grade materials. The minimum density for this site is three units which this development exceeds by four units. The proposed housing involves a two-story building with seven total units. L:\CMO\2008 Council Agendas\M080414\S0804147.doc Other design and sustainability features: • Recycling of building materials from demolition of the buildings currently on the site, as well as job site waste from the new project. • Infill density is above the minimum while still maintaining neighborhood character. • Project located close to downtown, university, bike paths, and mass transit, minimizing the necessity to use automobiles. • Landscaping utilizes native species and drought resistant plants; topsoil will be preserved and reused on-site. • Energy efficient windows are provided in each primary living space to maximize natural light and ventilation. • Individually controlled zone heat sources for each room will allow for room-by-room control. • Construction materials include engineered lumber (where practical); oriented strand board sub- flooring and sheathing; thermal mass flooring. • Use of exterior air infiltration barrier. • Use of energy efficient appliances and water heater. • Use of stormwater filtration and pretreatment prior to entering public stormwater system. • Use of water efficient plumbing fixtures. • Use of bathroom fans with timers. • Use of outdoor lights that are “night sky” friendly. • Low VOC paints and carpets will be specified. • On-site recycling provided. • Covered parking area is open on one side for natural ventilation; entry ways to structure are on opposite side of the building to reduce infiltration. Responsiveness to adjacent historic structures: There are no adjacent historic structures. Use of higher quality materials that contribute to longevity: Materials to be used in the proposed development which will contribute to longevity include: light colored “cool” asphalt roofing products with a 40-year life; composite or fiber cement style (hardi-plank type) siding. Prominent entry facing the public street: The proposed development includes a prominent entry facing Hilyard Street which will showcase stone pillars and expanded front porch areas. L:\CMO\2008 Council Agendas\M080414\S0804147.doc Number of units by which minimum density is exceeded or which incorporate three or more bedrooms to encourage families: The proposed development will exceed minimum density standards by four units. None of the units in the proposed development incorporate three or more bedrooms. Number of available ADA accessible units. Twenty five percent of the units will be adaptable. Responsiveness to neighborhood character and safety in respect to height, mass, architectural detail, landscaping and open space: The proposed development is a two-story building, to be built on a concrete slab foundation with minimum ceiling heights. It will be built in the Craftsman style, reminiscent of the historic homes built in Eugene in the early 1900s. Roof pitch is set to balance the façade and enhance the period style architectural details. Height and mass has been minimized to the fullest extent possible. The height of the north-facing wall to the fascia board is 17 feet, and a hip roof eliminates the towering effect of a gable end. Additional investment will be put into porches, rail details, stone columns and trim details. Front porches provide gathering spaces and, given their proximity to the street and sidewalks, there will be less likelihood of vandalism. Tenants will be able to interact between themselves and the community via the open porches and balconies. Each space is provided with outdoor gathering space directly adjacent to the street. Trees, shrubs, and lawn area will further integrate the development with the neighborhood. The parking area will consist of seven spaces (exceeding the minimum required by the Code for this 12-bedroom complex) which will be shielded from public view. Impact and Need for Tax Exemptions to Encourage Housing The City and other local taxing districts forgo revenue when property is exempted from taxes. This project proposes new construction on a property that has been underdeveloped, based on the zoning. The land continues to be taxed during the exemption period. The improvements will bring substantial revenue, after ten years, beyond what is currently being collected. The total current property taxes on the property total $4,037. The tax on the land is estimated at $960 and will continue to be taxed during the exemption period. Therefore, $3,077 that is currently being paid in taxes on the existing improvements will come off the tax rolls for ten years ($30,770). However, after ten years an estimated $9,069 will be annually paid taxes on the new improvements. The lost revenue from the taxes on the current improvements will be made up 3.39 years after the ten-year exemption ends. Timing This application was submitted on February 20, 2008. The council has 90 days to review the Directors Report and Recommendation. If the council hasn’t acted in 180 days the application is considered approved. City Council consideration is currently in the first 90-day time period. RELATED CITY POLICIES MUPTE is enabled by State statute. The City of Eugene has participated in the MUPTE program since 1978. Since that time, all 15 requests have been approved by the City Council. Encouraging housing in the core area is consistent with numerous adopted planning and policy documents. Examples include: L:\CMO\2008 Council Agendas\M080414\S0804147.doc 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 business and residential uses downtown using incentives and zoning. West University Refinement Plan 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. COUNCIL OPTIONS The council may approve the exemption, deny the exemption, or may delay approval in order to request additional information from the developer to determine that a satisfactory public benefit has been met. CITY MANAGER’S RECOMMENDATION The City Manager recommends approving the resolution to grant the exemption. SUGGESTED MOTION Move to adopt Resolution 4938 approving a multiple-unit property tax exemption for residential th property located at 693 East 16 Avenue, Eugene, Oregon (Corey Developtment, LLC). ATTACHMENTS th A. Resolution approving a property tax exemption for 16 and Hilyard Apartments B. Report from the Planning and Development Director C. History of granted MUPTEs D. Images of current property E. Letter of support from West University Neighborhood th F. Resolution denying a property tax exemption for 16 and Hilyard Apartnments th Note: A copy of the MUPTE application for 693 E. 16 Avenue will be placed in the Council Office for review. This includes images of the proposed development. FOR MORE INFORMATION Staff Contact: Richie Weinman Telephone: 682-5533 Staff E-Mail: richie.d.weinman@ci.eugene.or.us L:\CMO\2008 Council Agendas\M080414\S0804147.doc ATTACHMENT A RESOLUTION NO. ______ A RESOLUTION APPROVING A MULTIPLE-UNIT PROPERTY TAX EXEMPTION FOR RESIDENTIAL PROPERTY LOCATED AT 693 EAST TH 16 AVENUE, EUGENE, OREGON (COREY DEVELOPTMENT, LLC). The City Council of the City of Eugene finds that: A. Our Property Holdings One, LLC, is the owner of real property located at 693 East 16th Avenue, Eugene, Oregon, 97401, more particularly described on the attached Exhibit A. On April 18, 2007, the City of Eugene received an application submitted by Corey Development, LLC 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. On June 25, 2007, the City Council denied applicant’s request for the property tax exemption. C. On January 7, 2008, David Corey submitted a revised application for Corey Development, LLC and requested that the Council reconsider its June 25, 2007 decision based on the redesigned project. The revised application proposes a smaller apartment complex than the complex proposed in the original application, and includes an updated income analysis for the property illustrating that construction of this project is not viable without the property tax exemption. D. A display ad soliciting recommendations or comments from the public was published in the Register-Guard on February 25, 2008, 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 in response to the ad. E. The Report and Recommendation attached as Exhibit B 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. F. The project consists of the development of two residential one-bedroom units, and five residential two-bedroom units, which are not designed for, nor will be used as, transient accommodations. Resolution – Page 1 08 Corey-Hilyard Apts Reapplication MUPTE Res. (00182259) 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 Corey Development, LLC for an ad valorem property tax exemption under the City’s Multiple-Unit th Property Tax Exemption Program for the residential units to be constructed at 693 East 16 Street, Eugene, Oregon, and more particularly described on the attached Exhibit A, subject to the following conditions: 1. The project shall consist of two residential one-bedroom units, and five residential two-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 all of the public benefit design elements as required in the Standards and Guidelines and described in Section 4.2 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, 2009. Section 4. This Resolution shall become effective immediately upon its adoption. The foregoing Resolution adopted and effective the ____ day of April, 2008. ___________________________________ City Recorder Resolution – Page 2 08 Corey-Hilyard Apts Reapplication MUPTE Res. (00182259) ATTACHMENT B REPORT AND RECOMMENDATION of the Director of the Planning & Development Department Corey Development, LLC Multiple-Unit Property Tax Exemption The Director of the Planning & Development Department of the City of Eugene finds that: 1. Our Property Holdings One, LLC, is the owner of real property located at 693 East 16th Avenue, Eugene, Oregon, 97401, more particularly described on the attached Exhibit A. On April 18, 2007, the City of Eugene received an application submitted by Corey Development, LLC 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. On June 25, 2007, the City Council denied applicant’s request for the property tax exemption. 3. On January 7, 2008, David Corey submitted a revised application for Corey Development, LLC and requested that the Council reconsider its June 25, 2007, decision based on the redesigned project. The revised application proposes a smaller apartment complex than the complex proposed in the original application, and includes an updated income analysis for the property illustrating that construction of this project is not viable without the property tax exemption. 4. 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: 4.1 The applicant has submitted all materials, documents and fees required by the City; 4.2 Design elements that benefit the general public have been included in the project. The design elements consist of: 4.2.1 Sustainability features. Sustainability features of this project include: •Recycling of building materials from demolition of the buildings currently on the site, as well as job site waste from the new project. •Infill density is maximized to extent allowed, while maintaining neighborhood character. Exhibit B to Resolution No. ____ -- Report and Recommendation – Page 1 08 Corey-Hilyard Apts Reapplication MUPTE R R (00182257) •Project located close to downtown, university, bike paths, and mass transit, minimizing the necessity to use automobiles. •Landscaping utilizes native species and drought resistant plants; topsoil will be preserved and reused on site. •Energy efficient windows are provided in each primary living space to maximize natural light and ventilation. •Individually controlled zone heat sources for each room will allow for room-by-room control. •Construction materials include: Engineered lumber is specified where practical; oriented strand board sub-flooring and sheathing; thermal mass flooring. •Use of exterior air infiltration barrier. •Use of energy efficient appliances and water heater. •Use of stormwater filtration and pretreatment prior to entering public stormwater system. •Use of water efficient plumbing fixtures. •Use of bathroom fans with timers. •Use of outdoor lights that are “night sky” friendly. •Low VOC paints and carpets will be specified. •On site recycling provided. •Covered parking area is open on one side for natural ventilation; entry ways to structure are on opposite side of the building to reduce infiltration. 4.2.2 Responsiveness to adjacent historic structures. There are no adjacent historic structures. 4.2.3 Use of higher quality materials that contribute to longevity. Materials to be used in the proposed development which will contribute to longevity include, light colored “cool” asphalt roofing products with a 40-year life; composite or fiber cement style (hardi-plank type) siding. 4.2.4 Prominent entry facing the public street. The proposed development includes a prominent entry facing Hilyard Street which will showcase stone pillars and expanded front porch areas. 4.2.5 Number of units by which minimum density is exceeded or which incorporate three or more bedrooms to encourage families. The proposed development will exceed minimum density standards by ____ units. None of the units in the proposed development incorporate three or more bedrooms. 4.2.6 Number of available ADA accessible units. Twenty five percent of the units will be adaptable. 4.2.7 Responsiveness to neighborhood character and safety in respect to height, mass, architectural detail, landscaping and open space. The proposed Exhibit B to Resolution No. ____ -- Report and Recommendation – Page 2 08 Corey-Hilyard Apts Reapplication MUPTE R R (00182257) development is a two-story building, to be built on a concrete slab foundation with minimum ceiling heights and will be built in the Craftsman style, reminiscent of the historic homes built in Eugene in the early 1900s. Roof pitch is set to balance the façade and enhance the period style architectural details. Height and mass has been minimized to the fullest extent possible. The height of the north-facing wall to the fascia board is 17 feet, and a hip roof eliminates the towering effect of a gable end. Additional investment will be put into porches, rail details, stone columns and trim details. Front porches provide gathering spaces and, given their proximity to the street and sidewalks, there will be less likelihood of vandalism. Tenants will be able to interact between themselves and the community via the open porches and balconies. Each space is provided with outdoor gathering space directly adjacent to the street. Trees, shrubs, and lawn area will further integrate the development with the neighborhood. The parking area will consist of seven spaces (exceeding the minimum required by the Code for this 12-bedroom complex) which will be shielded from public view. 4.2.8 Number of units designed for home ownership. None of the units are designed for individual ownership. 4.2.9 Solicitation of comments from relevant neighborhood associations. The applicant has notified West University Neighborhood Association of plans for development and the Association has gone on record as supporting the application as long as that the positive design features are retained. 4.3 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; 4.4 The site is currently occupied by a single family home built in 1905 and a duplex built in 1947. Both buildings are currently occupied by students. In June, 2006, the applicant notified Eugene Senior Planner Ken Guzowski of his intent to demolish the structures. The applicant plans to demolish the existing structures after donating them to the Eugene Fire Department for practice; and 4.5 The owner has stated in the application and provided evidence that the project would not be feasible without the tax exemption. The net operating income from this project is estimated at $50,660 per year, and the loan payment at $53,808 per year, which results in a negative cash flow of $3,148 per year. 5. A display ad soliciting recommendations or comments from the public regarding this project was published in the Register-Guard on February 25, 2008. The period for comment expired on March 26, 2008. No comments were received in response to the ad. Exhibit B to Resolution No. ____ -- Report and Recommendation – Page 3 08 Corey-Hilyard Apts Reapplication MUPTE R R (00182257) 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 Exemptions. I recommend that the application be approved. Dated this _____ day of ___________________________, 2008. _________________________________ Director, Planning & Development Department, City of Eugene Exhibit B to Resolution No. ____ -- Report and Recommendation – Page 4 08 Corey-Hilyard Apts Reapplication MUPTE R R (00182257) ATTACHMENT C MULTI-UNIT PROPERTY TAX EXEMPTION PROGRAM HISTORY NAMEADDRESSNUMBER OF UNITSYEAR APPROVED Broadway Center Washington and Broadway 107 units 1978 12 studio; 71 One-Bedroom; 24 Two- Bedroom; 12 Studio Lawrence Court 8th and Lawrence 50 One-Bedroom 1980 Washington Abbey 10th and Washington 48 units 1984 9 One-Bedroom/plus loft; Five Two- Bedroom; 34 One-Bedroom Olive Terrace 15th Ave. & Olive St. 28 units 1989 4 Studio; 12 One-Bedroom Units; 12 Two-Bedroom Units Joseph Shapitka 445 W. 10th Ave. 8 Two-Bedroom Units. 1990 Burnell Ambrose 17 & 35 Lawrence St. 7 One-Bedroom Units. 1995 Nozama Apartments 525 & 541 E. 19th Ave. 14 units 1995 12 Two-Bedroom Units; 2 Four-Bedroom Units. 701 & 725 E. 14th Ave. 1357 53 units 1995 Hilyard House & 1377 Hilyard 44 Two-Bedroom Units; 9 One-Bedroom Units. Paradice Apts 640 E. 15th Avenue 30 units 1996 6 Studio; 8 One-Bedroom Units; 16 Two-Bedroom Units. High Street Terrace 10th Ave. & High St. 58 units 1996 20 Studio; 26 One-Bedroom Units; 12 Two-Bedroom Units Broadway Place Broadway and Charnelton 170 units 1996 74 Studio, 72 One-Bedroom, 24 Two Bedroom The Tate 1375 Olive 47 units – condominiums 2004 14 one-bedroom, 27 two-bedroom, 6 three-bedroom Patterson House 979 Patterson 27 units 2004 3 studio, 12 0ne-bedroom, 12 two- bedroom th Parkside Place 633 E. 14 Alleyway 21 units 2006 1 one-bedroom, 2 two-bedroom, 5 three- bedroom, 7 four-bedroom, 6 five-bedroom th Coho Townhouses 631 E. 14 Ave. 9 four-bedroom units 2007 NAMEADDRESSNUMBER OF UNITSYEAR APPROVED 14 units Patterson Place 1360,1372 Patterson 2 two-bedroom, 6 three-bedroom, 4 four-2007 bedroom, 2 five-bedroom Under Construction Steelhead 2007 534,535 E. 14th9 rental Townhouses Under Construction Eugene Downtown 2007 990 Lincoln24 ownership Cohousing In advanced 7 rental (tentative) planning PENDING REQUESTS NAME ADDRESS NUMBER OF STATUS COUNCIL UNITS ACTION th 16 and Hilyard Apts. 693 E. 16th 7 rental (2 one-Public comment Scheduled for (Corey Development bedroom, 5 two-period ended April 14, 2008 LLC - David Corey) bedroom)? 3/25/08 th The Fenway 450 E. 14 6 new (4 3BR, 2 Public comment Scheduled for (Twenty LLC - Dean 5BR) 1 existing period ended April 14, 2008 Hanson) house (6 br) 3/25/08 Additional Downtown Housing Tax Exemptions (not MUPTE) Lincoln School 58 units Historic Exemption (15 years) Tiffany Building 28 units Historic Exemption (15 years) Aurora Building 54 units Low-income Exemption (20 years) th WestTown on 8 (under construction) 102 units Low-Income Exemption (20 years) Updated: March 31, 2008 ATTACHMENT D L:\CMO\2008 Council Agendas\M080414\S0804147.doc ATTACHMENT F RESOLUTION NO. ______ A RESOLUTION DENYING A MULTIPLE-UNIT PROPERTY TAX EXEMPTION FOR RESIDENTIAL PROPERTY LOCATED AT 693 EAST TH 16 AVENUE, EUGENE, OREGON (COREY DEVELOPTMENT, LLC). The City Council of the City of Eugene finds that: A. Our Property Holdings One, LLC, is the owner of real property located at 693 East 16th Avenue, Eugene, Oregon, 97401, more particularly described on the attached Exhibit A. On April 18, 2007, the City of Eugene received an application submitted by Corey Development, LLC 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. On June 25, 2007, the City Council denied applicant’s request for the property tax exemption. C. On January 7, 2008, David Corey submitted a revised application for Corey Development, LLC and requested that the Council reconsider its June 25, 2007 decision based on the redesigned project. The revised application proposes a smaller apartment complex than the complex proposed in the original application, and includes an updated income analysis for the property illustrating that construction of this project is not viable without the property tax exemption. D. A display ad soliciting recommendations or comments from the public was published in the Register-Guard on February 25, 2008, 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 in response to the ad. E. The Report and Recommendation attached as Exhibit B 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. F. The project consists of the development of two residential one-bedroom units, and five residential two-bedroom units, which are not designed for, nor will be used as, transient accommodations. Resolution – Page 1 08 Corey-Hilyard Reapp. MUPTE Denial Resol. (00196363) 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. Notwithstanding the above findings and the Report and Recommendation of the Director of the Planning and Development Department attached as Exhibit B, the City Council denies the application of Corey Development, LLC for an ad valorem property tax exemption under the City’s Multiple-Unit Property Tax Exemption Program for the residential th units to be constructed at 693 East 16 Street, Eugene, Oregon, and more particularly described on the attached Exhibit A. Section 2. The City Manager, or the Manager’s designee, is requested to forward a copy of this Resolution to the applicants within ten days. Section 3. This Resolution shall become effective immediately upon its adoption. The foregoing Resolution adopted and effective the ____ day of April, 2008. ___________________________________ City Recorder Resolution – Page 2 08 Corey-Hilyard Reapp. MUPTE Denial Resol. (00196363)