HomeMy WebLinkAboutItem 8: MUPTE for The Fenway
ECC
UGENE ITY OUNCIL
AIS
GENDA TEM UMMARY
Action: Resolution 4939 Approving a Multiple-Unit Property Tax Exemption for
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Residential Property Located at 450 East 14 Avenue, Eugene, Oregon
(Twenty LLC, Applicant) (The Fenway)
Meeting Date: April 14, 2008 Agenda Item Number: 8
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
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(MUPTE) for The Fenway at 450 E. 14 Avenue in Eugene.
BACKGROUND
The MUPTE program was created to encourage new housing in the core area. The council has a 30-year
history of supporting tax exemptions under this program, approving a total of 18 requests (Attachment C).
Of these, the tax exemption period has expired on 11 of the developments. In April 2004, the council
amended the MUPTE program regulations and boundary. The most significant change to the regulations
was to include more stringent quality standards for developments being considered for the exemption.
The Fenway is located in the West University Neighborhood. The property is zoned R-3 and the
development is an outright use. The property currently has two houses on it. The front house will be
retained and rehabilitated and the back house will be removed to make room for this project.
Citizen Comments
A display ad was placed in the Register Guard on February 25, 2008, and comments were requested for
a 30-day period. That period ended on March 26, 2008, and no comments were received. The West
University Neighborhood received a presentation about the project and endorsed the MUPTE
application. Their letter is provided as Attachment E.
Design Features
Each applicant for a MUPTE is expected to respond to a list of quality standards. The applicant
responded by including the following features in this proposal.
Sustainability features.
• The Fenway is within walking distance of a wide range of shopping opportunities and other services
and is ideally located for foot or bike commuting to the U of O, PeaceHealth, Northwest Christian
College and the proposed OHSU medical training center.
• High efficiency, low emissivity coated windows in vinyl frames for minimum heat transfer.
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• Traditional attic roof construction for gravity ventilation of heat build-up, hip roof eaves for shade.
• Glazing area for excellent day lighting; south and west windows for solar insulation in winter
months; highly efficient insulation and weatherization.
• Time clock and occupancy sensors in parking area to control efficient fluorescent light. Photocell
exterior lights at common areas. Metered utilities for each unit.
• Majority of parking under living units reduces “heat island” effect.
• Construction waste kept to minimum and recycled. Convenient tenant recycling area.
• Architectural interest and contextual compatibility in building design. Larger interior yard set
backs maintained. Primary residence renovation to maintain current streetscape appearance.
• Cabinets, doors, and trim prefinished offsite; more operable window area than required by code to
enhance indoor air quality; exhaust fans with timers to reduce moisture problems.
• Washers and dryers included in units reduce travel to laundromats.
• Landscaping with plants selected for low water usage, ease of maintenance and aesthetic
considerations, including many native plants, on all sides of building.
Responsiveness to adjacent historic structures. There are no adjacent historic structures. However, one
house on front of the lot will be retained and the overall form of the building will honor neighboring
residential structures.
Use of higher quality materials that contribute to longevity: The Fenway will use high quality, 40-year
plus rated roof shingles; Hardi brand cementitious exterior siding; vinyl windows; concrete parking area.
A 100-year or longer life is anticipated for the building.
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Prominent entry facing the public street: The existing house facing East 14 Street is being retained.
All entrances of new building will be at grade level on the west side for security and fire safety.
Impact and Need for Tax Exemptions to Encourage Housing
The City and other local taxing districts forgo some revenue when a development is exempt from taxes.
The land itself continues to be taxed during the exemption period. This project proposes new
construction on a property that has a full-size house in the front and a small building in back that was
likely a garage at one time but is in substandard condition and has minimal value. The front house will
remain and be rehabilitated. The back of the property is currently paved and graveled. The total current
property taxes are $3,811. This is estimated to remain on the tax rolls during the entire exemption
period. The annual exemption amount is estimated at $14,242 or $142,240 over ten years.
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 within the first 90-day time period.
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RELATED CITY POLICIES
MUPTE is enabled by State statute and the City of Eugene has participated in the program since 1978.
This site is not actually within the boundary of either the Downtown Plan or the Westside Plan. Both
neighborhoods encourage home ownership. Three of the City’s Growth Management Policies do apply:
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
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
1. The council may approve the exemption.
2. The council may postpone action.
3. The council may deny the exemption.
CITY MANAGER’S RECOMMENDATION
The City Manager recommends approval of the exemption.
SUGGESTED MOTION
Move to Resolution 4939 approving a Multiple-Unit Property Tax Exemption for residential
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property located at 450 East 14 Avenue, Eugene, Oregon (Twenty LLC, Applicant) (The
Fenway).
ATTACHMENTS
A. Resolution approving a property tax exemption for The Fenway
B. Report from the Planning and Development Director
C. History of granted multi-unit tax exemptions in Eugene
D. Current photos of the property
E. Letter from West University Neighborhood
F. Resolution denying a property tax exemption for The Fenway
Note: The full application will be placed in the council office for review. This includes images of the
proposed development.
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FOR MORE INFORMATION
Staff Contact: Richie Weinman
Telephone: 682-5533
Staff E-Mail: richie.d.weinman@ci.eugene.or.us
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ATTACHMENT A
RESOLUTION NO. _____
A RESOLUTION APPROVING A MULTIPLE-UNIT PROPERTY TAX
EXEMPTION FOR RESIDENTIAL PROPERTY LOCATED AT 450 EAST
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14 AVENUE, EUGENE, OREGON (TWENTY LLC, APPLICANT).
The City Council of the City of Eugene finds that:
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A.
Twenty LLCis the owner of real property located at 450 East 14 Avenue,
Eugene, Oregon, more particularly described on the attached Exhibit A. Twenty 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 February 24, 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.
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 four residential three-bedroom units,
and two residential 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 Twenty LLC for
an ad valorem property tax exemption under the City’s Multiple-Unit Property Tax Exemption
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Program for the residential units to be constructed at 450 East 14 Avenue, Eugene, Oregon, and
more particularly described on the attached Exhibit A, subject to the following conditions:
Resolution – Page 1
08 Fenway MUPTE Resolution (00194828)
1.
The project shall consist of four residential three-bedroom units, and two
residential 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 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, 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 Fenway MUPTE Resolution (00194828)
ATTACHMENT B
REPORT AND RECOMMENDATION
of the
Director of the Planning & Development Department
Twenty LLC Application for
Multiple-Unit Property Tax Exemption
The Director of the Planning & Development Department of the City of Eugene
finds that:
1.
Twenty LLC is the owner of real property located at 450 East 14th Avenue,
Eugene, Oregon, and more particularly described in Exhibit A attached to the Resolution
approving this tax exemption. Twenty 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.
•The Fenway is within walking distance of a wide range of shopping
opportunities and other services and is ideally located for foot or bike commuting
to the U of O, PeaceHealth, Northwest Christian College and the proposed OHSU
medical training center.
•High efficiency, low emissivity coated windows in vinyl frames for
minimum heat transfer.
•Traditional attic roof construction for gravity ventilation of heat build-up,
hip roof eaves for shade.
•Glazing area for excellent day lighting; south and west windows for solar
insulation in winter months; highly efficient insulation and weatherization.
•Time clock and occupancy sensors in parking area to control efficient
fluorescent light. Photocell exterior lights at common areas. Metered utilities for
each unit.
•Majority of parking under living units reduces “heat island” effect.
•Construction waste kept to minimum and recycled. Convenient tenant
recycling area.
Report and Recommendation / Exhibit B to Resolution No. _______ -- Page 1 of 3
08 Fenway MUPTE Resol - Ex. B, Report (00194835)
•Architectural interest and contextual compatibility in building design.
Larger interior yard set backs maintained. Primary residence renovation to
maintain current streetscape appearance.
•Cabinets, doors, and trim prefinished offsite, and more operable window
area than required by Code to enhance indoor air quality. Exhaust fans with
timers to reduce moisture problems.
•Washers and dryers included in units reduce travel to laundromats.
•Landscaping with plants selected for low water usage, ease of
maintenance and aesthetic considerations, including many native plants, on all
sides of building.
2.2.2 Responsiveness to adjacent historic structures. There are no
adjacent historic structures. However, form of the building will honor the forms
of residential structures. House on front of lot will be retained.
2.2.3 Use of higher quality materials that contribute to longevity. The
Fenway will use high quality, 40-year plus rated roof shingles; Hardi brand
cementitious exterior siding; vinyl windows; concrete parking area. A 100-year
or longer life is anticipated for the building.
2.2.4 Prominent entry facing the public street. The existing house facing
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East 14 Street is being retained. All entrances of new building will be at grade
level on the west side for security and fire safety.
2.2.5 Number of units by which minimum density is exceeded or which
incorporate three or more bedrooms to encourage families. The Fenway will have
6 units. In the R3 zone, this site is allowed to have a minimum of 5 units and a
maximum of 14 units. All units incorporate three or more bedrooms.
2.2.6 Number of available ADA accessible units. No units will be ADA
accessible.
2.2.7 Responsiveness to neighborhood character and safety in respect to
height, mass, architectural detail, landscaping and open space. Setbacks have
been exceeded, roofs hipped, and exterior materials, hips, gables, entry porches,
covered balconies, residential style doors and windows, all serve to provide
resonance with the neighborhood’s residential character. Allowable height in the
R3 zone is 50 feet; The Fenway will be about 36 feet tall. The Fenway will
include: well-lit parking area and entryways, private entry door at grade level, no
entries facing the alley, and locked rooms for bicycle storage. The building is
equipped with fire sprinklers.
2.2.8 Number of units designed for home ownership. No units are
designed for home ownership.
2.2.9 Solicitation of comments from relevant neighborhood associations.
By letter dated February 11. 2008, Deborah Healey, Chair of the West University
Neighbors stated that, by unanimous vote of the Executive Board and
Report and Recommendation / Exhibit B to Resolution No. _______ -- Page 2 of 3
08 Fenway MUPTE Resol - Ex. B, Report (00194835)
membership, the WUN supported the use of MUPTE funding for this project as
long as the design features remain in the project.
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 are two structures on the site. The four-bedroom house
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facing 14 Street will be retained. The small one bedroom house on the alley will be
demolished; and
2.5 The owner has stated in the application and provided evidence that the
project as proposed, including the quality and quantity of sustainability features planned,
would not be feasible 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 February 24, 2008. The period for
comment expired on March 25, 2008. No comments were received in response to the ad.
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 _________________________, 2008.
_________________________________
Director, Planning & Development
Department, City of Eugene
Report and Recommendation / Exhibit B to Resolution No. _______ -- Page 3 of 3
08 Fenway MUPTE Resol - Ex. B, Report (00194835)
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
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Parkside Place 633 E. 14 Alleyway 21 units 2006
1 one-bedroom, 2 two-bedroom, 5 three-
bedroom, 7 four-bedroom, 6 five-bedroom
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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
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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
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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)
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WestTown on 8 (under construction) 102 units Low-Income Exemption (20 years)
Updated: March 31, 2008
ATTACHMENT D