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HomeMy WebLinkAboutItem 6: MUPTE for North Park Apartments ECC UGENE ITY OUNCIL AIS GENDA TEM UMMARY Action: Application for a Multiple-Unit Property Tax Exemption – North Park Apartments Meeting Date: July 14, 2008 Agenda Item Number: 6 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 or deny a resolution granting a Multiple-Unit Property Tax Exemption (MUPTE) for the North Park Apartments. BACKGROUND In 1975 the Oregon legislature adopted the enabling statutes for the MUPTE program. This incentive was created as an implementation tool to complement the state land-use laws that were approved in 1973. The intent was to “stimulate the construction of rental housing in the core areas of Oregon’s urban centers…” In July 1977, the City Council adopted the provisions through a resolution that included “. . . to complement the Eugene Community Goals and Polices adopted in 1974 which stated that “High density dwellings should be encouraged close-in to accommodate those people who prefer to live near the center of activity”…” Since that time both the state statutes and Eugene’s implementation of them have been amended. For instance, multi-family ownership is now allowed in addition to rental housing. Most recently, the council amended Eugene’s regulations and boundary in April 2004. th This proposed 40-unit project will be built on the northwest corner of East 14 and Hilyard, which is zoned R-3, high-density residential. The site is comprised of four tax lots. Two are vacant. One has a rental house that will be moved from the site and the other has a triplex that will be demolished. Neither has any notable historical resource value. The applicant followed the required procedures and properly informed the City of their intent to remove the existing structures. Public Comments A display advertisement was published in the Register Guard on May 19, 2008, soliciting comments for 30 days. Six comments were received during the 30-day period. The applicant met with the West University Neighbors and received their endorsement. A letter of support is included in 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. In this zoning (R-3) a minimum of 14 units of housing must be built and a maximum of 42. This 40-unit development provides 95% of the allowable housing units. This three- Z:\CMO\2008 Council Agendas\M080714\S0807146.doc th story building is bordered by a parking garage to the north and is directly across 14 Avenue from West University Park. Other design and sustainability features: ·Short walking distance to the University of Oregon, Sacred Heart Hospital, shopping, restaurants and LTD bus stops. ·Construction of the project will use local workers, businesses, architects, contractors and sub contractors, which creates jobs. ·Exterior finishes are sustainable and durable, featuring cement fiber siding and high quality shingle roofing. ·Interior finishes will use low-VOC (volatile organic compound) materials to maximize air quality. ·Native landscaping will be used to minimize water usage and reduce the need for fertilizers, herbicides and pesticides. ·Most parking will be beneath the building and the remaining spaces will be located in shaded areas to reduce the heat-island effect of paved areas. ·On-site construction waste will be carefully managed and recycled to the maximum extent possible. ·Parking and site lighting will be controlled by photocells to minimize energy use. ·High efficiency low-e glazing will be used at all exterior windows to allow natural ventilation of the building. ·Extended roof overhangs and balconies will shield windows and patio doors from direct solar heat gain. ·A generous area will be provided for the collection of recycled materials, encouraging tenant use. ·Bicycle area will be lighted and will include 44 bike lockers, enclosed and secured with heavy duty fencing. ·The project will be constructed on an underused site. The two houses currently on the site are nearing the end of their useful life and will be replaced with new construction using modern construction methods and more environmentally sustainable materials. Responsiveness to adjacent historic structures: There are no adjacent historic structures. Prominent entry facing the public street: The proposed development includes a prominent entry th to a lobby facing 14 Avenue and West University Park. 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 26 units. Number of available ADA accessible units: All eight ground floor units will be fully accessible. Depending on budget constraints an elevator may be added; if it is added all units will become adaptable. Responsiveness to neighborhood character and safety in respect to height, mass, architectural detail, landscaping and open space: The project will be three stories in height, which is similar in scale to adjacent residential properties. The sloped roofs are also consistent with neighborhood character. Exterior walls will be highly articulated with projecting dormers, Z:\CMO\2008 Council Agendas\M080714\S0807146.doc balconies, roof overhangs and canopies. 38 parking spaces are provided, which exceeds the minimum requirement of 30 spaces. Parking is accessed from the alleyway and shielded from neighborhood 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 is underdeveloped, based on the zoning. The land, which includes two currently vacant parcels, 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 $6,409. The current tax on the land is estimated at $3,022 and will continue to be taxed during the exemption period. Therefore, $3,322 that is currently being paid in taxes on the existing improvements will come off the tax rolls for ten years ($33,220). However, after ten years an estimated $64,615 will be annually paid in taxes, based on the new improvements. Staff has found that the construction of the housing, as presented, would not be financially feasible without the benefit of the tax exemptionThe pro-forma that was submitted . demonstrates that point. The lost revenue from the taxes on the current improvements will be made up the first year after the ten year exemption ends and the project is fully on the tax rolls. Timing This application was submitted on May 9, 2008. The council has 90 days to review the Director’s 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, 18 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: 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. Z:\CMO\2008 Council Agendas\M080714\S0807146.doc CITY MANAGER’S RECOMMENDATION The City Manager recommends approving the resolution to grant the exemption. SUGGESTED MOTION Move to adopt a resolution approving a multiple-unit property tax exemption for residential property th located at the northwest corner of 14 Avenue and Hilyard Street, Eugene, Oregon. (Steven Bennett/applicant-owner). ATTACHMENTS A. Resolution approving a property tax exemption for North Park Apartments B. Resolution denying approval for North Park Apartments C. Report from the Planning and Development Director D. History of granted MUPTEs E. Comments submitted by the public F. Images of the current property Note: A copy of the MUPTE application for North Park Apartments 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 Z:\CMO\2008 Council Agendas\M080714\S0807146.doc ATTACHMENT A RESOLUTION NO. _____ A RESOLUTION APPROVING A MULTIPLE-UNIT PROPERTY TAX EXEMPTION FOR RESIDENTIAL PROPERTY LOCATED AT THE TH NORTHWEST CORNER OF 14 AVENUE AND HILYARD STREET, EUGENE, OREGON. (STEVEN BENNETT/APPLICANT-OWNER) The City Council of the City of Eugene finds that: A. Steven Bennett is the owner of real property located at the northwest corner of th 14 Avenue and Hilyard Street in Eugene, Oregon, more particularly described in the legal description attached as Exhibit A (“the property”). Mr. Bennett 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 identified as the North Park Apartments (“the project”) to be constructed on the property. B. A display ad soliciting recommendations or comments from the public was published in the Register-Guard on May 19, 2008, and advised that written comments would be accepted for a period of 30 days from the date of publication. No comments were received in response to the ad. In addition, recommendations or comments were solicited from the Planning Commission, and other interested City departments, agencies, and neighborhood groups. 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 six residential studio units, 16 residential one-bedroom units, and 18 residential two-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 Steven Bennett’s application for an ad valorem property tax exemption under the City’s Multiple-Unit Property Tax Exemption th Program for the residential units to be constructed at the northwest corner of East 14 Avenue Resolution – Page 1 of 2 08 North Park-Bennett MUPTE Approval Resolution (00198832) and Hilyard Street, Eugene, Oregon, (Assessor’s Map 17-03-32-32, Tax Lots 13100, 13200, 13300, 13400) and more particularly described in the legal description attached as Exhibit A, subject to the following conditions: 1. The project shall consist of six residential studio units, 16 residential one- bedroom units, and 18 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 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 July, 2008. ___________________________________ City Recorder Resolution – Page 2 of 2 08 North Park-Bennett MUPTE Approval Resolution (00198832) ATTACHMENT B RESOLUTION NO. _____ A RESOLUTION DENYING A MULTIPLE-UNIT PROPERTY TAX EXEMPTION FOR RESIDENTIAL PROPERTY LOCATED AT THE TH NORTHWEST CORNER OF 14 AVENUE AND HILYARD STREET, EUGENE, OREGON. (STEVEN BENNETT/APPLICANT-OWNER) The City Council of the City of Eugene finds that: A. Steven Bennett is the owner of real property located at the northwest corner of th 14 Avenue and Hilyard Street in Eugene, Oregon, more particularly described in the legal description attached as Exhibit A (“the property”). Mr. Bennett 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 identified as the North Park Apartments (“the project”) to be constructed on the property. B. A display ad soliciting recommendations or comments from the public was published in the Register-Guard on May 19, 2008, and advised that written comments would be accepted for a period of 30 days from the date of publication. No comments were received in response to the ad. In addition, recommendations or comments were solicited from the Planning Commission, and other interested City departments, agencies, and neighborhood groups. 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 six residential studio units, 16 residential one-bedroom units, and 18 residential two-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. 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 Steven Bennett’s application for an ad valorem property tax exemption under the City’s Multiple-Unit Property Tax Exemption Program for the residential units to be constructed Resolution – Page 1 of 2 08 North Park-Bennett MUPTE Denial Resolution (00198839) th at the northwest corner of East 14 Avenue and Hilyard Street, Eugene, Oregon, (Assessor’s Map 17-03-32-32, Tax Lots 13100, 13200, 13300, 13400) and more particularly described in the legal description attached as 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 July, 2008. ___________________________________ City Recorder Resolution – Page 2 of 2 08 North Park-Bennett MUPTE Denial Resolution (00198839) ATTACHMENT C REPORT AND RECOMMENDATION of the Director of the Planning & Development Department Steven Bennett Application for Multiple-Unit Property Tax Exemption The Director of the Planning & Development Department of the City of Eugene finds that: 1. Steven Bennett is the owner of real property located at the northwest corner of th 14 Avenue and Hilyard Street in Eugene, Oregon, more particularly described in the legal description attached as Exhibit A (“the property). Mr. Bennett 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 identified as the North Park Apartments (“the project”) 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 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 project is within walking distance of Sacred Heart Hospital, the University of Oregon, stores and restaurants, and LTD bus transit stops. •Construction of the project will use local workers, business, architects, contractors, and subcontractors, thus creating jobs. •Sustainable, durable exterior finishes include cement fiber siding, and high quality composition shingle roofing. •Interior finishes will be low-VOC materials to maximize air quality. •Where feasible, products will be selected which contain recycled materials. •On site construction waste will be carefully managed and will be recycled to the maximum practical extent. •Native landscaping will be utilized to minimize water usage and reduce the need for fertilizers, herbicides, and pesticides. •Most parking spaces will be beneath the building; the remaining uncovered spaces will all be located in areas which will be shaded for most of the day, lessening the heat-island effect of paved areas. REPORT AND RECOMMENDATION / Exhibit B to Resolution No. ______ - Page 1 of 4 08 North Park-Bennett MUPTE R R - Ex. B (00198841).DOC •Parking and site lighting will be controlled by a photocell to reduce energy use. •High efficiency, low-e glazing will be used at al exterior windows, allowing natural ventilation of the building. •Extended roof overhangs and balconies will shield window and patio doors from direct solar heat gain. •A generous area will be provided for the collection of recycled materials to encourage tenant use. •Bicycle areas will be lighted and include 44 bike lockers, enclosed and secured with heavy-duty steel fencing. •Project will be constructed on an underutilized site. The two rental houses currently on the site are nearing the end of their useful life. The project will replace them with new buildings using modern construction methods and more environmentally sustainable materials. 2.2.2 Responsiveness to adjacent historic structures. There are no adjacent historic structures. The property currently contains a single family dwelling on one of the four lots and a tri-plex on another of the lots, both constructed in 1910, and both of which will be removed. In response to Mr. Bennett’s notification of removal of the structures, Ken Guzowski, Senior Planner in the City’s Planning and Development Department, by memo dated April 14, 2008, stated that “The buildings do not appear to have a strong eligibility for City Landmark or National Register listing, nor are they officially listed. You have properly provided notification of intent to remove or demolish these buildings….” Mr. Guzowski further notes that on June 9, 2008, Mr. Bennett will have met the advance notification requirements of the MUPTE ordinance. 2.2.3 Use of higher quality materials that contribute to longevity. The project proposes to use cement fiber siding material for exterior wall surfaces. Roofing at sloped roof areas will be high quality composition shingles. If it falls within the budget, brick cladding at the street-facing ground floor level exterior walls will be included. All of the cladding materials offer high levels of longevity and durability and will contribute positively to the fabric of the neighborhood. 2.2.4 Prominent entry facing the public street. The project includes a th prominent entrance at the central lobby space facing 14 Avenue and the adjacent West University Neighborhood Park. The entrance will include a wide walkway with ample landscaping at each side, a projecting canopy, and storefront glazing system at the lobby entrance. 2.2.5 Number of units by which minimum density is exceeded or which incorporate three or more bedrooms to encourage families. The proposed project includes 40 apartment units. The minimum density required by the Eugene Land Use Code for the R-3 zoning classification is 20 units per acre, which equates to 15 units for the property’s .7346-acre site. Therefore, the minimum density is exceeded by 25 units. REPORT AND RECOMMENDATION / Exhibit B to Resolution No. ______ - Page 2 of 4 08 North Park-Bennett MUPTE R R - Ex. B (00198841).DOC 2.2.6 Number of available ADA accessible units. All eight ground-floor units will be fully accessible. Depending upon budget constraints, an elevator might be included, in which case, all upper floor units would be designed to be adaptable, and additional accessible units may be considered. 2.2.7 Responsiveness to neighborhood character and safety in respect to height, mass, architectural detail, landscaping and open space. •The project will be three-stories in height, similar in scale to adjacent residential properties. •The sloped roof form is consistent with neighboring residential homes and apartment buildings. •Exterior walls will be highly articulated with projecting dormers, balconies, roof overhangs, and canopies. •Thirty-eight parking spaces will be provided, more than the current Eugene Land Use Code minimum requirement of 30 spaces. Parking is accessed from the alley and will be shielded from neighborhood view. •The project should benefit the Park being developed directly to the south by providing enhanced degree of natural surveillance of park activities. It will also effectively shield view of the adjacent six-story parking structure and the fluorescent light that constantly illuminates it. •The project is designed largely based upon a concern for tenant safety. Building entrances are limited to the central lobby area, and all other exterior doors will allow for exiting only. Site areas and building corridors are designed to maximize natural surveillance. 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. The project was reviewed by the neighborhood association and received their full support. 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 The property currently contains a single family dwelling on one of the four lots and a tri-plex on another of the lots, both constructed in 1910, and both of which will be removed and replaced by this 40-unit complex. Neither of the old buildings are historic structures; 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 May 19, 2008. The period for comment expired on June 18, 2008. No comments were received in response to the ad. REPORT AND RECOMMENDATION / Exhibit B to Resolution No. ______ - Page 3 of 4 08 North Park-Bennett MUPTE R R - Ex. B (00198841).DOC 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 4 of 4 08 North Park-Bennett MUPTE R R - Ex. B (00198841).DOC ATTACHMENT D 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. Pairadice 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 2007 Patterson Place 1360,1372 Patterson 2 two-bedroom, 6 three-bedroom, 4 four- bedroom, 2 five-bedroom Steelhead 2007 534,535 E. 14th9 rental Townhouses Under 8 four- bedroom, 1 five-bedroom Construction Eugene Downtown 2007 990 Lincoln24 ownership Cohousing In advanced 2 one-bedroom units, 10 two-bedroom planning units, 11 three bedroom units, and 1 four- bedroom unit. 7 rental (tentative) PENDING REQUESTS NAME ADDRESS NUMBER OF STATUS COUNCIL UNITS ACTION th 16 and Hilyard Apts. 693 E. 16th 7 rentals (2 one-Advertised on May 4, Previously denied (Corey Development LLC - bedroom, 5 two-Public comment period and now re- David Corey) bedroom)? ends on June 3, 2008 submitted. Scheduled for July 14, 2008 th The Fenway 450 E. 14. 7 rentals (1 one-Advertised June 1. Previously denied bedroom, 2 two-Comment period ends and now re- bedroom, 2 four- on July 1. submitted. bedroom, 2 five-Scheduled for July bedroom) 14, 2008 th North Park Apartments 14 and Hilyard, 40 rentals (6 studios, Advertised on May 18. Scheduled for July NW Corner 16 one-bedroom, 18 Comment period ends 14, 2008 two-bedroom) on June 20th. 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 8 102 units Low-Income Exemption (20 years) Updated: June 4, 2008 ATTACHMENT F Photos of existing site Z:\CMO\2008 Council Agendas\M080714\S0807146.doc