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HomeMy WebLinkAboutResolution No. 4952 =~= COUNCIL RESOLUTION NO. 4952 A RESOLUTION APPROVING A MULTIPLE- UNIT PROPERTY TAX EXEMPTION FOR RESIDENTIAL PROPERTY LOCATED AT 450 EAST 14TH AVENUE, EUGENE, OREGON (TWENTY LLC, APPLICANT-OWNER). PASSED: 5/4 REJECTED: OPPOSED: Bettman, Ortiz, Taylor, Zelenka ABSENT: RECUSED: CONSIDERED: July 14, 2008 RESOLUTION NO. 49S2 A RESOLUTION APPROVING A MULTIPLE-UNIT PROPERTY TAX EXEMPTION FOR RESIDENTIAL PROPERTY LOCATED AT 4S0 EAST 14TH AVENUE, EUGENE, OREGON (TWENTY LLC, APPLICANT- OWNER). The City Council of the City of Eugene finds that: A. Twenty LLC is the owner of real property located at 450 East 14th Avenue, Eugene, Oregon, more particularly described in the attached Exhibit A ("the property"). B. In February of 2008, Twenty LLC 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 Fenway ("the project") to be constructed on the property. C. On April 14, 2008, the City Council denied applicant's request for the property tax exemption. D. On or about May 27, 2008, the City of Eugene received a revised application submitted by Twenty, LLC, pursuant to the City's Multiple-Unit Property Tax Exemption Program. The revised application updated the project's cost/income analysis, proposed a larger building, added one unit, altered unit configurations to diversify the number of bedrooms, and moved the house located on the property forward on the lot. E. A display ad soliciting recommendations or comments from the public was published in the Register-Guard on June 1, 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. Recommendations or comments were also solicited from the Planning Commission, and other interested City departments, agencies, and neighborhood groups. F. 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 revised 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. G. The project consists of the development of one residential two-bedroom unit, two residential three-bedroom units, two residential four-bedroom units, and two residential five- bedroom units, which are not designed for, nor will be used as, transient accommodations. Resolution - Page 1 of 2 08 Fenway-Twenty Reapp. #1 MUPTE Approval Resol. (00198935) 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 May 27, 2008 application of Twenty 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 450 East 14th Avenue, Eugene, Oregon, and more particularly described in the attached Exhibit A, subject to the following conditions: 1. The project shall consist of one residential two-bedroom unit, two residential three-bedroom units, two residential four-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 5.2 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 14th day of July, 2008. J..\f\ "'.. .~ i \ (; \, City- Recorde -- Resolution - Page 2 of2 08 Fenway- Twenty Reapp. #1 MUPTE Approval Resol. (00198935) .... .... ......."." ..... .. ........ ......... .. . . '.'" ..........,....,........... P.. ".. ...... >:r::'::}immm:'A.::::':.>:\:::<\\:" '.' . . . . ~~t~~~~~~..~~~t~_iPfa1iM~~~~~ tak3~~\Jnt,ri~.~~t),~'1~;~~~t'~~i4~'~~~~:A~e.;.4S7B.J4';'4'I#'....,..".... .. . ... . ,.... ". ..... . .. . .. . . .' '.. .."'.. . .' . ..-.... ". ..... ......., ..... ...... , .. .. . ..... ...... .'. ..... . .... ... ....... . . . .. ..... . .. . ',. .... ......... .' ','.' ...... . . ...... .... ", . .... ." ", ,.'.' . . . .'. ' , . . . EXHIBIT 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, more particularly described in the attached Exhibit A ("the property"). 2. In February of 2008, Twenty LLC 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 Fenway ("the project") to be constructed on the property. 3. On April 14, 2008, the City Council denied applicant's request for the property tax exemption. 4. On or about May 27, 2008, the City of Eugene received a revised application submitted by Twenty, LLC, pursuant to the City's Multiple-Unit Property Tax Exemption Program. The revised application updated the project's cost/income analysis, proposed constructing a larger building, added one unit, altered unit configurations to diversify the number of bedrooms, and moved the house located on the property forward on the lot. s. I have reviewed the revised 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: 5.1 the City; The applicant has submitted all materials, documents and fees required by 5.2 Design elements that benefit the general public have been included in the project, which consist of: 5.2.1 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 0, PeaceHealth, Northwest Christian College and the proposed OHSU medical training center. -High efficiency, low emissivity coated windows in vinyl frames for minimum heat transfer. REPORT AND RECOMMENDATION / Exhibit B to Resolution No.l\QS2..-- Page 1 of 3 08 Fenway-Twenty Reapp. #1 MUPTE R R - Ex. B (00198949).DOC -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. - Maj ority 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. Existing four-bedroom house 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. 5.2.2 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. 5.2.3 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. 5.2.4 Prominent entry facing the public street. The existing house facing East 14th Street is being retained. All entrances of the new building will be at grade level on the west side for security and fire safety. 5.2.5 Number of units by which minimum density is exceeded or which incorporate three or more bedrooms to encourage families. The Fenway will have 7 units. In the R3 zone, this site is allowed to have a minimum of 5 units and a maximum of 14 units. Therefore, minimum density is exceeded by two units. Six of the seven units incorporate three or more bedrooms. 5.2.6 Number of available ADA accessible units. No units will be ADA accessible. 5.2.7 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 REPORT AND RECOMMENDATION / Exhibit B to Resolution No.~-- Page 2 of3 08 Fenway-Twenty Reapp. #1 MUPTE R R - Ex. B (00198949).DOC 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. 5.2.8 Number of units designed for home ownership. No units are designed for home ownership. 5.2.9 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 membership, the WUN supported the use of MUPTE funding for this project as long as the design features remain in the project. On May 1, 2008, the revised project plan was presented to the WUN and, again, they unanimously supported the project. 5.3 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; 5.4 Currently, there are two structures on the site. The four-bedroom house facing 14th Street will be retained and moved forward on the lot. The small one bedroom house on the alley will be demolished; and 5.5 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. 6. A display ad soliciting recommendations or comments from the public regarding this project was published in the Register-Guard on June 1, 2008. The period for comment expired on July 1,2008. No comments were received in response to the ad. Therefore, based upon the above findings, and in consideration of the City Council's previous denial of applicant's substantially similar prior application, I recommend that the application be denied. Dated this _ day of , 2008. Director, Planning & Development Department, City of Eugene REPORT AND RECOMMENDATION / Exhibit B to Resolution No.4~52-- Page 3 of3 08 Fenway-Twenty Reapp. #1 MUPTE R R - Ex. B (00198949).DOC