HomeMy WebLinkAboutItem 2D: MUPTE Application for Parkside Place Apartments
ECC
UGENE ITY OUNCIL
AIS
GENDA TEM UMMARY
Adoption of Resolution 4885 Approving a Multiple-Unit Property Tax Exemption for
Residential Property Located at 673 East 14th Alley Way, Eugene, Oregon
(Robert and Leslie Quinney)
Meeting Date: July 24, 2006 Agenda Item Number: 2D
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 Parkside Place at 673 E. 14 Alley Way.
BACKGROUND
The City Council has a 28-year history of supporting tax exemptions under the MUPTE program to
encourage new housing in the core area. In April 2004, the council amended the MUPTE program
regulations and boundary.
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This project will be built on the E. 14 Alley Way, which is zoned R-3 high density residential. A
portion of this building site includes part of what was the footprint of West University Park. The
developers of this project, Robert and Leslie Quinney, agreed to trade property with the City of Eugene
earlier this year through an action that was approved by the City Council. As a result, the park (closed
for a decade due to vandalism and illegal activity) can be redesigned and reopened with improved visual
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access from both 14 Avenue and Hilyard Street.
The council approved the land exchange for the West University Park configuration on September 28,
2005. During the discussion, the potential of this MUPTE application was raised and it was clarified
that this application would be considered on its own merits.
Consistent with the council’s stated interests, this application proposes housing that increases density in
the core area and provides new housing using higher grade materials. This project involves three-story
buildings with underground parking. Each of the 21 housing units has a private entrance at grade level.
The structure will feature heavy timber materials. Apartments are designed with courtyards and private
balconies that overlook the park. Four units will be ADA accessible. The project includes a variety of
features that promote sustainability. The designer and builder, Anslow & Degenault, has notable local
experience in “green building” techniques and another of its projects was selected by the City for a
“Green Building Demonstration Project.”
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Sustainability features of this project include:
• Ideal location for bike commuting or walking to the University or to the immediately adjacent
commercial area;
• Use of high-efficiency, low-emissive coated windows in vinyl frames;
• Traditional attic roof construction to allow gravity ventilation of heat build-up; west windows to
provide solar insulation;
• Use of highly efficient insulation and weatherization;
• Most units will include gas fireplaces which allow an alternate fuel for heating, reducing reliance on
hydroelectric power;
• Some units to use natural gas for water heating;
• Parking garage to use a time clock and occupancy sensors for control of efficient fluorescent lights;
• Use of photocell-controlled exterior lights at common areas to reduce energy and enhance safety;
• Use of electricity and gas metered for each unit to encourage personal conservation;
• Most vehicle maneuvering and parking areas will be under living units or under high canopy trees,
resulting in a minimal contribution to the “heat island” effect of concrete and asphalt exposed to the sun;
• Waste generated in the construction process will be minimized due to designer’s familiarity with
standard sizes and construction systems, and a well-integrated approach to value engineering
throughout the design-build process. Builder also recycles materials. Recycling area is conveniently
located;
• Many products produced from sustainable forestry practices, or smaller diameter, non-old growth
materials will be used for construction materials;
• A balance between architectural interest and contextual compatibility has been sought;
• Indoor air quality will be enhanced by use of cabinets, doors and interior trim that are pre-finished
offsite, as well as provision of more operable window areas than the code requires. Exhaust fans
will be provided with timers to reduce moisture problems in units. All units will provide washers
and dryers to reduce need for transporting laundry; and
• Landscaping will be incorporated on all sides. Plants will be selected for low water usage, ease of
maintenance and aesthetic considerations. Many native species will be used.
There are currently three structures and four housing units on the combined property that includes both
the Quinney’s existing private property and the City’s West University Park site. One of the buildings is
on the reconfigured property that will contain the new apartments. None of the structures are identified
as an historic resource. The applicant did inform the City of the intent to demolish on April 28, 2006,
and again on May 24, 2006. This satisfies the required 60-day notification requirement.
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 partially vacant. 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 neighborhood and community will gain the resource of a new park. Currently there are no city
parks in this neighborhood.
The MUPTE Standards and Guidelines require both an opportunity for the Planning Commission to
comment and publishing a display advertisement in the Register-Guard, followed by a 30-day comment
period. The display advertisement was printed on June 16, 2006. The Planning Commission received
notice on June 28. Staff received no negative comments and one supportive comment on this proposal
from the Planning Commission.
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The applicants visited the West University Neighbors Association and presented their proposal. They
received a letter of support following consensus from the Neighborhood Board and other residents
present at their June meeting. The letter is included as Attachment F.
The tax exemption, if granted, will result in the final closing of the land trade between the City and the
Quinneys. This will enable both the park and the housing development to move forward.
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 13 requests have been approved (Attachment D) 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 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
The council may adopt or deny the exemption.
CITY MANAGER’S RECOMMENDATION
The City Manager recommends adoption of the resolution to grant the exemption.
SUGGESTED MOTION
Move to adopt Resolution 4885 approving a Multiple-Unit Property Tax Exemption for residential
property located at 673 East 14th Alley Way, Eugene, Oregon (Robert and Leslie Quinney).
ATTACHMENTS
A. Proposed Resolution
B. Report from Planning and Development Director
C. History of granted multi-unit tax exemptions in Eugene
D. Photographs of housing site
Note: A copy of the complete application and a support letter from the West University Neighbors will
be placed in the Council Office for review.
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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 673 EAST 14TH
ALLEY WAY, EUGENE, OREGON (ROBERT AND LESLIE QUINNEY).
The City Council of the City of Eugene finds that:
A.
Robert and Leslie Quinney are the owners of real property located at 673 East 14th Alley Way,
Eugene, Oregon, 97401, more particularly described on Exhibit A attached hereto, and have 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 June 20, 2006, 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.
Comments received from the solicitation, along with staff’s responses, are set forth in the Report and
Recommendation, attached as Exhibit B, which was prepared by the Director of the Planning and
Development Department (“Director”) as designee of the City Manager.
C.
The Director’s Report and Recommendation to the Council 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 21 residential units (1 one-bedroom, 2 two-bedroom,
5 three-bedroom, 7 four-bedroom, and 6 five-bedroom units), which are not designed nor 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 Robert and Leslie Quinney 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 673 East 14th Alley Way, Eugene, Oregon, and more particularly
described on the attached Exhibit A, subject to the following conditions:
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1.
The project shall consist of 21 residential units (1 one-bedroom, 2 two-bedroom, 5 three-
bedroom, 7 four-bedroom, and 6 five-bedroom units), which are not designed nor used as
transient accommodations.
2.
The project shall be completed on or before January 1, 2012
3.
The project shall include one or more public benefits as required by the Standards and
Guidelines, and described in the Director’s 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, 2007.
Section 4.
This Resolution shall become effective immediately upon its adoption.
The foregoing Resolution adopted and effective the ____ day of ____________, 2006.
___________________________________
City Recorder
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ATTACHMENT B
REPORT AND RECOMMENDATION
of the
Director of the Planning & Development Department
Robert and Leslie Quinney
Multiple-Unit Property Tax Exemption
The Director of the Planning & Development Department of the City of Eugene finds that:
1.
Robert and Leslie Quinney are the owners of real property located at 673 East 14th Alley Way, Eugene,
Oregon, 97401, and more particularly described on Exhibit A attached to the Resolution approving this tax
exemption, and have 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. Sustainability features of this project include:
•Ideal location for bike commuting or walking to the University or to the
immediately adjacent commercial area;
•Use of high efficiency, low emissivity coated windows in vinyl frames;
•Traditional attic roof construction to allow gravity ventilation of heat build-up;
west windows will provide solar insulation;
•Use of highly efficient insulation and weatherization;
•Most units will include gas fireplaces which allow an alternate fuel for heating
reducing reliance on hydroelectric power;
•Some units to use natural gas for water heating;
•Parking Garage to use a time clock and occupancy sensors for control of
efficient fluorescent lights;
•Use of photocell controlled exterior lights at common areas to reduce energy
and enhance safety;
•Use of electricity and gas metered for each unit to encourage personal
conservation;
•Most vehicle maneuvering and parking areas will be under living units or under
high canopy trees, resulting in a minimal contribution to the “heat island” effect of
concrete and asphalt exposed to the sun;
•Waste generated in the construction process will be minimized due to designer’s
familiarity with standard sizes and construction systems, and a well integrated approach
to value engineering throughout the design-build process. Builder also participates in
recycling materials. Recycling area is conveniently located;
•Use of many products produced from sustainable forestry practices, or using
smaller diameter non-old growth materials shall be used for construction materials;
•A balance between architectural interest and contextual compatibility has been
sought;
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•Indoor air quality will be enhanced by use of cabinets, doors and interior trim
prefinished offsite, as well as provision of more operable window areas than the Code
requires. Exhaust fans will be provided with timers to reduce moisture problems in units.
Most units will provide washers and dryers to reduce need for transporting laundry; and
•Landscaping will be incorporated on all sides. Plants will be selected for low
water usage, ease of maintenance and aesthetic considerations. Many native species will
be used.
2.2.2 Responsiveness to adjacent historic structures. There are no adjacent historical structures.
However, considerable attention has been given to honoring the forms of the surrounding
residential structures.
2.2.3 Use of higher quality materials that contribute to longevity. High quality 30-year plus rated roof
shingles will be used; all exterior siding will be Hardi brand cementitious siding with excellent
performance characteristics; vinyl windows requiring minimum maintenance will be used;
vehicle parking is on concrete reducing reliance on petroleum products. It is anticipated that the
building will be attractive, maintainable, and economically viable with a 100 year or longer
service life.
2.2.4 Prominent entry facing the public street. All units have private entrances at grade level. Of the 21
front doors, 14 face directly toward either Hilyard or East 14th. Pedestrian circulation is provided
at both north and south of the building, accessed off of Hilyard.
2.2.5 Number of units by which minimum density is exceeded. There will be 21 units on a site of
19,000 sq. ft. (.44 acre). In the R-3 zone, this site is allowed to have a minimum of 9 units, and a
maximum of 25 units. The density achieved (47.7 units per acre) meets the incentive threshold of
EC 9.5500(9), allowing exemption from provision of Open Space on site.
2.2.6 Number of available ADA accessible units. Four ground level units will be ADA accessible,
meeting or exceeding requirements as adaptable units under the Oregon Structural Specialty
Code.
2.2.7 Responsiveness to neighborhood character and safety in respect to height, mass, architectural
detail, landscaping and open space. The composition has been arranged to achieve the density
goals while limiting scale, particularly to approaching pedestrians. Setbacks have been exceeded,
roofs hipped. By constructing a more expensive enclosed parking garage, the height of the
building was dropped several feet lower than originally planned. Exterior materials all serve to
provide resonance with the residential character. The allowable height in the R3 zone is 50 feet,
however, the units being constructed will be about 38 feet. Public safety will be enhanced in the
park by eliminating the current conditions which provide an ideal setting for drug dealing. An
open iron fence along the north property line disallows foot traffic, while allowing visual access
to the park. Representatives of the Eugene police, East 13th Business owners, and the West
University Neighborhood group agree that the park, now having a more shallow depth, together
with the 165% increase in street frontage, is more conducive to lawful behavior. A secured
parking garage will accommodate 35 of the 46 parking spaces. Private entry doors will be well lit
in highly visible locations, all with two directions of approach. Bicycle storage is provided in
locked rooms.
2.2.8 Number of units designed for home ownership. No units are designated for home ownership,
however, a significant number of units have three or more bedrooms, making them suitable for
family use.
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2.2.9 Solicitation of comments from relevant neighborhood associations. The owners and their
representatives have had several meetings with the West University Neighborhood group, East
13th Business owners, and police stationed at the 13th Avenue police station. The project has
received a vote of confidence from the West University Neighborhood group, and prior approval
by the Eugene City Council.
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 on the property are two houses (one with two units), three garage units, and an apartment
above the garage. These structures are currently being rented by students, but are expected to be
demolished in July or August, 2006; and
2.5 The owner has stated in the application and provided evidence that the project 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 June 20, 2006. The period for comment expired on July 20, 2006. No
comments were received.
Therefore,
based upon the above findings, the project is in conformance with all applicable local plans
and provisions of the Eugene Code, 1971, planning regulations, the Metropolitan Area General Plan, and the
criteria set forth in the City’s adopted Standards and Guidelines for Multiple-Unit Housing Property Tax
Exemption, and I recommend that the application be approved.
Dated this _____ day of ___________________________, 2006.
______(the original is signed)____________
Director, Planning & Development
Department, City of Eugene
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ATTACHMENT C
MULTI-UNIT HOUSING PROPERTY TAX EXEMPTION PROGRAM HISTORY
DEVELOPER or ADDRESSNUMBER OF UNITSYEAR
NAMEAPPROVED
Broadway Center Washington and Broadway 12 studio; 71 One-Bdrm; 24 Two-Bdrm; 1978
12 Studio (107 total)
Lawrence Court 8th and Lawrence 50 One-Bdrm 1980
(all low-income)
Washington Abbey 10th and Washington 9 One-Bdrm/plus loft; Five Two-Bdrm; 34 1984
One-Bdrm (48 Total)
Olive Terrace 15th Ave. & Olive St. 4 Studio; 12 One-Bdrm Units; 12 Two-1989
Bdrm Units. (28-Total)
Joseph Shapitka 445 W. 10th Ave. 8 Two-Bdrm Units. 1990
Apts. (8-Total)
Burnell Ambrose 17 & 35 Lawrence St. 7 One-Bdrm Units. 1995
Apts. (7-Total)
Nozama Apartments 525 & 541 E. 19th Ave. 12 Two-Bdrm Units; 2 Four-Bdrm Units. 1995
(14-Total)
Hilyard House 701 & 725 E. 14th Ave. 1357 44 Two-Bdrm Units; 9 One-Bdrm Units. 1995
Art Carmichael & 1377 Hilyard (53-Total)
Phil Klingensmith/ 632 E. 15th Avenue 6 Studio; 8 One-Bdrm Units; 1996
Don McRae 16 Two-Bdrm Units.
(30-Total)
High Street Terrace 10th Ave. & High St. 20 Studio; 26 One-Bdrm Units; 12 Two-1996
Bdrm Units.
(58-Total)
Broadway Place Broadway and Charnelton 74 Studio, 72 One-Bedroom, 24 Two 1996
Bedroom
(170-Total)
The Tate 1375 Olive 47 units – condominiums 2004
(under construction) 14 one-bedroom, 27 two-bedroom, 6
three-bedroom
Patterson House 979 Patterson 27 units (3 studio, 12 0ne-bedroom, 12 2004
(construction two-bedroom)
beginning in summer
2006)
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 8 102 units Low-income exemption (20 years) - planned
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ATTACHMENT D
Current Photos of the site of Parkside Place
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(Project to be built on the north side of E. 14 Alley Way. These buildings will be replaced)
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