HomeMy WebLinkAboutResolution No. 4885
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COUNCIL RESOLUTION NO. 4885
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).
PASSED: 5:2
REJECTED:
OPPOSED: Bettman, Taylor
ABSENT: Pryor
RECUSED:
CONSIDERED: July 24, 2006
RESOLUTION NO. 4885
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 of21 residential units (1 one-bedroom, 2
two-bedroom, 5 three-bedroom, 7 four-bedroom, and 6 five-bedroom units), which are not
designed and will not 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 Robert and
Leslie Quinney for an ad valorem property tax exemption under the City's Multiple-Unit
Resolution - Page 1
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:
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 and will not be used as transient accommodations.
2. The project shall be completed on or before January 1,2009.
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, 2007.
Section 4.
This Resolution shall become effective immediately upon its adoption.
The foregoing Resolution adopted and effective the 24th day of July, 2006.
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Resolution - Page 2
Exhibit A
PROPERTY DESCRIPTION
Existing CITY Property
Beginning at the Southwest COrner of Lot 3, Block 9, i~ ~CO~T'~'~DIT~QN TO EUGENB
CITY, as platted and recorded in Book NRN, Page 602, Lane CoUnty Oregon Deed ReCorQs;
~unning thence.East 40 feet; thence North L60 "feet; thence West 40 fe.~~ ~hence South
160 feet to t,he place d.t be~inning, in Lane County,_ Oregon.
ALSO: Beginning at a point 100.2 feet West of the Northeast corner of Block 9, in that
part of the City of Eugene, which was originally platted and recorded as SCOTT'S
ADDITION TO EUGENE Clrt, as platted and recorded in Book URN, Pa~e 602, Lane County
Oregon Deed Record~; running thence West on the South line of 14th Street 60.2 feet;
thence South 160 feet to the alley; thence East 60.2 feet; thence North 160 feet to
the place of beginning, all in the City of E~gene, Lane County, O:regon.
Resolution 4885
Exhibit A-l
PROP.ERTY DESCRIPTION
Existing QUINNEY. Property
PJ\RCEL 1:
The' East 60.2 feet of ~pe North 100.0 f.~et ot Lot 1, Block 9, scor.r's ADDITION to
Eugene City as platted: ~nd recorded i~ Book Rt Page 602, Lane Co~nty Oregon Deed
Records, in Lane County, Ore~on.
Parcel 2:
The South 60 feet of Lot 1 and the South QO feet of.the East half of Lot 2 in B1Qck 9,
SCOTT'S ADDITION to E~gene city, as platted and record~d in .Book R, Page 602, Lane
County Oregon Deed Records, said t~act ~facing 60 feet 9nthe West liqe of Hilyard
Str~et and extending 100 feet West therefrom' and being th~ same property conveyed to
the Qnion .Central Life Insurance tompany,by"deed dated M~rch 26, 1934, and recorded on
Book. 179.~' :~age 48, Lane County Ore!1on Deed ~ec;ords, i~ Lane County, Oregon.
PARCEL ):
Beginning at the Northwest corner of the East H of' Lot 2 in Block 9 of SCOTT'S
ADDITION to Eugene City, as platted. and recorded in 1300k R, Page 602'., Lan~ County
Oregon Deed Records, and .rWl thence East on tpe South line of 1,4th street 40.0 teet;
thence Soutb 1100.0 feet; thence l'le:;Jt 4.0.0 feet; a;nd thence Nortp ~Q6. 0 feet t9 the
place of beginning, being a par.t of LQts 1 and 2., in Slock 9, of SCOTT' S ADDITION to.
~ugene City, 1n Lane Co~ty, Oregon.
Resolution 4885
Exhibit A-2
14TH STREET.
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NEW AREA
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0\ " OLD LINE
NEW AREA
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60.2
14' ALLEY
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1"=50'
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13TH ;rl ~
LOT AREAS
:;0 ~ BEfORE 17' 17'
14HI -< 18000 6400SF
81TH 18100 9632.SF
18200 4000SF
18300 6020Sf
18400 60 12Sf
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DENOTES 2 STORY
STRUCTURE LOCA TJON
l.A NO.
PROPERTY LINE ADJUSTMENT .t\PPLICATION MAP
fOR
CITY of EUGENE & ROBERT QUINNEY
SW 1/4- SECllON 32, tOWNSHIP 17 SQUTH, RANGE J WE"ST, WM.
TAX MAP NO. 17-03-32-32 LOTS 18000,16100,18200,18JOO de 18400
EUGENE, LANE COUNTY, OREGON
OCTOBER 26, 2005
REGISTERED
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858 PEARL STREET
Eugeno, OR 97401
(541) 682-2704
Fax (541) 682-5032
Resolution 4885
Exhibit A-3
Property Destriptioll- CITY Property After Trnde
The North 65.00.feet of Lots 1 and:2 and 3 of Blo.ck 9. Scott's -^o<Ution to Eugene City as platted
and recorded in Book R. Page 602. Lane COW1~Y Oregon Deed Records~. in Lane County,
"o.regon.
Resolution 4885
Exhibit A-4
Property Description- QUINNEY Propcl't)' After Tracle
All of Lots 1 and 2' and.:} ofBlbck.9, Scolt"s Adilition to Eugene City as platted' and recorded in
Book It, Page 602, Lane' County Oregon D~ed Records, ~ Lane ColUlty,' Oregon.
Except: The North. 65.00 feet ofLo~s land 2 alld 3 of ;Block 9" Scott~s Ad4.ition to Eugene City
as pl3;1ted and recOrd~d in Book ~ Page 602, Lane County Oregon Deed Record~, in Lane
COU1.1.ty:' O~'egon.. . . .
Resolution 4885
Exhibit A-5
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, 2009, and:
2.1
the City;
The applicant has submitted all materials, documents and fees required by
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;
- U se 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;
Exhibit B to Resolution No. 4885 -- Report and Recommendation - Page 1
· 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;
· 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 adiacent 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 bv 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.
Exhibit B to Resolution No. 4885 -- Report and Recommendation - Page 2
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
via the courtyards and private balconies included in the design. 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.
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
proj ect would not be feasible without the tax exemption.
3. A display ad soliciting recommendations or comments from the public regarding
Exhibit B to Resolution No. 4885 -- Report and Recommendation - Page 3
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 July, 2006.
Director, Planning & Development
Department, City of Eugene
Exhibit B to Resolution No. 4885 -- Report and Recommendation - Page 4