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HomeMy WebLinkAboutResolution No. 4962 -=~4 COUNCIL RESOLUTION NO. 4962 A RESOLUTION APPROVING A MULTIPLE- UNIT PROPERTY TAX EXEMPTION FOR RESIDENTIAL PROPERTY LOCATED AT 693 EAST 16th AVENUE AND 1584 AND 1586 HILYARD STREET, EUGENE, OREGON (PEARL ON CAMPUS/APPLICANT -OWNER). PASSED: 5:3 REJECTED: OPPOSED: Brown, Taylor, Zelenka ABSENT: RECUSED: CONSIDERED: January 12, 2009 RESOLUTION NO. 4962 A RESOLUTION APPROVING A MULTIPLE-UNIT PROPERTY TAX EXEMPTION FOR RESIDENTIAL PROPERTY LOCATED AT 693 EAST 16th AVENUE AND 1584 AND 1586 HILYARD STREET, EUGENE, OREGON (PEARL ON CAMPUS/APPLICANT-OWNER). The City Council of the City of Eugene finds that: A. The Pearl on Campus LLC is the owner of real property located at 693 East 16th Avenue and 1584 and 1586 Hilyard Street, Eugene, Oregon, more particularly described in the legal description attached as Exhibit A ("the property"). Pearl on Campus 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 identified as The Pearl on Campus ("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 November 20, 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. One comment was received from Don Bowers who opined that he was opposed to multiple-unit property tax exemptions. C. The Report and Recommendation attached as Exhibit B, which was prepared by the Executive 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 three two-bedroom units, two three- bedroom units, and three four-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 Executive Director of the Planning and Development Department attached as Exhibit B, the City Council approves the application of The Pearl on Campus LLC for an ad valorem property tax exemption under the City's Multiple- Resolution - Page 1 of 2 Unit Property Tax Exemption Program for the residential units to be constructed at 693 East 16th Avenue and 1584 and 1586 Hilyard Street, Eugene, Oregon, and more particularly described in the legal description attached Exhibit A, subject to the following conditions: 1. The project shall consist of three two-bedroom units, two three-bedroom units, and three four-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 12th day of January, 2009. Lt \((\t&Lc City Re~rder --..J 00217117.DOC;1 Resolution - Page 2 of 2 Exhibit A Legal Description The South 110 feet of Lot 4 in Block 1 ofR.F. SCOTT'S ADDITON to Eugene, as platted and recorded at Page 51 of Volume 2, Lane County Oregon Plat Records, in Lane County, Oregon REPORT AND RECOMMENDATION of the Executive Director of the Planning & Development Department The Pearl on Campus LLC Application for Multiple-Unit Property Tax Exemption The Executive Director of the Planning & Development Department of the City of Eugene finds that: 1. The Pearl on Campus LLC is the owner of real property located at 693 East 16th Avenue and 1584 and 1586 Hilyard Street, Eugene, Oregon, more particularly described in the legal description attached as Exhibit A to the Resolution approving this tax exemption ("the property"). Pearl on Campus 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 identified as The Pearl on Campus ("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 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 proj ect, which consist of: 2.2.1 Sustainability features. -The project is within walking or biking 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. The project will include: -High efficiency, low emissivity coated windows in vinyl frames which provide for minimum heat transfer and which require no recurrent painting; -Traditional attic roof construction for gravity ventilation of heat build-up and traditional extended roof eaves for shade; -Glazing area designed to provide excellent day lighting, south and west windows for solar insulation in winter months, and highly efficient insulation and weatherization; -Time clock and occupancy sensors in the parking area to provide efficient fluorescent light, photocell exterior lights at common areas, and metered utilities for each unit; Report and Recommendation / Exhibit B to Resolution No. 4962 -- Page 1 of3 -The majority of the parking is located under living units to reduce the "heat island" effect of exposed asphalt and the need to cool overheated car interiors; -Construction waste will be kept to minimum and recycled, and the project includes a convenient tenant recycling area; - Builder will use materials produced in local area whenever practical and work with local subcontractors and suppliers when possible; - Architectural interest and contextual compatibility in building design. Larger interior yard set backs maintained; -Cabinets, doors, and trim are prefinished offsite, and the project includes more operable window area than required by Code to enhance indoor air quality. The units will include exhaust fans with timers to reduce moisture problems; - Washers and dryers included in units reduce travel to laundromats; - Individual thermostatic control of heat in each room; and - Landscaping with plants selected for low water usage, ease of maintenance and aesthetic considerations, including many native plants, on all sides of building; trees will be planted in available spaces and street trees will be planted if possible. 2.2.2 Responsiveness to adjacent historic structures. There are no adjacent historic structures. However, the form of the proposed building to be constructed will honor the forms of residential structures. 2.2.3 Use of higher quality materials that contribute to longevity. The project will use high quality 40-year plus rated roof shingles, Hardi brand cementitious exterior siding, vinyl windows, and will include a concrete parking area. A 100- year or longer life is anticipated for the building. 2.2.4 Prominent entry facing the public street. All the units have individual entrances, located at grade level, with six of the eight front doors facing toward the adjoining streets. 2.2.5 Number of units by which minimum density is exceeded or which incorporate three or more bedrooms to encourage families. The project will have eight units. In the R3 zone, this site is allowed to have a minimum of three units and a maximum of ten units. This project exceeds the minimum density by five units. Five of the eight 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. 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 project will be about Report and Recommendation / Exhibit B to Resolution No. 4962 -- Page 2 of3 36 feet tall and has been designed to compliment the streetscape and neighborhood. Security and safety details include: well-lit, covered parking area, well-lit, private entry door for each unit at grade level in highly visible locations, locked rooms for bicycle storage, and fire sprinklers. The lack of common use stairs and corridors is meant to discourage vandalism. 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 West University Neighborhood Association voted unanimously to support the proposed proj ect. 2.3 The project will be 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, two dwellings occupy the site. They were built in 1905 and 1948 but are not listed as historic structures. They are both vacant and uninhabitable and 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 November 20, 2008. The period for comment expired on December 22,2008. One comment was received from Don Bowers who opined that he was opposed to multiple-unit property tax exemptions. Therefore, based upon the above findings, the project is or will be, at the time of completion, 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 January, 2009. 00217120.DOC;1 Executive Director, Planning & Development Department, City of Eugene Report and Recommendation / Exhibit B to Resolution No. 4962 -- Page 3 of3