HomeMy WebLinkAboutItem C: Capstone Student Housing Development Proposal
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Work Session: Capstone Collegiate Communities
Student Housing Development Proposal
Meeting Date: April 9, 2012 Agenda Item: C
Department: Planning and Development Staff Contact: Nan Laurence
www.eugene-or.gov Contact Telephone Number: 541-682-5340
ISSUE STATEMENT
The work session will be an opportunity to hear an update on the project, including the
community engagement and the timeline for public review regarding the proposal by Capstone
Collegiate Communities (“Capstone”) to build student housing on the former PeaceHealth clinic
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site on 13 Avenue and Olive Street. (See Attachment A for an aerial view of the site.)
BACKGROUND
In March, staff provided information to the council on the proposal received from Capstone
regarding the student housing development and the planned public engagement opportunities
regarding this proposed project. The proposal materials include a Multi-Unit Property Tax
Exemption (MUPTE) application and a request for an alley vacation and rededication; both of
these applications are currently being processed by staff and will be presented to the council for
action (see “Timing & Next Steps” section below).
Public Engagement Opportunities
Individuals and groups in the community expressed a desire to learn more about and provide
input on the proposed project. Public engagement opportunities occurring over the last four
weeks included:
City Club discussion on March 11, co-sponsored by the Downtown Neighborhood
Association (DNA);
Jefferson Westside Neighborhood Association (JWN) Q&A session on March 13;
City-sponsored open house on March 14; and
DNA meeting March 26
A number of questions emerged about the proposed project from the open house and the City
Council work session on March 12. These questions fall into four categories: transportation and
parking, MUPTE, management, and project design and construction, in addition to general
questions about the project or process. Staff compiled a list of these questions, based on notes
taken at the open house and other meetings; Attachment B contains the questions and answers
available at this date.
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Additional Project-Related Meetings
In addition to the public meetings, Capstone had conversations with interested community
members, nearby property owners, and community organizations. These included a tour of the
project with representatives from DNA, JWN, and Olive Plaza. Capstone also met with
interested individuals from Olive Plaza and with Look Me in the Eye, a non-profit advocacy
organization located directly across the street from the proposed project site. Attachment C
provides letters from Capstone to these organizations as well as DNA based on the
conversations.
Information on MUPTE
Under the timeline provided in this agenda item summary under “Timing & Next Steps,” the
Capstone project MUPTE analysis and City Manager’s recommendation will be provided with
the April 23 Agenda Item Summary. All written comments received by staff as of March 30 are
included as Attachment D. Councilor George Brown requested information related to the
estimated tax impact, both in terms of the overall amount and the division of tax impact on the
overlapping taxing jurisdictions. Although the staff analysis is not complete at this time,
Attachment E provides a response to this question as well as the other questions in his email
dated March 19, 2012.
Timing & Next Steps
Currently, the following dates are reserved for consideration of the Capstone project:
April 23: Public Hearing on the alley vacation
Public Hearing on the MUPTE
April 25: Council Work Session
May 9: Council Work Session
The council can choose to take action on the MUPTE any time after the public hearing on April
23. The council has 180 days from the date of application (January 24) to take action on the
MUPTE application or it is deemed approved. Per code, the council is required to have a public
hearing and take action on the alley vacation; action on the alley vacation is currently scheduled
for May 9.
RELATED CITY POLICIES
Encouraging housing in the downtown core 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.
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Eugene Downtown Plan
Build upon downtown’s role as the center for government, commerce, education and
culture in the city and the region.
Downtown development shall support the urban qualities of density, vitality, livability
and diversity to create a downtown, urban environment.
Actively pursue public/private development opportunities to achieve the vision for an
active, vital, growing downtown.
Use downtown development tools and incentives to encourage development that provides
character and density downtown.
Stimulate multi-unit housing in the downtown core and on the edges of downtown for a
variety of income levels and ownership opportunities.
Enhance functional designs for streets, sidewalks and related public improvements with
carefully chosen design elements, including materials, alignments, plantings and
streetscape elements.
Envision Eugene
This project supports all seven of the Envision Eugene Pillars:
Provide ample economic opportunities for all community members
Provide affordable housing for all income levels
Plan for climate change and energy uncertainty
Promote compact urban development and efficient transportation options
Protect, repair, and enhance neighborhood livability
Protect, restore, and enhance natural resources
Provide for adaptable, flexible, and collaborative implementation
Eugene Counts
Increased downtown development is one of the desired outcomes identified under the Council
Goal of Sustainable Development.
COUNCIL OPTIONS
The work session is an opportunity to provide information and feedback on the proposed
Capstone development and reserved dates for next steps; no formal action is requested.
CITY MANAGER’S RECOMMENDATION
The City Manager will use the feedback obtained at this work session to schedule future work
sessions and make recommendations on the proposed Capstone development.
SUGGESTED MOTION
No motion necessary at this time.
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ATTACHMENTS
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A.Olive & 13 Student Housing Aerial Map
B.Capstone Student Housing Proposal Questions and Answers
C.Letters from Capstone to Olive Plaza, Look Me In The Eye, and DNA
D.Written Comments Regarding the Proposed MUPTE Received by March 30, 2012
E.Answers to Questions Posed by Councilor Brown in an Email Dated March 19, 2012
FOR MORE INFORMATION
Staff Contact: Nan Laurence
Telephone: 541-682-5340
E-mail: nan.laurence@ci.eugene.or.us
S:\CMO\2012 Council Agendas\M120409\S120409C.doc
Attachment B
Capstone Student Housing Proposal Questions and Answers
The questions below were submitted during the March 14 Open House or directly to staff over the last
month. Questions from the City Council Work Session on March 12, 2012 are also included.
Transportation:
1.Will the compressed timeline for project review allow for the ability to adequately review the
impacts?
The project will have to complete a required traffic impact analysis. This is a land use process with
clear and objective standards and timelines specified by code. The Traffic Impact Analysis Review
identifies necessary accommodations for the traffic impact of the proposed development.
2.How will the change in ownership of 12th alley effect the long term commitment to pedestrian and
bike access?
The long term commitment to pedestrian and bike access will be assured by dedicating that area to
the public as right-of-way. Capstone has proposed doing this and staff will recommend that the City
Council condition approval upon that rededication.
3.Why is there more parking allocated than what the City requires?
The proposed project is located in the “Downtown Automobile Parking Exempt Area” which has no
minimum parking requirements. . Eugene Code establishes a maximum number of vehicle parking
spaces allowed. However, structured parking with 2 or more levels is exempt from this requirement.
Since Capstone is proposing an 8 level parking garage, the project has no limit on the maximum
number of parking spaces that can be provided.
Capstone has noted that they have national experience with the student target market and their
behavior relating to car ownership in smaller urban market areas like Eugene. In their experience, the
higher the rent charged the more likely the student will have a vehicle. Students will store the car in
the structure and use the car on average 2 X per week traveling for employment, services and
entertainment beyond the walking or biking sphere of the community. Capstone anticipates that
approximately 70% of their residents will have cars; the balance of the parking will be for employees
and visitors. In addition, surface and some structured parking spaces will be designated for guest
parking.
4.Has a parking analysis been done?
Since the project is in the Downtown Automobile Parking Exempt Area no vehicle parking is required.
The City has not completed nor required a parking analysis relative to this project.
5.Is there any data on student parking demands?
The U of O does not collect data on car ownership by students, but they estimate that roughly half of
students have a car available to them for use. Based on the information available, of the
approximately 24,500 students enrolled, an estimated 20,000 commute to the main campus. About
3,800 students live on campus; that number is expected to grow to 4,200 in the next year or two.
Only about 12% of students living on campus drive and very few students purchase parking permits
to park their cars in campus lots. The majority of students walk, bike or use transit.
6.Could the parking area be used by the public?
The opportunity exists; if excess parking capacity is determined then parking can be opened up for
day or monthly public rates.
7.What would the parking requirement be in a C-3 zone if it were not parking exempt?
If this area were not parking exempt, the development would be required to provide one vehicle
parking space for each unit.
8.Will the city regulate cost for public parking at this project?
No; the city doesn’t currently regulate parking rates on privately owned property.
9.How will you safely address bike traffic so that bicyclist stop at 12th and Lawrence and also safely
turn onto S. Willamette?
12th and Lawrence is not directly affected by this project. Capstone has indicated they will work with
the City’s Public Works staff to ensure appropriate traffic control measures are constructed for
bicycle safety relative to the vacated/rededicated alley.
10.How will bike theft and safety concerns be addressed?
The one per unit required bike parking is located within the parking structure and is covered and
secured. Multiple locations at each of the levels within the parking structure enable convenient and
secure bike use by the residents. The locations enable three lines of defense in securing the bikes
including: (1) The overall parking structure is secured and monitored, (2) each of the bike storage
locations is secured and (3) the individual bike rack stalls/ bikes are to be secured with locks.
Maintaining the security at the bike storage locations will be a part of the day staffs security rounds
as well as the courteous officer’s nightly rounds.
11.Will the developer provide sheltered bike parking areas outside?
Capstone will provide more covered/secure bike parking than is required and direct access to the
13th and 12th Avenue bike routes located along the north/ south alley near the 12th Avenue bike
and pedestrian way. These spaces will be covered and secure to provide convenient storage for
guests and residents alike.
12.Will LTD be able to accommodate demand from 1200 students?
LTD has indicated that current routes have capacity to accommodate many passengers from the
proposed development. LTD currently operates 10 departures each hour during primary travel
periods each weekday. Two of the routes (#28 and #76) offer 4 trips each hour and travel south
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along Willamette Street to 13 Avenue on their way to the University. LTD and the developer have
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discussed the placement of a new bus stop, on Willamette Street south of 12 Avenue, which would
serve Capstone residents very conveniently. Six trips per hour are offered on LTD’s EmX service,
which residents may access at LTD Eugene Station. LTD has not ruled out the need for additional
trips that may be necessary to accommodate increased ridership demand. Added trips would most
likely be provided by increasing service on routes #28 and #76.
13.How will traffic congestion concerns on Olive be addressed?
The proposed project will have to conduct a Traffic Impact Analysis Review. This analysis ensures that
developments that will generate a significant amount of traffic or contribute to traffic problems in
the area provide the facilities necessary to accommodate the traffic impact of the proposed
development.
14.What will be the support and incentives for transit and bicycle use?
Per Capstone, bicycle parking will be provided in excess of the required amount and
covered/secured bike parking will be available to visitors. Capstone is working with LTD to locate a
bus stop on site along Willamette Street. Capstone will also provide electric vehicle charging stations,
and is working with “We Car,” a shared car program, to integrate a public location on site for this car
sharing service.
15.What will be the impact on the neighborhood relative to parked cars?
Capstone anticipates a minimal parking impact to the neighborhood with adequate car storage
provided on site for the residents and guests.
MUPTE
16.Who votes on the MUPTE application?
City Council votes to approve or deny the MUPTE. The MUPTE application review examines the
public benefits of the project, evidence that the project could not proceed without the tax
exemption, and evidence that the developer consulted with the neighborhood association.
17.During the JWN meeting, there was in implication made that the MUPTE application could have been
submitted sooner but that Capstone intentionally waited to force the Council to make a rushed vote.
Is that true?
The City does not have information to support this implication. Timing for submitting a MUPTE
application is based on when the developer has enough detail about the project to complete the
application. This includes a cost estimate, pro forma, preliminary design, and responses to the public
benefit criteria.
18.Can a MUPTE be appealed to the Land Use Board of Appeals (L.U.B.A.)?
No, MUPTE is a tax exemption, not a land use decision, so it does not fall under the jurisdiction of the
State Land Use Board of Appeals (LUBA).
19.When will a decision be made on the MUPTE?
A public hearing on the Capstone MUPTE is scheduled for April 23 at 7:30 PM in the City Council
Chambers. Council can take action at a subsequent work session. At this time, work sessions for this
project are scheduled for April 25 and May 9.
20.When does Council read the MUPTE written comments?
Comments submitted by March 30 are included in the council packet for the April 9 work session.
Staff will continue to forward comments received until council takes action.
21.Can Council grant a MUPTE for fewer than 10 years?
Yes, the council can grant an exemption for less than 10 years. State law and city code establish 10
years as the maximum term of a MUPTE, but neither requires that the exemption be 10 years. For
example, ORS 307.612(1) specifically mentions duration, stating in part that multiple-unit housing
"may be exempt from ad valorem taxation for no more than 10 successive years." City code contains
a similar provision. The standards and guidelines do require that the city manager recommend an
exemption that is 10 years, but nothing requires the council to approve a term of 10 years.
22.Can council approve only a percentage of the MUPTE?
No, the percentage is 100% for each exempted year. Unlike the information stated in the previous
answer, State law does not contain anything comparable with respect to percentage. State law, like
city code, does provide that a MUPTE cannot include the value of the land, or improvements not part
of the multiple-unit housing. The city code provision that mentions percentage is addressing the
contingency that part of the property and structure may not be exempt from taxation. So, for
example, the City could determine that the value of the land and the portion of the structure that is
not multiple-unit housing comprise 15% of the total value, and therefore grant an exemption that is
equal to 85%. Similarly, nothing in the Standards and Guidelines contemplates an exemption that is
less than 100% of the covered structure (i.e., the part that is multiple-unit housing).
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23.Why are there two hearings on April 23?
One hearing is for the MUPTE application and the other hearing is on the proposal to transfer
ownership (vacate) the east/west alley and a portion of the north/south alley from the City to the
developer so that it can be realigned with the bike path.
24.Can conditions be placed on the MUPTE approval?
Council has the ability to impose conditions that are directly related to the MUPTE criteria adopted
by the MUPTE ordinance. The eight public benefit criteria relate to: density; green building features;
mixed income; homeownership; accessibility; historic sensitivity; location; and parking. More
information about MUPTE is available on the city’s website at: http://www.eugene-
or.gov/portal/server.pt?open=512&objID=807&PageID=4390&cached=true&mode=2&userID=2.
25.Did this property pay any property taxes?
All but one tax lot was tax exempt last year. The taxable property owed just under $5,000.
26.Does the project need a MUPTE to move forward?
Staff is in the process of reviewing the financial information provided by Capstone. MUPTE was
established to stimulate the construction of multi-unit housing in targeted areas where it would
otherwise not occur “but for” the granting of a tax exemption. The tax exemption can help off-set
financial obstacles associated with developing multi-unit housing in the city’s core including higher
land cost and higher construction cost resulting from multi-story construction, higher quality urban
design, parking constraints, code requirements, and environmental conditions related to prior uses.
For each MUPTE application, the developer must provide information to demonstrate that the
proposed project could not be built but for the benefit of the tax exemption. Staff and the city’s
Loan Advisory Committee review the pro-forma and evaluate this conclusion. Council will receive the
staff analysis in the materials for the April 23 public hearing on the MUPTE. The developer has
indicated that if the MUPTE is not received the return on equity would be insufficient to attract
private investment necessary and the project will not proceed.
Management:
(Also see Attachment B-1 which provides additional information from Capstone on their management policy.)
27.What happens during the summer with higher vacancy rates? Can units be rented out to families,
visitors and others?
Capstone does allow sub-leases, as the bedrooms are leased on an annual basis.
28.What happens if Capstone isn’t responsible for the management of the project in the future?
Capstone has indicated they will not be able to control their continuance of management if the
property is sold in the future, however, they believe the likelihood the management team will remain
is high. In the case Capstone is retired as the manager at the point of a future sale then it is likely
another national operator having a depth of student housing experience would succeed based on the
large size and specialty niche the student housing use demands. The size design and size of the
property requires the level of on-site full and part time management Capstone is proposing and will
be recognized with a potential future owner.
29.Can neighbors in the area contact the “courtesy officers”?
The surrounding property owners will have access to a 24/7 response line number in case issues
extend beyond the property limits. The residents will have personnel on site 24/7 to respond to
complaints and emergencies.
30.How will noise be handled, on (for example from the balconies) and off site (for example going and
coming to bars downtown)?
The balconies will not enable more than two people to stand in a tight space approximately two feet
wide outside the balcony door. The balconies do not allow for residents to congregate on them.
Noise will be monitored primarily by the student part time employees whom are assigned to assure
the smaller neighborhood areas are being effectively managed. It is typical the student residents will
know of and have responded to a noise problem before someone outside of the project does. A
community code of conduct is a part of the lease agreement consistent with the laws of the land and
those of the student community with consequences in case they are broken.
31.How will the safety concerns of the occupants from Olive Plaza be addressed, particularly with
students cutting through on their property?
A combination wall/ fence is to be located along the north alley and no direct pedestrian access is
located along the northern boundary of the site. Residents will have access to the public north alley,
the surface parking area and the Olive and Willamette rights of way. It is conceivable a resident
could walk on to the Olive Plaza parking area as the space is not gated. However, the residents will be
notified that being on the Olive Plaza property is not allowed as it is private property and the
residents are to show the utmost respect and well behaved manner to the Olive Plaza residents.
32.What are the chances of Capstone selling?
Capstone’s chances of selling are high from a perspective of Capstone’s respective ownership
interest in the project. However, Capstone’s continued management of the project is high if or when
the property is sold in the future.
33.Will there be 24/7 management of the property?
Students will have personnel on site 24/7 to respond to complaints and emergencies. As well, the
surrounding property owners will have access to a 24/7 response # in the case issues extend beyond
the property limits.
34.What will happen if management changes or staff is reduced?
If Capstone is relieved of their management duty based on the property being sold or for some other
cause then a new qualified operator will be hired by the owner having student housing management
experience. In the case, the new owner, or operator makes changes to the management staffing then
it will be done to assure an optimum operations balance.
35.Will units only be available to students?
No, but marketing will focus on that demographic.
Design and Construction:
36.How many jobs will be created?
Capstone is assuming approximately 380 jobs on average will be created during construction, with an
estimated $89 million investment in labor and materials for the completion of the two phase project.
Capstone estimates seven permanent and twenty five part- time operations jobs, and $500K spent
on local services on an annual basis.
37.What will be done to contain dust and noise and particularly for Olive Plaza?
Capstone has prepared and signed mitigation measures that address noise and dust with Olive Plaza
(see Attachment C to the AIS). Capstone anticipates planned and approved closures and rerouting of
the current Right of Way areas during construction done in accordance with City requirements
38.What is the design and character of the project?
The five story buildings have a contemporary urban character with pedestrian and bike way edges
running through and surrounding the development. The buildings conceal the parking structure from
the primary street edge locations.
39.How about the sustainability features?
EWEB will be working as the consultant to successfully implement the Earth Advantage program. In
addition, the project supports alternate modes of transportation including electric vehicles, car
sharing, a bus stop on site, increased covered and secure bike storage and “park once” concept.
General Questions:
40.What will be the impact on the property value of neighboring properties?
Staff has not done an analysis of property value impacts to neighboring properties. Capstone
assumes that the surrounding C-3 properties will increase in value based on the improvement of the
infrastructure and the increased residents in the down town.
41.Is this a “done deal”?
Both the Multi-Unit Property Tax Exemption (MUPTE) and the alley vacation must be reviewed and
approved by the City Council. There are a number of opportunities to provide public comment on the
project, the MUPTE, or the alley vacation. It is anticipated the Council will take action on these two
items at a work session in late April or early May.
42.How much certainty is there in your demographics to ensure Phase 2?
Capstone states that the economic performance assumptions within the pro forma are valid. The
market share of the existing students, the new student growth and demand is adequate to meet the
amount of the phase 2 supply. The leasing of phase 2 will be achievable with in the targeted 2013 -14
lease up duration.
43.What will be the economic impact on downtown?
After both phases are constructed, Capstone estimates over $5,000,000 in annual student
expenditures in the area, based on monthly expenditures estimated at $350 per resident. Capstone
estimates over $700,000 in annual utility service provided and $500,000 in annual salaries paid to full
and part- time employees.
44.Has Capstone talked to Olive Plaza and nearby organizations?
Capstone has been in conversation with DNA, Olive Plaza, the Tate residents, the Sustainability
Commission, the City Club forum, all surrounding land owners, Look Me In the Eye, the Methodist
Church, JWN, and down town merchants.
Attachment B-1:
Capstone Collegiate Communities (Capstone)
Community Management Summary
Management: Capstone Collegiate Communities (Capstone) recognizes the success of any
development hinges not just on the design of the buildings but also on the excellence of its
management team. Unlike smaller developments that are unable to afford a full time and onsite
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staff, the 13& Olive urban student housing will create five full time jobs and 12 to 15 part time
jobs for student workers. The full time staff will consist of a manager, assistant manager, leasing
director, maintenance supervisor, and assistant maintenance supervisor. The role of the
manager and assistant manager is to oversee all aspects of the operations of the development.
The leasing director focuses on new leases, retention and quality of life. The leasing director is
also responsible for overseeing the Student Government Association – a body made up
of residents of the community to provide feedback to management as to how to improve the
quality of life of the residents. The maintenance supervisor and assistant maintenance
supervisor are responsible for the upkeep and maintenance of the project. This includes daily
sweeps of the property to ensure the grounds are well maintained and responding immediately
to any maintenance requests.
One of the keys to good management is to set expectations early for student behavior.
Those expectations are the backbone of the rules which every resident must follow. Capstone
enforces those rules through the use of fines and in extreme cases expulsion from the
development. But good management is not just about enforcing rules it is also about creating a
place students want to return year after year.
To ensure a quality experience for the residents, Capstone uses Satisfacts – a resident
survey service. The surveys are completed by all residents and assembled by a third party firm
that a report directly to the president of Capstone’s off campus Management Company. The
surveys analyze the quality of student life, evaluate the responsiveness of management and
maintenance staff, and allow students to make recommendations for how to improve the staff
services. One such recommendation Capstone is now implementing at some of its sites is a
trash collection service. The maintenance staff has started picking up trash and recyclable
materials on certain days so that the students do not have to take their trash to the compactor.
Privacy & Security: The appeal of the property is the sense of security, privacy and quiet.
The planning director in Auburn, Alabama stated that “Capstone’s management team
has done more than simply maintain order in the development; they have fostered a sense of
pride in the community.” The more the students take pride in their neighborhood the more they
police themselves and lessen the burden on management.
Capstone will hire “Courtesy Managers” for the community that will maintain order after
normal business hours. These Courtesy Managers are most often police officers from the
community or surrounding communities that are eager to obtain free housing in return for their
services. They sign a contract with Capstone for their services that provide a detailed
description of the expected responsibilities. The following are some of the many requirements
for our Courtesy Managers: 1) Be on call and respond to residents regarding civil or criminal
complaints or any security issues via calls to our answering service. 2) Make a minimum of 3
nightly rounds of the property at 11:00 p.m., 2:00 a.m., and 5:00 a.m. 3) Enforce the current
rules and regulations that are in place 4) Make arrangements for illegally parked vehicles to be
towed 5) Responsible for completing a light inspection weekly.
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Attachment E
Questions from Councilor Brown
(email dated 3/19/2012)
1.Council should know the name of the "really big Wall St. investor" mentioned by Conrad Sick at the
City Club/DNA event @ Cosmic Pizza on 3-11-12 and the amount of his investment in this project.
Kayne Anderson, Real Estate Advisors
2.Capstone to check-off which of the following projects listed on their website as "sold to others" that
they still manage (18 projects listed):
None of the projects listed in the email are managed by Capstone. These projects were
developed under a different business model, investor sources/sponsors and economic cycle. The
projects were developed for a strategic sale timed with an optimum market condition which was
achieved with in the 2005 -2007 robust economic cycle. The size of the project portfolio made
the projects attractive for other national level owners-developers/operators of student housing.
The current owners of these assets have continued the project operations within the framework
of Capstone’s original management template which is standard within the purpose-built student
housing market.
Today Capstone operates under a different business model considering the national economic
conditions have significantly changed since 2007. Capstone develops with Kayne Anderson (KA)
who is prime owner and equity sponsor for the projects. KA underwrites these projects having
the flexibility to hold for the long term or sell them pending market conditions. The operating
agreement between KA and Capstone enables Capstone the long term management option,
pending performance. The working relationship between KA and Capstone is strong. In the case
KA decides to sell the asset in the future then Capstone has the opportunity with the new owner
who more than likely will be an investment source and not another developer/operator source
as was targeted for the previous business model and cycle and will continue managing the asset
for the new owner. Consistent with the new business model Capstone has retained
management after the asset is sold for the Cottages at Baton Rouge, Columbia, Missouri and
The Lodge at East Lansing, Michigan.
3.A cost-estimate total for building demolition and a sub-total estimate for asbestos remediation
Building Demolition $377,046; Asbestos Remediation $931,000
4.A chart showing how $16 mil tax mitigation breaks down for all the affected jurisdictions: i.e.,
Eugene General Fund, Lane Co., Lane ESD, etc.
Below is the estimated division of tax impact. Since staff has not yet completed the analysis to
determine a more accurate tax estimate, the chart shows the impact based on $1 million
increments. The staff analysis will be provided with the April 23 MUPTE public hearing AIS.
Division of Tax Impact on Overlapping Taxing Jurisdictions based on 2012 tax rate
Estimate, Net of Discounts and Delinquencies
Rate per Rate as a Impact per
Taxing District $1,000 AV % $1 million in Tax
City of Eugene
General Taxes 6.90 38% $ 379,415
Downtown Urban Renewal 0.18 1% $ 9,701
Riverfront Urban Renewal 0.08 0% $ 4,532
Bonds (I & II) 1.14 6% $ 62,639
Other Jurisdictions
(incl. taxes & bonds)
School District 4j
7.43 41% $ 408,370
Lane Community College
0.87 5% $ 47,730
Lane ESD
0.22 1% $ 12,093
Lane County
1.37 8% $ 75,519
Total Consolidated Rate
18.18 100% $ 1,000,000
AV = Assessed Value