HomeMy WebLinkAboutItem 19- Vertical Housing Tax Credit for 448 Main StreetAGENDA ITEM SUMMARY Meeting Date: 7/1/2024
Meeting Type: Regular Meeting
Staff Contact/Dept.: Mark Rust/DPW
Staff Phone No: 541.726.3654
Estimated Time: 20 Minutes
S P R I N G F I E L D
C I T Y C O U N C I L
Council Goals: Encourage Economic
Development and
Revitalization through
Community Partnerships
ITEM TITLE: VERTICAL HOUSING TAX CREDIT FOR 448 MAIN ST.
ACTION
REQUESTED:
Move to adopt/not adopt the resolution to approve the application for the Vertical
Housing Tax Credit for 448 Main St.
ISSUE
STATEMENT:
The redevelopment and revitalization of downtown Springfield is a top priority for
the City Council. Downtown will benefit greatly from the creation of new housing
in the downtown corridor. The State of Oregon has enacted the Vertical Housing
development Zone program (VHDZ) to assist jurisdictions with the development of
housing within the urban core. Massaka Properties is developing a multi-floor
housing project that is eligible for tax emption under the Vertical Housing Tax
Credit (VHDZ) program.
ATTACHMENTS: 1. Council Briefing Memo
2. Application materials
3. Budget Projection
4. Building Plan Set 1
5. Building Plan Set 2
6. Area Plan Sheet
7. Resolution
DISCUSSION/
FINANCIAL
IMPACT:
The creation of a new housing units in Springfield’s downtown is essential to the
vitality, growth and stability of the area. Massaka Properties is developing a three
floor mixed use project at 5th Street and Main. The project will consist of ground
floor commercial two floors of housing and would be eligible for 80% tax
exemption under the VHDZ program. Tax exemption provided by the VHDZ
program would help ensure the project’s success.
1
M E M O R A N D U M City of Springfield
Date: July 1, 2024
To: Nancy Newton, City Manager COUNCIL
From: Mark Rust, Planning Manager, Current Planning
Jeff Paschall, Community Development Director
BRIEFING
Subject: Vertical Housing Tax Credit for 448 Main St. MEMORANDUM
ISSUE: The redevelopment and revitalization of downtown Springfield is a top priority for the City
Council. Downtown will benefit greatly from the creation of new housing in the downtown
corridor. The State of Oregon has enacted the Vertical Housing development Zone program
(VHDZ) to assist jurisdictions with the development of housing within the urban core. Massaka
Properties is developing a multi-floor housing project that is eligible for tax emption under the
Vertical Housing Tax Credit (VHTC) program.
COUNCIL GOALS/MANDATE:
Encourage Economic Development and Revitalization through Community Partnerships
BACKGROUND:
The Vertical Housing Tax Credit program is a state program pursuant to Oregon Revised Statutes
(ORS) 307.841 to 307.867. This program allows cities to adopt a city specific VHTC program or
rely directly on the state program. The City of Springfield has not adopted a city specific VHTC
program and instead relies on the state program. The City Council did create a Vertical Housing Tax
Zone (VHTZ) on October 12, 2004 through resolution 04-36. The resolution included that the
construction of new housing above new or existing commercial space is a desired outcome method
of increasing housing opportunities in the downtown core, and that the creation of new housing units
in the downtown is an essential part of the redevelopment process. It was also found at that time
that the partial property tax exemption provided by the creation of a VHTZ in the downtown
corridor would provide significant financial assistance and therefore encourage such development.
The boundaries of the VHTZ are the same as the boundaries of the Downtown Redevelopment Area.
DISCUSSION
Under ORS 307.858 the requirements for certification of a vertical housing development project are:
1. The project must be entirely located within a vertical housing development zone designated
by the city or county with which the application for certification is filed.
2. The project must have and maintain an exemption multiplier of at least 1.0 as computed
under ORS 307.857 (4)(b) or (c).
3. Construction or rehabilitation must have been started on each building included in the
project, including, but not limited to, additions that expand or enlarge an existing building.
4. At least 50 percent of the project’s ground floor that fronts on the primary public street must
be committed to nonresidential use. If a project has access to only one public street, the
square footage of driveways, loading docks, bike storage, garbage receptacles and building
entryways shall be excluded before applying the 50 percent test. For the project’s ground
floor to be considered committed to nonresidential use, all ground floor interior spaces that
Attachment 1
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front on the primary public street must be constructed to building code standards for
commercial use or planned for commercial use upon completion.
ORS 307.864 Partial property tax exemption for vertical housing development projects
(1) For the first tax year in which, as of the assessment date, a vertical housing development
project is occupied or ready for occupancy following certification under ORS 307.857, and for
the next nine consecutive tax years:
(a) The property of the vertical housing development project, other than the land of the
project, shall be partially exempt from ad valorem property taxes imposed by local taxing
districts, other than the districts that elected not to participate in the vertical housing
development zone pursuant to ORS 307.844 (4), as identified in the certification issued
under ORS 307.857 (8), in a percentage equal to the lesser of:
(A) 20 percent multiplied by the exemption multiplier for property dedicated to
residential uses or low income residential housing, as computed under ORS 307.857
(4)(b) or (c), respectively; or
(B) 80 percent.
(b) The land of the vertical housing development project shall be partially exempt from ad
valorem property taxes imposed by local taxing districts, other than the districts that elected
not to participate in the vertical housing development zone pursuant to ORS 307.844 (4), in
the same percentage determined under paragraph (a) of this subsection, for property in the
project dedicated to low income residential housing, as identified in the certification issued
under ORS 307.857 (8).
(2) In order for the property of a vertical housing development project to receive the partial
property tax exemption described in subsection (1) of this section, the vertical housing
development project property owner, project applicant or other person responsible for the
payment of property taxes on the project must notify the city or county that the project is
occupied or ready for occupancy, and the city or county must notify the assessor of the county in
which the project is located, in the manner set forth in ORS 307.512, that the project is occupied
or ready for occupancy and has been certified under ORS 307.857.
These requirements are evaluated below based on the applicant’s submittal materials (Attachment
2).
1. The project must be entirely located within a vertical housing development zone designated
by the city or county with which the application for certification is filed.
Applicant’s statements to address this requirement: The property is included in the
designated vertical housing development zone within downtown Springfield, Oregon.
A. The address and boundaries of the proposed vertical housing development
project.
• Address: 448 Main St., Springfield, OR 97477
• Boundaries: Site is bounded by 5th Street (east), Main Street (south), 442
Main Street (west), and the alley (north).
Attachment 1
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Staff finds that the area as adopted July 26, 2004 by Resolution 04-36 created the area as:
Mill Street (west boundary), South A Street (south boundary), 10th Street (east boundary),
and B Street (north boundary), excluding the residential areas on the south side of B Street
between 8th and 10th Streets, and on the north side of A Street between 9th and 10th Streets.
Staff finds that the project area is within this zone and therefore meets this requirement.
2. The project must have and maintain an exemption multiplier of at least 1.0 as computed
under ORS 307.857 (4)(b) or (c).
Applicant’s statements to address this requirement: For purposes of this section, square
footage does not include areas used for parking, patios or porches, unless these areas are
demonstrated to the satisfaction of the city or county to be economically necessary to the
project or the city or county otherwise determines that it is appropriate to include the areas
in square footage. Each application filed under this section must contain the results of the
following computations.
A. The average floor area of a project equals the total square footage of the project
divided by the number of floors of the project that are at least 500 square feet in
area. The minimum area of the floors in the divisor may be increased or
otherwise qualified by the city or county by rule.
• The average floor area: 12,770 total SF/3 stories = 4,256.67 SF
B. For purposes of determining the partial exemption under ORS 307.864 (Partial
property tax exemption), the exemption multiplier for square footage dedicated
to residential uses shall be determined by dividing the total square footage
dedicated to residential uses in the project by the average floor area of the
project determined under paragraph (a) of this subsection, without rounding
this quotient up or down.
• Residential square footage:
• 1. Level 1: 1,043.5 SF
2. Level 2: 4,365 SF
3. Level 3: 3,591 SF
The exemption multiplier: 8,999.5 total res. SF/4,256.67 SF = 2.11
Staff consulted the square footage numbers from the approved building plan set and
compared the numbers to those submitted by the applicant on the Area Plan Sheet that is
included at Attachment 6. Due to the live-work unit not counting as “exclusively
residential” under the rules for the VHTE, the 244.5 square feet included in the submitrted
numbers will be excluded. The revised numbers are:
• The average floor area: 12,771 total SF/3 stories = 4,257 SF
• 1. Level 1: 799 SF
• 2. Level 2: 4,365 SF
• 3. Level 3: 3,591 SF
Total SF = 8,755 SF total res./
The exemption multiplier: 8,755 total res. SF/4,257 SF = 2.05
Attachment 1
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Based on the calculation being well over 1.0, staff finds that this requirement is satisfied.
3. At least 50 percent of the project’s ground floor that fronts on the primary public street must
be committed to nonresidential use. If a project has access to only one public street, the
square footage of driveways, loading docks, bike storage, garbage receptacles and building
entryways shall be excluded before applying the 50 percent test. For the project’s ground
floor to be considered committed to nonresidential use, all ground floor interior spaces that
front on the primary public street must be constructed to building code standards for
commercial use or planned for commercial use upon completion.
Applicant’s statements to address this requirement: Ground floor commercial – 1 large
tenant space along Main St. (2,721 SF), 1 smaller tenant space along 5th St. (806 SF), 1
accessible live/work unit (50% of square footage dedicated to commercial = 244.5 SF); to
be built as shell spaces for this permit; large commercial space tenant has been identified,
small space tenants not yet identified.
Staff finds that based on the applicants provided numbers, at least 50% of the ground floor
that fronts on the primary public street is committed to nonresidential use. This requirement
is satisfied.
In order to calculate the partial property tax exemption the calculations in ORS 307.857(4) area used
based on the information in the applicants submittal. 307.864
(4) Each application filed under this section must contain the results of the following computations:
(a) The average floor area of a project equals the total square footage of the project divided by
the number of floors of the project that are at least 500 square feet in area. The minimum area of the
floors in the divisor may be increased or otherwise qualified by the city or county by rule.
(b) For purposes of determining the partial exemption under ORS 307.864, the exemption
multiplier for square footage dedicated to residential uses shall be determined by dividing the total
square footage dedicated to residential uses in the project by the average floor area of the project
determined under paragraph (a) of this subsection, without rounding this quotient up or down.
For (a) staff calculates 4,257 square feet. The calculation provided for (b) is 8,755 average
residential square feet/4,257 square feet equal 2.05 for the exemption multiplier.
Based on ORS 307.864(1)(a) the partial exemption is a percentage equal to the lesser of:
(A) 20 percent multiplied by the exemption multiplier - 20 x 2.05 = 41%, or
(B) 80 percent.
The partial exemption amount is 41%.
ADDITIONAL DISCUSSION:
For the purpose of ORS 307.857(2)(i) the project must be operated and maintained in a manner
consistent with the application. This section states that the duration of the commitment “includes”
any low income housing, but the requirement itself is not limited to projects that include low income
housing. There will need to be deed restriction recorded against the property that would prevent the
Attachment 1
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residential units from being used for nonresidential purposes during the tax exemption period – such
as a prohibition on using the units for transient occupancy (e.g. like a hotel or hostel use) or for short
term rentals, nursing home facilities, or other nonresidential uses. The March 21 project narrative
states that a deed restriction will be recorded to satisfy this requirement.
The applicant has provided an executed construction contract (AIA Document A103-2017, Standard
from of Agreement Between Owner and Contractor) included in ATT2, that includes a cost estimate
breakdown, as well as an updated Budget Projection, dates 3/15/24
RECOMMENDED ACTION: Staff recommends approval of the request for the Vertical Housing
Tax Credit as proposed based on the findings above confirming conformance with the approval
criteria.
Proposed Motion: Move to adopt the resolution to approve the application for the Vertical Housing
Tax Credit for 448 Main St.
Attachment 1
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Campfire Collaborative: Architecture & Design, PC 341 Main Street, Springfield, OR 97477 541.914.0334
March 21, 2024
Jeff Paschall
Community Development Director
Development & Public Works Department
City of Springfield, OR
VHTE Application for Exemption
ORS 307.857
RIVETT BUILDING @ 448 MAIN STREET (MAP/TL #17-03-35-31-08000)
1 - OVERVIEW
The owner of the property at 448 Main Street is undertaking a vertical housing development project
and would like to seek the partial property tax exemption set forth in ORS 307.864. The property is
included in the designated vertical housing development zone within downtown Springfield, Oregon.
2 - PROJECT DESCRIPTION
This application for exemption includes the content required by ORS 307.857, to be submitted to the
City of Springfield, as follows:
A. The address and boundaries of the proposed vertical housing development project.
o Address: 448 Main St., Springfield, OR 97477
o Boundaries: Site is bounded by 5th Street (east), Main Street (south), 442 Main
Street (west), and the alley (north). See attached legal lot description.
B. A description of the existing state of the property.
o The project outlined below has been approved for permits and is currently under
construction, slated for completion September 2024
C. A description of the proposed project construction or rehabilitation, including the design
of the construction or rehabilitation, the cost of the construction or rehabilitation and the
number of floors and residential units to be constructed or rehabilitated.
o The project includes adaptive reuse of an existing single-story building, and an
addition of 2 new stories above. The existing building was constructed in 1909 of
12” thick reinforced concrete exterior walls and wood-framed floor and roof
assemblies. A mid-span beam was supported by wood columns.
Attachment 2
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Campfire Collaborative: Architecture & Design, PC 341 Main Street, Springfield, OR 97477 541.914.0334
The building was originally occupied by a dry-goods store, and has been home to
many retail and commercial tenants over its 115-year lifespan. In its most recent
configuration, prior to the current remodel, the building included 1 large
commercial space along Main Street and 2 smaller commercial spaces along 5th
Street.
The scope of the current project includes reconfiguration of the ground floor to
create 1 large commercial tenant space, 1 small commercial tenant space, 1
live/work residential unit, a residential entry lobby, and 2 egress
stairwells. Additionally, new structure has been inserted to support 2 new stories
above, which contain 12 townhouse-style apartments and accessory common
spaces such as laundry.
The project cost will be approximately $4.32M - see attached control estimate from
contractor Ryan Thomas Construction.
D. A description of the nonresidential uses to which any portion of the proposed project is to
be put, including the proportion of total square footage of the project proposed for
nonresidential uses.
o Ground floor commercial – 1 large tenant space along Main St. (2,721 SF), 1
smaller tenant space along 5th St. (806 SF), 1 accessible live/work unit (50% of
square footage dedicated to commercial = 244.5 SF); to be built as shell spaces for
this permit; large commercial space tenant has been identified, small space
tenants not yet identified.
o Nonresidential total square footage is 3,771.5 SF or 29.5% of building.
E. A description of the proposed portion of the project to be used for residential uses,
including the proportion of total square footage of the project proposed for residential
uses.
o Ground floor residential – 1 accessible live/work unit at NE corner of building with
independent entrance on 5th St. (50% of square footage dedicated to residential =
244.5 SF), residential entry lobby, and two egress stairs (total ground floor
residential = 1,043.5 SF).
o 2nd and 3rd floor residential – 12 one-bedroom, two-story units with east-facing
balconies. 2 shared laundry rooms, utility room with mop sink, and shared hall
(total = 7,956 SF).
o Residential total square footage is 8,999.5 SF or 70.5% of the building.
Attachment 2
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Campfire Collaborative: Architecture & Design, PC 341 Main Street, Springfield, OR 97477 541.914.0334
F. A description of the number and nature of residential units in the proposed project that
are to be low income residential housing, including the proportion of total square footage
of the project proposed for low income residential housing uses.
o Not applicable. There are 0 low income units proposed. The 13 residential units
will be listed at market price.
G. The computations made under subsection (4) of this section.
o See section (4) for details.
H. Documentation establishing the costs of construction and rehabilitation with respect to the
project.
o See attached construction contract with control estimate from contractor Ryan
Thomas Construction.
I. A commitment that is satisfactory to the city or county, including documentation and
evidence of recording of the documentation, that the project will be maintained and
operated in a manner consistent with the application submitted under this section for the
duration of the commitment. The duration of the commitment, including the eligibility of
units in the project as low income residential housing, may not be less than the number of
tax years for which the project is intended to be partially exempt from ad valorem property
taxes under ORS 307.864 (Partial property tax exemption).
o A deed restriction will be recorded to restrict any nonresidential uses/occupancies
in the residential areas contributing to the tax exemption calculations.
3 & 4 - COMPUTATIONS
For purposes of this section, square footage does not include areas used for parking, patios or
porches, unless these areas are demonstrated to the satisfaction of the city or county to be
economically necessary to the project or the city or county otherwise determines that it is appropriate
to include the areas in square footage. Each application filed under this section must contain the
results of the following computations.
A. The average floor area of a project equals the total square footage of the project
divided by the number of floors of the project that are at least 500 square feet in area.
The minimum area of the floors in the divisor may be increased or otherwise qualified
by the city or county by rule.
o The average floor area: 12,770 total SF/3 stories = 4,256.67 SF
Attachment 2
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Campfire Collaborative: Architecture & Design, PC 341 Main Street, Springfield, OR 97477 541.914.0334
B. For purposes of determining the partial exemption under ORS 307.864 (Partial
property tax exemption), the exemption multiplier for square footage dedicated to
residential uses shall be determined by dividing the total square footage dedicated to
residential uses in the project by the average floor area of the project determined
under paragraph (a) of this subsection, without rounding this quotient up or down.
o Residential square footage:
1. Level 1: 1,043.5 SF
2. Level 2: 4,365 SF
3. Level 3: 3,591 SF
o The exemption multiplier: 8,999.5 total res. SF/4,256.67 SF = 2.11
C. Intentionally left blank —Ed. (This outline level was omitted by its authors. It's only implied. This
presents an interesting challenge when laying out the text. We've decided to display a blank section with this
note, in order to aide readability.)
a. For purposes of determining the partial exemption under ORS 307.864 (Partial
property tax exemption), the exemption multiplier for square footage dedicated to
low income residential housing shall be determined by dividing the total square
footage dedicated to low income residential housing in the project by the average
floor area of the project determined under paragraph (a) of this subsection,
without rounding this quotient up or down.
o Not applicable
b. For purposes of the computation made under this paragraph, the square footage
dedicated to low income residential housing shall include that proportion of the
total square footage of residential common space in the project that equals the
proportion of the total square footage of low income residential housing units in
the project to the total square footage of all residential housing units in the project.
o Not applicable
D. Land that is necessary for a project for which the exemption multiplier determined
under paragraph (c) of this subsection equals at least 1.0 shall be certified for partial
exemption using the same exemption multiplier as is used for the property of the
project. Land that is not necessary for a project may not be certified for partial
exemption.
a. Requirement met: exemption multiplier = 2.11 > 1.0
Attachment 2
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Campfire Collaborative: Architecture & Design, PC 341 Main Street, Springfield, OR 97477 541.914.0334
5 – APPLICATION DATE
A. For rehabilitation that does not involve displacement of tenants, the application must be filed
on or before the date on which the rehabilitation is complete.
a. Requirement met: Rehabilitation and construction still underway, project completion
date September 2024.
B. The application must be filed on or before the date on which residential units that are a part of
the vertical housing development project are ready for occupancy.
a. Requirement met: At the time of this application, residential units are not ready for
occupancy.
6 – CRITERIA
The city or county shall review each application submitted under this section and shall certify or deny
certification based on whether the proposed vertical housing development project meets the
requirements described in ORS 307.858 (Project certification requirements) and all criteria established
by the city or county that are consistent with ORS 307.841 (Definitions for ORS 307.841 to
307.867) to 307.867 (Termination of zone).
A. The city or county may request any documentation or undertake any investigation necessary to
ascertain the veracity of any statement made on an application under this section.
B. The certification issued by the city or county must:
a. Identify the property included in the certified vertical housing development project;
b. Identify the exemption multiplier based on the square footage in the project dedicated
to residential uses as computed under subsection (4)(b) of this section and include a
description of the property so dedicated;
c. Identify the exemption multiplier based on the square footage in the project dedicated
to low income residential housing as computed under subsection (4)(c) of this section
and include a description of the property so dedicated; and
d. Contain any other information prescribed by the city or county.
C. The determination of the city or county to certify or deny certification is a discretionary
determination. The determination is final and is not subject to judicial or administrative review.
D. The city or county may charge appropriate fees to offset the cost of administering the
application and certification process under this section and any other related costs. [Formerly
285C.465; 2017 c.326 §6; 2021 c.476 §2]
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Attachment 2
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448 Main Street - Rivett Building Cost Estimate Breakdown
Structural steel $62,000.00
Redbuilt trusses & joists $141,000.00
Vulcraft steel trusses $68,500.00
Metal stud framing, drywall, insulation $812,000.00
Misc. wood framing and sheathing $135,000.00
Building cladding, siding, trim $195,000.00
Roong system $65,000.00
Fiberglass windows including installation $70,000.00
Aluminum storefront windows, doors, skylights, glazing $145,000.00
Wood storefront system $10,500.00
Hollow metal frames, doors, wood doors, door hardware $95,000.00
Stair systems $120,000.00
Electrical and low voltage $299,400.00
HVAC $325,000.00
Plumbing $240,800.00
Fire Sprinklers $65,000.00
Fire alarm system $17,250.00
Vinyl plank oo rs $61,700.00
Tile wainscot in public restrooms $9,600.00
Concrete oo r polishing $9,750.00
Casework $175,000.00
Cabinet hardware $3,000.00
Countertops $50,000.00
Bike Racks $5,250.00
Painting and nishing $105,000.00
Beadboard wainscot 2nd oo r hallway $10,000.00
Misc. nish carpentry items/int erior wood trim $20,000.00
Appliances $55,000.00
Window restoration $600.00
Steel railings $55,500.00
Fire extinguishers $1,000.00
Nexan Drylock deck system $42,000.00
Restroom accessories $7,000.00
Mincey shower units $45,000.00
Utility connections $15,000.00
Window coverings $8,000.00
Permits $98,000.00
General conditions
Rental equipment $15,000.00
Sca olding $175,000.00
Temporary fencing rental $6,000.00
Water wall rental $18,000.00
Waste disposal and jobsite cleanup $10,000.00
Portable toilet $1,600.00
Supervision & project management $60,000.00
10% Prot & ov erhead $392,845.00
TOTAL $4,321,295.00
Attachment 2
Page 29 of 29
A B C D E F G H I
Item #Description of Work Scheduled
Work Completed
From Previous
Application
Work Completed
This Period
Materials Presently
Stored (Not in D or E)
Total Completed
and Stored to Date
(D+E+F)
Balance to Finish
(C-G)Retainage
1 Structural Steel $68,500 $59,582.50 $0.00 $0 $59,582.50 $8,918 $2,979
2 Redbuilt trusses & joists $141,000 $141,000.00 $0.00 $0 $141,000.00 $0 $7,050
3 Vulcraft steel trusses $68,500 $68,499.98 $0.00 $0 $68,499.98 $0.02 $3,425
4 Metal stud framing, drywall, insulation $872,000 $409,140.00 $0.00 $0 $409,140.00 $462,860 $20,457
5 Misc. wood framing and sheathing $135,000 $135,000.00 $0.00 $0 $135,000.00 $0.00 $6,750
6 Building cladding and trim $195,000 $191,292.60 $0.00 $0 $191,292.60 $3,707 $9,565
7 Roofing system $81,000 $65,000.00 $0.00 $0 $65,000.00 $16,000 $3,250
8 Fiberglass windows including installation $70,000 $70,000.00 $0.00 $0 $70,000.00 $0 $3,500
9 Aluminum storefront systems $135,000 $118,984.85 $0.00 $0 $118,984.85 $16,015 $5,949
10 Wood storefront system $10,500 $0.00 $0.00 $0 $0.00 $10,500 $0
11 Hollow metal frames, doors, hardware $113,000 $95,000.00 $0.00 $0 $95,000.00 $18,000.00 $0
12 Stair systems $155,000 $120,000.00 $0.00 $0 $120,000.00 $35,000.00 $6,000
13 Electrical and low voltage $314,400 $218,933.93 $0.00 $0 $218,933.93 $95,466 $10,947
14 HVAC $325,000 $117,754.00 $0.00 $0 $117,754.00 $207,246 $5,888
15 Plumbing $255,800 $129,468.00 $0.00 $0 $129,468.00 $126,332 $6,473
16 Fire Sprinklers $65,000 $17,824.00 $0.00 $0 $17,824.00 $47,176 $891
17 Fire alarm system $17,250 $6,733.00 $0.00 $0 $6,733.00 $10,517 $337
18 Vinyl plank floors $78,200 $2,689.28 $0.00 $0 $2,689.28 $75,511 $134
G703 BUDGET PROJECTION Project: 448 Main Street
PROJECT NUMBER:
3/15/2024PROJECTION DATE
Attachment 3
Page 1 of 3
19 Tile wainscot in public restrooms $9,600 $0.00 $0.00 $0 $0.00 $9,600 $0
20 Concrete floor polishing $4,904 $4,903.97 $0.00 $0 $4,903.97 $0 $245
21 Casework $200,000 $0.00 $0.00 $0 $0.00 $200,000 $0
22 Cabinet hardware $3,000 $0.00 $0.00 $0 $0.00 $3,000 $0
25 Countertops $51,194 $0.00 $0.00 $0 $0.00 $51,194 $0
23 Bike racks $10,750 $5,250.00 $0.00 $0 $5,250.00 $5,500 $263
24 Painting and finishing $110,000 $0.00 $0.00 $0 $0.00 $110,000 $0
25 Beadboard wainscot 2nd floor hallway $10,000 $0.00 $0.00 $0 $0.00 $10,000 $0
26 Misc. finish carpentry items $45,000 $0.00 $0.00 $0 $0.00 $45,000 $0
27 Appliances $50,000 $0.00 $0.00 $0 $0.00 $50,000 $0
28 Window restoration $600 $0.00 $0.00 $0 $0.00 $600 $0
29 Steel railings $60,000 $0.00 $0.00 $0 $0.00 $60,000 $0
30 Fire extinguishers $1,000 $0.00 $0.00 $0 $0.00 $1,000 $0
31 Nexan drylock deck system $12,000 $0.00 $0.00 $0 $0.00 $12,000 $0
32 Restroom accessories $11,000 $0.00 $0.00 $0 $0.00 $11,000 $0
33 Mincey shower units $45,000 $29,045.68 $0.00 $0 $29,045.68 $15,954 $1,452
34 Utility connections $15,000 $1,212.50 $0.00 $0 $1,212.50 $13,788 $61
35 Window coverings $10,500 $0.00 $0.00 $0 $0.00 $10,500 $0
36 Permits $98,000 $0.00 $0.00 $0 $0.00 $98,000 $0
37 Rental equipment $80,000 $15,000.00 $0.00 $0 $15,000.00 $65,000.00 $750
38 Scaffolding $147,000 $146,537.91 $0.00 $0 $146,537.91 $462 $7,327
39 Temporary fencing rental $0 $0.00 $0.00 $0 $0.00 $0 $0
40 Water wall rental $7,600 $1,520.00 $0.00 $0 $1,520.00 $6,080 $76
41 Waste disposal and jobsite cleanup $10,000 $6,185.16 $0.00 $0 $6,185.16 $3,815 $309
42 Portable toilet $1,600 $1,149.00 $0.00 $0 $1,149.00 $451 $57Attachment 3
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43 P-lam walls at bike rack $7,000 $0.00 $0.00 $0 $0.00 $7,000 $0
44 Exterior concrete pour back $10,000 $0.00 $0.00 $0 $0.00 $10,000 $0
45 Awnings $35,500 $0.00 $0.00 $0 $0.00 $35,500 $0
46 Building letters, numbers, medallions $3,000 $0.00 $0.00 $0 $0.00 $3,000 $0
47 Tree stump, plant tree, bollards $4,500 $0.00 $0.00 $0 $0.00 $4,500 $0
48 Additional structural work $15,000 $0.00 $0.00 $0 $0.00 $15,000 $0
49 Contractor contingency $80,000 $0.00 $0.00 $0 $0.00 $80,000 $0
50 Supervision & project management $127,000 $56,906.70 $0.00 $0 $56,906.70 $70,093 $2,845
51 10% profit & overhead $438,590 $146,128.17 $0.00 $0 $146,128.17 $292,462 $7,306
52 Contingency $53,413 $52,349.40 $0.00 $0 $52,349.40 $1,064 $2,617
GRAND TOTAL:$4,867,901 $2,433,090.63 $0.00 $0 $2,433,090.63 $2,434,810.37 $121,655
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FDFDFDFD1234567ABCD1a5a6aX284 SFRES STAIR489 SFLIVE/WORK806 SFTENANT 120515 SFRES LOBBY2721 SFCOMMERCIALTENANTBuilding Area LegendCOMMERCIALRESIDENTIAL1234567ABCD1a5a6aX4365 SFAPARTMENTS1234567ABCD1a5a6aX3591 SFAPARTMENTSJOBSCALEDRAWN BYCHECKED BYDATEREVISIONS:PLOTTED ON:CAMPFIRE COLLABORATIVE: ARCHITECTURE & DESIGN, PC541.914.0334hello@campfirelab.comwww.campfirelab.com1" ACTUALIF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE TO BE ENLARGED OR REDUCED AFFECTING ALL LABELED SCALES.1/8" = 1'-0" 6/24/2024 3:19:27 PMAREA21006JLFN/AMASAKA PROPERTIES448 MAIN ST - RIVETT BUILDINGAREA PLANS FOR VTE448 MAIN STREETSPRINGFIELD, OR 974772024.06.24No. Description Date1/8" = 1'-0"1LEVEL 11/8" = 1'-0"2LEVEL 21/8" = 1'-0"3LEVEL 3LEVEL 1:1288 S.F. RESIDENTIAL3527 S.F. COMMERCIALLEVEL 2: 4365 S.F. RESIDENTIALLEVEL 3:3591 S.F. RESIDENTIALAttachment 6Page 1 of 1
{00033519:2} PAGE 1 of 2
CITY OF SPRINGFIELD, OREGON
RESOLUTION NO. ___________
A RESOLUTION CERTIFYING A PARTIAL PROPERTY TAX EXEMPTION FOR THE RIVETT
BUILDING PROJECT LOCATED AT 448 MAIN STREET WITHIN THE DOWNTOWN
SPRINGFIELD VERTICAL HOUSING DEVELOPMENT ZONE
WHEREAS, ORS 307.841 to 307.867 provides for vertical housing development zones (VHDZs) to
encourage mixed-use developments through a partial property tax exemption in areas designated by
communities;
WHEREAS, prior to the effective date of 2017 Oregon Laws, Chapter 326, also known as Senate Bill
310 (SB 310), the State of Oregon Housing and Community Service Department (HCSD) was
responsible for designating VHDZs on behalf of local governments and certifying projects for partial tax
exemption under the VHDZ program;
WHEREAS, on October 12, 2004, HCSD designated for a VHDZ for Downtown Springfield based upon
application by the City in Resolution 04-36 (adopted July 26, 2004);
WHEREAS, no other taxing districts opted out of participation in the Downtown VHDZ;
WHEREAS, SB 310 amended state law to give cities and counties the authority to designate specific
zones, to review applications for VHDZ partial property tax exemptions, added certain minimum VHDZ
and project criteria, authorized additional local criteria, and authorized a fee for project applications;
however, SB 310 did not otherwise affect the validity of existing VHDZs approved by HCSD;
WHEREAS, the City of Springfield has not adopted any additional local criteria for certifying partial
property tax exemptions in the Downtown VHDZ, other than the criteria provided in ORS 307.841 to
307.867;
WHEREAS, the City received an application for a partial property tax exemption for Map and Tax Lot
number 17-03-35-31-08000, addressed as 448 Main Street, Springfield, (“Project”) which is located
within the Downtown VHDZ; and
WHEREAS, the Council has reviewed the application for the Project and finds that it meets the
requirements described in ORS 307.858;
WHEREAS, the Council determines that it is in the best interest of the city and of the Downtown VHDZ
to grant the Project a partial property tax exemption,
NOW, THEREFORE, BE IT RESOLVED BY THE COMMON COUNCIL OF THE CITY OF SPRINGFIELD:
Section 1: The City of Springfield hereby certifies a partial property tax exemption for the
Project as follows:
A. The property subject to this certification is the entire tax lot 17-03-35-31-08000, other than
the land of the Project, as provided in ORS 307.864(1)(a) and OAR 150-307-0800(3).
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{00033519:2} PAGE 2 of 2
B. The exemption multiplier based on the square footage of the Project dedicated to residential
uses under ORS 307.857(4)(b) is 2.05 and applies to tax lot 17-03-35-31-08000. Other
than the land of Project, the property at tax lot 17-03-35-31-08000 shall be partially exempt
from ad valorem property taxes imposed by local taxing districts in the amount of 41
percent.
C. No property within the Project is dedicated to low-income residential uses under ORS
307.857(4)(c) and therefore the land of tax lot 17-03-35-31-08000 is not exempt from ad
valorem property taxes, as provided in ORS 307.864(1)(b).
Section 2: The partial property tax exemption described in Section 1 will take effect for the
first tax year in which, as of the assessment date, the Project is issued a Certificate of Occupancy, and
for the next nine consecutive tax years, unless the Project is decertified according to ORS chapter 307.
Section 3: The City Manager or designee is directed to send a copy of this Resolution with a
notice of the certification of the Project to the Lane County Assessor as provided in ORS 307.861.
Section 4: The City Manager or designee is authorized to request documentation, undertake
investigations, or otherwise review and monitor the Project to ensure ongoing compliance by the
Project applicants and owners.
Section 5: This Resolution will take effect upon adoption by the Council.
ADOPTED by the Common Council of the City of Springfield this ___ day of _________, ____,
by a vote of _____ for and ____ against.
ATTEST:
__________________________
City Recorder
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