Did You Know?

April 28, 2017: The City of Lake Oswego, Oregon, has built a set of documents geared to helping the City's Neighborhood Associations work on neighborhood and refinement plans. Their goal is:

“to address issues that staff, neighborhoods and the Commission had observed with past plan development, specifically to:

  • Clarify expectations about the purpose of neighborhood plans, including how they will be used by the City and the responsibility of the neighborhood for implementation;
  • Create a more succinct plan that is action-oriented and focuses on issues not already addressed by citywide plans and codes;
  • Provide a detailed process for plan development, so that neighborhood associations understand the process from the beginning and can accomplish much of the work without staff assistance (allowing staff to assist more than one neighborhood at once; see Neighborhood Planning Kit); and
  • Include any development code amendments as part of neighborhood plan development, so that neighborhood development objectives are translated into requirements.”

We have added the Lake Oswego “Neighborhood Planning Kit” and “Neighborhood Planning Options” to our Documents page. For more information about Lake Oswego Planning, their history, projects, and resources, visit https://www.ci.oswego.or.us/planning/neighborhood-planning-materials.

We encourage you to examine this exemplary tool that could help inform Eugene’s Neighborhood Associations in their efforts to work on and produce successful refinement plans for their areas.

April 26, 2017 - South Willamette Street Initiative update: Today the Eugene City Council voted on a motion brought forward by Councilor Greg Evans last week during the Council's Work Session on South Willamette. The motion was revised at that meeting but voting was tabled until the City Council meeting on Monday, April 24. At that meeting, the vote was postponed once again until today's Work Session.

Here's the Evans motion that was ultimately approved for vote today with a new friendly amendment (the last sentence) crafted prior to the meeting by Councilor Emily Semple. This revised motion as amended was seconded by Councilor Claire Syrett:

I move to direct the City Manager to continue community engagement in South Eugene and to report back to Council after the community engagement task is complete including next possible steps.

I further move to direct the City Manager to refocus the City’s planning efforts on

  1. developing special area zones or refinement plans for the River Road/Santa Clara area where significant preparatory work in planning has already occurred by area residents;
  2. continuing the work on “Building a Better Bethel”; and
  3. developing and bringing back to Council plan for moving forward on University neighborhoods.

If neighborhoods other than those mentioned above bring neighborhood planning ideas to the City Manager, the City Manager shall forward those ideas to the Council for consideration.

Motion passed by 4 (Evans, Syrett, Pryor, Zelenka) to 3 (Clark, Semple, Taylor)

October 18, 2016: On Monday, October 10, 2016, the Eugene City Council passed the following motion during their South Willamette Next Steps Work Session:

MOTION AND VOTE: Councilor Brown, seconded by Councilor Clark, moved that the City Manager is directed to prepare, in consultation with the appropriate City staff and the elected boards of the four City-chartered south Eugene neighbors – Friendly Area Neighbors (FAN), Southwest Hills Neighborhood Association (SHINA), Southeast Neighbors (SEN) and Amazon Neighborhood Association (Amazon) – a proposal for a planning process that is based on the South Willamette Street Initiative (read full text here).

The City Manager’s proposal shall embody the basic structure and elements of the South Willamette Initiative; however, the proposal may make limited adjustments to the geographic boundaries, the composition of the planning team and other details. The proposal may also include recommendations for additional guidelines for the refinement plan process to be established by City Council.

A check-in with Council on the status and progress of the draft proposal no later than November 7, 2016.

A final draft proposal shall be presented for Council and public review no later than December 1, 2016.

Council’s initial discussion and further direction to the City Manager on the proposal shall be scheduled for the December 14, 2016, Council work session.

Council’s deliberation and action on the proposal shall be scheduled as soon as practicable following swearing in of the new Council in 2017.

PASSED 7:1, Councilor Syrett opposed.

August 28, 2016: Mayor Kitty Piercy has invited "all interested community parties" to share thoughts about "engagement processes related to South Willamette, in particular any concepts or comments that may not have been shared yet." This opportunity takes place on Monday, September 19, 2016, at 6:00 PM, at South Eugene High School Cafeteria, 400 East 19th Avenue, Eugene. Here is a copy of the Mayor's invitation:

June 15, 2016: "These houses off the Willamette Street corridor, although not new and spiffy, are distinctive and worth saving; they are not expendable — and neither are the people who proudly inhabit them." (quote from Richard Sundt's June 14, 2016, Guest Viewpoint in The Register-Guard). Here are some examples of the houses in the older south Eugene neighborhoods:


"The Eugene City Council killed the proposed rezone of the south Willamette area Monday night." "The council voted unanimously, after little discussion, to withdraw the so-called South Willamette Special Area Zone from further consideration, ending a five-year planning effort that had stalled in November amid a public outcry from neighbors . . . "

See the full story and readers' comments in The Register-Guard: http://registerguard.com/rg/news/local/34353783-75/eugene-city-council-votes-unanimously-to-scrap-controversial-south-willamette-planning-effort.html.csp#civil-comments

A new "South Willamette Initiative" was sent to Mayor Kitty Piercy, the City Councilors, and the City Manager on April 25, 2016, by Eugene City Councilors George Brown and Mike Clark. The initiative proposes a new direction for improvements to properties located in south Eugene to replace the SW-SAZ plan.

Your voice and support of this new proposal are needed. Send your e-mail to Mayor, City Manager, and City Council or by post to 125 East 8th Avenue, 2nd Floor, Eugene OR 97401, as soon as possible. Please be sure to add that your letter should be entered into the public record regarding SW-SAZ.

April 20, 2016: YARD SIGNS -- AGAIN!!
Once again, somebody has reported SWN yard signs as being unlawfully placed in the public Right-of-Way or that there are too many signs posted on the development site. Similar complaints were made about SWN signs in early March, about which a letter to the Editor of the Register-Guard was published and KEZI ran a news story.

The City of Eugene has specific regulations governing how and where signs expressing free speech messages can be placed. If the City receives a complaint about placement that allegedly violates the code, it will respond by sending an employee out to investigate. Two visits are often required: one to issue a complaint notice, usually by way of a door hanger (if the resident is not available) and the second to remove the sign if the placement has not been corrected.

Know the rules covering where to place a sign. Know also whom to contact with questions or how to report a sign that has been removed by somebody without sufficient notice.

For information about sign placement or for help interpreting or complying with the City's code, contact Doñna Nowakowski - (541) 682-6031, Compliance Services Inspector, City of Eugene, Planning & Development. If after June 30, 2016, please contact Phillip Hubbard (541) 682-6646.

Anyone who has a sign go missing without any notice should report it to the police at: http://ceapps.eugene-or.gov/epdcoplogic/

EUGENE CODE related to signs:

EC 9.6610 (2), Exemptions to Sign Standards.

Residential Property Signs. Two signs for each development site used primarily for a single family dwelling or duplex. The signs are limited to the following types: freestanding or banner. A freestanding sign may not exceed 12 square feet in size per face, with a maximum of two faces; a banner may not exceed 15 square feet in size. The maximum height of a freestanding sign under this exemption is 6 feet (from grade), and it must be separated by at least 8 feet from any other freestanding sign on the same development site.

EC 9.6615 (7) & (9), Prohibited Signs. Except where qualified as a nonconforming sign, the following signs are unlawful and are declared to be nuisances:

(7) Portable signs, except as authorized by a permit within the Downtown Activity Zone and warning signs as permitted by EC 9.6605 Reconciliation:

(9) Signs in the public right-of-way not authorized by a governmental agency

(The full copy of these two codes for your information and referral are also available online at www.eugene.or.us/citycode)

April 6, 2016: Oregon Consensus issued its Assessment Report, prepared by Turner Odell and Tim Hicks on March 21, 2016. 

South Willamette Neighbors sent a letter concerning the outcome of the Assessment Report to the City of Eugene on April 6, 2016:

February 24, 2016: South Willamette Neighbors became active as a group on July 14, 2015. Here is the SWN timeline of milestones:

January 24, 2016: A vacancy on the City of Eugene's Planning Commission was recently announced. South Willamette neighbors should apply!

Get involved pic Help Shape the Future of Eugene - Become a Planning Commissioner
The City of Eugene is seeking motivated volunteers to serve on the Eugene Planning Commission. All application materials are due by March 31, 2016.
For more information, contact Alissa Hansen by e-mail or at 541-682-5508.

January 20, 2016: An architectural model showing the impact of a commercial/mixed use development allowed under the proposed rezoning of the South Willamette Special Area Zone on single-family residences was presented by Paul Conte during his recent talk, "Trust the Neighbors: An Introduction to Community-Based Planning." See more of Conte's studies and analyses at his blogspot http://trusttheneighbors.org/sw-saz-zone-change/. The model was created by Yue Fan based on specifications within the SW-SAZ proposed code.

January 18, 2016: A letter sent to the Eugene City Council on January 15, asking for a citizen-driven planning process for the South Willamette area, drafted by the Council of South Eugene Neighborhoods (CSEN), was approved by all four South Eugene neighborhood association boards: Friendly Area Neighbors, Southeast Neighbors, Southwest Hills Neighborhood Association, and Amazon Neighbors. 

This is an important victory. It shows to the city four impacted neighborhood associations speaking with one voice on the SW-SAZ issue.

The four neighborhoods have also approved a charter through which they can work together on SW-SAZ, which impacts all of south Eugene. The Council of South Eugene Neighborhood's charter is also envisioned to be able to establish work teams to address future issues as they arise, issues which like SW-SAZ are of multi-neighborhood concern.

January 14, 2016: In the City of Eugene's organizational chart, the Citizens of Eugene occupy the top rank, above the Mayor and the City Council. The City Manager is positioned in the third tier.

(This version appears in the Comprehensive Financial Report in the January 11, 2016, Eugene City Council agenda.)

January 9, 2016: We have prepared a table that lists the proposed changes in both the Eugene Metro Plan and SW-SAZ by property address. The Metro Plan would be changed with the approval of SW-SAZ. The table listing shows the current zoning and the proposed zoning.

Note the abbreviations used in the table:
Current Metro Plan  LDR - Low Density Residential MDR - Medium Density Residential HDR - High Density Residential COM - Commercial     Proposed Metro Plan MMA - Multi-Modal Mixed-Use Area LDR - Low Density Residential LMDR - Low-Medium Density Residential HDR - High Density Residential COM - Commercial Current Zoning C-1 - Neighborhood Commercial C-2 - Community Commercial GO - General Office PL - Public Land R-1 - Low Density Residential R-2 - Medium Density Residential R-3 - Limited High Density Residential Proposed Zoning MU - Mixed Use AC - Apartments or Condominiums SFO - Single Family Options PL - Public Land
The table is sorted alphabetically by word (street name or directional) and then by number.

December 14, 2015: An independent research group found that 51% of survey respondents strongly oppose the South Willamette Special Area Zone plan
December 9, 2015, 8:00 am


"Rezoning South Willamette is strongly opposed. However, the High "don't know" percentage indicates that most of the city is not paying attention to this issue.
The result also points to the difference between a long-term process like Envision Eugene and the ability to convince the city's population that a certain policy is correct.
QUESTION: Do you support or oppose the South Willamette Rezoning proposed by city staff.
IF SUPPORT/OPPOSE: Is that strongly or somewhat?
IF DON'T KNOW: Which way do you lean?
METHODOLOGY: 200 telephone interviews of City of Eugene likely general election voters were conducted the nights of December 1-2, 2015. The margin of error at the median is 7% Figures may not add up to 100% due to rounding."

(Source: Lindholm Company Blog)

December 2, 2015: SWN Position on SW-SAZ

What do the residents of the South Willamette Special Area Zone (SW-SAZ) want for their neighborhood? (Updated** February 18, 2016)

Following the Eugene City Council motions of October 21 and November 9, 2015, that have delayed a decision on the SW-SAZ, the South Willamette Neighbors membership engaged in a number of lively and detailed discussions about what they would like to see happen next in the neighborhood. They arrived at a list of positions, each one approved by vote of the membership on December 1, 2015.

  1. Take all residential properties and the 4J property (former Willard School) off the plan until a refinement plan is in place.
  2. Put a refinement plan in place.
  3. Put transportation and other infrastructure improvements in place, as well as wait for the outcome of the Willamette traffic experiment, before considering changing zoning or plan designation for residential properties.
  4. Remove the MMA (Multimodal Mixed-Use Area)* designation from the plan.
  5. Approve Mixed-Use designation, design standards, lower heights to 3 stories, for the commercial areas between 24th and 29th, without changing the current protections for adjacent residential properties

*The Multimodal Mixed-Use Area (MMA) designation may be applied by local governments to downtowns, town centers, main streets, and other areas inside Urban Growth Boundaries where the local government determines that there is:
  • High-quality connectivity to and within the area by modes of transportation other than the automobile;
  • A denser level of development of a variety of commercial and residential uses than in surrounding areas;
  • A desire to encourage these characteristics through development standards; and
  • An understanding that increased automobile congestion within and around the MMA is accepted as a potential trade-off. 

And further:

The flexibility gained by the MMA designation comes from the lifting of a requirement in the Transportation Planning Rules (TPR) to apply automobile congestion standards to the review of certain land use changes. Specifically, a local jurisdiction does not need to apply local or state congestion performance standards when evaluating proposed plan amendments against the TPR in OAR 660-012-0060. The act of designating an MMA is also not subject to significant effect evaluation requirements under this rule.
Within an adopted MMA, these land use decisions need not be tested for “significant effect” for performance standards related to motor vehicle traffic congestion.

November 9, 2015: City of Eugene Councilor Greg Evans's motion

MOTION (friendly amendment incorporated): Councilor Evans, seconded by Councilor, moved to suspend the council’s October 21, 2015, motion until after the council has had a work session to consider the outcome of a facilitated discussion that includes at a minimum the affected residents, Council of South Eugene Neighbors, and businesses and the City, utilizing the services of a neutral facilitator such as Oregon Solutions; except that the council shall not hold a public hearing on the South Willamette Special Area Zone until after the council confirms a public hearing date following the completion of the facilitated process.
MOTION TO AMEND AND VOTE: Council Clark, seconded by Councilor Brown, moved to insert after “suspend the council’s October 21, 2015 motion,” the words “except the parts of that motion that direct the City Manager to not bring back R1 changes without the approval of the owner.”
FAILED 5:4, Councilors Zelenka, Evans, Syrett, and Pryor opposed. Mayor Piercy broke the tie in opposition.
VOTE ON MAIN MOTION: PASSED 5:4, councilors Brown, Taylor, Poling and Clark opposed. Mayor Piercy broke the tie in support
Source: Minutes, City Council of Eugene, November 9, 2015, http://sire.eugene-or.gov/SIREPub/cache/2/kparj0kndryrncetbfx2k04p/1893412202015032156874.PDF

October 21, 2015: City of Eugene Councilor Mike Clark's motion MOTION AND VOTE: Councilor Clark, seconded by Councilor Brown, moved to direct the City Manager to: 1) Reschedule the public hearing on the South Willamette Special Area Zone to January 19, 2016. 2) Engage the affected neighbors and property owners and bring back revised zoning and plan amendments for public hearing on January 19th that will accomplish the following: a) Does not change the plan designation or rezone any property currently zoned R-1 or immediately adjacent to a property zoned R-1, unless none of the adjacent properties have an existing single-family home or duplex and the owner agrees to the rezoning; b) ensures that use and development standards for all properties that are not zoned R-1 will protect R-1 property residents' livability, including: i) Protecting residents' visual privacy in their homes and backyards, especially from significant intrusion from occupants of structures that are two or more stories; and ii) protecting residents' from significant negative impacts from structures that block solar access or reasonable sight lines; and iii) protecting residents' from significant negative impacts arising from vehicle use and loading. 3) Follow the direction above with respect to all future planning and proposals for the new comprehensive plan, code and plan amendments on (previously identified by staff) transit corridors that may impact R-1 properties. PASSED 5:3, councilors Zelenka, Syrett, and Pryor opposed. Source: Minutes, City Council of Eugene, October 21, 2015, http://sire.eugene-or.gov/SIREPub/cache/2/kparj0kndryrncetbfx2k04p/1875912202015033139558.PDF

The Eugene Firefighters Association IAFF Local 851 and Lane Transit District (LTD), plus over 300 residents who signed a petition, are on record as opposing the South Willamette Street Implementation Plan in April 2014

The proposed plan reduces the number of lanes on Willamette Street from 4 to 3 to accommodate new dedicated bicycle lanes. Those voicing opposition cited dangers for all who use the street and the impact of reduced response time in emergencies. 

The Firefighters and LTD submitted written testimony into the public record for the April 14, 2014, City Council Meeting. Individuals present at the meeting, also presenting testimony, were Ronald Zauner, Margo Zauner, Ron Tyree, Jeff Davis, Linda Nelkin, David Nelkin (submitting the petition signatures), and Scott Landfield.

The City of Eugene is preparing to accommodate future residents

“State law . . . requires municipalities to have a 20-year land supply for homes, businesses and industries.” (Edward Russo, “Envision Eugene growth strategy approved by City Council; Lane County approval needed next.” The Register-Guard, July 21, 2015.

Just how many people are coming? How many new housing units are needed to accommodate them?

South Willamette Concept Plan:

34,000 new residents over the next 20 years; about 1600 units of multi-family housing (p. 8)

Envision Eugene Revised Housing Recommendation (March 2015):

“We are expecting nearly 34,000 new people. We are planning for approximately 15,150 new homes.”

Edward Russo, ““Envision Eugene growth strategy approved by City Council; Lane County approval needed next.” The Register-Guard, July 21, 2015:

“Until now, Envision Eugene has been based on a 2009 Portland State University forecast that said Eugene’s population would grow by 34,000 residents by 2031, the end of the study’s planning period. . . . But PSU recently released an updated forecast that said Eugene is now expected to grow by 47,380 residents between 2010 and 2035, or roughly 13,000 residents more than the 2009 forecast.”

“The projections for Eugene over the next 20-years are about 34,000 new people, which is our official population estimate for planning.”

"It’s estimated that  Eugene will see a population increase of around 40,000 residents in the next 20 years, and 90,000 in the next 50 years.*" (*Source: Portland State University Population Forecast)

The Population Research Center at Portland State University, College of Urban and Public Affairs, is Oregon’s authority for population forecasts

PSU’s most recent study for Lane County is available at http://www.pdx.edu/prc/sites/www.pdx.edu.prc/files/Lane_Forecast_Report_201506.pdf

Crest Drive Citizens Association (CDCA) disbanded to become Southwest Hills Neighborhood Association (SHiNA) in 2015 and expanded its boundaries

Note that while the enumeration of neighborhoods in the new map (right) shows a total number at 26, the actual number of neighborhoods is 23, the same as in the previous map. Three numbers are missing in the new map: 6, 9, and 23. While the older map lists the neighborhoods alphabetically and assigns a number in that order, the enumeration of the new map does not follow any logical pattern.

The name change to Southwest Hills Neighborhood Association seems to have occurred sometime in 2015. SHiNA’s charter was “Updated as of March 2015.” The new neighborhoods map (below, right; detail) is dated July 21, 2015. 

Along with the 2015 name change, the boundaries of the association also changed, taking in properties formerly part of Southeast Neighbors: south of and following the west side of Willamette Street, down to and up within the Urban Growth Boundary. This action reduced the size of Southeast Neighbors and enlarged SHiNA.

CDCA had been previously enlarged in 1981 ("Crest Drive association plans meeting tonight"), when properties between 24th & 28th and between Chambers & City View were added. The annexation incorporated newly developed areas that had not been represented by a neighborhood association.

The residents of the Crest Drive Citizens Association area participated in a survey in 2009 conducted by the city

During the summer and fall of 2009, the City of Eugene organized a survey of neighborhood association. Responses to the survey totaled 132, “about 2.15 of the neighborhood’s total population.” From this small response, the city concluded that “overall, Crest Drive results show that respondents have mixed views of the quality of life in the Crest Drive neighborhood. When asked about what they would like to improve in Crest Drive, biking and walking and bus service were the most frequent responses, followed by connection to people in my neighborhood.”

Crest Drive Citizens Association worked on a refinement plan in 1976/1977

Members of the Crest Drive Citizens Association prepared a “refinement plan” addressing land use in its zone in compliance with the City of Eugene’s 1990 Plan, but the plan was not accepted by the city’s staff.

City of Eugene neighborhood associations have policies and guidelines approved by the city

  • Model Charter for Eugene Neighborhood Organizations with guidelines (in italics) - Adopted by City Council on January 26, 1983 (Resolution #3745)

  • Eugene Neighborhood Organization Recognition Policy with guidelines (in italics) - Approved by Resolution No. 3746 of the Eugene City Council on the 26th day of January, 1983

The City of Eugene’s citizen engagement process in planning was as contentious in 1977 as it is today

Despite repeated statements from city staff that SW-SAZ represented a "community" consensus, citizens reported that they were not properly informed, engaged, and involved in SW-SAZ. The SWN Survey comments revealed citizens' frustration with the process resulting in a lack of information about the plan, its scope, and impacts. By law, citizen involvement is mandated by the State of Oregon in "Oregon's Statewide Planning Goals & Guidelines / Goal 1: Citizen Involvement OAR 660-015-000(1)

The City of Eugene Planning Department published the South Willamette Subarea Study in January of 1988

“During the Winter and Spring of 1986 the community debated the issue of whether or not to convert Willamette Street between 11th and 20th to two-way traffic. Reasons cited to support the proposed conversion included the need to restore Willamette as the main street of Eugene; the need to provide a formal entrance and approved access into downtown; that commercial activities along Willamette would improve with two-way traffic; and that an entry to downtown along Willamette would improve the identity of downtown.”

The Envision Eugene Comprehensive Plan and other adopted plans (including SW-SAZ) are tightly related

“The Envision Eugene Comprehensive Plan is one plan among a family of land use plans at the state, regional and local level. As a state-mandated land use plan, the comprehensive plan has a certain relationship to other adopted plans.

The Envision Eugene Comprehensive Plan is the basic guiding policy document for land use planning within the urban growth boundary for the City of Eugene. The Eugene-Springfield Metropolitan Area General Plan (Metro Plan) is the basic guiding land use policy document for regional land use planning. Eugene’s refinement plans (including special area studies, area plans and functional plans) must be consistent with applicable provisions in both the Envision Eugene Comprehensive Plan and the Metro Plan.

If inconsistencies occur between the Envision Eugene Comprehensive Plan and the Metro Plan, the Envision Eugene Comprehensive Plan is the prevailing policy document.
If inconsistencies occur between the Envision Eugene Comprehensive Plan and a refinement plan, the Envision Eugene Comprehensive Plan is the Prevailing document”

(October 2015, Preliminary Draft, Envision Eugene: Vision to Action, Comprehensive Plan, Introduction, p. 41)

This preliminary draft of Envision Eugene: Vision to Action was presented to the Eugene Planning Commission on October 19, 2015 by City Planner Terri Harding, with the following background description:

To adopt Eugene’s new urban growth boundary, staff is preparing documents required under Oregon statewide planning rules and statutes. This set of documents is referred to as the “UGB adoption package” that will allow Eugene to set and maintain its own UGB, separately from Springfield. The Envision Eugene Comprehensive Plan is a major component of the UGB adoption package. In addition to this required piece, several other important documents will be reviewed and discussed on a similar timeline. These documents, including the Community Vision, the Urban Form Plan, and the Action Plan, carry forward the content and direction of the 2012 Envision Eugene Recommendation to help the community realize its 20-year vision. However, they are non-regulatory and are not required by state law.

The complete set of documents, both regulatory and non-regulatory, is now called Envision Eugene: Vision to Action. The graphic in Attachment A shows how the Envision Eugene pillars, 2012 Recommendation, and subsequent Council direction flow into the preliminary draft of Envision Eugene: Vision to Action. The graphic also lists what is included in each of the four parts.

The City of Eugene's homepage for Envision Eugene is at http://or-eugene.civicplus.com/index.aspx?NID=2973. Please check this page for future updates.

A tax-incentive program such as MUPTE (Multi-Unit Property Tax Exemption) will facilitate redevelopment in SW-SAZ through the projected 20-year period

City of Eugene MUPTE Program Guide (Ordinance 20556 [adopted July 13, 2015])

South Willamette Special Area Zone “Quick Look” Summary (Updated August 1, 2015):

“[T]he City Council is considering extending the MUPTE boundary to the South Willamette Area. The current proposal would not “turn on” the program for this area until the proposed code is adopted and in place. This helps ensure that new development supported by MUPTE will better meet the community’s expectations under the new code.”

South Willamette Special Area Zone Frequent Questions and City Responses (October 1, 2015):

“If City Council voted to implement economic incentives, such as the MUPTE program, it would raise the number of [housing] units [from 60] to 250 in 20 years.”

Eugene Planning, “Redevelopment Expected to Occur as a Result of New Zoning in the South Willamette District” (February 10, 2014):

“[T]he South Willamette District is likely to remain designated as an area eligible for the reformed Multi-Unit Property Tax Exemption (MUPTE) program, which is currently under development by City staff and City Council. This program will provide developers the opportunity to reduce annual operating expenses (~9.8%) for new multi-family developments of at least five new units as long as specific project criteria and benchmarks are met.”