HomeMy WebLinkAboutAgenda Item - 2021-11-16 - Number 6.2 - Presentation - Middle Housing Implementation Project rriMt
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Middle HousingOpportunities
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Z4--vo LAKE OSWEGO MIDDLE HOUSING CODE AND COMPREHENSIVE PLAN UPDATES
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Q ,MAR&ASSOCIATES INC. W M
CAS C A D I A ■ ARCHITECTURE AND TOWN PLANNING '
PARTNERS
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,'441, 11 id Approach
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it - • `` 1 '"SI, , \'" 1 ,,,r <ey Findings and
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ti r ` using Code Advisory
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= 458 Overview
tt A 0 fi, � , ,- and Discussion
HB 2001 Background
datb On,.LEMSL TIVE AYSBmBLY,a1a 1,,Isr xenim
2001 ? Enrolled
Specimen! by Representat KOTHK enw
House Bill 2001
Represtium FAHEY, HERNANDEZ, idARSIL
at �S• Houk1STCHELL POWER,S[Aive RX WILLIAMS,21AA{preaeaaioa bled)
whCRaPf
b Oregon LegIslature AN ACT
e d i n 2O 1 g y Rebmann to Reusing,treating cew prOViSisna emending ORS 192.2t16,197 903,197 312'and 03,619
and motion 1•chapter 67,Oregon Sews.Nils sad declaring an emergency.
1 . Pass 2 5 o o Population
° Re It Enacted by the Peopled the Sta.of Oregpa
cites i e s over SECTION I.Section 2 of Ibis is m Art is added m and made a pan of OB3 chapter tg;.
n /� SECTION k ft1 do used in this motion;
Requires ,' i a d d i t o O a•
{a)with
footage austere l means gtwupl footsore
e[ma Mover cud
t four&ameelude pa common
unity per
with a footprint oI itaa than 900 square Cat each and that.include a common courtyard,
2. fiddle h°usingarm
Kd dde Roos ng moans:
At➢uplexew
If
OP Triplexes;
xes
all°w m h ores in all residential (c)T nh maa�
fr a Cottage luaterm and
o (Et Townhouse"
o
family e, obe.e p n a dwelling suns a individual
l n a wow a[two p more mashed
le ea
oohs,wtfera each dead/Lag unit is located ea as iodiMdaai Lot or parcel and chorea ai tenet
single- Me comma*wall with an adjacent min.
lilt Except sa provided In subcectian(4)o[this motion,each oily with a population o[
2.S,900 or more and each county or city within a ruetrapoutan mad.Metrics"ball alias the
development of:
cal Ali middle housing types in areas zoned for realdendai nee that allow Mr the devei-
zon es date zoning COde� att A duplex on mob>v, a �r residential nee that allows foe rlu develop-
ment
OS Except as provided in subseetten SA)at Oda osmium,each city soot within a metropol-
itan service district with a population of more than 14,000 and leas than 25,009 shall allow the
development of a duplex on euh lot.or parcel cooed for residential use that allows for the
Requires deaebpmeni W detached aing1r Mmily dsallin{a Nothing to Th s aubeartimo prohibits a tarsi
3gaverament ham a lasing mia apply
hove ng typos in adds n to duplexes
b
idt Thin motion aces not apply to.
30 2022 ail ICitiesoath a pinWatlaa pt d,WO or Ms�
June ail Lauds net a pop as urban 1,000 o boundary/
vner
! {et[molls that are not incorporated and oleo lack sufilcient urban minima ei defines in
a [ ORS 199A65t
\3 Lwa.,Heurc.i 2mt fits SW.., 1,,1
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"Middle Housing" is a aroun of housing tvnes that can blend in
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' CNA ® .® ®�� \ MID RISE
I"II _ � LIYE/WORK
I_`�� IMULTIPLEX
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BUNGALOW TOWNHOUSE
\ \F DUPLEX N.
TRIPLEX I FARTMENT COURT — _ — C'F��
DETACHED SINGLE—FAMILY FOURPLEX MIv�l—� �pUSIN� —
HOMES 1 -r{ISSIN� il
\*' � � _ r a>o,s�ng®.ice.
HB 2001 defines five middle housing types
Duplex: 2 units, one lot Triplex: 3 units, one lot Quadplex: 4 units, one lot
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Must be allowed on all lots Must be allowed in areas zoned for residential use
where single-family houses
are allowed
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The state legislature had three goals for HB 2001 :
liversity
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ly Diversity/Equity
> �, opportunities for Mix of housing types in every
. , -' ng development neighborhood
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City Limits
.IDLE �.��
0 Neighborhoods
) Taxlots
f Building Footprints
HB 2001 Applicable Zones
X / HB 2001 Applicable When Annexed
Rivers and Lakes
Oregon Metro,State of Oregon GEO, Esn Canada,Esri, HERE,Garmin,SafeGraph, INCREMENT P, METI/NASA, USGS, Bureau of Land
Management, EPA, NPS,US Census Bureau, USDA
State rules provide the City more control over the design of middle
housing and less control over the location or density of middle housing
The City generally can: The City generally cannot:
• Apply the same minimum lot size standard • Require significantly larger lots for middle
that applies to single-family housing (except housing than single-family housing
not to townhouses) • Limit middle housing to a small area within
• Apply the same design standards that apply residential zones
to single-family housing
• Apply more restrictive design or dimensional
• Apply the same dimensional standards standards to middle housing than single-family
(maximum height, setbacks, lot coverage, housing
maximum floor area, etc.) that apply to • Require more than one parking space per
single-family housing.
middle housing unit
Process and Approach
Phase 1 : Process
2020 2021
NOV DEC JAN FEB MAR APR MAY JUNE
Analyze Neighborhood Conditions
Identify Neighborhood Patterns
a
Neighborhood Audit Comprehensive Plan
Association Interviews and Development Code
Y
Virtual Community DevelopAlternative Implementation Options
Engagement P p
issmt�
0.
Planning Commission
Y
Public Input on Final
Phase 1 Report
Phase 2:Code Amendments
CCI approves Phase 2 public involvement plan
Phase 1 : Work Products
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M EMO RAN D ol,1
CASCADIA
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Comprehensive Plan and Code Audit Summary
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-... 'I T r''..V.i:'t ' '.,, • TO Enk Olsen,Senior Planner,City.Lake Ozwego '
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FROM Jamie 14mmett,Lydia Ness,and RacheiCetten,cascado Partners LLO .,
DATE May6,2021
Background and Purpose
,t7:1:-,..N.4-,-,-, The_e0,..s,„......m isto surnmadzethe key findings and implications°,preliminary
audit or.Otty of Lake Oswego Comprehensive Plan and CommuniOrDevelopmenlCode.The memo e'
r .. mil,.implementation of the reourrementsassaiated witM1Oregen Nouse 1.112001 rI11320011)
neighborhood character report
Middle Housing Opportunities Report
single...ray detached dwellings
11B2001 is a landmark legmlabon!Mlle hist,of planningand zoning for housing in Oregon
LAKE OSWEGO ,,1-,,,,,4
, .=ETSOCIATFS iNC,,. W I
CASCADIA
P n II I II F it 5
w! Implementation of the low for the City of Lake Oswego will result in significantolonges in how the City
regulates residential development The administrative rules which gurde implementation(0A12660.
046,Niddle Housing")establish stringent and detailed guidelines to ensure Ole intent of the law is
owned out in le...mg regulations
Organization
The memo li.reviews the Comprehensive Plan and summarizes Ney findingsjellowol by a detailed
analysis,the Cornmunity DevelopmenICode Annotated versions tithe Comprehensive Plan and
Community Development Code are provided in Appendix A and O.These documents M10101 specific
plot/m.51.e plan and...at may need to be amended to comply wit.2.2001 The memo is
organized into the following sections.
1.Lake Oswego Comprehensive Plan , '''s'' ,, LAKE OSWEGO MIDDLE HOUSING CODE AND COMPREHENSIVE PLAN UPDATES
CASCADIA
•••="=•=
1,. Overview
1.2 Key Findings of CoMPre,ien/ive PO...1
Neighborhood 2.Lake Osvrego Community Development Code
21 Overview Middle Housing
2.2 State Policy Framework
Character Report Opportunities Report
—.MM.
Plan and Code
Audit Summary
Phase 1 : Key Recommendations
• Meet state minimum compliance • Require front yard/foundation
standards for parking (1 space per landscaping for all new infill housing
unit) • Provide new regulatory incentives for
• Make minor adjustments to existing tree preservation
bulk/massing controls, such as new • Provide regulatory incentives for middle
limit on building width housing developments that preserve
• Strengthen existing code standards to existing houses
minimize visual impact of garages and • Modify existing financial incentives and
driveways
adopt new regulatory incentives for
affordable units, including units for sale
Phase 2: Process
2021 2022
SUMMER FALL WINTER SPRING SUMMER
Advisory Committee Meetings
Middle Housing Code Advisory Committee
Meets and Develops Recommendations
Community Engagament
rQ weighdo�hoad
A35ocotion
outroa<n
►_IFA Fin
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Community Fprum y t Community Forum i2
Economic Feasibility Analysis and Code Writing
Hlg 2001 Code Adoption
Draft Code Review Public Hearings Process
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Middle Housing Code Advisory Committee (MHCAC)
• Held 6 meetings between July 27 and October 13, • Charged with making recommendations to
2021 City Council related to HB 2001 code
amendment concepts that will also serve as
• Comprised of 13 voting members representing: guidance to the Planning Commission.
o Development Review Commission • Topics covered and deliberated upon by the
o 50+ Advisory Board
o Historic Resources Advisory Board MHCAC included:
o Sustainability Advisory Board 1 . Preservation of existing residential
o Diversity, Equity, and Inclusion Committee structures.
o Neighborhood Chairs Committee of Lake 2. Scale and character of new middle
Oswego housing
o Building Industry 3. Landscaping and stormwater impacts
o Affordable Housing of increased density
o Architect
o Realtor or Real Estate Finance 4. Affordability and accessibility of
o City at-large middle housing development
Summary of MHCAC Recommendations
Criteria for Developing Committee Recommendations
• 2/3 polling support from voting members needed Assessment:Townhouse Driveways and Garages
for a formal recommendation, per Committee OptlOnPros
`°'"
Option 1:Existing • More flexibility for larger garages • Inconsistent with community desire
bylaws Single-family Standards • •and driveways to limit visual impact of garages
: ,
May encourage developers to • May result In more Impervious
provide more off-street parking surface areas or less landscaping
a Next steps identified in Preliminary Key Option 2 FRCU Model 1 • Limns impact of front-facing •
Code standards • Less flexibility for conventional
garages by limiting to one car wide side-by-side two-car garages.which �a
• May encourages side access or could result in developers providing !1/,
Issues Summary Memo based on scope shared driveways to rear garages less Offsree parking
• Preserves front yard space for
task prioritization and Committee interest / antla aping.treea iiim
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questions °"'
• Staff noted areas where there was majority (over - ii
kit '50% su ort b the Committeeq "pp yra �� �'
• Less than 50% agreement on any issue was ' .
considered "divided" ,,,,t , M;a7, le
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MHCAC Recommendations (Summary)
Preservation • 2.3 Limit the size of units within a cottage
• 1.1 Revise the definition of "demolition" to to
cluster.
include remodels that remove more than 50% • 2.4 Require additional design standards for
of the exterior walls of the house. cottage cluster housing
• 1.2. Define duplexes, triplexes, and • 2.5 Enhance existing single-family garage
quad-plexes to include allow detached units, appearance standards to better address the
in addition to attached units. negative visual impacts of front-facing
Scale and Character garages and driveways.
• 2.6 If landscaping is required for all new
• 2.1 Apply existing bulk and massing single-family and middle housing
standards (or "dimensional" standards) to
middle housing. developments, include tree canopy
requirements.
• 2.2 Do not limit building width beyond
existing setback regulations.
MHCAC Recommendations (Summary)
Scale and Character (cont.) Landscaping and Stormwater
• 2.7 Apply existing single-family housing • No Consensus on recommendations
design standards for driveways and garages
to townhouses.
• 2.8 Regulate open space for detached
Affordability and Accessibility
duplexes, triplexes, and quadplexes in the 4.1 Provide financial incentives for middle
same manner as for attached "plexes". housing projects that include a minimum
• 2.9 Allow smaller front or rear yard setbacks
number or percentage of income-restricted
of 10-15 feet for detached duplexes, triplexes, affordable units or meet certain accessibility
and quadplexes, as is allowed for cottage standards
cluster housing.
Preservation of Existing Residential Structures: Recommendations
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quad-plexes to include allow dE .,. : � . .... '
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Preservation of Existing Residential Structures: No Consensus
No consensus reached:
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• Require conversions 011WIx ,� + :
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existing SFDs that cr f r - ' -
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housing to be consis r = =j{'`` " •� .
and architecture of t -
structure. V . . r� -
• Preserve existing hoAlg if if UU�f I if le
adoption of incentives to encourage
conversions of or additions to single
family dwellings that create middle
housing.
Scale and Character of New Middle Housina: Recommendations (1 of 4)
2.1 Apply existing bulk and massing
standards (or "dimensional" standards)
for single-family housing to middle A
housing. fr • ■■ a �'
.$rr� "'°fit`., :x t8 a '' '/ ''.1T a` Ne
2.2 Do not limit buildingwidth beyond
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existing setback regulations. may= ,'S„A..N,0',4t,i i:.''.4';.0 N 0i
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Scale and Character of New Middle Housing: Recommendations (2 of 4)
2.3 Limit the size of units within aii.
cottage cluster. . .�.� *''1. s 1X asp ,,
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2.4 Require additional design standards T
for cottage cluster housing, as long as ��.. 1. M _
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those standards do not conflict with the — L f
DLCD Model Code. - J, , `- ® ami Ii c i i
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Scale and Character of New Middle Housing: Recommendations (3 of 4)
2.5 Enhance existing single-family -' .d
garage appearance standards to better v... ..411t6 ,,
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address the negative visual impacts of l :-..-:4--. z, a_
Windows
front-facing garages and driveways. „ 11
,ii;�'�'�', i , _ Deep recess - 1
2.6 If landscaping is required for all new '', ��
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single-family and middle housing
developments, include tree canopy '-. •'' ,} xE . ,
requirements. i� . L ,1 111 i� 7\
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2.7 Apply existing single-family housing - � fki
design standards for driveways andn
garages to townhouses. ram - `: ' _- - _
Overhanging eaves Pavers Natural wood finish, Individual doors
detailing
Scale and Character of New Middle Housing: Recommendations (4 of 4)
2.8 Regulate open space for detached 610-0
.
du lexes, triplexes, and quadplexes in
the same manner as for attached
A .
"plexes".
2.9 Allow smaller front or rear yard
setbacks of 10-15 feet for detached
duplexes, triplexes, and quadplexes, as °k
is allowed for cottage cluster housing.
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Scale and Character of New Middle Housing: No Consensus
Separate Porches Shared/Continuous Porches
Majority support for:
,� _
• Apply existing single-family housing �-., ._g
design standards to middle housin _ -; C
g � _ ��-u �� 410k , �
• Create new standards to regulate the : w
design and orientation of entrances.
No consensus reached: _ � �• � =
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• Require landscaping for all new middlcr7 imr -
�r 1
housing and single-family housing � , is
Witz !OF' q, yam,
developments. : , , :
Runoff and Stormwater Impacts of New Middle Housing: : No Consensus
No Consensus: Limit Natural % - 75400%
Ground Cover Impervious Surface Impervious Surface
development of impervious 4,0% 35% 30%
Evapo- Evapo- Evapo-
surfaces or create Transpi rakiOn Transpirali6n iran,yir?tipn
landscaping requirements for at mp,R R a it $$RynpH
ri * r F5 5
both single-family L ■ aim "" ��A — -r ` 1 E
17.
development and middle � °
Shallow 75"Den F shallow 15%Daen ' 5°
shallow deep
infiltration Infiltration Infiltration Infittradon infiltration Infiltration
housing to mitigate the
impacts of increased density
0
Affordability and Accessibility of New Middle Housing: Recommendations
4.1 Provide financial incentives for middle housing
projects that include a minimum number or ` I
percentage of income-restricted affordable units or I �_�
meet certain accessibility standards he416
• Revise the City's current SDC exemption _ _
policy so that it applies to middle housing developments that provide a minimum Ideal:Level Acceptable:Measures between 1:20 and 1:12 Assistance may be Potential hazard:
required:Steeper Too steep
percentage of income-restricted affordable
units or meet certain accessibility standards.
• Provide property tax exemptions for middle
housing developments that provide a
minimum percentage of income-restricted
affordable units or meet certain accessibility
standards.
SB 458 Overview
Overview: SB 458
• Allows lot divisions for middle housing in order for lots for each dwelling unit to be
owned and sold individually.
o Must comply with all relevant building code requirements (such as firewalls)
o Separate utilities required for each unit/lot
o Easements required for utilities, common areas, parking, driveways
• Only applies to middle housing that meets HB 2001 code standards, so existing middle
housing likely not eligible unless specifically allowed by the City
• City may not apply additional requirements beyond those allowed in the bill or HB 2001 ,
such as requiring each lot to have driveway access, street frontage, or parking
• May require street frontage improvements not otherwise required for single-family
detached dwellings
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