Planning Commission

AGENDA Meeting Location: Virtual Meeting (via Zoom) Phone: 541-682-5481 www.eugene-or.gov/pc The Eugene Planning Commission welcomes your interest in these agenda items. Feel free to come and go as you please at any of the virtual meetings. For the hearing impaired, FM assistive-listening devices are available, or an interpreter can be provided with 48-hour notice prior to the meeting. Spanish-language interpretation will also be provided with 48- hour notice. To arrange for these services, contact the Planning Division at 541-682-5675. **Due to Governor Kate Brown’s Stay Home, Save Lives Executive Order to combat the spread of Covid-19, this meeting will be held remotely using virtual meeting technology. Information about online or other options for access and participation is available on the reserve side of this agenda. ** TUESDAY, JANUARY 12, 2021 – REGULAR MEETING (5:30 p.m. to 7:30 p.m.) A. PUBLIC COMMENT The Planning Commission reserves 10 minutes at the beginning of this meeting for public comment. The public may comment on any matter, except for items scheduled for public hearing or public hearing items for which the record has already closed. Generally, the time limit for public comment is three minutes; however, the Planning Commission reserves the option to reduce the time allowed each speaker based on the number of people requesting to speak. B. WORK SESSION: Middle Housing Code Amendments Update Staff: Terri Harding, THarding@eugene-or.gov, 541-682-5635 C. ITEMS FROM COMMISSION AND STAFF a. Other Items from Staff b. Other Items from Commission c. Learning: How are we doing? Commissioners: John Barofsky; Ken Beeson (Vice Chair); Tiffany Edwards; Lisa Fragala; Dan Isaacson; Chris Ramey (Chair); Kristen Taylor HOW TO ACCESS THE MEETING • To watch the meeting live (non- participant): Visit https://www.eugene- or.gov/2109/Planning-Commission-Webcasts to view the live webcast or tune in to Local Comcast Chanel 21 • To join/watch the meeting from your computer, tablet or smartphone (allows participation in Public Comment): https://eugene-or-gov.zoom.us/j/98939251956 • To join by phone (allows participation in Public Comment): Dial one of the below numbers and enter the Webinar ID: 989 3925 1956. +1 971 247 1195 +1 669 219 2599 +1 669 900 6833 +1 720 928 9299 +1 206 337 9723 +1 213 338 8477 For higher quality, dial a number based on your current location. International numbers available: https://eugene-or-gov.zoom.us/u/acwmw8uOfC To sign- up to speak for Public Comment: o For those viewing the meeting on a computer, laptop, or other device, click once on the blue “hand” icon o For those listening to the meeting on a phone, press *9 (Star-9)  AGENDA ITEM SUMMARY January 12, 2021 To: Eugene Planning Commission From: Terri Harding, City of Eugene Planning Division Subject: Middle Housing Code Amendments Update (Implementation of House Bill 2001) ACTION REQUESTED At this meeting, the Planning Commission is being asked to review, discuss, and provide feedback on a list of values and principles for the Middle Housing Code Amendments. The meeting is also an opportunity for the commission to learn about the state’s rules and minimum standards for middle housing, the in-process economic analysis, and the upcoming code concepts and public involvement included in the next project phase. INTRODUCTION The Eugene Middle Housing Code Amendments project seeks to implement Oregon House Bill 2001 (2019), which requires large cities such as Eugene to allow middle housing including duplexes, triplexes, fourplexes, cottage clusters, and rowhouses, in more places in the city, in order to increase housing choice and supply. This work session is an opportunity for the Planning Commission to continue to learn about the public input staff has collected and synthesized into a list of values and principles. Values and Principles At the December 14, 2020 work session, staff provided an overview of the first phase of public involvement for the Middle Housing Code Amendments project. The first public involvement phase was an opportunity for staff to listen to hopes and fears about allowing more housing in more places, and for staff to collect input from stakeholders on values and principles related to housing in general and middle housing in particular. Staff received input from the Boards and Commissions RoundTable, Local Partners RoundTable, Equity RoundTable, Healthy Democracy panel, and student outreach project. Staff has synthesized this stakeholder input and developed a draft set of values and principles (Attachment A) that staff will consult during the project’s upcoming design and code concept phases. It is important to note that the values and principles are not approval criteria. The draft values and principles in Attachment A bring together themes staff heard from the RoundTables, student outreach project, and Healthy Democracy panel. While the values and principles are derived from stakeholder input on the Middle Housing Code Amendments project specifically, they also relate to a bigger picture of housing generally and the various projects and programs at the City related to housing. In December, the Planning Commission heard from two Healthy Democracy panelists about their experience serving on the panel. At this work session, the Planning Commission will hear from the Equity RoundTable facilitator and a participant in the Equity RoundTable. Page 1 of 5 Economic Feasibility Study ECONorthwest (ECO) has been working on an economic feasibility study to help better understand how economics and development factors for middle housing vary throughout the City, specifically identifying the relative magnitude of new development that could occur in different areas. To assess development potential, ECO created a set of housing prototypes based on numerous factors, including housing types, parcel size, unit size, market segment, and more. These prototypes, in combination with market assumptions, sales and rent data, and residual land value, are being used to identify the likely financial feasibility of certain middle housing types within different low-density residential areas of Eugene. Based on the outcome of this analysis, ECO will create a report that identifies the feasibility of middle housing development across the community. While this information will be useful to understanding development potential of middle housing in Eugene, it will also play an important role in the City’s analysis of infrastructure demand by middle housing development. ECO staff will be present at the meeting to talk about some of their preliminary findings and to answer questions about housing market economics and development feasibility of middle housing in Eugene. Rulemaking and Minimum Compliance Standards At the December 9, 2020 Land Conservation and Development Commission (LCDC) meeting, Department of Land Conservation and Development (DLCD), the state's planning agency, proposed administrative rules, including a model code and minimum standards for compliance with House Bill 2001. LCDC voted to adopt the rules, and the rules took effect on December 31, 2020. As discussed at a previous Planning Commission meeting, the City intends to follow the minimum compliance standards and adopt a Eugene-specific code rather than adopt the state’s model code. If code amendments that comply with the minimum compliance standards are not adopted by June 30, 2022, the state’s model code will apply directly for middle housing development within the City. The administrative rules implementing the requirements of House Bill 2001 (Middle Housing in Medium and Large Cities, Oregon Administrative Rules Chapter 660, Division 46) establish, at minimum, code standards cities need to implement to comply with the requirements of House Bill 2001. The administrative rules were developed and refined over the course of a year by four groups of planning and development experts: the HB 2001 technical advisory committee, HB 2001 rulemaking advisory committee, DLCD staff, and the LCDC Commissioners. The technical and rulemaking advisory committees included representatives from local jurisdictions, planners, developers, housing advocates, and others. Meeting packets and recordings and a full participant list are on DLCD’s Rulemaking web page. The rulemaking advisory committee and the technical advisory committee each met 10 times over the course of a year. Both committees’ meetings were typically four hours in duration and included in-depth discussion of the model code and minimum standards on topics such as approach to siting middle housing (‘whittle-away’ or ‘balloon’), lot size, parking, and master planned communities. The final rules take a ‘whittle-away’ approach to siting middle housing. Which means the default is that middle housing is allowed in as many places as possible, with areas ‘whittled-away’ for a limited set of reasons, such as infrastructure constraints or natural hazard areas. The ‘balloon’ approach would have allowed cities to focus middle housing in amenity-rich areas such as near transit corridors. While Eugene is required to meet the minimum standards across the community and allow housing types broadly in residentially zoned areas that allow for single family homes, as dictated by the rules, we are also Page 2 of 5 required to "consider ways to increase the affordability of middle housing by considering ordinances and policies." The City can also go beyond the requirements of the rules and encourage or incentivize additional middle housing in the community, as explained below. Minimum Compliance Standards Summary For cities that choose to adopt their own new land use regulations in response to HB 2001, the minimum standards establish parameters to ensure those new land use regulations comply with the house bill. The standards provide cities some flexibility in adopting compliant code amendments. The minimum standards are written to act as a floor, not a ceiling. The standards use wording such as, “the minimum lot size can be no greater than…” and, “cities may apply a lesser minimum lot size”, which provide clear limitations on how code can be changed and maintain compliance with the house bill. For example, cities can allow middle housing to be taller or require fewer parking spaces than the rules require; however, cities cannot require middle housing to have a lower building height than allowed for single family dwellings or require more parking than the amount prescribed in the minimum standards. Another option could be to lessen restrictions or provide incentives for middle housing in specific areas such as around key transportation corridors. So long as cities meet the minimum standards city-wide, they are not precluded from increasing intensity of middle housing in certain areas. Requirements of the minimum standards include: • Duplexes are subject to the same development standards and procedures as single family detached dwelling • Triplexes and fourplexes are allowed in areas based on lot size • Parking requirements for triplexes and quadplexes are tied to lot size • Design standards for middle housing other than duplexes cannot exceed those in the Model Code • Density minimums and maximums do not apply to duplexes, triplexes, or quadplexes The final administrative rules are linked in Attachment B. The next phase of the Middle Housing Code Amendments project will be to develop design and code concepts, as described below. Preliminary List and Summary of Design and Code Concepts A preliminary summary of design and code concepts was prepared and included in the December 14, 2020 meeting packet. The intent of this document is to summarize the City of Eugene’s options in developing middle housing code amendments to achieve the following goals: • Comply with the requirements of Oregon House Bill 2001 and associated statutes and administrative rules; • Address neighborhood context issues; and • Reduce regulatory barriers to and/or encourage development of middle housing. As noted above, the minimum standards are fairly prescriptive and will therefore have a significant influence on Eugene’s approach to middle housing regulations. At this meeting, our consultants at Angelo Planning Group will introduce the next steps for preparing code and policy concepts and incorporating public comments into the draft code language. Page 3 of 5 NEXT STEPS Upcoming Technical Work Planning staff and consultants will use the minimum standards and values and principles document to create code concepts for compliance with the house bill. Work will also continue on the context study and feasibility study. Upcoming Public Engagement There will be continued and expanded public engagement on the choices Eugene has for complying with the law. The public will be asked to provide feedback on whether Middle Housing Code Amendments simply do what is required for compliance with House Bill 2001 or whether the code amendments instead go beyond the minimum requirements to foster more development of middle housing in Eugene. The project’s Engage Eugene and web page will be updated with opportunities to engage and with information about the minimum standards. The Boards and Commissions, Local Partners and Equity RoundTables and the Healthy Democracy panel will meet additional times. Additionally, community- wide requests for input will launch with a survey along with “Meetings in a Box” materials. These materials will be designed to be printed and interacted with for use by community members, neighborhood associations, classes, and organizations. ATTACHMENTS A. Draft Values and Principles for Middle Housing Code Amendments B. Oregon Administrative Rules Chapter 660, Division 46 (link) FOR MORE INFORMATION Staff Contact: Terri Harding Telephone: (541) 682-5635 Staff E-Mail: THarding@eugene-or.gov Page 4 of 5  Attachment A Middle Housing Code Amendments Draft Values and Principles These principles were written by city staff using words, phrases and themes suggested by public outreach groups in the fall of 2020. They serve to inform development of land use code and policy drafts that allow middle housing in more areas in Eugene as required by House Bill 2001. Equity and Access to Housing Create more ways for renters and owners of all incomes and identities to live across Eugene’s neighborhoods. Broad Dispersal of Middle Housing Encourage the creation of a land use code that facilitates the broadest possible dispersal of housing types to create accessible neighborhoods and avoid disproportionate impacts. Housing Options of All Shapes and Sizes Develop a land use code that allows the creation of quality housing in all neighborhoods that varies in size, type, and total cost. Compact, Efficient Housing View housing policy by using a sustainability lens; consider energy efficient building, encourage development that does not rely on cars, and allow more density to preserve our natural environment and surrounding farm and forest land. Sense of Belonging Treat existing and future neighbors living in homes of all shapes and sizes with respect and use language that champions safe, welcoming neighborhoods and public forums. Opportunities to Build Wealth Create opportunities for home ownership and economic vitality. Interconnectedness of Housing Solutions Go beyond the requirements of the legislation; see the minimum standards as a floor, not a ceiling, in order to meet more community needs. Vibrant Neighborhoods Reimagine areas zoned low density residential and encourage creation of vibrant neighborhoods with pedestrian and bicycle access to parks, shops, and gathering places. Page 5 of 5