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House Bill 2001 Implementation: MIDDLE HOUSING IN WASHINGTON COUNTY January 21, 2021 www.co.washington.or.us Land Use and Transportation
House Bill 2001 Implementation:MIDDLE HOUSING IN WASHINGTON COUNTY
January 21, 2021www.co.washington.or.us
Land Use and Transportation
Presentation Overview
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• Overview of HB2001• Overview of Middle Housing• Housing need• Provisions of Bill• Timeline • Outreach and Next Steps
House Bill (HB) 2001 Overview
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• Intended to reduce barriers to middle housing by:- Encouraging more diverse mix of housing- Providing housing options for people who may not be able to afford a
detached home- Providing owners an opportunity to redevelop property
• May impact housing affordability by:- Increasing housing units- Encouraging smaller housing units- Providing extra income from rentals
• Adopted 2019, rulemaking 2020, implementation mid-2022
What is “middle housing”?
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A range of housing types between single-family houses and larger multifamily buildings; often found in older neighborhoods:
• Duplex• Triplex• Quadplex• Townhouse • Cottage cluster housing• Accessory Dwelling Unit (ADU)
Where is it allowed in Washington County?
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County land use district allowances R-5: Residential 4-5 units/acre
Allows single family detached houses and duplexes (through Planned Development)
R-6 - R-25+, R-6 - R-25+NB, TO:R9-12 -18-24
Allow:• Detached houses • Attached housing (Duplex,
Triplex/Quadplex, Townhouse)
R-6 - R-15NB (N. Bethany only)
Also Allow:Cottage Clusters
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• In many US communities:• Regulations that kept middle housing out of
neighborhoods were originally intended to keep families of color out of white areas
• Lack of opportunity and access to housing has resulted in unequal outcomes and more segregated communities. This may be the case in Washington County.
• Allowing more diverse housing types will not fix historic inequity – but it can be part of the solution
Racism and housing
Housing need
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Comparison of change in gross rent and home value, 2012 and 2017
Washington County Consolidated Plan (2020-2024)Between 2012 and 2017 in Washington County:• Population increased about 8%• Housing stock increased about 5%• Median rent increased about 23%• Median home value increased
about 14%
Housing need
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2020-2024 Consolidated PlanHousing Need for Low Income Population, Washington County, Current and Future Growth
Projected need (2024)
Current Need (2017)
Total units (2024)
80-100% MFI 535 6,915 7,45050-80% MFI 1,471 19,025 20,49630-50% MFI 1,417 18,335 19,7520-30% MFI 1,404 18,160 19,564Total units 4,827 62,435 67,262% of units 7% 93%
Housing need
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Projected Need (2040)
Underproduction (current)
Housing for homeless (current)
Total units (2040)
120%+ MFI 32,054 1,283 0 33,337 37%80-120% MFI 12,097 3,109 0 15,204 17%50-80% MFI 10,341 5,460 101 15,899 18%30-50% MFI 6,552 4,480 270 11,305 13%0-30% MFI 6,757 4,581 3,022 14,356 16%Total Units 67,801 18,913 3,393 90,101% of Units 75% 21% 4%
Regional Housing Needs Analysis, 2020-2040
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• Requires large cities outside Metro, and counties and cities within Metro to:- Allow duplex on each lot or parcel in the UGB
where detached single-family dwelling is allowed- Allow all middle housing types in areas in the
UGB that allow detached single-family dwellings
• Excludes Future Development land• Can regulate middle housing to comply
with protective measures adopted pursuant to statewide planning goals
HB 2001 provisions
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Local jurisdictions may:• Continue to allow detached single-family
dwellings• Regulate siting and design of middle housing• Allow middle housing in additional locations
beyond HB 2001 requirements
Local jurisdictions must not:• “Discourage the development [of middle
housing]… through unreasonable costs or delay”
HB 2001 provisions
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• Must allow duplex on each residential lot that would allow a detached house
• Subject to same approval process and dimensional standards (e.g., setbacks, height) as detached homes
• Limits parking requirement to two off-street spaces per duplex (one/unit)
• Any exceptions to public works standards allowed for detached homes must also be allowed for duplexes
Minimum: Duplex
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• Must allow triplex, quadplex, townhouse, and cottage clusters in residential areas that allow detached homes
• Exceptions may be allowed for:• Goal-Protected Lands (e.g., Goal 5)• Master Planned Communities (e.g., N. Bethany)
• Same approval process as detached housing in same district
• Lot width, setbacks and height can be no more restrictive than detached housing
Minimum: Other middle housing
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• May apply clear and objective siting and design standards, such as:• Entry orientation• Windows• Garages and off-street parking areas • Driveway approach • Unit definition • Driveway access and parking • Cottage cluster design standards
• Local density maximums (generally) do not apply
Minimum: Other middle housing
Minimum compliance: Lot sizes
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• Minimum Compliance standards would allow the following:Housing Type Minimum lot size
Triplexes Lots 5,000 square feet (sf) or larger (5,500 sf in R-5)
Quadplexes Lots 7,000 sf or larger
Townhouse Can’t require average lot size > 1,500 sf
Cottage Cluster Lots 7,000 sf or larger
• Rules allow an alternative “Performance Metric Approach”
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• Allowing middle housing does not mean it will be built
• Economic and Market Feasibility Study:- Understanding factors that affect the
likelihood middle housing will be built- Projecting where middle housing may be
economically feasible to develop- Assessing likely impacts of potential County
actions on middle housing feasibility to assist in policy decisions
Feasibility of middle housing
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• Maximum off-street parking requirements• Minimum: One off-street space per
development• Maximum: One off-street space per unit
(e.g., Four spaces for a quadplex)
• Jurisdictions may allow:• Credit for on-street parking • Garage or carport (cannot require)
Minimum compliance: Parking
Implementation Timeline
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• Comprehensive outreach and community involvement plan is being developed
• Will involve outreach to full range of community members and interests
• Limits on local discretion, so much of outreach will be education
• Planning Commission role? • Board of Commissioners briefing Feb. 9
Outreach/Next Steps
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Land Use and Transportationwww.co.washington.or.us
Land Use & Transportationco.washington.or.usLand Use & Transportation
Possible Work Session Topics
01/20/2021
PLANNING COMMISSION SURVEY RESULTS
Land Use & Transportation
PC Survey Results
Highest priority (somewhat to very interested):• Joint Meeting with the Board (8 votes) • Long Range Planning Work Program (7 votes)• Middle Housing (6 votes)• Transportation System Plan (6 votes)• Legislative Update (6 votes)• Affordable Housing (5 votes)• Statewide Planning Goals (5 votes)
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Land Use & Transportation
PC Survey Results
Second Priority (4 votes somewhat to very interested): • Racist Planning History• Future Urban Growth Boundary Expansion• Urban Reserve Transportation Study• Transportation Development Review • Update of Futures Study• Agricultural Characteristics and Land Uses
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Land Use & Transportation
PC Survey Results
Third Priority (2 or 3 votes somewhat to very interested): • Clear and Objective Standards• Robert’s Rules of Order• Complete Streets• Short-term Rentals
Note: No item received 0 or 1 votes
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Land Use & Transportation
PC Survey Results
Top 3 Topics (most votes in the top 3):• Middle Housing (4 votes)• Future Urban Growth Boundary Expansion (4 votes)• Affordable Housing (3 votes)• Statewide Planning Goals (3 votes)• Transportation System Plan (3 votes)• Work Program (2 votes)• Racist Planning History (2 votes)• Transportation Futures Study (2 votes)
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Land Use & Transportation
PC Survey Results
Additional potential topics:• Simplifying the land use process (reducing time, creating cost
savings, etc.)• History of encouraging/discouraging market rate housing
affordability • Updating code elements (requirements for facades, outdoor yard
area, perimeter setback, etc.)• Tree inventory/natural resources inventory and preservation
opportunities
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Land Use & Transportation
PC Survey Results
Day Versus Evening Meetings (assuming 1 meeting per month): • 1:30 p.m. on the first Wednesday (2 votes)• 6:30 p.m. on the third Wednesday (7 votes)
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Land Use & Transportation
PC Survey Results
Staff Recommendation:• Middle Housing presentation today, with discussion on level and
type of involvement.• Long Range Planning Work Program is likely next topic• Will talk with Board about PC desire for joint meeting• Legislative update and other topics: staff will coordinate with
others on best timing, given PC priorities • Robert’s Rules training?
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Land Use & Transportation
Questions or comments?
Theresa Cherniak, Principal [email protected]
Todd Borkowitz, Associate [email protected]
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5a-HB2001_ 012021v2Slide Number 1Presentation OverviewHouse Bill (HB) 2001 OverviewWhat is “middle housing”?Where is it allowed in Washington County?Racism and housingHousing needHousing needHousing needHB 2001 provisionsHB 2001 provisionsMinimum: DuplexMinimum: Other middle housingMinimum: Other middle housingMinimum compliance: Lot sizesFeasibility of middle housingMinimum compliance: ParkingImplementation TimelineOutreach/Next StepsSlide Number 20
5b_Work Session Topics.012021Possible Work Session Topics PC Survey ResultsPC Survey ResultsPC Survey ResultsPC Survey ResultsPC Survey ResultsPC Survey ResultsPC Survey ResultsQuestions or comments?
