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(1) Purpose of Middle Housing Development Standards. The purpose of these development standards is to:

(a) Ensure that new middle housing development enhances the variety of housing options available to Eugene’s residents;

(b) Ensure consistency with state requirements for middle housing;

(c) Promote development of middle housing that provides opportunities for both rental and ownership housing;

(d) Provide an adequate supply and range of housing types and prices that will meet the city’s future population growth;

(e) Promote building and site design that contributes positively to a sense of neighborhood and to the overall streetscape; and

(f) Provide a physical environment that contributes to and enhances the quality of life.

(2) Applicability of Middle Housing Development Standards.

(a) Except as provided in subsection (b), Middle Housing Development Standards in this section 9.5550 apply to:

1. The development of all new middle housing, excluding duplexes; and

2. The development of middle housing, excluding duplexes, on a site with an existing dwelling or dwellings; and

3. The development of middle housing, excluding duplexes, created by adding building area to an existing dwelling or dwellings.

(b) Except as provided at EC 9.5550(6)(g), the Middle Housing Development Standards do not apply to existing dwellings, buildings, and structures that are not being altered as part of the middle housing development.

(c) The Middle Housing Development Standards do not apply to middle housing conversion.

(d) The Middle Housing Development Standards shall apply in all zones.

(e) The Middle Housing Development Standards do not apply to dwellings in a building with non-residential use on the ground floor.

(f) The Middle Housing standards apply in addition to the development standards for the applicable base zone. In the event of a conflict between the Middle Housing Development Standards and other applicable development standards in this code, the Middle Housing Development Standards control.

(3) Adjustment. Except as provided otherwise in this section, the Middle Housing Development Standards in EC 9.5550 may be adjusted consistent with the criteria in EC 9.8030(37).

(4) Standards for Triplexes and Fourplexes. Triplexes and fourplexes shall comply with all of the following:

(a) Garages and Off-Street Parking Areas. Garages and off-street parking areas shall not be located between a building and a public street, except in compliance with the standards in subsections 1 or 2 below.

1. The garage or off-street parking area is separated from the front lot line by a dwelling or a lot/parcel; or

2. The combined width of all garages and outdoor on-site parking and maneuvering areas does not exceed a total of 50 percent of the street frontage (see Figure 9.5550(4)(a)2. Triplex/Fourplex Width of Garages and Parking Areas).

Figure 9.5550(4)(a)2. Triplex/Fourplex Width of Garages and Parking Areas

(b) Driveways.

1. In lieu of the access connection standards in EC 7.410, triplexes and fourplexes shall comply with subparagraphs 2-5 of this subsection. Triplexes and fourplexes shall comply with the access connection standards in EC 7.420 through 7.445.

2. The total width of all driveway approaches must not exceed 32 feet per frontage, as measured at the property line (see Figure 9.5550(4)(b)2-3. Triplex/Fourplex Driveway Approach Width and Separation on Local Street). For lots or parcels with more than one frontage, see subsection 5.

Figure 9.5550(4)(b)2-3. Triplex/Fourplex Driveway Approach Width and Separation on Local Street

3. Driveway approaches may be separated when located on a local street if they comply with the access connection spacing standards in EC 7.420 (see Figure 9.5550(4)(b)2-3. Triplex/Fourplex Driveway Approach Width and Separation on Local Street).

4. For lots or parcels abutting an alley that meets the paving width standards of EC 9.6870, access must be taken from the alley (see Figure 9.5550(4)(b)4. Triplex/Fourplex Alley Access).

Figure 9.5550(4)(b)4. Triplex/Fourplex Alley Access

5. Lots or parcels with more than one frontage must comply with the following:

a. Lots or parcels with frontages on major collectors and/or arterial streets must meet the access connection standards applicable to major collectors and/or arterials located in EC 7.420(2).

b. A lot or parcel with frontage on two or more streets of different street classifications shall comply with EC 7.420(1)(c).

c. Lots or parcels with frontages only on local streets may have either:

(1) Two driveway approaches not exceeding 32 feet in total width on one frontage; or

(2) One maximum 16-foot-wide driveway approach per frontage (see Figure 9.5550(4)(b)5.c.2 Triplex/Fourplex Driveway Approach Options for Multiple Local Street Frontages).

Figure 9.5550(4)(b)5.c.(2) Triplex/Fourplex Driveway Approach Options for Multiple Local Street Frontages

(c) Entry Orientation and Windows.

1. Entry Orientation.

a. At least one main entrance for each triplex or fourplex structure must meet the standards in subparagraphs b. or c. below. Any detached structure where more than 50 percent of its street-facing facade is separated from the street property line by a dwelling is exempt from meeting these standards.

b. The main entrance must either:

(1) Face the street (see Figure 9.5550(4)(c)1.b.(1) Middle Housing Main Entrance Facing the Street);

Figure 9.5550(4)(c)1.b.(1) Middle Housing Main Entrance Facing the Street

(2) Be located at an angle of up to 45 degrees from the street (see Figure 9.5550(4)(c)1.b(2) Middle Housing Main Entrance at 45° Angle from the Street); or

Figure 9.5550(4)(c)1.b.(2) Middle Housing Main Entrance at 45° Angle from the Street

(3) Open onto a porch with one entrance facing the street (see Figure 9.5550(4)(c)1.b.(3) Middle Housing Main Entrance Opening onto a Porch).

Figure 9.5550(4)(c)1.b.(3) Middle Housing Main Entrance Opening onto a Porch

c. In lieu of meeting the standards in subparagraph b. above, main entrances for triplexes and fourplexes may instead face a common open space that is adjacent to the street and is abutted by dwellings on at least two sides (see Figure 9.5550(4)(c)1.c. Middle Housing Main Entrance Facing Common Open Space).

Figure 9.5550(4)(c)1.c. Middle Housing Main Entrance Facing Common Open Space

d. Criteria for Adjustment. Adjustments to the standards in EC 9.5550(4)(c)1. may be made, consistent with the criteria in EC 9.8030(37)(a) Entry Orientation.

2. Windows. All street-facing facades, except those separated from the front lot line by a dwelling, shall have windows or entrance doors covering at least 15 percent of the applicable facade area. Half of the window area in a door of an attached garage may count toward meeting this standard. This standard may not be adjusted. (See Figure 9.5550(4)(c)2. Middle Housing Window Coverage.)

Figure 9.5550(4)(c)2. Middle Housing Window Coverage

(d) Criteria for Adjustment. Except as provided in subparagraph (c), adjustments to the standards in this subsection (4) may be made, consistent with the criteria of EC 9.8030(37)(b) Garages, Off-Street Parking Areas, and Driveways for Triplexes and Fourplexes.

(5) Standards for Townhouses. Townhouses shall comply with all of the following:

(a) Number of Attached Dwelling Units. These standards may not be adjusted.

1. Minimum. A townhouse project must contain at least two attached units.

2. Maximum. In the R-1 zone, the maximum number of townhouse units that may be attached is 10. In all other zones, there is no maximum number of townhouses that may be attached.

(b) Unit Features. Each townhouse unit must include a minimum of one of the features in subsections 1 through 7 below on a minimum of one street-facing façade (see Figure 9.5550(5)(b). Townhouse Unit Features):

1. A roof dormer a minimum of 4 feet in width, or

2. A balcony a minimum of 2 feet in depth and 4 feet in width and accessible from an interior room, or

3. A bay window that extends from the facade a minimum of 2 feet, or

4. An offset of the facade of a minimum of 2 feet in depth, either from the neighboring townhouse or within the façade of a single townhouse, or

5. An entryway that is recessed a minimum of 3 feet, or

6. A covered entryway with a minimum depth of 4 feet, or

7. A porch meeting the standards of subsection 9.5550(5)(d)1.b.3.

Figure 9.5550(5)(b) Townhouse Unit Features

(c) Driveway Access and Parking. Townhouses on lots with public street frontage shall meet the following standards:

1. EC 7.420 and 7.445 and subparagraphs 2-4 of this subsection.

2. Garages on the front façade of a townhouse, off-street parking areas within the front yard setback, and driveways in front of a townhouse are allowed only if they meet the following standards in this subsection 2 (see Figure 9.5550(5)(c)2. Townhouses with Parking in Front Yard).

a. Each townhouse lot has a street frontage of at least 15 feet on a local street.

b. A maximum of 1 driveway approach is allowed for every townhouse. Driveway approaches and/or driveways may be shared.

c. Outdoor on-site parking and maneuvering areas do not exceed a total width of 12 feet on any lot.

d. The garage width does not exceed 12 feet.

Figure 9.5550(5)(c)2. Townhouses with Parking in Front Yard

3. The following standards apply to driveways and parking areas for townhouse projects that do not meet all of the standards in subsection 2 of this section.

a. Off-street parking areas shall be accessed on the back façade of the townhouse or located in the rear yard of the townhouse. No off-street parking shall be allowed in the front yard or side yard of a townhouse.

b. A townhouse project that includes a corner lot shall take access from a single driveway approach on the side of the corner lot. (See Figure 9.5550(5)(c)3.b. Townhouses on Corner Lot with Shared Access.)

Figure 9.5550(5)(c)3.b. Townhouses on Corner Lot with Shared Access

c. Townhouse projects that do not include a corner lot shall consolidate access for all lots into a single driveway. The driveway and approach are not allowed in the area between the front building façade and front lot line of any of the townhouses. (See Figure 9.5550(5)(c)3.c. Townhouses with Consolidated Access.)

Figure 9.5550(5)(c)3.c. Townhouses with Consolidated Access

d. Townhouse projects shall include access easements recorded with Lane County Deeds and Records for vehicular access and emergency access for any consolidated access or shared driveways.

4. Townhouse projects in which all units take exclusive access from a rear alley are exempt from compliance with subsections 2 and 3 of this section.

5. Criteria for Adjustment. Except for those standards that cannot be adjusted, adjustments to the standards in this subsection may be made, based on the criteria of EC 9.8030(37)(d) Townhouse Driveway Access and Parking.

(d) Entry Orientation and Windows.

1. Entry Orientation.

a. The main entrance of each townhouse dwelling with frontage on a public street must meet the standards in subparagraphs b and c below.

b. The main entrance must either:

(1) Face the street (see Figure 9.5550(4)(c)1.b.(1) Middle Housing Main Entrance Facing the Street);

(2) Be located at an angle of up to 45 degrees from the street (see Figure 9.5550(4)(c)1.b.(2) Middle Housing Main Entrance at 45° Angle from the Street); or

(3) Open onto a porch with one entrance facing the street (see Figure 9.5550(4)(c)1.b.(3) Middle Housing Main Entrance Opening onto a Porch).

c. In lieu of meeting a or b. above, main entrances for townhouses may instead face a common open space, private street, or driveway.

d. Criteria for Adjustment. Except for those standards that cannot be adjusted, adjustments to the standards in EC 9.5550(5)(d)1. may be made, consistent with the criteria in EC 9.8030(37)(a) Entry Orientation.

2. Windows. All street-facing facades on each individual townhouse unit shall have windows or entrance doors covering at least 15 percent of the area of all facades. Half of the window area in a door of an attached garage may count toward meeting this standard. This standard may not be adjusted. (See Figure 9.5550(4)(c)2. Middle Housing Window Coverage.)

(6) Standards for Cottage Clusters. Cottage cluster development shall comply with all of the following:

(a) General Standards.

1. Number of Dwellings.

a. A single cottage cluster shall contain a minimum of 4 and a maximum of 8 cottages. The minimum number of cottages required by this subparagraph (a) may not be adjusted.

b. All cottages within a single cottage cluster must share a common courtyard. This standard may not be adjusted.

c. A cottage cluster project may include more than one cluster with more than one associated common courtyard. There is no limit to how many cottage clusters are permitted on a single lot.

2. Setbacks.

a. Building Separation. Cottages shall be separated by a minimum distance of 6 feet between walls. This standard may not be adjusted. The minimum distance between all other structures, including accessory structures, shall be in accordance with building code requirements.

b. All other setbacks are provided in Table 9.2750 or in the development standards for the applicable zone.

3. Building Height. The maximum building height for all structures in a cottage cluster is 25 feet. This standard may not be adjusted.

4. Footprint. The building footprint for each cottage shall be less than 900 square feet. This standard may not be adjusted. The building footprint shall be measured by calculating the total square foot area of a building, when viewed directly from above, that covers a portion of a lot, except that the following structures or parts of structures shall themselves not be included in calculating building footprint:

a. Any part of a structure without a roof.

b. Roof eaves.

c. Carports, porches, and balconies that are open at least 50 percent of their respective perimeter.

d. Detached garages or accessory buildings.

5. Maximum Dwelling Size. The maximum average dwelling size permitted for a cottage cluster is 1,400 square feet. Community buildings shall be included in the maximum average size calculation for a cottage cluster. For the purposes of this subparagraph, “Average size” means the average square footage of all dwelling units and any community building in the cottage cluster as calculated using the formula at EC 9.2741(4)(c).

6. Accessory Buildings. Accessory buildings must not exceed 400 square feet in floor area. Accessory buildings in the R-1 zone must also comply with the standards in EC 9.2751(16). Accessory building size is the total square foot area of an accessory building, which is calculated by adding together the square foot area of each full story or level in an accessory building, measuring square foot area from the exterior perimeter walls of the accessory building. Eaves, decks, porches, exterior stairways and carports are not included in the accessory building size.

7. Windows. All street-facing facades of dwellings within 20 feet of a property line abutting a street shall have windows or entrance doors covering at least 15 percent of the area of the facades. Half of the window area in a door of an attached garage may count toward meeting this standard. This standard may not be adjusted. (See Figure 9.5550(4)(c)2. Middle Housing Window Coverage.).

8. Criteria for Adjustment. Except for those standards that cannot be adjusted, adjustments to the standards in this subsection may be made, based on the criteria of EC 9.8030(37)(e) General Standards for Cottage Clusters.

(b) Cottage Orientation. Cottages must be clustered around a common courtyard and must meet the following standards (see Figure 9.5550(6)(b)-(c). Cottage Cluster Orientation and Common Courtyard Standards):

1. Each cottage within a cluster must either abut the common courtyard or must be connected to it by a pedestrian path. This standard may not be adjusted.

2. A minimum of 50 percent of cottages within a cluster must:

a. Have a main entrance facing the common courtyard;

b. Be within 10 feet from the common courtyard, measured from the façade of the cottage to the nearest edge of the common courtyard; and

c. Be connected to the common courtyard by a pedestrian path.

3. As long as the standard in subsection 2 is met, the main entrances of cottages within 20 feet of a property line abutting a street may face the street.

4. Cottages not facing the common courtyard or the street must have their main entrances facing a pedestrian path that is connected to the common courtyard.

5. Criteria for Adjustment. Adjustments to the standards in this subsection may be made, based on the criteria of EC 9.8030(37)(f) Cottage Cluster Orientation Standards.

Figure 9.5550(6)(b)-(c) Cottage Cluster Orientation and Common Courtyard Standards

(c) Common Courtyard Design Standards. Each cottage cluster must include a common courtyard in order to provide a sense of openness and community of residents. Common courtyards must meet the following standards (see Figure 9.5550(6)(b)-(c). Cottage Cluster Orientation and Common Courtyard Standards):

1. The common courtyard must be a single, contiguous piece.

2. The common courtyard must contain a minimum of 150 square feet per cottage within the associated cluster.

3. The common courtyard must be a minimum of 15 feet wide at its narrowest dimension.

4. The common courtyard shall be developed with a mix of landscaping, lawn area, pedestrian paths, and/or paved courtyard area, and may also include recreational amenities. Impervious elements of the common courtyard shall not exceed 75 percent of the total common courtyard area.

5. Pedestrian paths must be included in a common courtyard. Paths that are contiguous to a courtyard may count toward the courtyard’s minimum dimension and area. Parking areas, required setbacks, and driveways do not qualify as part of a common courtyard.

7. Criteria for Adjustment. Adjustments to the standards in this subsection may be made, based on the criteria of EC 9.8030(37)(g) Common Courtyard Design Standards.

(d) Community Buildings. Cottage cluster projects may include community buildings for the shared use of residents that provide space for accessory uses, such as community rooms, guest housing, exercise rooms, day care, community eating areas, or picnic shelters. Community buildings must meet the following standards:

1. Each cottage cluster is permitted one community building.

2. The community building shall have a maximum floor area of 1,200 sf. In addition, the community building shall count towards the maximum average dwelling size calculation of the cottage cluster, pursuant to subsection 9.5550(6)(a)5.

3. If a community building meets the definition of a dwelling unit, a covenant must be recorded against the property stating that the structure is not a legal dwelling unit and will not be used as a primary dwelling.

4. Criteria for Adjustment. Adjustments to the standards in this subsection may be made, based on the criteria of EC 9.8030(37)(h) Community Building Standards.

(e) Pedestrian Access. These standards may not be adjusted.

1. A pedestrian path must be provided that connects the main entrance of each cottage to the following:

a. The common courtyard;

b. Shared parking areas;

c. Community buildings;

d. Sidewalks; and

e. Public rights-of-way abutting the site.

2. The pedestrian path must be hard-surfaced (concrete, asphalt, or pavers) and a minimum of 3 feet wide.

(f) Parking Design. (see Figure 9.5550(6)(f). Cottage Cluster Parking Design Standards)

Figure 9.5550(6)(f) Cottage Cluster Parking Design Standards

1. Clustered parking. Off-street parking may be arranged in parking clusters, subject to the following standards:

a. Cottage cluster projects are permitted parking clusters of not more than 10 contiguous spaces.

b. Parking clusters must be separated from other parking spaces or parking clusters by at least 4 feet of landscaping.

c. Clustered parking areas may be covered.

d. Clustered parking areas must meet the standards in EC 9.6420; however, where the standards in EC 9.6420 conflict with the clustered parking standards in this subsection 1, the clustered parking standards in this subsection 1 control.

2. Parking location and access.

a. Off-street parking areas with 5 or more spaces shall not be located within 10 feet from any property line that abuts a street;

b. No off-street parking space or vehicle maneuvering area is permitted between a property line that abuts a street and the front façade of cottages located closest to that property line.

c. No off-street parking space is permitted within 10 feet of any property line external to the cottage cluster or cottage cluster project, except property lines abutting an alley. Driveways and drive aisles are permitted within 10 feet of property lines external to the cottage cluster or cottage cluster project.

d. Driveways must meet the access connection standards in EC 7.410 and 7.420.

3. Screening. Screening that is at least three feet tall, consisting of landscaping, fencing, or walls shall separate clustered parking areas and parking structures from common courtyards and public streets.

4. Garages and carports.

a. Garages and carports (whether shared or individual) must not abut more than 25 percent of a common courtyard’s perimeter.

b. Individual detached garages must not exceed 400 square feet in floor area.

c. Garage doors for attached and detached individual garages must not exceed 20 feet in width.

5. Criteria for Adjustment. Adjustments to the standards in this subsection may be made, based on the criteria of EC 9.8030(37)(i) Cottage Cluster Parking Design Standards.

(g) Existing Structures. An existing single-unit dwelling and accessory uses and buildings on a lot or parcel to be used for a cottage cluster project may remain within the cottage cluster project area provided they comply with the standards in subsections 1 – 4 below. These standards may not be adjusted.

1. The existing dwelling may be nonconforming with respect to the requirements of this section EC 9.5550(6).

2. The existing dwelling may be altered or expanded up to a maximum height of 25 feet or a maximum building footprint of 900 square feet. Existing dwellings that exceed the maximum height and/or footprint standards may not be expanded.

3. The existing dwelling shall be excluded from the calculation of maximum average dwelling size of a cottage cluster, per 9.5550(6)(a)5.

4. The existing dwelling shall be excluded from the calculation of orientation toward the common courtyard, per subsection 9.5550(6)(b)2.

(Section 9.5550 added by Ordinance No. 20667, enacted May 24, 2022.)