The City of Albany is pleased to be partnering with the Farmworker Housing Development Corporation (FHDC.org) to apply for the Pathways to Removing Obstacles to Housing (PRO Housing) federal grant allocated through the Community Development Block Grant program. The PRO Housing grant program is dedicated to helping communities remove barriers to affordable housing production and preservation. For more information about the PRO Housing grant, please refer to the HUD PRO Housing website.
The city applied for $1,857,653 for funding to extend Goldfish Farm Road, sidewalks, bike lanes, and a public sewer main through the project site, south to Spicer Drive. The cost of extending public infrastructure can be a substantial barrier to new affordable housing development. Alleviating these costs will enable up to 162 units of affordable housing to be developed, including both rental and homeownership housing options for the future Colonia Solidaridad community.
View the Grant Application Materials:
- Application Narrative
- Project Budget
- Colonia Solidaridad Conceptual Site Plan
- City Resolution in Support of the Application
- Public Comments Received
View Albany’s Amended CDBG Citizen Participation Plan.
Email comments regarding this project to
The City of Albany promotes fair housing and makes all programs available to low- and moderate-income residents regardless of age, race, color, religion, sex, national origin, sexual preference, marital status, or disabilities. For more information and to request translation of any materials, or if translation services are needed to participate in public hearings or meetings, please email
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When will public hearings for these annexations be held?
Hearings for these annexations are scheduled for December 2023 – February 2024.
What are the benefits of annexing to the City?
The benefit to annexing is different for each property. In most cases the leading benefit to annexation is more development options than the current county zoning allows.
Additional benefits to annexation are:
- Access to one or more major urban services. These services include City water and sanitary and storm sewers.
- Improved access to public libraries and parks and recreation programs (out-of-city residents typically pay more).
- Elimination of confusion over which agency to call in the case of a service concern (city sewer, city water, land use, police, etc., would all be addressed by the same unit of government).
- Participation in local government (voting on City issues and in City elections)
How much does annexation cost?
The city is not charging any fees for the proposed annexations. Normally, when a property owner submits an application to annex their land, there are fees for the Annexation Application, Zone Change Application and at times a Comprehensive Map Amendment. Those fees can range from $5,732 to $7,747. No fees will be charged for the cost of annexation, assignment of city zoning, or public hearing notices.
When will the annexation take effect?
For property owners that are willing to be included in the City’s island annexation process, the annexation will take effect at the time the City Council approves an ordinance proclaiming the annexation.
What happens after annexation?
Your property will be incorporated into the City and assigned a city zoning designation. Some of the tax rates on your annual property tax statement will change. The 2022-2023 Summary of Assessment and Tax Roll provides tax rates in dollars per thousand of taxable valued prior to Measure 5 compression. Island properties are currently taxed at a rate of $14.5355 per $1,000 of taxable value. Upon annexation the tax rate would become $20.1907 per $1,000 of taxable value. Please contact the Linn County Assessment and Taxation office at 541-967-3808 for any additional questions concerning your property taxes.
Some of your services may change. However, you should not experience any interruption in service either before, during, or after annexation. The City will notify all existing service providers of your property's annexation into the City. Some of the uses or structures on your property may not conform to the City's zoning code. This is okay and not unusual. Having a nonconforming use or structure will not prevent you from annexing or continuing to use your property. Future development on your property, such as a land division, home remodel, or new driveway, will be subject to the City's permitting requirements and the Albany Development Code.
What will my zoning designation be if annexation is successful? How can I change it?
Upon annexation, the property will be incorporated into the City and assigned a City zoning designation. The zoning designation will be based on Comprehensive Plan designations and what properties surrounding the island properties are zoned as, for example, if surrounding properties are zoned Single-Family Residential 5,000 square feet (RS-5), your property will most likely be zoned RS-5. Some properties are not abutting one specific zone where it may be clear what the zoning would be. In these cases, we will work with the property owners to find a zoning designation that matches the Comprehensive Map and would fit the existing or proposed use of the property.
Property owners who wish to change the zone on their property to a different designation after annexation would be required to apply for a separate zone change. This additional application would be at the expense of the applicant and may require additional applications including but not limited to a comprehensive map change.
Will I be required to hook up to City utility services right away (water, stormwater and/or sanitary sewer)?
No. The City will not force you to connect to city services simply because your property has been annexed. While there are several triggers for requiring connections, annexation alone is not one of them. If you would like to discuss utility connection opportunities or requirements, please contact Public Works – Engineering at 541-917-7676.
Who should I contact if I have more questions?
Contact David Martineau, Current Planning Manager, at 541-917-7555,
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What is this project about?
The Land Conservation and Development Commission (LCDC) passed Climate-Friendly and Equitable Community (CFEC) rules in 2022 to help cities reduce climate pollution, especially from transportation, by reducing driving. The new rules require cities over 50,000 to reform parking standards, plan for mixed use and walkable “climate-friendly areas” that provide more variety of housing, businesses, and services, and that are safely accessible by transit, bike, and foot. This may lead to more equitable outcomes, especially for those traditionally underserved residents, and give people the choice to not have a vehicle.
Learn more about Climate Friendly and Equitable Communities on the FAQs and CFEC Background tabs.
What does this mean for Albany?
Parking Reform – The city repealed parking, set parking maximums, and updated bicycle parking standards. Over time, parking lots will have more tree canopy, bicycle parking, and electric vehicle charging. Learn more on the Timeline tab.
Climate Friendly Areas (CFAs) – These areas would allow a mix of housing, businesses, and amenities, be walkable and accessible without driving. We hope they encourage more housing and transportation choices and create vibrant and connected neighborhoods.
Phase 1, 2023: The first phase was to study and determine potential locations of climate-friendly areas where 30% of Albany’s 2040 projected housing needs could be located. Staff identified areas near transit lines already zoned for a mix of uses that could meet the CFA requirements with little to no change to existing standards. CFAs were identified in all areas of the city – north, downtown, south/west, east, and in the middle. Candidate CFAs were reviewed and revised based on community input. See the final candidate CFAs and learn more in the study reports:
- Map of Potential CFAs,
- Albany’s Study of Potential Climate Friendly Areas,
- Anti-Displacement Analysis.
Please send any comments about these reports to
Phase 2, 2024: The second phase is to determine any amendments that may be needed to the development code standards, zoning, and comprehensive plan maps as needed by the end of 2024. The city will engage city residents and property owners in the candidate CFAs to get feedback on any proposed changes before going through a process to make a final decision on the location and boundaries of the CFAs and to officially designate the areas needed to comply with the rules, and then update the standards.
How do I stay informed or get involved?
This email address is being protected from spambots. You need JavaScript enabled to view it. , emailThis email address is being protected from spambots. You need JavaScript enabled to view it. or call 541-917-7560.- View the Community Engagement and other tabs above.
FAQs
Frequently Asked Questions
Why is Albany creating Climate Friendly Areas (CFAs)?
The CFEC rules adopted in July 2022 require all cities over 5,000 in population, counties in Oregon’s eight metropolitan areas must comply with the new rules. Albany is one of the eight metropolitan areas. Designing CFAs may give people more choices for where to live and reduce the reliance on vehicles, which may reduce emissions from transportation and slow the pace of climate change.
What is a Climate Friendly Area?
Climate Friendly Areas (CFAs) will be walkable, connected areas that allow a mix of businesses, housing, and amenities such as parks and schools. Development in these areas will require high quality pedestrian and bicycle infrastructure and transit access.
Where are the Climate Friendly Areas proposed and when will they go into effect?
Albany has identified candidate Climate Friendly Areas (CFAs) that are on or near transit lines where a mix of uses and/or taller buildings are already allowed within the city. The primary CFA is proposed for the Heritage Mall area, including surrounding commercial and residential development. “Secondary” CFAs are proposed in downtown, north, south, and east Albany.
After public engagement with property owners and residents, the Albany City Council will make a final decision regarding which areas to designate as CFAs by the end of 2024.
Development within CFAs will occur over many years based on market demand. The new rules will help ensure these areas provide a mix of uses in easily accessible areas, which we hope, will improve the livability and vibrancy of the city for all residents over time.
Will the rules eliminate single-detached dwellings and homeownership opportunities?
No. Most areas zoned for single-dwelling development will stay unchanged.
Home ownership can be through fee-simple ownership or condominium ownership.
Housing allowed in the new CFAs will include any housing that can be constructed at a minimum net density of 15 units an acre in most CFAs, which would include smaller houses, townhouses, duplexes, triplexes, fourplexes, apartments. Housing in the primary CFA proposed for the Heritage Mall area must be constructed at 25 units a net acre.
Will some businesses be prohibited in the new mixed-use areas?
Most commercial and service business types will be allowed in the new mixed-use areas; however, standards that require safe pedestrian access may discourage auto-depending retail.
Will the rules increase housing costs?
Many factors affect housing prices – the cost of land, construction, parking, supply and demand, location, unit size, to name a few. The following rule changes may reduce housing costs:
- Parking and Vehicle Ownership. Parking adds cost to development and people who don’t own cars pay indirectly for other people’s parking. Vehicle ownership is expensive. Parking is no longer required with development. Lenders and market dynamics will determine parking needs.
We recognize that Albany transit and bike/ped systems may currently not provide the stop frequency or connectivity yet to support car-free living and that most residents have cars and want parking. - The hope is that over time parking may be “decoupled” from the cost of housing, which may in turn support increased transit ridership (and ultimately better transit service) and walking and biking for services and jobs in closer proximity.
- Higher Density vs. “High Rise” Construction Costs. High rise buildings (5 or more stories) will not be required in the new urban centers, but we must allow for buildings up to 85 feet in the primary CFA (Heritage Mall area). Buildings over 4 stories have different construction requirements and can be more costly per square foot than buildings up to 4 stories. As land increases in value, taller buildings may cost less per square foot.
A market analysis for east Albany (east of I-5), indicated Albany’s residential development is anticipated to be 4 or fewer stories in the near term. A market study of all proposed CFAs will provide the city with more information about the type of development we could expect over time. - EV Conduit: Apartment complexes with 5 or more units must provide electrical service capacity and conduit for 40% of provided parking spaces; however, the wiring and electric vehicle chargers are not required. The intent is to reduce costs to install charging stations later as demand for EVs grows.
Will the rules increase costs for businesses?
- Parking. Parking is no longer required, which may reduce development costs. New standards will encourage conversion of underutilized parking areas and facilitate shared parking. New parking lots over ¼ acre in size will be required to provide more tree canopy or solar panels.
- EV Conduit. State law currently requires commercial buildings in private ownership to provide 20% of new parking spaces with EV conduit and electrical service capacity (ORS 455.417). The new rules for mixed -use buildings with 5 or more dwellings, increase this requirement to 40% of parking spaces provided.
Timeline
Timeline
The first phase is to study and determine potential locations of climate-friendly areas by December 31, 2023. Following this phase, development standards for these areas will be adopted by December 31, 2024.
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| Albany Area | Transportation Planning Rule major report (5/31) | Transportation Planning Rule minor report (5/31) | Transportation Planning Rule minor report (5/31/2026) and major report (5/31/2028) | Transportation Planning Rule minor report (5/31) | ||
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Parking Reform
There are three phases of parking reform (A, B, and EV Conduit). Parking Part A will go into effect on January 1, 2023. EV Conduit went into effect April 1, 2023. Parking Reform B amendments will be effective June 30, 2023. These last changes include repealing parking citywide, setting parking maximums, updating bicycle parking and amending parking lot standards for lots larger than one quarter of an acre to require solar panels or more tree canopy.
The city’s parking standards can be found in Article 9 of the Albany Development Code.
Why reduce parking requirements?
Parking is expensive to construct, and car ownership is expensive*. Transportation pollution accounts for 38% of Oregon’s greenhouse gas emissions.
Minimum parking requirements hide the costs of parking to households, housing, goods, services, and businesses. Free or ample parking leads to more people owning cars and driving than they would if they were aware of the true costs. Knowing these costs may lead to using alternative modes of travel.
Many communities let the market determine how much parking to provide and lenders usually require sufficient parking.
*According to AAA and Consumer Expenditures in 2019 by the US Department of Labor, the average vehicle costs more than $9,500 a year including loan, fuel, insurance, and maintenance.
What are the parking and transportation rules?
Parking A
Reduced parking requirements for certain uses, along transit corridors, and in mixed-use areas will go into effect January 1, 2023. These rules are intended to free up land for housing and services and help to create these mixed-use urban areas and support transit and alternative modes.
Parking B
Additional parking standards encouraging redevelopment of underused parking lots and shared parking, as well as require more tree canopy or solar panels in larger parking lots, and further reduce parking requirements will go into effect July 1, 2023 if not adopted by the city prior to that date.
EV Charging Capacity
By April 1, 2023, residential developments of 5 or more units will need to provide more electric vehicle charging capacity than the building codes currently require.
Transportation Systems Plan
By the end of 2029, the city will need to update or adopt a new Transportation System Plan that will prioritize systems that provide a wider range of equitable and climate-friendly transportation options such as walking, biking, and/or riding transit, rather than focusing solely on motor vehicle congestion.
Community Engagement
Community Engagement
The next round of community engagement will be regarding the boundaries of the proposed Climate Friendly Area (CFA) and necessary development code amendments to comply with the CFEC rules.
Join the mailing list to stay up to date. Please send questions, comments and suggestions to
View prior public event meeting materials:
May 31, 2023
Revised potential CFAs and Anti-Displacement Strategies
February 21, 2023
Preview of potential CFAs
- Presentation Slides
- CFEC Handout (English)
- CFEC Handout (Spanish)
- Survey (open until March 31)
November 30, 2022
Overview of Climate Friendly and Equitable Communities Rules
Background
Climate-Friendly and Equitable Communities (CFEC) Background
Oregon is not meeting its goals to reduce climate pollution. In 2007, Oregon legislators adopted a goal to reduce Oregon’s climate pollution by 75% by 2050 because that’s what the science calls for if Oregon is going to avoid catastrophic impacts to our environment, communities, and economy. Governor Brown issued Executive Order 20-04 in March 2020 which is the basis of the Oregon Climate Action Plan (OCAP), which directs many state agencies to address climate change in a variety of very specific ways.
The Department of Land Conservation and Development (DLCD) is the state agency that oversees land use and transportation planning. Transportation accounts for 38% of Oregon’s greenhouse gas pollution. Land use patterns can impact climate pollution by offering transportation, housing, and employment choices in locations that are walkable, bikeable, and accessible by transit to reduce reliance on vehicles.
The Oregon Land Conservation and Development Commission (LCDC) initiated the Climate-Friendly and Equitable Communities (CFEC) rulemaking in September 2020. After almost two years of public engagement and modifications to draft rules, LCDC adopted the rules July 21, 2022. Visit the CFEC page for information about the new standards and state climate change resources.
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Tutorials & Guides
Updates to e-Permitting in Accela Citizen Access
Here are the services offered though our e-Permitting site:
Building Permit Applications
You are now able to apply for all building permits, provide construction documents, and pay for review fees in a single transaction.
Public Works Applications
We are also excited you can now apply for Encroachment and Erosion Prevention and Sediment Control applications.
ePlans (Electronic Plan Review)
Electronic plan review is integrated into this system allowing you to create an application, submit your plans, and monitor application status without waiting for an invitation or using a separate system.
Updated Record Statuses
Better track your projects through the process with clearer record statuses: know when an application may have been deemed incomplete, when a plan review letter is available, when fees are due, and when the permit is issued. A full list and definitions of existing and new statuses is available in our guides and tutorials above.
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What is Middle Housing?
Middle housing refers to a range of smaller attached or clustered housing types that are typically built at a similar scale as single-family detached houses. In Oregon and Albany, middle housing refers to duplexes, triplexes, quadplexes, townhouses, and cottage clusters.
The term "missing middle housing" was coined by urban planner Daniel Parolek to refer to housing that fits in between single-family homes and larger apartment buildings but that's largely been missing from most cities' neighborhood patterns for many decades. Middle housing was common in neighborhoods in most communities prior to World War II. However, Albany and many other cities prohibited or significantly limited middle housing in single-family neighborhoods through zoning regulations that categorized them as "multi-family housing." Middle housing is subject to the same height and lot coverage standards as detached dwelling units to blend into existing neighborhoods.
Why do cities need Middle Housing types?
Housing needs vary throughout our lives. Many residents pay more than they can afford for housing and are limited to renting or buying detached homes they can't afford. The makeup of Oregon households is shifting; more than a quarter of households today are single people living alone. Small families, young adults, and the growing population of elderly need more options including smaller homes and less maintenance.
Enabling a greater variety of housing types throughout the state in more neighborhoods will increase opportunities for where people can choose to live, the types of homes they can live in, and may enable them to stay within the same neighborhood or be near family and friends as their housing needs change. Improving housing choices in the short term may improve housing affordability in the long term.
Oregon's Middle Housing Law (House Bill 2001)
Cities across Oregon and the nation are facing a housing affordability crisis. Housing production has not kept up with the demand in Oregon. As a result, home prices and rents have risen rapidly. Low vacancy rates and rising housing prices are creating a dynamic that leaves both existing and new community members struggling to find local housing that meets their basic needs at a price they can afford. This has put a particular strain on lower-income households, which have fewer choices in where to live, but also on working families and retirees.
In recognition of this statewide issue, the Oregon Legislature passed House Bill 2001 (HB 2001) in August 2019 in an effort to provide Oregonians with more housing choices. Building up the supply and variety of housing is anticipated to make homes more affordable and help meet the housing needs of many younger and older residents, and people who can't afford a larger detached house of their own.
Where is Middle Housing Allowed?
HB 2001 and associated statues (ORS 197.758) and Oregon Administrative Rules (Chapter 660, Division 46) require Oregon cities with populations over 25,000 to allow middle housing in areas where single- family detached housing is permitted. Specifically, Albany and other "large cities" must allow:
- Duplexes on each lot or parcel zoned for residential use that allows detached single unit dwellings regardless of lot size; and
- Triplexes, quadplexes, cottage clusters, and townhouses in areas zoned for residential use that allow detached single-family dwellings on lots that meet the minimum lot size for the middle housing type for the residential zone.
What are Albany's code standards and process for building Middle Housing?
In general, most of the same standards that apply to single dwelling units apply to all middle housing types – such as height, maximum lot coverage, setbacks, and street facing windows, with a few exceptions. Oregon Administrative Rules determined Albany's minimum lot sizes for middle housing. In single dwelling zones they are:
- Duplexes are permitted on any lot or parcel zoned for residential use that allows single dwelling units regardless of lot size.
- Triplex minimum lot size is the same as single dwelling units by zone (RS-5 and HM is 5,000 SF, RS-6.5 is 6,500 SF, RS-10 is 10,000 SF).
- Fourplexes and cottage clusters require 7,000 SF in RS-5, HM and RS-6.5, and 10,000 SF in RS-10.
- Townhouses – the minimum lot size is 1,500 SF, but the area for the townhouse development must be equal to or greater than 1,700 SF per townhouse in RS6.5 and 2,500 SF in RS-10.
Can any vacant lot become middle housing? Any lot located in a residential zone that allows detached single dwelling units that meets the minimum size requirements for the zone and the middle housing type may be developed with middle housing. This includes vacant lots within already developed or developing neighborhoods and newly created lots such as new subdivisions, or a small partition.
Process: When a lot meets the minimum area requirements for middle housing and is served by city utilities, a builder can submit building permits for middle housing on that property. The lot can be vacant or developed. An existing dwelling can be converted to middle housing or added onto to create middle housing. In cottage cluster developments, cottages can be built behind the primary dwelling. City staff review plans to comply with building codes, and development standards like setbacks, building height, and lot coverage.
The following handouts explain most of Albany’s middle housing types in more detail and provide the applicable Albany Development Code Standards for each housing type, including minimum lot sizes by zoning district.
Duplexes
A single detached building containing two primary dwellings. (Buildings with a primary dwelling and an accessory dwelling unit (ADU), would follow the ADU standards in ADC Section 3.080(4).) Duplexes are permitted on any lot or parcel where detached single unit dwellings are allowed and must meet the same design and development standards as detached single unit dwellings.
Triplexes and Fourplexes
Include a single building containing three (triplex) or four (fourplex) dwellings on a single lot or parcel.
Townhouses
Are two or attached dwelling units where each unit is on its own lot or parcel and served by separate utilities.
Cottage Clusters
A grouping of up to eight detached cottages with a footprint of less than 900 square feet each that includes a common courtyard.
PLEASE NOTE: Additional standards may be applicable to your specific project. If you have questions about your specific project, please contact us at
Middle Housing types are permitted with a building permit. Applicants will submit the applicable middle housing checklist (coming soon) with their building permit to ensure compliance with all applicable development standards.
Are ADUs (accessory dwelling units) considered Middle Housing?
No. One accessory dwelling unit is permitted on each lot that contains one legally established single detached dwelling unit. ADUs are subject to the development standards in ADC Article 3, Section 3.080 (4).
Does middle housing provide home ownership opportunities?
Oregon law established a middle housing land division process (described below) so that middle housing can be subdivided so there is a single unit on individual lots or individually owned as condominiums.
What are Middle Housing Land Divisions?
When a lot is eligible for middle housing, or the lot is developed with middle housing, the "parent" lot may be divided so that exactly one dwelling unit is located on each resulting "child" lot. The application must demonstrate compliance with both applicable building codes and middle housing standards to be eligible for the land division under Senate Bill 458. State law specifies an expedited land division process that is not considered a land use action (ORS 92.031). Cities can require or condition certain things,
including further land division limitations on "child" lots, street frontage improvements, and right-of-way dedication if the original parcel did not make such dedications. The city may not subject applications to approval criteria outside of what is provided in the bill, including that a lot or parcel require driveways, vehicle access, parking, or min/max street frontage, or requirements inconsistent with state law.
Public Notice of the Application: State law says written notice of the application shall be sent to owners of property within 100 feet of the site and to any City Council recognized neighborhood association whose boundaries include the site. The public comment period is 14 days.
Appeals: Any person or organization that files written comments during the comment period may file an appeal of the city's middle housing land division decision within 14 days of the date the notice of decision was mailed. The appeal must be based on the specific requirements in ORS 197.375(1)(c)(A) through (1)(c)(D) through (1)(c)(D) and accompanied by a $300 deposit for costs. The city will appoint a referee to decide the appeal decision in compliance with ORS 197.375(3) through (6). Approval of building permits for middle housing can be appealed to the Circuit Court under writ of review.
Will middle housing be required to provide parking – on-site and on the street for guests?
To comply with laws related to creating climate friendly and equitable communities, the city repealed parking city wide effective July 1, 2023. This means that no parking is required for any development in the city, including for single-dwelling units or middle housing; rather, parking is determined by the market. To address concerns about providing on-street and off-street parking, the city modified the code so that each lot for single or middle housing must meet one of the following driveway spacing:
- provide two off-street parking spaces per unit and have driveways spaced 5 feet apart, or
- has a minimum of 22 feet of contiguous street frontage (to enable on-street parking), or
- driveways are spaced at least 22 feet from other driveways (to accommodate on-street parking).
Since on-street parking is not included in the definition of "Sufficient Infrastructure," the City cannot deny middle housing based on lack of on-street parking.
Can the City deny middle housing based on insufficient infrastructure?
The city will require middle housing parent lots to be serviced by city utilities and streets and when necessary, be provided fire and emergency access easements. When a child lot abuts a street that does not meet city standards, street frontage improvements will be required, and when necessary additional right-of-way will be dedicated.
Can the City address potential impacts of increased traffic created by middle housing?
System wide transportation system improvements needed to address anticipated growth are identified and planned for in the city's Transportation System Plan (TSP). Albany's current TSP was adopted in 2010. An update to the TSP will begin in 2024. When the "parent" lot is first created through the land division process, the city determines whether transportation improvements are available or will be available to serve the proposed development. Albany's guidelines for traffic impact studies require submittal of a trip generation analysis for developments that generate 50 or more PM peak hour trips, and a traffic impact analysis for developments that generate 100 or more PM peak hour trips. Trip generation estimates are based on Institute of Transportation Engineers (ITE) trip rates.
Once a lot is created and is eligible for middle housing, building permits may be submitted. When a developer proposes a middle-housing land division, the city can only review it against the review criteria specified in state law (ORS Chapter 92), which do not include evaluation of impacts on the transportation system.
Will streets in middle housing developments accommodate fire trucks?
The city can determine whether sufficient infrastructure will be or can be provided. OAR 660-046 defines "Sufficient Infrastructure"OAR 660-046 defines "Sufficient Infrastructure" as it relates to streets, as: "Access via public or private streets meeting adopted emergency vehicle access standards to a city's public street system." If streets are built to city standards, they can accommodate emergency vehicles.
The Fire Code applies at the time of building permit and includes standards regarding the number of residential units that can be constructed when accessed by a single access route.
Middle Housing won't fit the character of our neighborhood.
Per state law, the city must apply the same standards for single dwelling units to middle housing – such as maximum height, maximum lot coverage, and setbacks - with a few exceptions. State law allowed cities to adopt clear and objective siting and design standards from the state's "model" middle housing code. Albany adopted middle housing design standards from the model code to supplement existing design standards for single dwelling units and duplexes. These standards address home orientation, street- facing windows, driveway spacing and widths, and additional design standards for townhouses and specific courtyard standards for cottage clusters.
Can the City prohibit middle housing in Albany's historic districts?
No. Per OAR 660-046-0010(3)(a)(B), cities may not apply use, density, and occupancy restrictions that prohibit the development of Middle Housing while otherwise permitting the development of single-family detached dwellings, including in historic districts. For example, a city would not be able prohibit a townhouse project in a historic district solely based on its housing type. However, cities can apply historic design standards to middle housing, similar to any residential development in a historic district. Construction of new middle housing in historic districts, or additions to homes in historic districts would require historic review and approval and is subject to standards in Albany's Historic Overlay District.
Is middle housing required to provide yards or open space?
Middle housing developments must provide front yards and meet side and rear setbacks. City standards limit the width of driveways for triplexes, fourplexes and townhouses to ensure they don't consume the front yard and leave room for yards.
The city does not require open space in standard residential subdivisions. Therefore, common open space is not required with middle housing land divisions. The initial land division that creates parent lots may require stormwater detention facilities within the neighborhood. These often provide some natural green space.
Is middle housing low-income or affordable housing?
No. There is a difference between true "Affordable Housing" and "naturally occurring affordable housing." Affordable Housing is housing that is directly subsidized by an organization or the government, typically for residents with household incomes below 80% of the area median income.
"Naturally occurring affordable housing" is market-rate housing that is usually older, smaller, or both. Newly constructed middle housing is anticipated to be sold or rented at market rate, at varying prices. While new housing is typically more expensive than older housing due to lack of wear and tear, it should have lower maintenance costs due to being more energy efficient and elements being new.
Middle housing tends to be smaller which leads to even lower operating and long-term maintenance costs. A 1,500 square foot house is likely to cost much less than a 2,500 square foot house – to buy, and to maintain. There's less square footage to heat, a smaller roof to maintain, less exterior space to paint.
The hope is that over time, Oregon's neighborhoods will offer more housing choices, enabling residents to choose the housing type and location that meets their needs, including ownership opportunities.
Are there lot coverage standards for middle housing?
Middle housing lot coverage is calculated the same as it is for single-family housing because the law states that standards for middle housing cannot be stricter than for single-family detached housing. There is an exception to lot coverage for single-family housing that also applies to middle housing that excludes paved areas, such as driveways and patios, from the lot coverage calculation (e.g., only buildings will be included in the lot coverage calculation). Cottage clusters are exempt from maximum lot coverage per state law.
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