Oregon's missing middle housing
mandate and its implementation in Eugene are pivotal steps toward addressing
our housing crisis. By increasing affordable options and fostering inclusivity,
we can build a community that reflects our values while dispelling myths about
how these changes will impact our neighborhoods.
I’m an advocate for the introduction
of middle housing types throughout
Eugene. For a variety of reasons, I view these types—ADUs, duplexes, triplexes,
fourplexes, townhouses, cottage clusters, and live-work developments—to be viable
models for rethinking the way we design, locate, regulate, and develop homes.
And yes, this means introducing them within environs historically zoned
for single-family homes. If you must, call me a YIMBY. I embrace that label,
but not because I favor unchecked development. Instead, I support thoughtful,
well-integrated solutions that address our housing crisis while respecting Eugene’s
unique neighborhoods.
Increasing the supply and diversity of
housing, providing types that meet the needs of more residents, is necessary if
Eugene is to remain an economically vibrant and desirable place to live and
work. The scarcity of housing has driven rents and home prices to untenable
heights, making it clear that our existing zoning system isn’t serving
everyone. Expanding housing choices is a logical and necessary step toward
affordability. To its credit, the Oregon Legislature recognized this when it
passed House Bill 2001 in 2019—notably, with bipartisan support. The bill required
updates of local rules that have limited the types of housing that can be built
within areas zoned for single-family dwellings.
Diversifying housing options means
more people can live closer to work, school, and services, fostering
communities where people from varied backgrounds can thrive together. Welcoming
middle housing reflects the values of inclusion and fairness that should guide
Eugene’s growth.
Critics fear middle housing will result
in gentrification, but this oversimplifies the issue. In high-value areas,
adding supply can stabilize prices and expand access. Policies like inclusionary
zoning and tenant protections can further minimize displacement while maximizing
affordability.
Concerns about changing the character
of our neighborhoods are also common but often unfounded. The City of Eugene
has implemented design standards (EC 9.5550) to help ensure
that new developments integrate with existing surroundings. And many middle housing
types, such as duplexes or bungalow courts, are already part of Eugene’s
architectural heritage. In this regard, missing middle types are not a
departure from our past but a continuation of it.
Several recent projects are examples
that revitalize that tradition while adapting to modern needs. These include
the Lucia Townhouses and the Skyview Houses in the Friendly
neighborhood (both designed by Studio.E Architecture), the College Hill Cottages (designed by Cultivate), and the 4 Oaks Grange Cottage
Cluster (by Aligned Architecture). Granted, the Lucia Townhouses occupy property originally
zoned as C-1 Neighborhood Commercial rather than R-1, but as part of the
Friendly Garden Food Court development, the project demonstrates its
compatibility with the surrounding single-family residences. These examples,
and more on the boards, showcase how increased density can coexist with
livability and aesthetic appeal.
Lucia Townhouses, by Studio.E Architecture (photo from the firm's website).
Does the insertion of denser housing
types within established residential areas exacerbate parking concerns? Will this
be even more of an issue considering the elimination of minimum off-street
parking requirements? Perhaps. That said, it is increasingly probable that many
residents in middle housing developments will be those who have chosen to not own cars,
particularly in areas near transit corridors where public transportation,
biking, and walking are more accessible options. Evidence from other cities
shows that middle housing doesn’t always lead to proportional increases in car
ownership. Portland and Minneapolis are cases in point, having demonstrated how eliminating parking mandates can encourage alternative transportation options without significant harm to neighborhood parking availability.
Parking management strategies such as
residential permit programs can prioritize long-term residents' access to
curbside spaces, while time-limited or priced parking can discourage
non-residents from monopolizing neighborhood parking. Developers, though no
longer required to provide off-street parking in designated areas and for certain types of development, often include some parking to meet market demand.
This flexibility allows for thoughtful design tailored to the specific needs of
new developments.
Higher-density housing within the
urban growth boundary helps reduce car dependency, cuts greenhouse gas
emissions, and preserves the natural landscapes and agricultural lands around
us. These housing forms make more efficient use of land and infrastructure,
supporting our broader efforts to combat climate change. Smaller footprints and
the potential for energy-efficient designs make middle housing a practical and
sustainable choice for Eugene’s future.
As I wrote back in 2018, leaving our comfort zone may be unsettling, but we’ll
need to if we and our community are to adapt and thrive. Resistance to the
introduction of new and creative housing solutions responsive to our changing demographics
and marketplace is symptomatic of our fear of change, but we ignore it at our
own peril. If Eugene is unsuccessful, more progressive cities will profit from
our intransigence when it comes to diversifying our housing stock. Cities exist
within a competitive landscape, and it’s a zero-sum game: their gain is our
loss when it comes to competing for talent, investment, and businesses.
Ultimately, we’re talking about more
than housing—everyone should support building a stronger, more resilient
community as Eugene continues to grow. More residents nearby mean more customers for
local businesses and services, better support for public transportation, and
richer social networks that come from closer connections. By welcoming new
neighbors, we’re not only addressing a housing crisis; we’re helping our city
be the best it can be. This is what being a YIMBY means.
Change can be challenging, and the
road to implementing middle housing in Eugene has been long and contentious.(1) But this journey reflects our resilience and
commitment to doing what’s right. Missing middle housing isn’t something to
fear; it’s a chance to grow responsibly and inclusively. Let’s embrace this
opportunity to make Eugene a place where everyone—no matter their income or
background—can find not just a house, but a home.
(1)
Oregon’s House Bill 2001 mandated
middle housing in single-family zones across large cities, including Eugene.
The Eugene City Council first adopted the Middle Housing Code Amendments in May
2022. Although the ordinance initially went into effect in July 2022, it faced
legal challenges that resulted in a remand by the Oregon Court of Appeals in
October 2023. The court’s decision highlighted technical issues related to
compliance with public facilities and services standards, prompting the city to
adopt a revised ordinance in March 2024.
Despite further challenges and another remand by the Land Use Board of
Appeals (LUBA) in July 2024, the City Council finally approved Ordinance 20716
on November 25. It incorporates lessons from the previous legal decisions while
ensuring compliance with state requirements. The ordinance will become
effective on January 2, 2025. To say the legal and procedural journey to this
point has been complex is an understatement.
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