060-21 - Ordinance - McCormick Urban Village Subarea PlanORDINANCE NO. 060-21
AN ORDINANCE OF THE CITY OF PORT ORCHARD, WASHINGTON,
ADOPTING THE MCCORMICK URBAN VILLAGE SUBAREA PLAN;
ADOPTING AN AMENDMENT TO THE CITY COMPREHENSIVE PLAN
PURSUANT TO RCW 36.70A.130(2)(a)(i); ADOPTING AMENDMENTS TO
THE LAND USE ELEMENT OF THE CITY COMPREHENSIVE PLAN; ADOPTING
AN AMENDMENT TO THE CITY'S LAND USE MAP; ADOPTING AN
AMENDMENT TO THE CITY ZONING MAP; ADOPTING AMENDMENTS TO
CHAPTER 20.38 OF THE PORT ORCHARD MUNICIPAL CODE; PROVIDING
FOR SEVERABILITY AND CORRECTIONS; AND ESTABLISHING AN
EFFECTIVE DATE.
WHEREAS, with the passage of the Washington State Growth Management Act in 1990
(GMA), Chapter 36.70A RCW, local governments are required to adopt and maintain a
comprehensive plan; and
WHEREAS, in June 1995, the City Council adopted a Comprehensive Plan for the City of
Port Orchard and its urban growth area pursuant to the requirements set forth in the GMA;
and
WHEREAS, the City of Port Orchard completed its most recent periodic update of its
comprehensive plan in June 2016, as required by the GMA; and
WHEREAS, the area known as the McCormick Woods/Old Clifton Mixed Use Center
(McCormick Woods Local Center) is a designated Local Center in the comprehensive plan,
and Section 2.7.5.9 of the comprehensive plan directs the city to develop a subarea plan for
the McCormick Woods Local Center prior to the next periodic update, and the City has
prepared the McCormick Urban Village Subarea Plan ("Subarea Plan") to satisfy this
requirement; and
WHEREAS, the City most recently adopted annual amendments to the City's
Comprehensive Plan pursuant to RCW 36.70A.470 and 36.70A.106 on July 14, 2020; and
WHEREAS, RCW 36.70A.130(2)(a)(i) allows the initial adoption of a subarea plan
outside of the annual amendment process if the plan clarifies, supplements or implements
jurisdiction -wide comprehensive plan policies, and the cumulative impacts of the plan are
addressed by appropriate environmental review under chapter 43.21C RCW; and
WHEREAS, an update to the City Zoning Map has been prepared to provide consistency
Ordinance No. 060-21
Page 2 of 32
between the Map and the zoning changes provided in the Subarea Plan, and
WHEREAS, amendments to Chapter 20.38 of the Port Orchard Municipal Code (POMC)
have been prepared to provide appropriate development regulations for the
McCormick Urban Village subarea, to provide consistency between the POMC and the
Subarea Plan, and to implement the Subarea Plan, per the requirements of RCW
36.70A.040(3); and
WHEREAS, on October 20 and November 5, 2021, the City submitted the Subarea
Plan, and the amendments to the Zoning Map and to Chapter 20.38 POMC, to the
Department of Commerce along with a 60-day request for review; and
WHEREAS, on November 8, 2021, the City's SEPA official issued a determination of
non -significance for the Subarea Plan and the amendments to the Zoning Map and to Chapter
20.38 POMC, and there have been no appeals; and
WHEREAS, on November 2, 2021 and December 7, 2021, the City's Planning
Commission held a duly -noticed public hearing on the Subarea Plan and the proposed
amendments to the Zoning Map and to Chapter 20.38, and the Planning Commission
recommended approval of the proposed revisions;
WHEREAS, on November 16, 2021, the City Council reviewed the Subarea Plan and
the amendments to the Zoning Map and to Chapter 20.38 POMC at its work-study meeting,
and recommended that they be forwarded to City Council for approval following the
conclusion of the Planning Commission public hearing and receipt of public testimony; and
WHEREAS, the City Council, after careful consideration of the recommendation from
the Planning Commission, all public comment, and the Ordinance, finds that this Ordinance
is consistent with the City's Comprehensive Plan and development regulations, the Growth
Management Act, and Chapter 36.70A RCW, and that the amendments herein to the City's
Comprehensive Plan, Zoning Map, and Chapter 20.38 POMC are in the best interests of the
residents of the City; now, therefore,
THE CITY COUNCIL OF THE CITY OF PORT ORCHARD, WASHINGTON, DO ORDAIN AS
FOLLOWS:
SECTION 1. Findings and Recitals. The recitals set forth above are hereby adopted and
incorporated as findings in support of this Ordinance.
Ordinance No. 060-21
Page 3 of 32
SECTION 2. Adoption of the McCormick Urban Village Subarea Plan. The McCormick
Urban Village Subarea Plan is hereby adopted as Appendix E of the City of Port Orchard
Comprehensive Plan. (Exhibit 1)
SECTION 3. Amendment to Section 2.5 of the Land Use Element of the City
Comprehensive Plan. Section 2.5 (Overlay Districts) is hereby amended to read as follows:
2.5 Overlay Districts
The city's development regulations include land use overlay districts which are applied in parts
of the city, as summarized below.
• Downtown Height Overlay District (DHOD)
• Self -Storage Overlay District (SSOD)
• Ruby Creek Overlay District (RCOD)
• View Protection Overlay District (VPOD)
• McCormick Urban Village Overlay District (MVOD)
Port Orchard's overlay districts accomplish varying objectives including implementing subarea
plans, providing regulations for the development in centers, regulating specific uses, and
determining building heights. The creation of a new overlay district may be appropriate as the
City continues to develop subarea plans under the Centers approach to growth.
SECTION 4. Amendment to Section 2.7.3 of the Land Use Element of the City
Comprehensive Plan. Section 2.7.3 (Designated Centers — Existing and Planned) is hereby
amended to read as follows:
2.7.3 Designated Centers (Existing and Planned)
The following centers have been designated in the City's comprehensive plan by center type:
Regional Centers. The City has no designated regional centers at this time. Downtown Port
Orchard was evaluated as part of the Downtown Subarea Planning Process as a candidate for
regional center designation but achieving the PSRC requirement for 45 activity units per acre was
determined to be too large of a change to Downtown Port Orchard. As Downtown continues to
grow and evolve, its candidacy as a regional center should be revisited in the future.
Ordinance No. 060-21
Page 4 of 32
Manufacturing Industrial Centers. The City has no designated Manufacturing Industrial Centers
currently. The City's only industrial park is too small to be considered either a Manufacturing
Industrial Center or a Countywide Center. Port Orchard is served by the nearby Puget Sound
Industrial Center— Bremerton.
Countywide Centers. The City has 7 designated Countywide Centers. Not all of these Countywide
Centers meet the minimum activity units per acre threshold per the PSRC Regional Centers
Criteria for Countywide Centers (8 activity units per acre). The City intends that these Countywide
Centers which don't presently meet the activity unit threshold set by PSRC will meet that
threshold in the future. These centers may temporarily be recognized as candidate countywide
centers or local centers until the activity unit threshold is met. The City's designated Countywide
Centers are as follows:
1. Downtown Port Orchard
2. Tremont Center
3. Lower Mile Hill
4. Upper Mile Hill
5. Sedgwick Bethel
6. Bethel Lund
7. Sedgwick Sidney (Ruby Creek Neighborhood)
Local Centers. The City has designated the following local centers:
1. Annapolis
2. Old Clifton Industrial Park
3. McCormick Village
4. Bethel South Center (Salmonberry)
Military Installations. The City has no military installations within the City Limits.
Ordinance No. 060-21
Page 5 of 32
CITY OF PORT ORCHARD
CENTERS
McCormick Woods
Ruby Creek
Annapolis
- Betel Lund
Downtown
Lower Mile HIII
Old Cliaon Ind Park
Sedgwick Bethel
- South Betel
Tremont
- Upper Mile Hill
Urban GroMh Area
O Pon orchard UGA
SECTION 5. Amendment to Section 2.7.5.9 of the Land Use Element of the City
Comprehensive Plan. Section 2.7.5.9 (McCormick Woods Local Center) is hereby amended to
read as follows:
See Appendix E to the Comprehensive Plan — McCormick Urban Village Subarea Plan.
Ordinance No. 060-21
Page 6 of 32
SECTION 6. Adoption of Amended City of Port Orchard Land Use Map. The City of Port
Orchard Land Use Map is hereby adopted, as amended (Exhibit 2).
SECTION 7. Adoption of Amended City of Port Orchard Zoning Map. The City of Port
Orchard Zoning Map is hereby adopted, as amended (Exhibit 3).
SECTION 8. Adoption of McCormick Urban Village Overlay District and Development
Regulations. The following new sections are hereby added to Chapter 20.38 POMC (Overlay
Districts):
20.38.200 McCormick Village Overlay District (MVOD) boundary.
A McCormick Village Overlay District (MVOD) is hereby established within the neighborhood
core of the McCormick Village subarea as illustrated in Figure 20.38.200.
Figure 20.38.200: The MVOD Boundary
Ordinance No. 060-21
Page 7 of 32
CITY OF PORT ORCHARD
McCormick Village Overlay District
i:rv�o epiinA. ry
Urban Growth Area
20.38.205 Purpose.
The purpose of the McCormick Village Overlay District (MVOD) is to implement the McCormick
Urban Village Subarea Plan and enable compact, walkable urban development within the
subarea's neighborhood core.
20.38.210 Applicability.
The standards of the MVOD shall apply to lands within the MVOD neighborhood core boundary
as shown in POMC Figure 20.38.200.
20.38.215 Conflicts.
Where a conflict exists between this chapter and other chapters, this chapter shall control.
Ordinance No. 060-21
Page 8 of 32
20.38.220 MVOD Land Use
Use. Properties within the MVOD are subject to the land use regulations described in POMC
20.39 consistent with the property's zoning designation on the adopted City of Port Orchard
Zoning Map.
20.38.225 MVOD Building Types.
1) No new building may be erected within the MVOD except in conformance with this section.
2) Building Types. Building types only as listed below, and as described in POMC 20.38.230,
shall be permitted within the MVOD. Additional standards for specific building types within
the MVOD as described in POMC 20.38.230 are required. Structures shall comply with the
development standards described in the particular building type description and
dimensional standards regardless of zoning designation unless otherwise noted.
3) MVOD Building Type Zoning Matrix Key.
(a) Permitted Building Type (P). Indicates a building type is permitted in the zoning
designation.
(b) Building Type Not Permitted (--). Indicates a building type is not permitted in the zoning
designation.
Zoning Designation
Building Types
Residential 3
Neighborhood Mixed Use
Commercial Mixed Use
Detached House
P
P
--
Backyard Cottage
P
P
--
Carriage House
P
P
P
Paseo House
P
P
--
Duplex: Side -by
Side
P
P
Attached House
P
P
--
Townhouse
P
P
P
Apartment
P
P
P
Forecourt
Apartment
P
P
P
Live -Work
--
P
P
Single -Story
Shopfront
P
Mixed -use
Shopfront
P
Accessory Building
P
P
P
Ordinance No. 060-21
Page 9 of 32
20.38.230 MVOD Building Type Standards.
(1) Detached House: A detached house is a building type that accommodates one
principal/primary dwelling unit on an individual lot with yards on all sides. Detached houses
shall meet the following standards.
(a) Lot and Placement:
Lot and Placement
Lot
Area (sq. ft.)
2,500. min / 5,000 max.
A
Width (ft.)
25 min / 50 max
B
Detached Houses
per lot
1 max
Height and Form
Height
Principal Building
35 ft. 25 ft. within 20 ft of alley
A
Accessory Structure
15 feet. Other than carriage
B
house or backyard cottage
Ground floor
18 in. min
C
elevation
Coverage I Pedestrian Access
Lot coverage Set by district C I Entrance facing primary street I Required
Building and Structure Setbacks
Primary street
5 feet min / 15 ft. max
D
Side street
5 ft. min
E
Side interior
3 ft. min
F
Rear
5 ft. min
G
Building Elements. At least one of the following is
required:
Balcony
See POMC 20.38.240(b)
Porch
See POMC 20.38.240(e)
Stoop
See POMC 20.35.240(f)
Build -to -Zone (BTZ) Parking Location
Building facade in primary street Does not apply Front/corner yard Prohibited
Building facade in side street Does not apply Vehicular access Via alley only
Ordinance No. 060-21
Page 10 of 32
(2) Backyard Cottage: A small self-contained accessory dwelling located on the same lot as a
detached house or townhouse but physically separated, for use as a complete, independent
living facility, with provisions for cooking, sanitation and sleeping. Backyard cottages may
accommodate off-street ground floor parking.
(a): A backyard cottage is permitted in conjunction with a detached house. See the
standards for detached houses and accessory structures (including backyard cottages) in
20.38.230(1) above.
(b) Lot and Placement:
Lot and Placement
P
O
Q
/
Lot
Area
Set by principal building type
A
Width
Set by principal building type
B
Accessory Dwelling units per Lot 1 1 Max
Coverage
Lot coverage Set by district
Building and Structure Setbacks
Primary street
Behind the front wall of
the principal building.
D
Side street
5 ft. min
E
Side interior
Oft. min
F
Rear
5 ft. min., 0 feet from alley
G
Building Separation
10 ft.
H
Build -to -Zone (BTZ)
Building facade in primary street Does not apply
Height and Form
Height
Backyard Cottage 1 25 feet max A
Pedestrian Access
Entrance facing primary street See POMC
20.38.270
Building Elements Allowed
Balcony
See POMC 20.38.240(b)
Porch
See POMC 20.38.240(e)
Stoop
See POMC 20.35.240(f)
Parking Location
Front/corner yard
Prohibited
Additional on -site parking
See POMC 20.68
Vehicular access
Via alley only
Ordinance No. 060-21
Page 11 of 32
Building fagade in side street I Does not apply
(3) Carriage House: An accessory structure self-contained accessory dwelling located on the
same site as a paseo house, townhouse, apartment, or forecourt apartment, but physically
separated, for use as a complete, independent living facility, with provisions for cooking,
sanitation and sleeping. Carriage House dwelling units are located above enclosed ground -level
off-street parking facilities, or common facilities including, but not limited to, laundry,
recreation space or other uses commonly associated with residential development for the
associated on -site dwellings.
(a): A carriage house is permitted in conjunction with a paseo house, townhouse,
apartment, or forecourt apartment.
(b) Lot and Placement:
Lot and Placement
L
0
o
� o
ci e¢
Lot
Area
Set by principal building type
A
Width
Set by principal building type
B
Accessory Dwelling units per Lot 1 1 min / 2max
Coverage
Lot coverage Set by district C
Building and Structure Setbacks
Primary street
Behind the rear wall of the
principal building.
D
Side street
5 ft. min
E
Side interior
Oft. min
F
Rear
5 ft. min., 0 feet from alley
G
Building Separation
10 ft.
H
Height and Form
m
� m0
0
/ 0
�d� � \ � j 5•l0
Height
Carriage House 1 35 feet max A
Pedestrian Access
Entrance facing primary street See POMC 20.68
Building Elements Allowed
Balcony
See POMC 20.38.240(b)
Porch
See POMC 20.38.240(e)
Stoop
See POMC 20.35.240(f)
Parking Location
Build -to -Zone (BTZ)
Building fagade in primary street Does not apply
Building fagade in side street Does not apply
Ordinance No. 060-21
Page 12 of 32
Front/corner yard
Prohibited
Additional on -site parking
See POMC 20.38.270
Vehicular access
Via alley only
(4) Paseo House: A series of small, typically detached, single story single-family residential
buildings oriented around a small, shared courtyard perpendicular to the primary street. The
units to the rear of the Lot, oriented perpendicular to the primary street, may be larger and
attached. The rear building may accommodate residential uses, off-street parking and shared
facilities space normally associated with detached houses such as laundry facilities or storage
space. plus up to two (2) optional dwellings above an associated detached garage structure
served by an alley. The units may be on individual lots or clustered on a single site.
(a) Lot and Placement:
Lot and Placement
Site
Area (sq. ft.)
16,000min
A
Width/depth (ft)
110 min
B
Dwelling units per site
5 min /10 max.
Lot
Area
1,200 sq. ft. min
C
Width
20 ft. min
D
Coverage
Height and Form
A 2
Height
Principal Building
30 ft. max
A
Building wall plate height
Does not apply
B
Accessory Structure
30 ft.
C
Ground floor elevation
18 in. min.
D
Courtyard
Area
1,000 sq. ft. min
E
Width
15 ft. min
F
Additional Courtyard area
per dwelling unit beyond 5
units
500 sq. ft
Lot coverage
Set by district
Principal building
footprint (sq ft)
600 min /1,200 max
E
Building and Structure Setbacks
Primary street
5 ft min
F
Side street
5 ft. min
G
Side interior
5 ft. min
H
Rear / Alley
5 ft. / 0 ft.
I
Minimum separation of Paseo units (ft) 1 10 min
Build -to -Zone (BTZ)
Building fagade in primary street
Does not apply
Building fagade in side street
Does not apply
Ordinance No. 060-21
Page 13 of 32
Courtyard cannot be parked or driven upon, except for
emergency access and permitted temporary events
Pedestrian Access
Entrance facing Courtyard
Required for units
abutting courtyard
G
Building Elements. At least one of the following is
required:
Balcony
See POMC 20.38.240(b)
Porch
See POMC 20.38.240(e)
Stoop
See POMC 20.35.240(f)
Parking Location
Front/corner yard Prohibited
Vehicular Access Via alley only
(5) Duplex, Side by side. A building type that accommodates two dwelling units on an individual
lot separated vertically side by side that share a common wall.
(a) Lot and Placement:
Lot and Placement
Lot
Area (sq. ft.)
5,000 min / 6,500 max
A
Width (ft.)
40 ft. min
B
Dwelling units per site
2 min / 2 max
Coverage
Lot coverage Set by district I C
Height and Form
b®
Height
Principal Building
35 ft.
A
Accessory Structure
25 ft.
B
Ground floor elevation
18 in. min
C
Pedestrian Access
Entrance facing primary street Required D
Building and Structure Setbacks
Primary street
5 ft. min / 15 ft. max
D
Side street
5 ft. min
E
Side interior
5 ft. min
F
Rear / Alley
5 ft. min / 0 ft.
G
Build -to -Zone (BTZ)
Building fagade in primary street Does not apply
Building fagade in side street Does not apply
Ordinance No. 060-21
Page 14 of 32
Building Elements. At least one of the following
is required:
Balcony
See POMC 20.38.240(b)
Porch
See POMC 20.38.240(e)
Stoop
See POMC 20.35.240(f)
Parking Location
Front/corner yard Prohibited
Vehicular Access Via alley only
(6) Attached House: A building type that accommodates two attached dwelling units located on
two separate lots that share a common wall along a lot line. An attached house may require a
subdivision or short subdivision.
(a) Lot and Placement:
Lot and Placement
o � 0
Nis
Lot
Area
2,500 min / 3,250 max
A
Width
20 min / 35 ft. max
B
Dwelling units per site 1 min / 1 max. 1 ADU
Coverage
Lot coverage I Set by district I C
Building and Structure Setbacks
Primary street 5 ft. min / 15 ft. max D
Side street 5 ft. min E
Height and Form
Height
Principal Building
35 ft.
A
Accessory Structure
25 ft.
B
Ground floor elevation
18 in. min
C
Pedestrian Access
Entrance facing primary street Required D
Building Elements. At least one of the following
is required:
Balcony
See POMC 20.38.240(b)
Porch
See POMC 20.38.240(e)
Side interior
5 ft
F
Rear / alley
5 ft. min / 0 ft.
G
Ordinance No. 060-21
Page 15 of 32
Stoop See POMC 20.35.240(f)
Build -to -Zone (BTZ) Parking Location
Building fagade in primary street Does not apply Front/corner yard Prohibited
Building fagade in side street Does not apply Vehicular Access Via alley only
(7) Townhouse. A building type that accommodates three or more dwelling units where each
unit is separated vertically by a common side wall and located on its own lot. Units cannot be
vertically mixed. A subdivision or short subdivision may be required to construct townhome
units.
(a) Lot and Placement:
Lot and Placement
H�
Site
Site area (sf)
Not applicable.
A
Site width (ft)
Not Applicable.
B
Dwelling units per site
3 min, not to exceed 6.
Lot
Area (sq. ft.)
N/A
C
Width (ft)
16 min / 40 max
D
Dwelling units per Lot
1 min / 1 max
Coverage
Lot coverage Set by district E
Building and Structure Setbacks
Height and Form
Height
Principal Building (Stories)
3
A
Accessory structure (ft)
24
B
Ground floor elevation (in)
18 min
C
Building Dimensions
Unit width (ft)
1 20 min
D
Number of units permitted in a row
1 6 max
E
Transparency
Ground story
20% min
F
Upper story
20% min
G
Blank wall width
15 ft. max
H
Primary street (ft)
5 min
F
Side street (ft)
5 min
G
Side interior (ft)
0 between townhomes, 3
feet from adjacent
townhouse sites.
H
Rear / Alley (ft)
5 ft. / 0 ft. min
I
Build -to Zone (BTZ)
Building fagade in primary
Set by district
J
street
Building fagade in side street
Set by district
K
Ordinance No. 060-21
Page 16 of 32
Pedestrian Access
Entrance facing primary street (each
ground floor unit) Required
Building Elements. One of the following is required:
Awning/Canopy
See POW 20.38.240(a)
Balcony
See POW 20.38.240(b)
Porch
See POW 20.38.240(e)
Stoop
See POW 20.35.240(f)
Parking Location
Front/corner yard Prohibited
Vehicular Access Via alley only
(8) Apartment. A building type on its own lot that accommodates five or more dwelling units
vertically and/or horizontally integrated.
(a) Lot and Placement:
Lot and Placement
Lot
Area (sf.)
N/A
A
Width (ft)
N/A
B
Dwelling units per site
5 min / no max
Coverage
Lot coverage I Set by district I C
Height and Form
Height
All buildings and
40 max. 25 max
I
A
structures (ft)
within 20' of alley
Ground floor elevation (ft) 1 0 min
B
Building Dimensions
Length I 120 ft max C
Building and Structure Setbacks
Primary street (ft)
3 min / 15 max
D
Side street (ft)
5 min
E
Side interior (ft)
5 min
F
Rear / Alley (ft)
5 / 0 min
G
Build -to -Zone (BTZ)**
Building facade in primary street
70% min
H
Building facade in side street
30% min
I
**Does not apply to McCormick Village Drive or Old
Clifton
Ordinance No. 060-21
Page 17 of 32
Transparency*
Ground Story
25%
D
Upper Story
25%
E
Blank wall width (ft)
15 max
F
*Aoolies to each street and/or plaza-facine facade.
Pedestrian Access
Entrance facing primary street
Required
G
Entrance spacing along primary
100 ft.
H
street
max
Building Elements. At least one of the following is
required:
Awning/canopy
See POMC 20.38.240(a)
Balcony
See POMC 20.38.240(b)
Forecourt
See POMC 20.38.240(c)
Porch
See POMC 20.38.240(e)
Stoop
See POMC 20.35.240(f)
Parking Location
Front/corner yard Prohibited
Vehicular access Via alley only
(9) Forecourt Apartment. A building type, on its own lot, that accommodates at least five (5)
multifamily dwellings in the primary building plus up to two (2) optional dwellings above an
associated detached garage structure served by an alley. Forecourt apartments shall feature a
forecourt as described in POW 20.38.240(c) along the primary street.
(a) Lot and Placement:
Lot and Placement
p/ 0
Height and Form
Lot
Area (sq. ft.)
N/A
A
Width (ft)
N/A
B
Dwelling units per Lot
5 min /10 max.
Coverage
Lot coverage I Set by district C
Building and Structure Setbacks
Primary street (ft)
3 min
D
Side street (ft)
5 min
E
Side interior (ft)
5 min
F
Rear / Alley (ft)
5 / 0 min
G
Separation between structures (ft) 1 10 min
Build -to -Zone
Building fagade in primary street
70% min
H
Building fagade in side street
30% min
I
Ordinance No. 060-21
Page 18 of 32
Height
All buildings and structures
40 max. 25 max
A
(ft)
within 20' of alley
Ground floor elevation (ft)
0 min
B
Building Dimensions
Length (ft) 1 100 max I C
Transparency*
Ground Story
25%
D
Upper Story
25%
E
Blank wall width (ft)
15
F
*Applies to each street and/or plaza -facing facade.
Pedestrian Access
Entrance facing forecourt TRequired G
Parking Location
Front/corner yard Prohibited
Vehicular access Via alley only
(10) Live -Work. A building type that allows for residential and nonresidential uses in the same
physical space. Units may be vertically or horizontally mixed.
(a) Lot and Placement:
Lot and Placement
0 0
o
s3
Site
Height and Form
Height
Site area (sq. ft.)
3,000 min
A
Site width (ft)
40 min
B
Live/Work units per lot
3 min / no max
Lot
Area (sq. ft.)
N/A
C
Width (ft)
N/A
D
Coverage
Lot coverage I Set by district E
Building and Structure Setbacks
Primary street (ft)
0 min / 10 max
F
Side street (ft)
10 min
G
Side interior (ft)
5 min
H
Rear / Alley (ft)
5 / 0 min
I
Build -to Zone (BTZ)
Building facade in primary
Set by district
J
street
Building fagade in side
Set by district
K
street
Ordinance No. 060-21
Page 19 of 32
All buildings and
40 max. 25 max within 20' of alley
A
structures
Ground story height (ft)
12 min
B
Ground floor elevation (ft)
0 min
C
Building Dimensions
Unit width (ft)
15 min
D
Maximum building width (ft)
120 max
E
Transparency*
Ground story
25%
F
Upper story
25%
G
Blank wall width (ft)
15 max
H
*Applies to each street and/or plaza -facing fagade.
Pedestrian Access
Entrance facing primary street (each
ground floor unit) Required
Building Elements; At least one of the following is
required:
Awning/Canopy
See POMC 20.38.240(a)
Balcony
See POMC 20.38.240(b)
Porch
See POMC 20.38.240(e)
Stoop
See POMC 20.35.240(f)
Parking Location
Front/corner yard Prohibited
Vehicular access Via alley only
(11) Single -story Shopfront. A single -story building type that typically accommodates retail or
commercial uses.
(a) Lot and Placement:
Lot and Placement
A b �
33
Lot
Area (sq. ft.)
N/A
FA
Width (ft.)
N/A
I B
Coverage
Lot coverage I Set by district I C
Building and Structure Setbacks
Primary street (ft.)
0 min
D
Side street (ft.)
0 min
E
Side interior (ft.)
0 min
F
Rear (ft.)
0 min
G
Build -to -Zone (BTZ)
Building fagade in primary
70%
H
street
Building facade in side street
30%
1
Ordinance No. 060-21
Page 20 of 32
Height and Form
Height
All buildings and structures (ft)
24 max
A
Ground story height (ft)
12 min
I B
Building Dimensions
Length (ft) T 150 max I C
Transparency*
Ground story
60%
D
Blank wall width (ft)
15 max
E
*Applies to each street and/or plaza -facing fagade.
Pedestrian Access
Entrance facing primary street
Required FF
Entrance facing secondary street when
present
Required
Entrance spacing (primary street) (ft)
50 max
G
Building footprint 20,000 + sq. ft. (ft)
75 max
Building Elements; At least one of the following is
required:
Awning/Canopy
See POMC 20.38.240(a)
Forecourt
See POMC 20.38.240(c)
Gallery
See POMC 20.35.240(d)
Parking Location
Front yard I Prohibited
Ordinance No. 060-21
Page 21 of 32
(12) Mixed -Use Shopfront
(1) Definition. A building type that typically accommodates ground floor retail, office or
commercial uses with upper -story residential or office uses.
(a) Lot and Placement:
Lot and Placement
Lot
Area (sq. ft.)
N/A
A
Width (ft.)
N/A
B
Height and Form
Height
All buildings and structures (ft)
40 max
A
I
Ground story height (ft)
12 min
B
Coverage Building Dimensions
Lot coverage I Set by district I C Length (ft) 1 120 max I C
Building and Structure Setbacks
Primary street (ft)
0 min
D
Side street (ft)
0 min
E
Side interior(ft)
0 min
F
Rear
0 min
G
Build -to -Zone (BTZ)*
Building facade in primary
70% min
H
street
Building fagade in side street
30% min
I
Transparency*
Ground story
60% min
D
Upper story
25% min
E
Blank wall width (ft)
15 max
F
*Applies to each street and/or plaza -facing facade.
Pedestrian Access
Entrance facing primary street
Required
G
Entrance spacing along primary street
50 max
H
(ft)
Building Elements; At least one of the following is
required:
Awning/Canopy
See POMC 20.38.240(a)
Forecourt
See POMC 20.38.240(c)
Ordinance No. 060-21
Page 22 of 32
Gallery I See POMC 20.35.240(d)
Parking Location
Front/corner yard I Prohibited
20.38.235 Detached Accessory Dwelling Units
Accessory Dwelling Units within the MVOD shall comply with the requirements of POMC 20.68
except POMC 20.68.100(5).
20.38.240 MVOD Building Elements
(1) The following standards are intended to supplement POMC 20.38.230 and ensure that
certain building elements, when added to a street -facing facade, are of sufficient size to be
both usable and functional and be architecturally compatible with the building they are
attached to. The proposed building shall incorporate at least one of the allowed building
elements provided in the specific building type development standards in POMC 20.38.230.
(a) Awning and canopy. A wall -mounted, cantilevered structure providing shade and cover
from the weather for a sidewalk.
(i) An awning/canopy must be a minimum
of nine feet clear height above the
sidewalk and must have a minimum depth
of six feet.
(ii) An awning/canopy may extend into a
primary or side street setback.
(iii) An awning/canopy may encroach up to
six feet into the public right-of-way but
must be at least two feet inside the curb
line or edge of pavement, whichever is greater.
�I
lA
(b) Balcony. A platform projecting from the wall of an upper story of a building with a railing
along its outer edge, often with access from a door or window.
Ordinance No. 060-21
Page 23 of 32
(i) A balcony must be at least four feet
deep.
(ii) A balcony must have a clear height
above the sidewalk of at least nine feet.
(iii) A balcony may be covered and
screened but cannot be fully enclosed.
(iv) A balcony may extend into a primary
or side street setback.
(v) A balcony may encroach up to six feet
into the public right-of-way but must be at least two feet inside the curb line or
edge of pavement, whichever is greater.
(c) Forecourt. An open area at grade, or within 30 inches of grade, that serves as an
open space, plaza or outdoor dining area.
(i) A forecourt must be no more than one-half of the width of the
building face, and in no case more than 45 feet in width.
(ii) The depth of the forecourt may exceed the general
i mx
width. A forecourt may be no more than 45 feet in depth.
(iii) A maximum of one forecourt is permitted per lot.
0 0 0
(iv) A forecourt meeting the above requirements is
0 0 0
considered part of the building for the purpose of
0 F
measuring the build -to zone.
(v) A forecourt shall be improved to meet the minimum requirements
of
pedestrian -oriented space as described in POW 20.127.350(4).
(d) Gallery. A covered passage extending along the outside wall of a building supported by
arches or columns that is open on three sides.
Ordinance No. 060-21
Page 24 of 32
(i) A gallery must have a clear
depth from the support
columns to the building's
facade of at least eight feet and
a clear height above the
sidewalk of at least nine feet.
(ii) A gallery must be
contiguous and extend over at
least 75 percent of the width of the building facade from which it projects.
(iii) A gallery may extend into a primary or side street setback.
(iv) A gallery may encroach up to nine feet into the public right-of-way but must
be at least two feet inside the curb line or edge of pavement, whichever is
greater.
(e) Porch. A raised structure attached to a building, forming a covered entrance to a
doorway.
(i) A front porch must be at least six
feet deep (not including the steps). A
portion of the porch, not to exceed
25% of the porch's width, may be less
than six feet deep; provided, that the
front door is recessed by at least six
feet.
(ii) A front porch must be contiguous,
with a width not less than 50 percent
of the building facade from which it projects.
(iii) A front porch must be roofed and may be screened, but cannot be fully
enclosed.
(iv) A front porch may extend up to nine feet, including the steps, into a required
front setback; provided, that such extension is at least three feet from the
vertical plane of any lot line.
Ordinance No. 060-21
Page 25 of 32
(v) A front porch may not encroach into the public right-of-way.
(f) Stoop. A small raised platform that serves as an entrance to a building.
(i) A stoop must be no more than six feet
deep (not including the steps) and six
feet wide.
(ii) A stoop may be covered but cannot
be fully enclosed.
(iii) A stoop may extend up to six feet,
including the steps, into a required
setback; provided, that such extension is
at least two feet from the vertical plane
of any lot line.
(iv) A stoop may not encroach into the public right-of-way.
20.38.245 MVOD Sign Code
1) Permanent signs within the MVOD shall comply with the requirements of POMC 20.132
except POMC 20.132.040(7).
2) Up to two (2) subdivision freestanding entryway monument signs may be permitted in the
subarea within 200 feet of the intersection of McCormick Village Drive and Old Clifton Road.
Subdivision freestanding entryway monument signs shall not exceed 200 square feet per
sign nor 6 feet in height and shall be allowed in addition to other freestanding signs under
POMC 20.132.210 and shall be exempt signage for the purposes of calculating aggregate
signage allowance limits in POMC 20.132.050 (4) (b) (i).
20.38.250 Lot and Road Layout.
1) Resultant Lot and Road layouts shall meet the minimum standards described in POMC
20.100 except that the minimum roadway network connectivity index described in POMC
20.100.020 shall be 1.7 or greater.
2) All residential uses shall be provided vehicular access via an alley. Residential driveways
shall not be permitted via primary streets.
3) Sight triangle at intersections shall be preserved subject to review and approval by the City
Engineer or designee prior to the issuance of a building permit.
Ordinance No. 060-21
Page 26 of 32
20.38.260 Road Standards.
(1) Compact, walkable urban environments require a different road standard than what is
typical of historic automobile -oriented development and which may differ than the adopted
Public Works Engineering Standards and Specifications (PWESS). The City Engineer may approve
deviations to the PWESS provided the applicant adequately demonstrates that the alternative
design satisfies the following criteria:
a) The deviation results in a safe design for all road users;
b) The deviation provides the same or greater level of functionality;
c) The deviation does not create an adverse impact to the environment; and,
d) The deviation results in a design which provides at least the same level of
maintainability.
20.38.270 Off-street Parking Standards.
1) Off-street parking requirements within the MVOD shall meet the minimum standards
described in POMC 20.124, except that for residential uses POMC 20.124.140 shall not
apply.
a) Vehicle parking minimum quantities for residential uses within the MVOD shall be
provided in accordance with Table 20.38.270 below.
Table 20.38.270
Land Use
Unit of Measure
Minimum Parking Requirement
Single-family detached (including
manufactured homes, mobile homes)
Per dwelling
1 available space within 1000 ft of
site
Backyard Cottage
Per dwelling
N/A
Carriage House
Per dwelling
1 available space within 1000 ft of
site
Two-family
Per dwelling
1 available space within 1000 ft of
site
Single-family attached houses (2 units)
Per dwelling
1 available space within 1000 ft of
site
Multifamily:
Studio —Three plus bedroom
Per dwelling
1 on -site space
Multifamily Accessory Dwelling Unit
Per dwelling
1 available space within 1000 ft of
site
Boarding house
Per bedroom
0.5
Congregate living facilities
Per bedroom
Lodging house
Group home (up to 8 residents),
except as follows:
Per bedroom
0.5
Ordinance No. 060-21
Page 27 of 32
Adult family home
Per adult family
2
home
All group living (9 or more residents)
Per bed
0.5
All social service
Per bed/per 300 scl
0.5 per bed and 1 per 300 scl ft office
ft office
20.38.280 Tree Canopy Standards
1) Development within the MVOD shall not be subject to the Significant Tree Standards
described in POMC 20.129. Development within the MVOD shall be subject to the standards
described herein.
(2) Tree canopy requirements shall apply to new development within the MVOD. The following
activities are exempt from the tree canopy requirements of this section:
(a) Removal of any hazardous, dead or diseased trees, and as necessary to remedy an
immediate threat to person or property as determined by a letter from a qualified arborist;
(b) Construction or maintenance of public or private road network elements, and public
or private utilities including utility easements not related to development.
(c) Construction or maintenance of public parks and trails, and
(d) Pruning and maintenance of trees.
(3) All significant trees within any perimeter landscaping requirement, critical area protection
areas and required buffers shall be retained, except for trees exempted by subsection (2) of this
section.
(4) Development shall meet a minimum 25% tree canopy coverage except as provided in
subsections (6) and (9) of this section. On sites that do not meet this requirement through
existing tree canopy or where an applicant removes the existing tree canopy, new plantings
shall be planted pursuant to sections (6) through (8) and subsection (7) of this section. For sites
requiring new plantings to attain the required tree canopy percentage, tree canopy coverage
requirements shall be calculated according to projected growth at 20 years maturity consistent
with Table 1.
(a) Tree canopy shall include all evergreen and deciduous trees six feet in height or
greater, excluding invasive species or noxious weeds, within the gross site area.
Ordinance No. 060-21
Page 28 of 32
(b) Existing or planted tree canopy may include street trees and may be located within
perimeter landscaping, site landscaping, critical area protection areas and required buffers, and
open space tracts or easements.
(4) Site tree canopy shall be measured according to Table 20.38.280. Calculation of existing and
new tree canopy shall be submitted in writing by a qualified landscape designer, arborist, or a
licensed land surveyor.
Table 20.38.280 Measuring Tree Canopy
Existing Canopy
New Canopy
Option 1 Tree Survey
Option 2 Aerial Estimation
20-Year Canopy Calculation
• Measure average canopy
• Obtain aerial imagery of site
For each proposed species:
radius (r) for each tree to be
retained
• Measure site boundaries
• Calculate radius (r) of canopy at 20
years maturity
• Calculate existing canopy
• Measure canopies of individual
area using the formula:
trees or stand area using leading
• Calculate canopy coverage using the
Canopy Area (CA)=nrz
edges as the forest boundary
formula: CA=Tcr2
• Total the sum of tree
• Divide total canopy
• Multiply by the proposed quantity to
canopy areas and divide by
measurement by the gross site
be planted to obtain total species
gross site area to obtain
area to obtain canopy coverage
canopy area
canopy coverage percentage
percentage
• Total the sum of species canopy area
for all proposed species and divide by
gross site area to obtain 20-year
canopy coverage percentage
Existing Canopy New Canopy
Option 1 Tree Survey Option 2 Aerial Estimation 20-Year Canopy Calculation
• Measure average canopy radius (r) for each tree to be retained
0 Calculate existing canopy area using the formula: Canopy Area (CA)=rcr2
Ordinance No. 060-21
Page 29 of 32
• Total the sum of tree canopy areas and divide by gross site area to obtain canopy coverage
percentage • Obtain aerial imagery of site
• Measure site boundaries
• Measure canopies of individual trees or stand area using leading edges as the forest
boundary
• Divide total canopy measurement by the gross site area to obtain canopy coverage
percentage for each proposed species:
• Calculate radius (r) of canopy at 20 years maturity
• Calculate canopy coverage using the formula: CA=rcr2
• Multiply by the proposed quantity to be planted to obtain total species canopy area
• Total the sum of species canopy area for all proposed species and divide by gross site area to
obtain 20-year canopy coverage percentage
(6) To assist in the preservation and retention of significant trees and existing tree canopy
outside of critical area protection areas and required buffers and perimeter landscaping, the
applicant may utilize the following credits:
(a) Individual significant trees retained on site shall be counted at 125 percent of their
actual canopy area.
(b) For clusters or stands of five or more trees, each tree shall be counted at 150 percent
of its actual canopy area.
(c) For clusters or stands of five or more significant trees, each tree shall be counted at
200 percent of its actual canopy area.
(d) Retained trees located within no more than 20 feet of a rain garden or a bio-swale
on site shall be counted at 150 percent of their actual canopy area.
(7) In addition to the requirements of sections (6) through (8), trees planted to meet tree
canopy requirements shall meet the following criteria:
(a) Sites must be planted or replanted with a minimum of 50 percent evergreen species,
except:
Ordinance No. 060-21
Page 30 of 32
(i) The evergreen portion of the required planting mix may be reduced to 37.5
percent when the deciduous mix contains exclusively indigenous species to the Puget
Sound region, not including Alder; and
(ii) Sites obtaining tree canopy requirements solely through street trees are
exempt from the requirement to include evergreen species in the planting mix;
(b) Sites requiring planting or replanting of tree canopy must plant no more than 30
percent of trees from the same species and no more than 60 percent of trees from the same
taxonomic family.
(c) Replacement trees shall be planted in locations appropriate to the species' growth
habit and horticultural requirements.
(d) When preparing the landscaping plan, applicants are encouraged to meet the tree
canopy requirement by conserving existing tree canopy including significant trees and other
vegetation located on the site and place new plantings in protected areas (such as street trees,
perimeter landscaping, open spaces and critical area protection areas and required buffers) at
healthy spacing densities before placing trees within individual lots or yards; and
(e) Replacement trees shall be located in such a manner to minimize damage to trees or
structures on the project site and on properties adjoining the project site.
(8) The following tree protection measures shall be taken during clearing or construction:
(a) Tree protective fencing shall be installed along the outer edge of the drip line
surrounding the trees retained in order to protect the trees during any land disturbance
activities, and fencing shall not be moved to facilitate grading or other construction activity
within the protected area;
(b) Tree protective fencing shall be a minimum height of three feet, visible and of
durable construction; orange polyethylene laminar fencing is acceptable; and
(c) Signs must be posted on the fence reading "Tree Protection Area."
(9) An applicant may reduce the tree canopy requirements by no more than five percent
through a landscape modification when all of the following criteria are met:
(a) The applicant demonstrates in writing that they have made a good faith effort to
comply with the tree canopy requirements within the physical constraints of the site by:
Ordinance No. 060-21
Page 31 of 32
(i) Retaining as much of the tree canopy as possible on site consistent with best
management practices for maintaining the health of trees; or
(ii) Replanting as much of the tree canopy as possible on site consistent with best
management practices for maintaining the health of trees;
(b) The applicant proposes to plant additional understory vegetation or ground cover
area, excluding lawn cover, invasive species or noxious weeds, to fulfill the remaining canopy
requirement not met by retention or replanting of tree canopy; and
(c) When critical areas protection area buffers exist on site and those buffers are not
highly functioning, the applicant proposes to enhance the buffers by removing invasive species
and noxious weeds and/or planting vegetation indigenous to the Pacific Northwest, spaced for
maximum survivability.
(10) Retained significant trees, trees planted as replacements for significant trees, and trees
planted to meet requirements in subsection (3) of this section may not be removed except
when determined in writing by a certified arborist to constitute a hazard.
(11) Any significant trees identified in a landscape plan to be retained and subsequently
damaged or removed during site development shall be replaced at a rate of three trees for each
one damaged or removed significant tree.
SECTION 9. Corrections. Upon the approval of the city attorney, the city clerk and/or
code publisher is authorized to make any necessary technical corrections to this ordinance,
including but not limited to the correction of scrivener's/clerical errors, references, ordinance
numbering, section/subsection numbers, and any reference thereto.
SECTION 10. Severability. If any section, subsection, paragraph, sentence, clause, or
phrase of this ordinance is declared unconstitutional or invalid for any reason, such decision shall
not affect the validity of the remaining parts of this ordinance.
SECTION 11. Effective Date. This ordinance shall be published in the official newspaper
of the city and shall take full force and effect five (5) days after the date of publication. A
summary of this ordinance in the form of the ordinance title may be published in lieu of
publishing the ordinance in its entirety.
PASSED by the City Council of the City of Port Orchard, APPROVED by the Mayor and attested
by the City Clerk in authentication of such passage this 14t" day of December 2021.
Ordinance No. 060-21
Page 32 of 32
ATTEST:
Brandy Rinearson, MMC, City Clerk
APPROVED AS TO FORM:
Charlotte A. Archer, City Attorney
PUBLISHED: December 17, 2021
EFFECTIVE DATE: December 22, 2021
Robert Putaansuu, Mayor
SPONSOR:
Scott Diener, Council Member
EXHIBITS: 1. McCormick Urban Village Subarea Plan
2. Amended City Land Use Map
3. Amended City Zoning Map
M may•
f
CITY OF PORT ORCHARD, WA
McCORMICK VILLAGE
SUBAREA PLAN
DECEMBER 10, 2021
Acknowledgements
Mayor
Robert Putaansuu
City Council Members
Bek Ashby
John Clauson
Fred Chang
Cindy Lucarelli
Scott Diener
Jay Rosapepe
Shawn Cucciardi
Planning Commissioners
Trish Tierney
Stephanie Bailey
Annette Stewart
Mark Trenary
David Bernstein
Phil King
Joe Morrison
City Staff
Nicholas Bond, AICP, Director
Keri Sallee, AICP, Long Range Planner
Jim Fisk, AICP, Associate Planner
Stephanie Andrews, Associate Planner
Josie Rademacher, Assistant Planner
Consultants
Swift Design Group
Dahlin Design Group
(Graphics and renderings)
Chapter 1. Introduction.
1.1 Overview. In 2016, the City of Port Orchard completed its periodic update to the Comprehensive Plan. The
2016 Comprehensive Plan included for the first time, a "centers" approach to planning (See section 2.7 of the
Port Orchard Comprehensive Plan). The centers approach to planning is provided in Vision 2050, the regional
plan completed by the Puget Sound Regional Council (PSRC), and in the Countywide Planning Policies adopted
by all jurisdictions in Kitsap County. In 2016, Port Orchard identified center locations, but did not have the
resources to complete subarea plans for each center at that time, and instead identified goals for subarea
planning to be completed in the future. This subarea plan is the result of that goal and aims to create a
cohesive plan for the subarea plan boundary as depicted in Figure 1.
The greater McCormick area of Port Orchard was based on a master plan that dates to the early 1980s. A
series of approvals and plans have been adopted and implemented since that time and numerous project
phases have been constructed. In 2003 and prior to annexation into the City of Port Orchard, Kitsap County
approved a subarea plan for the McCormick area (ULID6 Subarea Plan) that included a McCormick Village
commercial core. In 2009, the City of Port Orchard annexed this area into the City and became responsible for
implementing previous plans and approvals, but was not bound by the ULID6 Subarea Plan. The City provided
commercial zoning consistent with the County's 2003 plan but did not prepare any sort of coordinated master
plan at that time. In 2015, the land and development approvals in the McCormick area were sold to new
owners and those owners resumed development activity after several years of inactivity related to the great
recession. The resumed development activity initially focused on single family residential areas. As of the end
of 2020, more than 1,000 lots had been created and developed within and in the vicinity of the subarea. Up
to this point, the commercial village portion of the project has not been realized. This plan is intended to
facilitate the permitting and build -out of the McCormick Village Neighborhood Core, including the commercial
village as shown on Figure 2. The plan recognizes and refers to other previous but not yet constructed
subdivisions (McCormick Woods, McCormick West, McCormick North); however, due to previous agreements
and the vesting associated with those agreements, the plan is not intended to influence new development in
those areas. Some previously entitled single family lots are shown in Figure 2.
The creation of this plan was a joint effort between McCormick Communities, LLC (the Developer) and the City
of Port Orchard. McCormick Communities hired a consultant to develop conceptual plans for the subarea.
After several iterations of this concept plan, the City agreed to consider the creation and adoption of a
subarea plan to guide future development in the subarea. Early concepts fell short of the mark in terms of
meeting the intent of existing City codes and policies. The preferred alternative met the intent of the City's
plans and policies and was sufficiently innovative to warrant consideration as an amendment to the City's
Comprehensive Plan.
McCormick Village
Subarea
Legend
Mrcormd uner
Su6er� Paundeq
Pared L'nes
MK—i,k VII.X Park
P.Pox N—Ent.—
Wb)+ndmq L«etioes
Md«rnkkYila�
■
Nd¢r6oihood {o-rt
Figure 1 (above): The McCormick Village Subarea. The area outlined in red is the boundary of the subarea
plan and the McCormick Village Center. The area shown in purple is the McCormick Village Neighborhood
Core. Previously entitled but not yet recorded single family lots are shown in areas of McCormick Trails
(McCormick West) and in McCormick Village (McCormick North) in gray outline.
Figure 2 (above). The Neighborhood Core Concept Plan. The preferred concept includes a neighborhood
commercial core as was sought by the City's elected officials consistent with the original concept plans.
Neighborhood connectivity and walkability were priorities for the concept as was providing a variety of
housing types, especially missing middle housing types, consistent with the City's Comprehensive Plan.
1.2 Local Center. This plan is intended to show how the center will comply with the PSRC requirements for a local
center. The center includes some existing development and entitlements in addition to the smaller
neighborhood core which is unentitled. The neighborhood core (boundary shown on Figure 1 in purple) is a
smaller portion of the center and is what is being "planned," meaning that aside from a few existing development
agreements, this area must go through a land use (subdivision) entitlement process. The areas outside of the
subarea but within the center are within walking distance (approximately .25-.75 miles) of the commercial core
and support the viability of the commercial core. These areas are not being "planned" at this time as the areas
are not intended to change because of previously approved entitlements.
1.3 Public Outreach. In May 2021, the City of Port Orchard collaborated with the Developer to conduct public
outreach. Initial outreach consisted of an online (Zoom) meeting with the Developer and the McCormick Woods
HOA that was attended by more than 50 neighborhood residents. A similar meeting was held with the Planning
Commission on June 1, 2021. At the same time, the City conducted a survey of residents in the McCormick
Woods communities that had very high levels of participation. In the community survey, the area residents
provided very clear direction (see Appendix A). This feedback has been synthesized into a list of goals for the
subarea plan as follows:
3
1. Provide opportunities to shop, dine, meet, and gather.
2. Support the development of an assortment of businesses with an emphasis on restaurants and bars,
coffee shops, retail, and grocery uses.
3. Ensure that the commercial village is small scale, containing approximately 10-20 storefronts and
20,000+/- square feet of commercial space.
4. Connect the commercial village to surrounding neighborhoods with trails, sidewalks, and bike lanes.
5. Ensure that the commercial village is designed and landscaped to fit into its natural surroundings.
6. Utilize green building techniques and materials in the commercial village.
7. Provide small plazas, outdoor gathering spaces, and opportunities for outdoor dining in the commercial
village.
8. Ensure that the urban village is pedestrian oriented with streetscape amenities such as pedestrian scale
lighting, benches, landscaping, and street trees, and ensure that sidewalk and trail connections are
provided to adjacent existing and future neighborhoods.
9. Protect streams and wetlands and their buffers.
10. Preserve existing trees where possible and ensure the establishment of long-term tree canopy
throughout the subarea.
11. Provide pocket parks to supplement the amenities provided at McCormick Village Park.
12. Design the commercial village to complement the future western entrance to McCormick Village Park as
envisioned in the McCormick Village Park Master Plan.
13. Ensure that Old Clifton Road is improved as a multi -modal corridor, providing connections to McCormick
Woods, the Ridge, McCormick Meadows, and McCormick West, accommodating non -motorized users,
and improving safety and accessibility.
14. Work with Kitsap Transit to provide transit service to this area.
15. Ensure that adequate parking is provided to serve the commercial core.
16. Continue to support and partner with the South Kitsap School District to develop the schools at the site
to the northwest of Feigley Road and Old Clifton Road.
Chapter 2. Vision and Preferred Alternative.
2.1 Vision. The McCormick Village subarea is a thriving and attractive walkable neighborhood providing an
assortment of goods and services, a variety of housing types, and convenient access to employment via Kitsap
Transit and its proximity to SR-16 and SR-160. Residents within the subarea and surrounding neighborhoods
can reach a new commercial district containing shops, restaurants, and other businesses, as well the future
school sites to the northwest of the intersection of Old Clifton Road and Feigley Road, using a robust network
of sidewalks, trails, and bike lanes that connect throughout the subarea and to adjacent neighborhoods.
4
The McCormick Village Subarea commercial core consists of walkable shopfronts along a new woonerf street,
which is a street designed for low vehicle speeds where vehicles and pedestrians share the travel way. The
commercial core is located adjacent to a new western entrance to McCormick Village Park which serves as an
anchor to the commercial district. Natural environmental features are protected, and parks and recreation
amenities are provided in and around the subarea. The landscaping installed within the subarea is extensive
and has been designed to be an extension of the surrounding forests and to make extensive use of native trees
and plants. This landscape is complemented by a mix of classic and modern Northwest architecture, defined
by an extensive use of natural materials and finishes.
Figure 3. An example of a proposed woonerf street.
The residential portion of the subarea is compact and walkable. Primary residential access streets have
sidewalks separated by landscape strips while secondary local access streets are shared residential woonerfs.
Vehicle access to housing units is via alleys to the maximum extent possible, to ensure continuous
uninterrupted on -street parking and attractive facades dominated by windows and front porches.
2.2 Preferred Alternative. The preferred alternative (see Figure 2) visually depicts development that is
consistent with the vision described in Section 2.1.
Figure 4. The following graphic is a rendering of the east portions of the neighborhood core viewed from the
north. The commercial areas are located on the left side of the rendering.
2.3 Center Designation: Local Center.
The McCormick Village Center is currently designated as a local center as described in the PSRC Regional
Centers Framework. As a designated local center, the McCormick Village Center is an active crossroads in Port
Orchard that is a gathering place, community hub, and focal point for services. It is likely that this local center
will grow to become a countywide center under the Framework. However, the center currently does not have
the requirements of an existing activity unit density of 10 units per acre and a minimum mix of uses including
at least 20% housing and 20% employment. As planned, the subarea:
1. Will include an estimated 1,646 activity units (jobs plus housing units) at roughly 5 activity units per
acre; and
2. Will provide a mix of residential and employment uses. The center is planned to consist of 77%
residential and 23% commercial at full buildout; and
3. Has capacity for additional growth. The center has capacity for an estimated 3,200 additional persons
and 361 additional permanent jobs at full buildout; and
4. The center is supported by multimodal transportation (including pedestrian, bicycle, transit (planned),
and automobile).
Chapter 3. Land Use
3.1 Introduction. The McCormick Village subarea measures 378 acres in land area. This area includes the 40-
acre McCormick Village Park, the 57-acre future South Kitsap School District school site, and a 5-acre church
property. The remaining 276 areas are public right of way (ROW), and land controlled by McCormick
Communities which has previously been approved for development or is intended for development.
Additionally, there are several areas of wetlands and the headwaters of Anderson Creek, all of which are
protected critical areas and are off limits to development.
To facilitate development of the Neighborhood Core as shown in Figure 2, amendments to the City's land use
map and development regulations are required. These amendments include:
1. Amending the land use map in the Comprehensive Plan.
2. Amending the official City zoning map.
3. Creating an overlay district to allow for deviations from the City's development regulations and public
works road standards.
The Land Use Map in the Comprehensive Plan is being amended to refine the commercial area locations
within the subarea to correspond to the development concept shown in Figure 2. The existing and proposed
land use map designations are shown in Figure 5 below:
PROPOSED
EXISTING
Figure 5. Land use designations before and after subarea plan adoption.
CITY OF PORT ORCHARD
McCormick Village Overlay District
Comprehensive Plan
Designation
O MVOO Boundary
Comprehensive Plan Designation
- COMMERCIAL
MEDIUM DENSITY RESIDENTIAL
The Zoning Map as adopted in POMC 20.31 is being amended to refine the commercial area locations within
the subarea to correspond to the development concept shown in figure 2. The existing and proposed zoning
designations are shown in figure 6 below:
7
PROPOSE[
EXISTING
Figure 6. Zoning before and after subarea plan adoption.
CITY OF PORT ORCHARD
McCormick Village Overlay District
Zoning Designation
EMMVOB Boundary
Zoning Designation
CMU
NMU
R3
A McCormick Village Overlay District is proposed for adoption in conjunction with this subarea plan. This
overlay district seeks to allow several deviations to the City's current standards and includes the following:
1. Land Uses
2. Building Types
3. Accessory Dwelling Unit Standards
4. Building Elements
5. Lot and Road Layout
6. Road Standards.
7. Off-street Parking Standards.
E:
8. Significant Tree/Tree Canopy Standard.
3.2 Population and Employment.
As of the end of 2020, the McCormick Urban Village Center contained a regional park and a church, no homes,
and only a few jobs. Development of the first housing units in the subarea began in 2021 and is accelerating
rapidly. McCormick Communities desires to begin development of the Neighborhood Core in 2022.
Based on existing entitlements and the plans shown in Figure 2, when developed the subarea is expected to
contain 1,271 housing units and 375 jobs. Planned jobs and housing are shown in Table 1 below. The actual
amount of development may vary from the estimate below.
Housing
Planning Area
Jobs
Units
McCormick Village Commercial Core
67
0
McCormick Village Core
0
388
McCormick Village SF Areas (north of SW Yarrow Street)
0
322
McCormick Trails SF Areas
0
361
McCormick Trails MF
3
200
Future School Site
275
0
Fire Station
10
0
Church
20
0
Total
375
1271
Percent Job/Housing
23%
77%
3.3 Land Use Goals for the Urban Village Subarea (these goals are in addition to existing goals found in other
sections of the Comprehensive Plan):
Goal MVLU-1: Implement the McCormick Urban Village Subarea Concept Plan as shown in Figure 2.
Policy MVLU-1: Allow uses, building types, and site design generally consistent with Figure 2 in the
McCormick Urban Village Subarea Overlay District.
Goal MVLU-2: Encourage the development of a McCormick Urban Village Central Business District along a new
woonerf street accessed via Campus Parkway.
Policy MVLU-2: Provide storefront uses on the ground floor in the form of a "Main Street" along a
woonerf street as shown in Figures 2 and 3. Regulations for the McCormick Urban Village Overlay
District shall ensure that buildings line the new woonerf street without landscape setbacks and with
pedestrian entrances oriented towards the street.
E
Figure 7: Block Frontage Map for McCormick Urban Village.
DI
Policy MVLU-3: Require a build -to -zone along the storefront area shown in Figure 7 in accordance with
the CMU zoning designations, as shown on the Zoning Map (Figure 5) but provide exceptions for public
plazas and significant street corners.
Goal MVLU-4: Ensure that development in the McCormick Urban Village is attractive and provides variety and
visual interest.
Policy MVLU-4: Designate high visibility street corners, as defined in the City's design guidelines
(POMC 20.127.250) in strategic locations along the new woonerf street and establish requirements in
10
these locations to accentuate building or plaza design with special design features.
Policy MVLU-5: Require facade articulation when any proposed building exceeds 120 feet in length.
Policy MVLU-6: Ensure that there is at least 60% facade transparency on the ground floor of single -
story shopfront and mixed -use shopfront buildings with a facade facing a woonerf street.
Chapter 4. Housing.
4.1 Introduction. Home construction within the subarea plan boundary commenced in 2021 for areas
previously entitled. As indicated in the Land Use chapter, the subarea is planned to include 1,271 housing
units at full buildout. According to the Washington State Office of Financial Management, multifamily projects
containing 5 or more units in Port Orchard contain on average 2.09 persons per household, whereas detached
houses contain 2.68 persons per household. Based on these persons per household estimates, the center
should house about 3,200 residents at full buildout.
4.2 Goals and Policies. (Additional goals and policies beyond those already in the Comprehensive Plan)
Goal MVH-1: Provide for a mix of housing types, including but not limited to detached houses, backyard
cottages, carriage houses, paseo houses, duplexes, attached houses, townhomes, apartments, forecourt
apartments, and live -work units.
Policy MVH-1: Ensure that the development regulations allow the development of the building types
described in Goal MVH-1, pursuant to the Zoning Map in Figure 6.
Goal MVH-2: Provide owner -occupied and/or rental housing serving a mix of income levels.
Policy MVH-2: Offer 12-year multifamily tax exemptions throughout the subarea in support of
affordable housing.
Chapter 5 Economic Development.
5.1 Introduction. The McCormick Urban Village subarea is currently mostly undeveloped. Employment
opportunities within the subarea will include the existing city park, the McCormick Woods HOA, the existing
church, a future fire station, the future school sites, home businesses, and temporary construction jobs related
to the buildout of the subarea. The employment assumption for new commercial square footage in the center
is one job per 300 square feet, as the expected uses would be retail, restaurant, and bars, which have a higher
number of jobs per square foot of space compared other commercial uses. Approximately 20,000 square feet
of commercial space is planned within the neighborhood core. It is expected that future schools and a new
fire station located in the center would employ approximately 285 people. The total expected employment
for the center at buildout is 375 jobs, excluding home businesses.
The McCormick Village Plan envisions the establishment of a new central business district adjacent to Campus
Parkway along a new woonerf street. This new central business district is intended to take the form of a
"Main Street" with shopfronts on the ground floor abutting this new woonerf, featuring wide sidewalks and a
shared street. Parking is to be provided on -street along the woonerf, with supplemental parking behind or
below these shopfronts, or as on -street parking in the planned neighborhood. It is critical to the success of a
new business district to ensure that there are enough dwellings within walking distance to support these
11
businesses. This will lower parking demands and increase activity in the area. Ultimately, this commercial
district will be supported by a full center buildout of 1,271 housing units containing approximately 3,200
residents. Other residential areas just beyond the center boundary, along with nonmotorized improvements,
transit, on- and off-street parking, gathering spaces, McCormick Village Park, and an active streetscape will all
contribute to a vibrant business district.
5.2 Goals and Policies.
Goal MVED-1: Provide zoning for ground floor shopfront development and retail, service, restaurant, and
other compatible uses along a new woonerf street.
Policy MVED-1. Require ground floor shopfront development along a new woonerf street running
perpendicular to Campus Parkway, through either single -story shopfront or mixed -use shopfront
building types.
Policy MVED-2. Allow residential uses above shopfront development where shopfront development is
required.
Policy MVED-3. Allow urban plazas in areas where shopfront development is required.
Goal MVED-2: Ensure that uses which are not compatible with building a walkable neighborhood center are
prohibited.
Policy MVED-4. Prohibit drive through businesses, gas stations, storage facilities, and other
commercial uses that are unlikely to contribute to a walkable neighborhood center.
Chapter 6 Parks.
6.1 Introduction. It is critical to consider the availability of parks and recreational amenities when planning
centers. Parks provide a gathering place for neighborhood residents, and recreational facilities contribute to
public health and provide connections within the neighborhood. In 2016, the City completed construction on
phase 2 of the McCormick Village Park, a regional park adjacent to the neighborhood core. This park, including
phase 3 construction as identified in the McCormick Village Park Master Plan, will continue to function as a
centerpiece for the neighborhood and will be complemented by the new neighborhood core.
The preferred alternative includes multiple pocket parks to be constructed within the subarea. These pocket
parks and plazas are consistent with existing City code requirements for usable open space associated with
multifamily development.
Goal MVP-1: Encourage the development of new pocket parks throughout the neighborhood.
Policy MVP-1: Allow public pocket parks to satisfy the requirements of POMC 20.127.350 for all
development in the subarea.
Goal MVP-2: Encourage the development of public plazas and other gathering spaces in the commercial
neighborhood core.
Policy MVP-2: Designate significant street corners on the block frontage standard maps as shown in
Figure 7, to encourage the development of public gathering spaces in the central business district.
12
Goal MVP-3: Provide public and private sidewalks, pathways, and bike lanes within the center.
Policy MVP-3: Provide bicycle lanes on Old Clifton Road through the center.
Policy MVP-4: Ensure that sidewalks are constructed along all public and private roads within the
center.
13
Chapter 7 Utilities.
7.1 Introduction. The McCormick Woods subarea and center is served by City of Port Orchard water, City of
Bremerton water, City of Port Orchard sanitary sewer and stormwater, Puget Sound Energy (electric and gas),
Xfinity, Wave, Century Link, and KPUD (cable, phone, and/or internet). In terms of the utility services provided
by the City of Port Orchard, some upgrades to the City of Port Orchard and City of Bremerton water systems
are needed in support of subarea development. The Developer should coordinate with the City of Bremerton
for water system requirements. In the City of Port Orchard, additional water storage (the 660 reservoir) and
wells 11 and 12 are needed to support the buildout of the subarea and center.
Goal MVU-1: Ensure that adequate fire flow is available to support development in the McCormick Urban
Village subarea.
Policy MVU-1: Provide employment and population assumptions for the subarea to the City of
Bremerton for inclusion in the next Bremerton water system plan update.
Goal MVU-2: Ensure that adequate stormwater facilities exist to serve the public streets and sidewalks in the
McCormick Village Center.
Policy MVU-2: Build low impact development (LID) stormwater facilities within the center where
practical, to manage stormwater created by new public and private streets.
Figure 8: Low Impact Development Stormwater Management Techniques Incorporated into Street Design. This
sort of design is encouraged in the McCormick Village Subarea.
Goal MVU-3: Ensure that telecommunication facilities are adequate to support 215Y century users.
Policy MVU-3: Ensure that KPUD has access to trenches as roads and utilities are installed.
Policy MVU-4: Provide for integration of 5G wireless facilities in the streetscape in the subarea.
Chapter 8 Transportation.
8.1 Introduction. The McCormick Village Subarea is established along the Old Clifton Road corridor between
14
Campus Parkway and Feigley Road. The Old Clifton corridor provides an important link between SR-16 and SR-
3 and allows some motorists to bypass congestion in Gorst. At the present time, Kitsap Transit does not
provide bus service in the area, but with future development this could change. Kitsap Transit plans for future
transit service once an area has grown enough to justify deployment of that service.
Old Clifton Road is identified as a Collector A street according to the City's street classifications. Pursuant to
the City's Public Works and Engineering Standards, Old Clifton Road is planned to be improved as a complete
street through the center, although pedestrian connectivity could be rerouted to parallel road networks
through some sections, including through the subarea.
To achieve countywide center requirements, several conceptual road sections specific to the subarea have
been created to improve walkability. While conceptually approved, the roads are still subject to a road
deviation approval process to deviate from the city's standard road sections. The proposed conceptual
sections proposed in the center provide widened sidewalks, bicycle lanes, and low impact development
landscape treatments. The woonerf section "Village Lane" in the core of the center is designed to slow traffic,
facilitating a safe walking and shopping environment as well as on -street parking. Finally, nearly all residential
development in the subarea is served by alleys to ensure an attractive streetscape that encourages walking.
The proposed conceptual subarea road section drawings are shown in Figures 9, 10, 11, and 12.
Figure 9: Main Collector.
51'RIGHT-OF-WAY
AW
L_1.5'CURB& 1.5'CURB&�
G-R GUTTER
T 9' 9'
PARKING T.ELIANE TRAVELIANE PARKING
5' SIDEWALK 411 TER 4' PLANTER Y SIDEWALK
A MAINNOT TOLECOLLECTOR
15
Figure 10: Village Lane.
1.0' RIBBON 1.0' RIBBON
CURB CURB
10' - 13'
SIDEWALK 14' 19' SIDEWALK
W/TREE WELLS TRAVEL LANE ANGLED PARKING W/ TREE WELLS
Figure 11: Woonerf (residential).
B VILLAGE LANE (ONE-WAY)
NOTroscaLE PRIVATE
C WOONERF (ONE-WAY)
NOT TO SCALE
16
Figure 12: Alley
OALLEY (NO PARKING)
NOT TO SCALE
Figure 13: Proposed Location of Road Sections
The development of the McCormick properties is subject to a development agreement for transportation,
approved on February 9, 2021. This agreement has provided concurrency approval and limits the extent of
any offsite transportation improvements that might be required. However, since some portions of the
subarea remain unentitled, the contents of this plan related to onsite transportation improvements would
apply to future development.
Goal MVT-1: Develop local access roads in the subarea in accordance with Figures 9-12 above. Serve the
central neighborhood core with a woonerf street. Provide vehicular parking for most residential units via
alleys.
Policy MVT-1: Provide pedestrian crossings at regular intervals on local access streets through the
17
subarea.
Policy MVT-2: Provide on street parking on most local access streets within the subarea.
Policy MVT-3: Design roads in the subarea to encourage reduced vehicle speed and increased
pedestrian safety.
Policy MVT-4: Integrate urban low impact development stormwater management features in roadway
designs, including landscaped infiltration galleries between on -street parking lanes and sidewalks.
Ensure that infiltration galleries allow ample opportunities for access between parking areas and
sidewalks. (See Figure 8.)
Goal MVT-2: Provide connectivity between the subarea and McCormick West, McCormick Woods, McCormick
North, McCormick Village Park, the future school sites on Feigley, and other destinations within the western
portions of Port Orchard.
Policy MVT-5: The City should develop a corridor plan for Old Clifton Road from Anderson Hill Road to
the western City limits (west of Feigley).
Goal MVT-3: Provide for flexibility in parking quantity standards.
Policy MVT-6: Include alternative parking ratios in the overlay district as it applies to the commercial
core to recognize the peak parking demands of all uses, and the ability for on -street parking to be
shared between residential and non-residential uses.
Policy MVT-7: Expand the McCormick Woods Golf Cart zone in areas south of Old Clifton Road.
Goal MVT-4: Encourage the development of storefronts along a new woonerf street as shown in Figure 10.
Policy MVT-8: Designate a new woonerf street as "storefront block frontage" in the city's design
standards (POMC 20.127) and require a build -to -zone along this frontage.
Policy MVT-9: Remove block frontage standards in other areas of the subarea.
Goal MVT-5: Support the establishment of transit service in the subarea and center.
Policy MVT-10: Require the installation of transit pads during permitting and construction in
consultation with Kitsap Transit.
Goal MVT-6: Support bicycle infrastructure and provide bicycle amenities in the subarea.
Policy MVT-11: Provide bike lanes or grade separated pathways running east/west and north/south
through the subarea.
Policy MVT-12: Ensure that bicycle parking is provided in the subarea consistent with POMC 20.124.
Goal MVT-7: Provide pedestrian infrastructure throughout the subarea.
Policy MVT-13: Ensure that existing and proposed streets in the subarea are constructed with
sidewalks on both sides of the street except for woonerfs and alleys and include landscape strips to
provide pedestrian vehicle separation.
18
Policy MVT-14: Provide pedestrian connectivity though -out the subarea.
Goal MVT-8: Provide safe multimodal access to the future school site on Feigley Road.
Policy MVT-15: Ensure that sidewalks are provided between the subarea and the future school site on
Feigley. Consider adding pedestrian crossings at SW Yarrow Street and Feigley Road when the school
develops.
Goal MVT-9: Ensure that new electrical service is installed underground within the subarea.
Policy MVT-16: Undergrounding of powerline distribution and service should be required through the
subarea.
19