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March 4, 2025, Planning Commission Meeting PacketCITY OF PORT ORCHARD Planning Commission 216 Prospect Street, Port Orchard, WA 98366 (36o) 874-5533 planning@portorchardwa.gov PLANNING COMMISSION MEETING AGENDA Tuesday, March 4, 2025— 6:00 pm Pursuant to the Open Public Meetings Act, Chapter 42.30 RCW, the Planning Commission is conducting its public meeting in a hybrid format with options for in -person attendance in the Council Chambers at City Hall or remote viewing and participation via Zoom (link below). Join Zoom Meeting, Public Link: https://us02web.zoom.us/i/86180242823 Dial -in (phone audio) only: + 1 253 215 8782 Webinar ID: 8618024 2823 1. CALL TO ORDER: Pledge of allegiance. 2. WELCOME AND INTRODUCTION. Planning Commission and City Staff Introductions. 3. AUDIENCE COMMENTS: Topics not listed for public hearing on tonight's agenda. Please limit comments to 3 minutes. 4. APPROVAL OF MINUTES: January 13, 2025 (Attachment) (ACTION) 5. BUSINESS ITEMS: a. DISCUSSION: Parking and Circulation - LR24 - CODE AMENDMENT 01 - HB 1110 (Attachment) Discussion of revisions to POMC Title 20.124 related to off-street parking requirements and the implementation of HB 1110. Staff Contact: Jim Fisk, AICP, Principal Planner b. DISCUSSION: SEPA Threshold Levels - LR24 - CODE AMENDMENT 01 - 11111110 (Attachment) Discussion of revisions to POMC Title 20.160 related to threshold levels for categorical exemptions. Staff Contact: Jim Fisk, AICP, Principal Planner c. DISCUSSION: Accessory Dwelling Units - LR24 - CODE AMENDMENT 05 - ADU (Attachment) Discussion of revisions to POMC Title 20.68 related to Accessory Dwelling Units and compliance with HB 1110 and EHB 1337. Staff Contact: Jim Fisk, AICP, Principal Planner d. DISCUSSION: 2025 Comprehensive Plan Amendment Docket (Attachment) In compliance with POMC 20.04.060(3), the Director is required to compile and maintain for public review a recommended final comprehensive plan amendment agenda (docket). The City initiated three text amendments to the Comprehensive Plan and received three applicant -initiated amendments by the deadline of January 31, 2025. Staff Contact: Jim Fisk, AICP, Principal Planner e. DIRECTOR'S REPORT: Update to the Planning Commission on recent related to past and upcoming Planning Commission activity Staff Contact: Nick Bond, AICP, Community Development Director 6. ADJOURN Next Planning Commission Meeting — April 8, 2025 CITY OF PORT ORCHARD Planning Commission Minutes 216 Prospect Street, Port Orchard, WA 98366 Phone: (36o) 874-5533 • Fax: (36o) 876-498o Planning Commission Meeting Minutes January 1311, 2025 Hybrid Meeting — Council Chambers/Zoom Teleconference COMMISSIONERS: Present: Tyler McKlosky (Chair), Annette Stewart (Vice Chair), Stephanie Bailey, Paul Fontenot, Joe Morrison, Tiffany Mitchell Absent: Wayne Wright STAFF: Community Development Director Nick Bond, Principal Planner Jim Fisk, Associate Planner Shaun Raja, Assistant Planner Connor Dahlquist 1. CALL TO ORDER: Commissioner McKlosky called the meeting to order at 6:00 p.m. and led the Pledge of Allegiance. 2. WELCOME AND INTRODUCTIONS 3. PUBLIC COMMENTS: There were two members of the public present in the chamber and two attending remotely. There were no comments regarding issues not on the agenda. 4. APPROVAL OF MINUTES FROM DECEMBER 3, 2024: Commissioner McKlosky asked if the other commissioners had reviewed the minutes from the December 3rd, 2024 meeting and if anyone had any issues or proposed amendments. Seeing none, a motion was entertained to approve the minutes. Commissioner Stewart moved to approve the minutes and Commissioner Morrison seconded. The motion passed unanimously. 5. BUSINESS ITEMS A. DISCUSSION: Critical Areas Ordinance — LU24-CODE AMENDMENT 06 (Attachment) Principal Planner Fisk presented the Critical Areas Ordinance code amendment for 20.162 as part of the 2024 Comprehensive Plan update. The attachment includes a red lined copy of proposed amendments and a clean copy of the amendments. The Critical Areas Ordinance amendment was first introduced to Commissioners at the December 2024 Planning Commission meeting. Principal Planner Fisk introduced biologist consultant Chad Wallin, PWS from Grette Associates to present on the amendment and answer questions. Chad Wallin provided slideshow presentation of his professional background, the Critical Areas Ordinance amendment purpose, and analysis process. Commissioner Mitchell thanked Wallin and asked for clarification on the process of critical areas determination if a consultant from Grette Associates is not available or does not conduct the initial determination. Wallin explained the City's process of an applicant's responsibility to hire a biologist consultant or use the City's subcontracted consultant, Grette Associates, to complete the determination process. The City does not have a biologist on staff. Commissioner Mitchell asked about how critical areas are determined by a biologist, including the time period and scope of site. Wallin explained that a critical areas report is valid for five years. After five years of initial reporting, a consultant would be required to re-evaluate the critical areas. Streams are determined by the Washington Administrative Code's definition and set by the criteria. Commissioner Mitchell clarified their question on what a site study process looks like for a critical areas determination. Wallin shared their experience that the process generally takes a day to complete. Wetland data is collected based on the U.S. Army Corps of Engineers. Habitat identification is based on how they are defined in the code. Commissioner Mitchell asked for clarification on whether or not the City was going to adopt the Department of Fish and Wildlife's tool of riparian management zones as Best Available Science. Wallin clarified that the City is using the Department's second recommendation of management by setting larger standardized development buffer zones instead of site -specific buffer zones which relies on the Department's database and GIS program identifying mature tree heights of specific species. Director Bond added that the decision to go with the Department's second recommendation of standardized buffer zones is that it is consistent with the County's methodology. Bond also explained that within the Comprehensive Plan, the City had to demonstrate that there was sufficient land capacity within the City and by using the first recommendation of site -specific buffer zones, it creates uncertainty of available land as projects begin to build and may reduce availability for housing projects. Choosing the second recommendation allows for more certainty in land capacity as the City reaches housing targets. Commissioner Mitchell asked whether or not the City sets a specific threshold for when mitigation is not enough for projects involving critical aquifers. Wallin explained that when addressing mitigation for critical aquifers, the standards are broader compared to wetlands and habitat. Wallin explained that the intended mitigation sequencing requires proposals to prove that other design alternatives may not work on the site due to other code restraints. The other part of mitigation sequencing for critical aquifers is minimizing and compensating for all impacts, which is consistent with the Department of Ecology's and U.S. Army Corps of Engineers mitigation sequencing standards. Director Bond provided further explanation of Category 1 and Category 2 of the critical aquifer protection areas. Bond described the extensive analysis of feasibility, technical reports, and site research to determine if a project is not allowed due to its proximity and expected impact on the aquifer. Director Bond provided additional insight on how development in critical aquifer recharge areas are categorized for use types and level of development so that there's not a total loss of buildable land, contrary to wetland critical areas where an entire site may be encumbered. Critical aquifer categories provide a path for possible development while still mitigating harmful environmental impacts. Page 2 of 6 Commission Fontenot asked whether climate change is being considered in critical areas reports as these reports are valid for five years before requiring a new report. Fontenot asked if these reports take account of environmental changes that may happen from the time a report is made and its expiration. Director Bond provided explanation that there are two other sections of code that work parallel with the critical areas code; the 2021 adopted Shoreline Master Program which manages shoreline development and considers sea level rise, as well as the frequently flooded areas code addressing development in mapped flood plains. Bond further explained that the City has adopted a climate element in the Comprehensive Plan update which provides a foundation for climate guidance but additional direction from the state level has not been released for what will be required by 2029. Director Bond shared that there will be one more opportunity to discuss the critical areas ordinance at the February Planning Commission meeting and a public hearing will be held at the March Planning Commission meeting. Notices will be sent for a deadline to provide written comments. B. DISCUSSION: Title 20 Updates Principal Planner Fisk introduced the proposed amendments of the Port Orchard Municipal Code Title 20 as part of the adopted Comprehensive Plan update. Fisk shared that these amendments are necessary to align with the policies outlined in the Comprehensive Plan and new state mandates focused on housing passed through recent legislation. Fisk presented on Accessory Dwelling Units (ADUs) and their purpose, standards, and regulations. As part of the new mandate, two ADUs must be allowed per lot in urban growth areas along with additional reduction in development barriers and standards in hopes to encourage these project types. Fisk shared that the Planning Commission has already worked to align with these new standards in recent years, but additional work is needed to come into full compliance. Fisk next presented on middle housing, as address by House Bill 1100 (2023), which requires cities to allow middle housing in all predominantly residential districts. Middle housing reduces the gap between single family dwellings and multifamily housing developments. Port Orchard City Council gave city staff direction to comply with the Tier 2 city requirements. Director Bond shared an explanation on what the different tier types mean. Tier 1 cities are the largest with populations over 75,000 residents, Tier 2 is 25,000 to 75,000 residents, and Tier 3 is 25,000 residents and under. City Council opted to align with Tier 2 city requirements as Port Orchard is experiencing fast growth and near the level of a Tier 2 city currently. Fisk shared a graphic showing current residential zoning and current units permitted. Current residential density is based on a minimum lot size for specific building types and type of access. Except for backyard cottages and apartments, only one structure is permitted per lot in current zoning. The proposed residential districts will be based on establishing the number of dwelling units per lot. R1 and R2 will allow for four units, R3 will allow for six units (with the exception of apartments), and R4 and R5 have no max. The form -based code standards will be the limiting factor of proposed development in R4 and R5. Like current code, access will dictate minimum lot size, i.e. if a lot is served by an alley, the minimum lot size is 3,000 sq.ft. If the lot is served by a primary street, minimum lot size is 5,000 sq.ft. The new building types being introduced in the proposed residential zones include triplex, fourplex, fiveplex and sixplex. Language will need to be removed that requires townhomes to have one fee simple unit per lot. Detached houses will not be allowed in the R4 and R5 districts. Page 3 of 6 Fisk shared an overview of the proposed middle housing amendments: • Accessory Dwelling Units o Update for consistency with State Law • Administration and Enforcement o Add references to unit -lot subdivisions • Apartment — NMU o Clarify multifamily as permitted in NMU, aligning with POMC 20.32.010(9) • Building Elements o Review for consistency with Middle Housing standards • Building Types o Update for Middle Housing o Remove housing type definitions o Move standards to Subtitle VI • Commercial and Mixed -use Districts o Update for consistency with revisions to 20.32 • Definitions o Add Middle Housing model ordinance definitions o Incorporate additional building type definitions from 20.32 • Design Standards o Develop standards for fences in front of setbacks o Remove Middle Housing applicability from this chapter • Development Standards o Add reference to unit -lot subdivisions. o Review parking and circulation standards for consistency with Middle Housing. • Fourplex o Address misleading naming to clarify triplex buildings are allowed • Greenbelt and Industrial Districts o Review and ensure consistency. • Introductions to Zoning, Land Uses, and Buildings Types o Ensure consistency with other code amendments. • McCormick Village Overlay District o Amend building type requirements consistent with HB 1110, including alley access. • Middle Housing Design Standards o Adopt uniform standards referencing 20.32 and model ordinance. • Minimum Parking Standards o Align with RCW 70.128.140 and RCW 36.70a.620 • Overlay Districts o Add Bethel Subarea Plan Overlays o Review VPOD for Middle Housing consistency • Public and Community Space Districts o Ensure consistency with other standards • Residential Design Standards Page 4 of 6 o Remove applicability for Middle Housing Residential Districts o Update for Middle Housing o Allow a minimum of two residential units per lot; allow up to four units with affordability criteria or proximity to transit, consistent with RCW 36.70A.635 and HB1110 • Site and Lot Dimensions o Remove site area requirements o Update lot definitions and add unit -lot references o Eliminate Build to Zone o Adjust ground floor elevation standards o Eliminate 20.40.060 for Middle Housing o Develop a standard to allow only two adjacent flag lots Use Provisions and Use Table o Align with State Law and RCW 35A.21.430 for permanent supportive, transitional, emergency housing, and shelter. Fisk further explained the unit lot subdivision process which allows division of a single parent lot into individual unit lots for separate ownership. The parent lot must meet zoning standards; individual unit lots are exempt. This process is applicable to duplexes, townhomes, fourplexes and all other middle housing types including accessory dwelling units. This will not permit uses or densities beyond those allowed in zoning districts. Director Bond provided an expected schedule of revisions which include the introduction of the subdivision chapter and permit processing chapter at the February Planning Commission meeting followed by additional discussion at the March Planning Commission meeting. Bond also hopes to get the parking and building elements chapter to the Commission at the February meeting. Commissioner Stewart asked for clarification if the property owner must live on the property in the situation where there are two ADUs are present on one lot. Fisk shared that the property owner living on the property requirement was removed in 2023. Commissioner Fontenot asked if there are any restrictions on combination of different building types on one lot. Fisk shared that any combination of building types is allowed up to the permitted number of units. Commissioner Mitchell asked for clarification in the situation of landownership when an ADU is built and sold as a condominium. Fisk explained that with a condominium, airspace is divided in ownership and the land it sits on is common ownership. Overall maintenance responsibility falls on all space owners. In a unit lot subdivision, the land is divided and sells as fee simple lot. C. DISCUSSION: Pre -approved Accessory Dwelling Units Director Bond shared an update on the pre -approved accessory dwelling units program. The City now has a website resource that shares the program's purpose which provides pre -approved ADU plans free of charge for Kitsap County. The program was led by the Kitsap Regional Coordinating Council (KRCC) and aims to encourage ADU construction by removing cost barriers that the Page 5 of 6 design phase presents. The City's page links to KRCC's website which provides additional information on the available plans. D. DISCUSSION: DIRECTOR'S REPORT Director Bond asked the Commission if they'd like to create an agenda item for the next meeting in electing a new Planning Commission Chair, or keep consistent with the current chair. Commissioners chose to keep Commissioner McKlosky as the Chair and Commissioner Stewart as Vice Chair. City staff and the Commission will revisit the chair elections in January 2026. Commissioners welcomed Planning Commissioner Mitchell once more. ADJOURN: Commissioner McKlosky adjourned the meeting at 7:06 pm. Tyler McKlosky, Chair Nick Bond, Community Development Director Page 6 of 6 CITY OF PORT ORCHARD DEPARTMENT OF COMMUNITY DEVELOPMENT 216 Prospect Street, Port Orchard, WA 98366 Ph.: (360) 874-5533 • FAX: (360) 876-4980 PLANNING COMMISSION STAFF REPORT Agenda Item No: 5(a) Meeting Date: March 4, 2025 Title 20 Updates: Parking and Nick Bond, AICP, Development Subject: Circulation Prepared by: Director Issue: The City of Port Orchard is considering amendments to its parking and circulation standards under POMC Chapter 20.124 to ensure consistency with evolving regulations and priorities. This initiative was first introduced to the Planning Commission and the public in February 2025. Since then, staff has become aware of Engrossed Substitute Senate Bill 5184 (ESSB 5184), a piece of legislation currently under consideration by the Washington Legislature. If enacted, this bill would limit the amount of off-street parking that cities with populations exceeding 20,000 may require for residential and commercial uses. Given that Port Orchard is projected to surpass this population threshold in the coming years, proactively updating the city's parking standards aligns with anticipated regulatory changes and broader city planning goals. One of the primary proposed updates is to align the city's electric vehicle (EV) parking requirements with the Washington State Building Code. The amendment to POMC 20.124.050 will replace existing language with a straightforward reference to the state code, ensuring compliance while streamlining local regulations. This adjustment simplifies the regulatory process and provides clarity for developers navigating EV parking requirements and remains unchanged from the version presented in February. The proposed amendments also introduce revisions to minimum parking standards in alignment with ESSB 5184. To encourage sustainable urban development, bicycle parking requirements will now be integrated into the main parking table (Table 20.124.140), making the code more accessible and user-friendly. Parking requirements for both residential and commercial uses will be updated in accordance with ESSB 5184, ensuring compliance with anticipated state regulations while balancing local development needs. Further, the amendments propose exemptions from minimum off-street parking requirements for certain types of development. These include: • Existing buildings undergoing a change of use, including vacant buildings; • Residential units under 1,200 square feet; • Commercial spaces under 5,000 square feet; • Affordable housing, senior housing, and housing for individuals with disabilities; • Facilities serving alcohol; • Child care facilities; • Commercial spaces in mixed -use developments. Another key aspect of the proposed changes is the consolidation of downtown parking standards. The existing provisions in POMC 20.130 regarding downtown mixed -use parking will be incorporated into the updated Table 20.124.140, and POMC 20.124.135 (Downtown Subarea Parking Standards) will be repealed as its requirements are now covered within the revised framework. Additionally, the proposed amendments include the repeal of POMC 20.124.090, Pedestrian Circulation and Access, as it is redundant with the provisions of POMC 20.127.330. In some instances, conflicts have arisen between these two sections. To address this, POMC 20.127.330 will be amended to incorporate key provisions from 20.124.090, such as walkway spacing through parking lots, ensuring pedestrian accessibility is maintained while eliminating regulatory inconsistencies. These updates are designed to support the City's goals for sustainable development and transportation consistent with the Goals and Policies in the adopted Comprehensive Plan. By reducing parking minimums in accordance with ESSB 5184, the amendments intend encourage infill development, promote alternative transportation options, and alleviate regulatory burdens for small businesses and mixed -use projects. Aligning EV parking regulations with state standards ensures consistency, while the integration of bicycle parking enhances multimodal transportation options. Ultimately, these amendments provide a balanced approach that benefits all stakeholders. Developers will gain clarity and cost savings, while residents and visitors will experience a city that prioritizes walkability and transit access consistent with the Goals and Policies of the adopted Comprehensive Plan. Additionally, these refinements will make the parking code easier for staff to administer, reinforcing efficiency in city operations. The Planning Commission is requested to review the proposed amendment and provide feedback. Following the Commission's review, staff will schedule a public hearing for additional input before forwarding a final recommendation to the City Council for consideration as part of the broader Middle Housing Ordinance. Staff recommends that the Planning Commission review the proposed amendment to POMC 20.124 and provide feedback in preparation for the upcoming public hearing. Attachments: Redline version of POMC Title 20.124, Engrossed Substitute Senate Bill 5184 2 Chapter 20.124 DEVELOPMENT STANDARDS — PARKING AND CIRCULATION Sections: 20.124.010 Purpose. 20.124.020 Authority and application. 20.124.030 Off-street parking spaces requirement. 20.124.040 Bicycle parking required. 20.124.050 Electric vehicle parking required. 20.124.060 Accessible parking requirements. 20.124.070 Stacking spaces for drive -through facilities. 20.124.080 Transit and rideshare provisions. 20.124.090 Pedestrian circulation and access. 20.124.100 Off-street parking design standards. 20.124.110 Compact car allowance requirements. 20.124.120 Internal circulation road standards. 20.124.130 Downtown mixed use parking standards. 20.124.135 Downtown subarea residential parking standards. 20.124.140 Minimum parking standards. 20.124.150 Minimum parking stall dimensions. 20.124.010 Purpose. The purpose of this chapter is to: (1) Implement the city's comprehensive plan; (2) Ensure that the city's supply of available parking matches parking demand most of the time; (3) Encourage the continued development of Port Orchard as a walkable community; (4) Support the efficient provision of transit services including buses and passenger ferries; (5) Support transit -oriented development in local centers; (6) Limit the creation of unnecessary new impervious surfaces; (7) Ensure the efficient use of available and existing parking; (8) Provide alternatives to single occupant vehicle trips; (9) Encourage the creation of housing that is affordable to all segments of the population; (10) Provide housing, employment, and commerce opportunities to residents who, by choice or other limitation, do not own a car; (11) Recognize innovations in transportation including car sharing, ride sharing, bike sharing, and other emerging technologies that are likely to change transportation patterns in the future; (12) Recognize that the city's goals related to the development of walkable local centers is hindered by restrictive parking minimums and that expansion of transit service as an alternative to single occupant vehicle ownership is hindered by the lack of development in local centers; and (13) Support the commitment expressed in the city's comprehensive plan to reduce greenhouse gas emissions. (Ord. 011-19 § 5 (Exh. 2); Ord. 019-17 § 18 (Exh. 1)). 20.124.020 Authority and application. (1) The city shall not issue any land use approval (including building permits, subdivisions, conditional use permits, binding site plans, short subdivisions, or other similar approvals which have the effect of creating a parking demand) or issue an occupancy permit for any new building or a change in use unless the use complies with the parking requirements found in this chapter. (2) Parking studies prepared by individuals with expertise in traffic and parking analysis may be required at the discretion of the director for unique projects which don't fit squarely in the land use categories contained herein. The director may require that such studies be evaluated and reviewed by outside experts hired by the city at the developer's expense prior to city acceptance. (3) Required parking may be provided off site if contracts and/or deed restrictions are provided to ensure the satisfaction of the minimum parking quantity requirements found in this chapter in perpetuity. Should the parking quantity requirements found in this chapter change, a contract and/or deed restriction may be amended by agreement with the city so long as minimum parking quantity requirements continue to be met under the new standard. (Ord. 011-19 § 5 (Exh. 2); Ord. 019-17 § 18 (Exh. 1)). 20.124.030 Off-street parking spaces requirement. (1) Off-street parking areas shall contain at a minimum the number of vehicle and bicycle parking spaces set forth in POMC 20.124.040 and 20.124.140. Off-street parking ratios expressed as number of spaces per square feet means the gross square footage of floor area. If the formula for determining the number of off-street parking spaces results in a fraction, the number of off-street parking spaces shall be rounded to the nearest whole number with fractions of 0.50 or greater rounding up and fractions below 0.50 rounding down. (2) An applicant may request a modification of the minimum required number of parking spaces by submitting an application for an administrative variance Ttype 2 pursuant to POMC 20.28.150. (3) When the city has received a shell -and -core building permit application, off-street parking requirements shall be based on the possible tenant improvements or uses authorized by the zone designation and compatible with the limitations of the shell -and -core permit. When the range of possible uses result in different parking requirements, the director will establish the amount of required parking based on a likely range of uses. (Ord. 011-19 § 5 (Exh. 2); Ord. 019-17 § 18 (Exh. 1)). 20.124.040 Bicycle parking required. (1) Bicycle parking facilities shall be provided for new buildings or facilities, additions to or enlargements of existing buildings, or for changes in the use of buildings or facilities that result in the need for additional auto parking facilities in accordance with the parking requirements in POMC 20.124.140 and where required in Table 20.124.140. The director is authorized to approve modifications to these standards when the applicant successfully demonstrates that the proposed alternative layout, location, design or type of racking meets the intent of these standards. (2) The number of required bicycle parking spaces shall be calculated as shown in Table 20.124.140. (3) Individual bicycle parking spaces shall be a minimum of 75 inches long by 24 inches wide for each space. Where double -sided multi -racks are utilized resulting in overlapping of bicycle parking spaces, the minimum bicycle parking space for two bicycles shall be 100 inches long by 36 inches wide. (4) Bicycle parking racks shall be located in areas visible from public right-of-way and shall be provided with adequate lighting if intended for use after dark. A minimum of 50 percent of the required number of bicycle parking spaces shall be located within 50 feet of a public entrance to the building requiring bicycle parking spaces. (5) Bicycle parking racks shall support the bikes in a stable, upright position, without damage to wheels, frame or other components. (6) Bicycle parking racks shall support the frame of the bicycle at two points of contact and at least one wheel. Racks shall allow the frame and one wheel to be locked to the rack, regardless of whether the front wheel is removed or not. Racks shall be securely anchored. Racks shall accommodate a wide variety of sizes and types of bicycles, including those with water bottles or without kick stands. (7) Bicycle parking racks shall be permanently mounted/installed within private property on solid surfaces. Racks placed adjacent to sidewalks shall not encroach upon required pedestrian access ways, accessible routes or accessible passing space areas. (8) Access shall be provided to each required bicycle parking space. Aisles shall have a width of at least three feet to the front, rear or side of the bicycle parking spaces. (9) Racks shall be placed a minimum of 24 inches away from walls and other elements that may create an obstacle to accessing the bike parking spaces. (10) Where the required bicycle parking spaces cannot be properly located upon the property generating the need for bicycle parking, the owner or applicant of the property generating the need for bicycle parking may apply for a street use from the city for permission to locate the bicycle parking on city right-of-way. 20.124.050 Electric vehicle parking required. Rectric vehicLe parking shaLL be provided in quantities as prescribed by the Washington State BuRdini4code.(!)2020, deveLopriment I I ilia UP UP IN IN IN UP - - - - - - -- - - -- - IF ww - - - - IN - 10 - - wo a 4 INK- 1zma .T.n .i�Y grows, beginningianuary 1, 2023, a Rd eve iopn-teritth at meets the cilteila parking shown in Table 20.1 24.050(i)-. i i (4) Site design must provide oLoctrieaL, associated vent'Lation, aeeossibLe parking, and g statmons. (a) Size. A standard size parking space shaLL be used for an InstaLLation eLectric vehicLe charging station where (b) and Equipment. The station il'18taiiati011 alid equipment shaR be consistent with the (e) Location, Design, and Maintonanee. Where provided, parking for eLaetrie vehieLa eha.,l.i..., through (v) of this secticffl. purposes shaLL meet the standards of subsections (5)(c)(i) incLtided if eLectric vehicLe charging purposes. Days and hours of operation tow -away to be enforetd-. shaR be time Limits or (ii) CLearance. Charging station equ,pnient niotinted on pedestals, .J....:ees ..L.a ..hes ..Lthe light posts, boRards or other of curb. be arn*nemum of 24earfromface WhDeJStDPS _._._.7,_._.T,_. . Designated' . . _ . . _ _ - Acces5iNs Space WM ST orW Requier RegAer RaWler 9 of haRierfrm s r ■ Parking Pking Pavin ar atcessble elf Space spme Spy g 'El..._..___ r 7� G'Y P- Accessible EV Ch arging Station --------- 91— !rwI • Includes crLarging equlpment, signaga, i and barrier free routes to chrar9ing s� nape equipment and the building. r•----- +Guidance • Tne barrier free area adjacent to the Accessible EV StatiGn shall be sVped and i EV be a rninimum of 44w wide_ i I � Regllir I EV Charging Station Parking I • harging equipment and signage ! sp I j ..............i +Gurden� rrrs;ruuts +;rror 91rIg t�gurprlrarr4, srgnagt!, and barrlerfeee rotten to charging equipment an-d the building- Th e b a rrier free area adjacent to the Designated Accessible Space shal he strlped and be 60or96'wide . EV Charging Station ■ Gharglrlg equipment and signage RegVar I � srlung j Space [:I DEV I � .......... (16) Signage for parking of eleetrie vehicles shall include: (a) Information on the eh a rging station to identifyvoitage a nd a niperage [eve is a rid any time of use, fees, or safety inforrnatlofi-. (b) As appropriate, directional signs to effectiveiy guide n-iotoilsts to the charging station space(s). (17) Optional Signage. Optional information may be posted to aiert potenflai charging station Users to other expectations. (18) An applicant may request a modification of the nihimmun-i requh-ed number of electric vehicle parking spaees by applying for an administrative variance type 2 ptirstiant to PE)Nie20.1224.083308(2). Relief under an administrative variance type 2 pursuant topemeH. 124.0330)(2) may inchide but not limited to allowingthe instaRatioi-i of electrical conduits and sizimg panels and eieetri services to standard parking stalls in stipport of the future installation of charging facilities while delaying requirements for H-istailing wiring and chargers as a condiflon of the project. 20.124.060 Accessible parking requirements. Off-street accessible parking shall be provided in accordance with the Americans with Disabilities Act of 1990, or as subsequently amended, and all state and federal standards including but not Limited to the minimum number of standard and van accessible spaces based on the total off- street parking facility size. (Ord. 011-19 § 5 (Exh. 2); Ord. 019-17 § 18 (Exh. 1)). 20.124.070 Stacking spaces for drive -through facilities. (1) A stacking space shall be an area measuring eight feet by 20 feet with direct forward access to a service window of a drive -through facility. A stacking space shall be located to prevent any vehicle from extending onto the public right-of-way or interfering with any pedestrian circulation, traffic maneuvering, or other parking space areas. Stacking spaces for drive -through or drive-in uses may not be counted as required parking spaces. (2) Uses providing drive -up or drive -through services shall provide vehicle stacking spaces in the following serial or combined sequence per lane of drive -up window; such required spaces shall include the drive -up window space itself: (a) For each service window of a drive -through restaurant, a minimum of five stacking spaces shall be provided. (b) For all other uses, each drive -up window requires a minimum of three stacking spaces. (c) The director may require a vehicle stacking study for proposals if evidence exists to indicate that more than the minimum stacking spaces under subsections (2)(a) and (b) of this section are required to serve a particular use or development. (3) Stacking spaces shall be screened from the right-of-way and adjacent properties using a five- foot type A or B landscape buffer as described in POMC 20.128.060. (Ord. 011-19 § 5 (Exh. 2); Ord. 019-17 § 18 (Exh. 1)). 20.124.080 Transit and rideshare provisions. To support the use of ridesharing as an alternative mode of transportation that will aid the city in its efforts to reduce air pollution, traffic congestion, and fossil fuel consumption, the following shall apply: (1) All land uses with 25 employees working at any given work site during a single work shift listed under the government/business services and manufacturing tables shall be required to reserve parking spaces for registered rideshare vehicle parking as follows: (a) There shall be a minimum of one open parking space reserved for an employee rideshare vehicle, and all registered rideshare vehicles shall have a reserved parking space. (b) A vehicle parked in a rideshare vehicle only parking space must be registered in Kitsap Transit's countywide public rideshare vehicle registration program, qualify as a rideshare vehicle as defined by Kitsap Transit, and display a valid car/vanpool pass. (c) Each rideshare vehicle parking space shall be clearly labeled with a Kitsap Transit carpool or vanpool parking sign. (d) Except for disabled parking spaces, rideshare vehicle parking spaces shall be located closer to the primary employee entrance than any other employee parking spaces. (2) When one or more scheduled transit routes provide service within 660 feet of the ernpioyrnent sote and there is designated pedestrian aeeess, the community development director may reduce the number of required off- street parking space -a-. (32) All uses which are located on an existing transit route and are required under the computation for required off-street parking to provide more than 200 parking spaces may be required to provide transit shelters, bus turnout lanes or other transit improvements as a condition of permit approval. shelters if transit routes adjoin the s (Ord. 017-23 § 5 (Exh. A); Ord. 011-19 § 5 (Exh. 2); Ord. 019- 17 § 18 (Exh. 1)). (a) Access points at property edges and to adjacent iots shaR be coor6nated v0th the existing deveLopment to provide circuLation patterns between doveilcipment sites. Pedestrian ------ to adjacent - - shalL not be required if the topography is greater t--- three percent be : `DD• POMC 20.127.330) ._ to -RowaRow pedestrian ------ from within the devoLopment and from adjacent -- - ------ - to -- centers, parks, -------- tracts, ---- spaces, ----- - or other public -- -- transit stops, and:•: __(MOVED• 20.100.040 AS for •• • and 20.127 forother d •• Pedestilan - - - shaLL minimize the confLict between :_:_- --- and traffic at aLl p6- - of pedestrian alcicess to on -site parking and buiLding entrances as - - LANGUAGE(a) AR deveiopments which contain more than one buiLding shaLL provide vvaLkvvays betwe ings% (INTENT OF THIS SECTION IS CAPTURED IN MODIFIED OF POMC 20.127.330(3). than 25 parking spaces-. (ADDRESSED IN POMC 20.127.330(3)(d) WITH MODIFIED LANGUAGE) ______�"-= to vehicies. (ADDRESSED IN POMC 20.127.330(3)(c) Wherever waikways are provided,crosswalks or --d bun-ips may - locat ated 20.124.100 Off-street parking design standards. (1) The most distant parking spaces h a Lt not be located more than 1,000 feet away from the nearest building entrance it is required to serve. Where the off-street parking areas do not abut the buildings they serve, the required maximum distance shall be measured from the nearest building entrance that the parking area serves: (a) In designated local centers, required parking spaces may be located on consolidated off -site parking lots distributed at accessible locations within the center. (2) Minimum parking space and aisle dimensions shall be determined by the director. Regardless of the parking angle, one-way aisles shall be at least 10 feet wide, and two-way aisles shall be at least 20 feet wide. (3) Any parking spaces abutting a landscaped area on the driver or passenger side of the vehicle shall provide an additional 18 inches above the minimum space width requirement to provide a place to step other than in the landscaped area. The additional width shall be separated from the adjacent parking space by a parking space division stripe. The parking space depth may be reduced when vehicles overhang a walkway under the following conditions: (a) Wheelstops or curbs are installed; and (b) The remaining walkway provides a minimum of 60 inches of unimpeded passageway for pedestrians. (4) The amount of spaeo barking stall depth reduction is limited to a maximum of 18 inches. (5) Lighting of off-street parking areas shall be provided for safety of traffic and pedestrian circulation on the site, as specified in the International Building Code. Lighting shall be designed to minimize direct illumination of abutting properties and adjacent streets. The director shall have the authority to determine lighting requirements including requiring the preparation of lighting plans to determine the adequacy of on -site lighting as well as the off -site lighting impacts. (6) Tandem or end -to -end parking is allowed in single-family detached residential developments. Driveways crossing required setback areas may be used for parking when serving single-family detached dwellings. but shall not be considered for purposes of calculating required parking. Attached single-family and multifamily developments may have tandem parking areas for each dwelling unit but shall not combine parking for separate dwelling units in tandem parking areas. (7) All vehicle parking and maneuvering areas serving a development activity shall be an asphalt or concrete surface, except in industrial zones where only required vehicle parking and related maneuvering areas must be paved. (8) Low impact development (LID) best management practices (BMPs) shall be used for all parking Lot design and construction, unless site and soil conditions make LID infeasible as determined by the city. LID BMPs for parking lot design and construction include, but are not limited to: (a) Pervious surfacing; (b) Integrating stormwater management facilities, such as bioretention swales, with required parking lot landscaping; and (c) Using native species in the landscape design. LID BMPs shall be designed and constructed in accordance with the LID Technical Guidance Manual for Puget Sound (current edition). (Ord. 011-19 § 5 (Exh. 2); Ord. 010-18 § 20). 20.124.110 Compact car allowance requirements. Subject to director review and approval, up to 40 percent of the total number of spaces to be provided in any development may be sized to accommodate compact cars. Aisle widths shall conform to the standards set for standard size cars. (Ord. 011-19 § 5 (Exh. 2); Ord. 019-17 § 18 (Exh. 1). Formerly 20.124.120). 20.124.120 Internal circulation road standards. Internal access roads to off-street parking areas shall conform with or exceed the surfacing and design requirements of the most recent adopted edition of the Port Orchard Public Works Eengineering Sstandards and Sspecifications. (Ord. 059-21 § 12; Ord. 011-19 § 5 (Exh. 2); Ord. 019- 17 § 18 (Exh. 1). Formerly 20.124.130). 20.124.130 Downtown mixed use parking standards. Except as otherwise provided in this section, development within the Ddowntown Mmixed= Utrse zone (DMU) shall provide parking in accordance with the off-street parking requirements set forth in this chapter. (1) Parking shall not be required for ground floor uses in the DMU zone in the downtown subarea (see the downtown Port Orchard subarea ptcenCity of Port Orchard Comprehensive Plan Appendix D). (2) For rntiftifarniLy residential uses On the DMIJ zone, the off-street parking standard shall be -a miniII of one parking space for each dweRing tinit, regardless of the number a bed reorns.Residential uses in the DMU zone shall meet the parking requirements of section 20.124.040. (3) No new street level parking lot or parking garage that fronts directly on Bay Street shall be allowed between Port Street and Seattle Avenue. (4) Exemptions. The following uses and buildings within the DMU zone shall be exempt from the parking standards set forth in this chapter: (a) Existing buildings and uses along both sides of Bay Street from Orchard Avenue to Seattle Avenue shall be exempt fromparking requirements• .• • • 1 1 • • 1 20.124.135 Downtown subarea residential parking .: JAL :_ - : WIMMON 20.124.140 Minimum parking stand Parking Quantities. (1) Vehicle parking minimum quantities shall be provided in accordance with Table 20.124.140 beiew. Nothing in Table 20.124.140 precludes development from providing more off-street parking than the minimum required. (2) With the exception of accessible parking spaces as required by the Americans with Disabilities act, minimum parking requirements are not required for the following activities: U Existing buildings undergoing change of use, including vacant buildings: (b) Residential dwelling units with a GFA equal to or less than 1,200 sq. feet; (c) Commercial spaces with a GFA less than 5,000 sq. feet; (d) Affordable housing; U Senior housing; U Housing for people with disabilities; (g) Facilities which serve alcohol- (h) Child care facilities; (i) Commercial spaces in mixed -use projects LAW Table 20.124.140 Minimum Minimum Land Use Parking Bicycle Parking Requirement Requirement Residential Uses Single-family 0.5 stall per None required Residential dwelling unit dwellings (equal to or greater than 1,200 sq. ft. GFA) Multi -family 0.5 stall per 0.25 per dwelling Residential dwelling unit unit dwellings (equal to or greater than 1,200 sq. ft. GFA) Multi -family 0 stall per 0.25 per dwelling Residential dwelling unit unit dwellings (less than 1,200 sq. ft. GFA) Public Uses All civic uses, 1 stall Per 300 5% of provided except as listed square feet office vehicle parking below: with a minimum of 3 spaces Community 1 stall Per 5% of provided college, high classroom and 1 vehicle parking school, university, stall per 5 with a minimum trade or technical students of 10 spaces school Elementary, 1 stall Per 5% of provided middle, orjunior classroom and 1 vehicle parking high school stall per 50 with a minimum students of 10 spaces Club or lodge 1 stall Per 3 fixed 5% of provided seats vehicle parking with a minimum of 3 spaces Place of worship 1 stall Per 3 fixed 5% of provided seats vehicle parking with a minimum of 3 spaces All open space 5% of provided and park uses, vehicle parking except as listed with a minimum below: of 10 spaces Golf course 1 stall Per hole None required All utilities No min None required Commercial Uses All day care 0 stalls None required Commercial 1 stall per 1,000 5% of total spaces (equal to sq. ft. of GFA minimum off - or greater than street parking 5,000 sq. ft. GFA) requirement (minimum 3) Industrial Uses All light 1 stall Per 1,000 5% of total manufacturing square feet minimum off- street parking requirement (minimum 3) All research and 1 stall Per 1,000 5% of total development square feet minimum off- street parking requirement (minimum 3) All warehouse, 1 stall Per 1,000 5% of total storage and square feet minimum off - distribution street parking requirement (minimum 3) --' ---------- �---- -➢----- Minimum Off -Street Bicycle Parking Land Use Unit of Meast" Requiremertt Residential Uses Pei, dwelimn AIL other household I'v*rfg None required Uses Tel -bed 0.125 PubLec vehicle pa" AIL parks and recreatiort None required All t*Htne.. �TI�CfCfeS None required C Uses aI l.' €I day care AR indoor recreation AIL outdoor recreation AIL overnight lodging AIL IVUI Percentag of required 6 of total n-iininitini off-street AIL off ice AIL personal and business services All . .10 nemurn Off -Street Bicycle Parkin 20.124.150 Minimum parking stall dimensions. Table 20.124.150 Minimum Parking Stall Dimensions Minimum Parking Stall Dimensions Stall Width Stall Depth Compact stall jOleet 16.0 feet Standard stall (required for single-family and duplex parking) 9.0 feet 20.0 feet Minimum Loading Requirements Unit of Measurement Minimum Loading Spaces Nonresidential Buildings with Retail, Wholesale, Manufacturing, Storage Uses (1) 10,000—16,000 square feet 1.0 16,001 — 40,000 square feet 2.0 40,001—64,000 square feet 3.0 64,001—96,000 square feet 4.0 96,001 — 128,000 square feet 5.0 128,001—160,000 square feet 6.0 Table 20.124.150 Minimum Parking Stall Dimensions Minimum Parking Stall Dimensions Stall Width Stall Depth 160,001—196,000 square feet 7.0 Each additional 36,000 square feet 2.0 Retail, Hotel, Office, Restaurant, Hospital, Auditorium, Convention Hall, Exhibition Hall, Sports Arena/Stadium or Similar 40,000 — 60,000 square feet 1.0 60,001 — 160,000 square feet 2.0 160,001 — 264,000 �Fquare feet 3.0 264,001 — 388,000 Fquare feet 4.0 388,001 — 520,000 square feet 5.0 520,001 — 652,000 square feet 6.0 652,001 — 784,000 square feet 7.0 784,001 — 920,000 square feet 8.0 Each additional 140,000 square feet 1.0 (1) Excluding self-service storage facilities. (Ord. 011-19 § 5 (Exh. 2); Ord. 019-17 § 18 (Exh. 1). Formerly 20.124.260). ENGROSSED SUBSTITUTE SENATE BILL 5184 State of Washington 69th Legislature 2025 Regular Session By Senate Housing (originally sponsored by Senators Bateman, Trudeau, Frame, Krishnadasan, Liias, Nobles, Pedersen, Salomon, Shewmake, and Stanford) READ FIRST TIME 02/07/25. 1 AN ACT Relating to minimum parking requirements; adding a new 2 section to chapter 35.21 RCW; adding a new section to chapter 35A.21 3 RCW; adding a new section to chapter 36.01 RCW; adding a new section 4 to chapter 19.27 RCW; creating new sections; and repealing RCW 5 36.70A.620. 6 BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF WASHINGTON: 7 NEW SECTION. Sec. 1. The legislature finds that predetermined 8 on -site parking requirements needlessly drive up the cost of 9 development, particularly housing; discourage walking and multimodal 10 transit usage; and encourage excessive reliance of automobiles with 11 attendant impacts on human health and greenhouse gas emissions. The 12 legislature further finds that the amount of parking that a project 13 actually needs should be determined on a case -by -case basis by permit 14 applicants sensitive to actual market conditions rather than a one- 15 size -fits -all regulation. 16 NEW SECTION. Sec. 2. A new section is added to chapter 35.21 17 RCW to read as follows: 18 (1) A city may not require more than 0.5 parking space per 19 residential dwelling unit. P. 1 ESSB 5184 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 (2) A city may not require more than one parking space per 1,000 square feet of commercial space. (3) A city may not require any minimum parking requirements for: (a) Existing buildings undergoing change of use, including vacant buildings; (b) Residences under 1,200 square feet; (c) Commercial spaces under 5,000 square feet; (d) Affordable housing; (e) Senior housing; (f) Housing for people with disabilities; (g) Facilities that serve alcohol; (h) Child care facilities; (i) Commercial spaces in mixed -use projects. (4) For purposes of this section, "affordable housing" has the same meaning as in RCW 36.70A.030. (5) This section does not apply to accessible parking spaces in compliance with the Americans with disabilities act. (6) The provisions of this section do not apply: (a) To cities with a population of 20,000 or less, as determined by the population estimate of the office of financial management under RCW 43.62.030; (b) If a city submits to the department of commerce an empirical study prepared by a credentialed transportation or land use planning expert that clearly demonstrates, and the department finds and certifies, that the application of the parking limitations of this section will be significantly less safe for vehicle drivers or passengers, pedestrians, or bicyclists than the city's current parking requirements; or (c) To portions of cities within a one -mile radius of a commercial airport in Washington with at least 9,000,000 annual enplanements. NEW SECTION. Sec. 3. A new section is added to chapter 35A.21 RCW to read as follows: (1) A code city may not require more than 0.5 parking space per residential dwelling unit. (2) A code city may not require more than one parking space per 1,000 square feet of commercial space. (3) A code city may not require any minimum parking requirements for: p. 2 ESSB 5184 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 (a) Existing buildings undergoing change of use, including vacant buildings; (b) Residences under 1,200 square feet; (c) Commercial spaces under 5,000 square feet; (d) Affordable housing; (e) Senior housing; (f) Housing for people with disabilities; (g) Facilities that serve alcohol; (h) Child care facilities; (i) Commercial spaces in mixed -use projects. (4) For purposes of this section, "affordable housing" has the same meaning as in RCW 36.70A.030. (5) This section does not apply to accessible parking spaces in compliance with the Americans with disabilities act. (6) The provisions of this section do not apply: (a) To code cities with a population of 20,000 or less, as determined by the population estimate of the office of financial management under RCW 43.62.030; (b) If a code city submits to the department of commerce an empirical study prepared by a credentialed transportation or land use planning expert that clearly demonstrates, and the department finds and certifies, that the application of the parking limitations of this section will be significantly less safe for vehicle drivers or passengers, pedestrians, or bicyclists than the code city's current parking requirements; or (c) To portions of code cities within a one -mile radius of a commercial airport in Washington with at least 9,000,000 annual enplanements. NEW SECTION. Sec. 4. A new section is added to chapter 36.01 RCW to read as follows: (1) A county may not require more than 0.5 parking space per residential dwelling unit. (2) A county may not require more than one parking space per 1,000 square feet of commercial space. (3) A county may not require any minimum parking requirements for: (a) Existing buildings undergoing change of use, including vacant buildings; (b) Residences under 1,200 square feet; p. 3 ESSB 5184 1 (c) Commercial spaces under 5,000 square feet; 2 (d) Affordable housing; 3 (e) Senior housing; 4 (f) Housing for people with disabilities; 5 (g) Facilities that serve alcohol; 6 (h) Child care facilities; 7 (i) Commercial spaces in mixed -use projects. 8 (4) For purposes of this section, "affordable housing" has the 9 same meaning as in RCW 36.70A.030. 10 (5) This section does not apply to accessible parking spaces in 11 compliance with the Americans with disabilities act. 12 (6) The provisions of this section do not apply: 13 (a) If a county submits to the department of commerce an 14 empirical study prepared by a credentialed transportation or land use 15 planning expert that clearly demonstrates, and the department finds 16 and certifies, that the application of the parking limitations of 17 this section will be significantly less safe for vehicle drivers or 18 passengers, pedestrians, or bicyclists than the county's current 19 parking requirements; or 20 (b) To portions of counties within a one -mile radius of a 21 commercial airport in Washington with at least 9,000,000 annual 22 enplanements. 23 (7) A county may require off-street parking if the county's roads 24 are not developed to the standards for streets and roads adopted by 25 the cities within that county. 26 NEW SECTION. Sec. 5. A new section is added to chapter 19.27 27 RCW to read as follows: 28 The state building code council shall research and, if necessary, 29 adopt by rule updated accessible parking space requirements in the 30 state building code promulgated under this chapter to align with 31 current research on disability rates among drivers. 32 NEW SECTION. Sec. 6. RCW 36.70A.620 (Cities planning under RCW 33 36.70A.040Minimum residential parking requirements) and 2020 c 173 s 34 3 & 2019 c 348 s 5 are each repealed. p. 4 ESSB 5184 1 NEW SECTION. Sec. 7. This act may be known and cited as the 2 parking reform and modernization act. --- END --- p. 5 ESSB 5184 CITY OF PORT ORCHARD DEPARTMENT OF COMMUNITY DEVELOPMENT 216 Prospect Street, Port Orchard, WA 98366 Ph.: (360) 874-5533 • FAX: (360) 876-4980 PLANNING COMMISSION STAFF REPORT Agenda Item No: 5(b) Meeting Date: March 4, 2025 Title 20 Updates: SEPA Nick Bond, AICP, Development Subject: Categorical Exemptions Prepared by: Director Issue: The City of Port Orchard is considering amendments to Port Orchard Municipal Code (POMC) 20.160, which increases the SEPA threshold exemption for the number of dwelling units from four (4) to nine (9). This amendment aligns with the allowances established in Washington Administrative Code (WAC) 197-11-800(1)(c) and is consistent with the City's current short plat procedures that allow for the creation of up to nine lots through an administrative (Type II) approval. The Planning Commission is asked to review the proposed amendment and provide feedback. Staff will schedule a public hearing later this Spring associated with the broader Middle Housing Ordinance. Under the State Environmental Policy Act (SEPA), local jurisdictions may adopt increased categorical exemption thresholds as outlined in WAC 197-11-800(1)(c) and (1)(d). These exemptions allow for streamlined permitting processes for certain development activities that are unlikely to result in significant environmental impacts. The current POMC threshold exemption allows for the construction of up to four dwelling units without requiring a SEPA determination. Increasing this exemption to nine dwelling units streamlines the creation of middle housing types greater than four units under a Type I permit, eliminating the need for a SEPA determination. This revision aligns SEPA exemptions with the City's existing short plat process and broader Middle Housing Ordinance. It provides consistency in development review and increases efficiency by reducing unnecessary environmental review for projects that fall within established exemption limits. The proposed amendment is consistent with the following provisions of WAC 197-11-800: • WAC 197-11-800(1)(c): Allows local jurisdictions to adopt increased categorical exemption thresholds for certain residential development projects. • WAC 197-11-800(1)(d): Provides further authority to increase exemptions for specific types of development, ensuring that the scale of proposed projects aligns with the local development context. By adopting this amendment, the City ensures that SEPA review is applied where necessary while eliminating redundant procedural requirements for smaller -scale residential development. The Planning Commission is requested to review the proposed amendment and provide feedback. Following the Commission's review, staff will schedule a public hearing for additional input before forwarding a final recommendation to the City Council for consideration. Staff recommends that the Planning Commission review the proposed amendment to POMC 20.160 and provide feedback in preparation for an upcoming public hearing associated with the Middle Housing Ordinance. Attachments: Redline version of POMC Title 20.160 2 20.160.080 Categorical exemptions - Adoption by reference. The city adopts the following rules for categorical exemptions from Chapter 197-11 WAC: NY/-& 197-11-300 Purpose of this part. 197-11-305 Categorical exemptions. 197-11-800 Categorical exemptions. 197-11-880 Emergencies. 197-11-890 Petitioning DOE to change exemptions. (Ord. 019-17 § 18 (Exh. 1)). 20.160.090 Categorical exemptions - Determination. (1) Each department within the city that receives an application for a license or, in the case of governmental proposals, the department initiating the proposal, shall determine whether the license, permit and/or proposal is exempt. The department's determination that a proposal is exempt shall be final and is not subject to administrative review. If a proposal is exempt, none of the procedural requirements of this chapter apply to the proposal. The city shall not require completion of an environmental checklist for an exempt proposal. (2) In determining whether or not a proposal is exempt, the department shall make certain that the proposal is properly defined and shall identify the governmental licenses required (WAC 197-11-070). If a proposal includes exempt and nonexempt actions, the department shall determine the lead agency, even if the license application that triggers the department's consideration is exempt. (3) If a proposal includes both exempt and nonexempt actions, the city may authorize exempt actions prior to compliance with the procedural requirements of this chapter, except that: (a) The city shall not give authorization for: (i) Any nonexempt action; (ii) Any action that would have an adverse environmental impact; or (iii) Any action that would limit the choice of alternatives. (b) The department may withhold approval of an exempt action that would lead to modification of the physical environment, when such modification would serve no purpose if the nonexempt action(s) were not approved; and (c) A department may withhold approval of exempt actions that would lead to substantial financial expenditures by a private applicant when the expenditures would serve no purpose if the nonexempt actions were not approved. (4) Threshold Levels for Categorical Exemptions. Pursuant to WAC 197-11-800(1)(c) and (1)(d), cities may adopt raised levels of threshold exemptions for certain types of actions, except as provided in WAC 197- 11-305 and 197-11-800(1)(a). As authorized pursuant to WAC 197-11-800(1)(c) and (1)(d), the following threshold exemptions are adopted: (a) The construction or location of nine (9) or fewer single-family residential units. (b) The construction or location of nine (9) or fewer multifamily residential units. The eity will nermally identify whetheF an actien is eategeFically exempt within 30 days ef Feeeiving a completed applicatiE)R. The- durecter shall ceFtify wheR aR applicatiOR is cemplete based upen Feview e required te supplement the checklist, the application shall nA-t be certified cemplete until the required pfermatien received by the diFeete- (Ord. 019-17 § 18 (Exh. 1)). 20.160.100 Integration of SEPA with project permits and land use decisions. Under Chapter 36.7013 RCW, the procedure for review and processing of project permit applications shall be combined with the environmental review process, both procedural and substantive. The process under the State Environmental Policy Act (SEPA) and this chapter shall integrate the following procedures, insofar as possible, with any applicable process for decision -making on permit and land use applications: (1) Staff review of the application under city codes and regulations and the environmental review and determination thereon; (2) The staff report on the application, and the report or documentation concerning environmental review; (3) Hearings and other public processes, including required public notices, required by city code or regulation, and hearings and other public processes, including public notices and appeals, required or conducted under SEPA; (4) Such other review processes as determined by the director. (Ord. 019-17 § 18 (Exh. 1)). 20.160.110 Threshold determinations. This part contains the rules for deciding whether a proposal has a "probable, significant, adverse environmental impact" requiring an environmental impact statement to be prepared. This part also contains rules for evaluating the impacts of proposals not requiring an EIS. The city adopts the following sections by reference, as supplemented in this part: WAC 197-11-310 Threshold determination required. 197-11-315 Environmental checklist. 197-11-330 Threshold determination process. 197-11-335 Additional information. 197-11-340 Determination of significance (DS). 197-11-350 Mitigated DNS. 197-11-355 Optional DNS process. 197-11-360 Determination of significance (DS) (initiation of scoping). 197-11-390 Effect of threshold determination. (Ord. 019-17 § 18 (Exh. 1)). 20.160.120 Environmental checklist. (1) Except as provided in subsection (4) of this section, a completed environmental checklist (or a copy), in the form provided in WAC 197-11-960, shall be filed at the same time as an application for a permit, license, certificate or other approval not specifically exempted in this chapter, except that a checklist is not needed if the city and applicant agree that an EIS is required, SEPA compliance has been completed, or SEPA compliance has been initiated by another agency. The city shall use the environmental checklist to determine the lead agency, and if the city is the lead agency, for determining the responsible official and for making the threshold determinations. (2) For private proposals, the city will require the applicant to complete the environmental checklist, providing assistance as necessary. For city proposals, the department initiating the proposal shall complete the environmental checklist for that proposal. (3) The city may require that it, and not the private applicant, will complete all or part of the environmental checklist for a private proposal, if either of the following occurs: (a) The city has technical information on a question or questions that are unavailable to the private applicant; or (b) The applicant has provided inaccurate information on previous proposals or on proposals currently under consideration. (4) For projects submitted as planned actions under WAC 197-11-164, the city shall use its existing environmental checklist form or may modify the environmental checklist form as provided in WAC 197- 11-315. The modified environmental checklist form may be prepared and adopted along with or as part of a planned action ordinance; or developed after the ordinance is adopted. In either case, a proposed modified environmental checklist form must be sent to the Department of Ecology to allow at least a 30- day review prior to use. (Ord. 019-17 § 18 (Exh. 1)). 20.160.130 Timing. For those project permit applications that are not subject to Chapter 36.7013 RCW, the following will apply: (1) The city will attempt to issue a threshold determination on a completed application within 90 days after the application and supporting documentation are complete. (2) A complete application for a threshold determination consists of the following information: (a) A description of the proposed action; (b) Site information, including site plans, vicinity maps and other information required for a land use certification or other application; (c) The environmental checklist; (d) Additional information/environmental checklist (WAC 197-11-335). The environmental checklist covers 16 subjects. If, after review of the environmental checklist, it is determined that there is insufficient information to make a threshold determination, additional information will be required using any one or more of the following: (i) The applicant will provide more information on subjects in the checklist; (ii) The city makes its own further study; (iii) The city will consult with other agencies, requesting information on the proposal's probable or potential impacts which lie within the other agency's jurisdiction or expertise. (3) It is the policy of the city that adequate information must be provided before a threshold decision can be made. The city will not commence processing environmental checklists which are not complete. (Ord. 019-17 § 18 (Exh. 1)). CITY OF PORT ORCHARD DEPARTMENT OF COMMUNITY DEVELOPMENT 216 Prospect Street, Port Orchard, WA 98366 Ph.: (360) 874-5533 • FAX: (360) 876-4980 PLANNING COMMISSION STAFF REPORT Agenda Item No: 5(c) Meeting Date: March 4, 2025 Title 20 Updates: Accessory Prepared by: Nick Bond, AICP, Development Subject: Dwelling Units Director Issue: In 2022, the City of Port Orchard amended the Municipal Code to remove the requirement that property owners must occupy one of the units on a lot with an Accessory Dwelling Unit (ADU). With the adoption of EHB 1337 by the Washington State Legislature, additional modifications to local ADU regulations are necessary to ensure compliance with state law. The proposed revisions to POMC 20.68, attached to this staff report, reflect these changes. The revised regulations will allow at least two ADUs per lot where single-family homes are permitted. They also establish clear dimensional standards, including a maximum gross floor area of 1,000 square feet and a maximum roof height of 24 feet unless a lower height limit applies to the principal dwelling on the lot. Detached ADUs will be allowed at the lot line when adjacent to a public alley, and design restrictions such as aesthetic requirements, entry door placements, and setback limitations more restrictive than those for principal dwellings will be removed. Additionally, existing structures, including detached garages, will be permitted for conversion into ADUs, even if they do not meet current zoning requirements. Parking regulations related to ADUs will also be updated through revisions to POMC 20.124 to comply with EHB 1337, but also with ESSB 5184 currently under consideration by the State legislature. Impact fees will be capped at 50% of those assessed on the principal dwelling unit, and public street improvements cannot be required as a condition of ADU permitting. The new regulations will also ensure that ADUs can be sold independently as condominiums and maintain the City's authority to regulate their use as short-term rentals. Environmental protections will remain in place, prohibiting ADU construction in critical areas, flood zones, and geologically hazardous locations. The proposed revisions also ensure compliance with public health, safety, and environmental permitting requirements. The Planning Commission is encouraged to review the attached draft code amendments and provide comments or suggest additional edits before staff schedules a public hearing as part of the broader Middle Housing Ordinance, which is anticipated in late Spring. Attachments: Redline version of POMC Title 20.68 Chapter 20.68 ACCESSORY DWELLING UNITS Sections: 20.68.010 Accessory dwelling units —Defined. 20.68.020 Accessory dwelling units — Purpose. 20.68.030 Accessory dwelling units — Decision type. 20.68.040 Accessory dwelling units —Administration. 20.68.060 Accessory dwelling units— Commercial and industrial development — Code applicability. 20.68.070 Aeeessory dwelling units —Application procedures. 20.68.080 Inspection. 20.68.090 Violations. 20.68.100 General requirements. 20.68.110 Bulk, location and design requirements. 20.68.010 Accessory dwelling units —Defined. For the purpose of this chapter the following definitions a At-a"Accessory dwelling unit" means a dwelling unit located on the same lot as a single-family housing unit (detached house), duplex, triplex, fourplex, townhouse, or other housing unit except apartment or mixed -use shopfront buildings. "Attached accessory dwelling unit" means an accessory dwelling unit ,located within or attached to a single-family housing unit (detached house), duplex, triplex, fourplex, townhouse, or other housing unit except apartment or mixed -use shopfront buildings. "Detached accessory dwelling unit" means an accessory dwelling unit that consists partly or entirely of a building that is separate and detached from a single-family housing unit (detached house), duplex, triplex, fourplex, townhouse, or other housing unit except apartment or mixed -use shopfront buildings. "Gross floor area" means the interior habitable area of a dwelling unit including basements and attics but not including a garage or accessory structure.is on the same property. "Owner" or "property owner" means any person who has at least 50 percent ownership in a property on which an accessory dwelling unit is located. (Ord. 021-20 § 2; Ord. 011-19 § 4 (Exh. 1)). 20.68.020 Accessory dwelling units — Purpose. (1) Intent. Accessory dwelling units (hereinafter referred to as "ADUs") are intended to: (a) Provide homeowners with a means of providing for companionship and security. (b) Add affordable units to the existing housing supply. (c) Make housing units within the city available to low and moderate income people. (d) Provide an increased choice of housing that responds to changing needs, (e.g., persons with disabilities, impaired mobility), lifestyles (e.g., young families, retired), and modern development technology. (e) Protect Promote neighborhood stability, property values, and the single-family residential appearance by ensuring that ADUs are installed in a compatible manner under the conditions of this chapter. (f) Increase density and promote sustainable practices by in order to better utilizin e existing infrastructure and community resources, while and supporting public transit�at} neighborhood retail, and commercial services. (g) Provide a means for commercial and industrial sites to have a resident caretaker or security officer. (Ord. 021-20 § 2; Ord. 011-19 § 4 (Exh. 1)). 20.68.030 Accessory dwelling units — Decision type. Atn building permit for an ADU permit is a Type I action and shall be reviewed and considered in accordance with the procedures for such actions as set forth in Subtitle 11 of this title. (Ord. 021-20 § 2; Ord. 011-19 § 4 (Exh. 1)). 20.68.040 Accessory dwelling units —Administration. The planning director shall have the authority to develop and implement procedures to administer and enforce this chapter. (Ord. 021-20 § 2; Ord. 011-19 § 4 (Exh. 1)). 20.68.060 Accessory dwelling units —Commercial and industrial development —Code applicability. The following subsections of this chapter do not apply to the construction or establishment of an ADU that is accessory to a commercial or industrial use: (1) POMC 20.68.100(1) and (5). . (Ord. 021-20 § 2; Ord. 011-19 § 4 (Exh. 1)). ---- ----- WNW- 0 - -- ----------------- - - -W - - IN -IN- - - --- - -- - - - ---- -- -- - - ip W-V 6- - - -- -- ----- - - -- - -- --- -- - - - ------ --- --- -- - --- --- - - ---- -- WO - - --- -- ip ip -I.&WE -- ---NEKQIWIW,www, WIIION.----- - - --- -- -- --- -- Wiwi -- --- ---I - The Ceity shall inspect the property to confirm that minimum and maximum size limits, required parking and design standards, and all applicable building, health, safety, energy, and electrical code standards are met. (Ord. 038-22 § 3; Ord. 021-20 § 2; Ord. 011-19 § 4 (Exh. 1)). 20.68.090 Violations. A violation of this chapter shall be governed by POMC 20.68.100. Violations of any other city permit or code requirements shall be governed by Chapter 20.02 POMC. (Ord. 038-22 § 4; Ord. 021-20 § 2; Ord. 011-19 § 4 (Exh. 1)). 20.68.100 General requirements. ADUs shall be subject to the following requirements, which shall not be subject to a variance: (1) ADU perrnitsADL)s may oftlq-be issue i-permitted for a legal lot of record in ftWzoning districts w0thin the urban that allowszofmd-for single-family use or middle housing building types and where the lot meets the minimum lot area requirement for the principal building. eantaining not more than one singie-farniiy dvveR+n-g-. (2) Number of ADUs per Lot. No more than one ADUs, whether aft variation of pessary (attached accessory dwelling units)and/or a detached accessory dwellings units, shall be permitted on one lot. (3) Occupancy. The niaximurn number of oectipants in any ADU Shall be f0tir persons. Maximum occupancy rnay be further bmitedis regulated by Section 1004 (Occupant Load) of the International Building Code. (4) Composition. The ADU shall include facilities for cooking, living, sanitation, and sleeping. (5) Home Businesses and Occupations. Home businesses and occupations shall be allowed, subject to existing regulations. However, where more than one home business or home occupation exist on the lot. if , only one of the two -dwelling units is permitted to receive customers on the premises. (6) Short -Term Rental. The use of an ADU as a short-term rental shall be allowed, subject to compliance with the vacation rental and bed and breakfast regulations in POMC 20.39.345. (7) Legalization of Nonconforming ADUs. Existing ADUs that are made nonconforming by this chapter, or ADUs legally existing prior to the enactment of these requirements, may be maintained as a legal nonconforming use in accordance with Chapter 20.54 POMC. (Ord. 038-22 § 5; Ord. 021- 20 § 2; Ord. 011-19 § 4 (Exh. 1)). 20.68.110 Bulk, location and design requirements. (1) In commercial or industrial developments, detached ADUs are not aftwedprohibited, and the an attached ADU shall be located on or above the second floor of the building in which it is located. (2) For attached ADUs, the lot must meet the minimum lot dimensional and size requirements of the applicable zoning designation. Attached ADUs that do not increase the building envelope of an existing residential structure are exempt from this requirement. (3) Size. For detache ADUs, , Backyard cottage. For an attached ADU that shall not exceed 40 percent of the tota square footage of the residential dvveffimg and the ADU combined, after modification or construetion, or a gross floor area of 1,000 square feet., whiehever is greater. For an attaehed that is accessory to a cornmercial: or industrial use, the ADU shall not exceed 1,000 square feet. (4) Building Height. For a detach he maximum building height for an ADU shall not exceed the maximum building height permitted for structures within the zoning district and, where applicable, the height overlay district in which the ADU is located., refer to POMC 20.32.030, Backyard cottage '. For an attached ADU that is accessory to the principal building, the ADU building height shall not exceed the maximum building height of the principal building type. However, in no instance shall the maximum building height of an ADU be restricted to less than 24 feet unless a lower height limit also applies to the principal building on the lot. Refer to the appropriate building type in Chapter 20.32 POMC. (5) Location. An shed ADU shall be permitted as an accessory second dwelling unit to the accessory to a detached dwelling principal building on the same Lotand Shall be Located in the rear yard, iii accordance with POPIC 20.32.030, Backyard cottagt— An accessory ADU shall be permitted within a detaehed residential dweRing, or within a commeremai or industrial buRding. (6) Setbacks and Lot Coverage. ADUs; must comply with the zoning regulations for the district in which it is located. , Backyard cottage. For an attached ABU that is accessory to a coninneremai or industrial use, refer to the appropriate building type in Ghapter 20." G. The calculation of lot coverage shall include all buildings on the lot or site, including the ADU, the primary single-familyrinci al trtitbuildin (for residential properties), and accessory buildings. Existing and future accessory buildings, including an ADU, must meet required setbacks for the relevant zone and building type. ADUs that abut a public alley may be sited at the lot line. (7) Design —Attached ADUs. An attached ADU shall be designed to maintain the architectural design, style, appearance, and character of the main buiidingprincipaL tHtKbuiLding as a sin le - family residence and the development standards of the zoning district in which it's locatedas s -singie-farniiy residencle. If an attached ADU extends beyond the current footprint or existing height of the main building, such an addition must be consistent with the existing facade, roof pitch, siding, and windows. Any exterior modification or addition to a single-family residence shall comply with the design standards in Chapter 20.139 POMC. Additionaft, only one entra, ice is perm M tted to be located in the front facade of the dweRing. If a separate outside entrance i Y for an attaehed ADU, it nitist be iceated 6ther off the rear or sede of the main building. Stieh entranee (8) Design —Attached ADUs Associated with a Commercial or Industrial Development. The ADU shall be part of an overall site and building design that complies with the requirements of Chapter 20.127 POMC (Design Standards), and shall be reviewed in conjunction with the underlying land use or building permit. (9) Design — Detached ADUs. A detached ADLJ shall be designed to compien-ient the architectura design, style, appearance, and character of the main building by dtiLizing complementary colors and finish materials, window styles, and roof design to the rnain building. The entrance door to a detached ADU shall not face the sanie property line as the entrance door to the rnain buRding exeept when the entranee doorto the ADU is located behind the rear wall of the main building. The detached ADU shall also be subject to the requirements of Chapter 20.139 POPIC, Residentiall Design Standards. (+09) Walkways. For ADUs with a separate exterior entrance, a pedestrian walkway shall be provided between the ADU and the nearest sidewalk, or where no sidewalk exists, the nearest street right-of-way. The walkway shall be composed of materials that are distinct from any adjacent vehicle driving or parking surfaces. The walkway may function as a shared pedestrian/vehicle space; provided, that it is constructed of distinct materials, is located along an exterior edge of a driving surface, and vehicles are not permitted to park on the walkway so that pedestrian use is hindered or prevented. (10) In the applicable zones that allow single-family homes or middle housing types, ADUs may include configurations of one attached accessory dwelling unit and one detached accessory dwelling unit, two attached accessory dwelling units, or two detached accessory dwelling units which may be comprised of either one or two detached structures. 12) Parking: Parking shall be provided consistent with the requirements of POMC 20.124. (Ord. 021-20 § 2; Ord. 011-19 § 4 (Exh. 1)). CITY OF PORT ORCHARD DEPARTMENT OF COMMUNITY DEVELOPMENT 216 Prospect Street, Port Orchard, WA 98366 Ph.: (36o) 874-5533 • FAX: (36o) 876-4980 PLANNING COMMISSION STAFF REPORT Agenda Item No: 5(d) 2025 Comprehensive Plan Subject: Amendments Meeting Date: March 4, 2025 Prepared by: Nick Bond, Development Director Summary: The purpose of this staff report is to provide the Planning Commission with an overview of the 2025 Comprehensive Plan Amendment Docket. The Director of Community Development has compiled and recommended the preliminary docket based on an evaluation of the need, urgency, and appropriateness of the suggested amendments, as well as the availability of staff and budget resources to support the public review process. The Director's recommendation was provided to the City Council on February 25, 2025, for consideration. The City Council has reviewed and adopted the recommended docket, which is now being presented to the Planning Commission for informational purposes. The Planning Commission will consider the amendments at a meeting later this year and provide a recommendation to the City Council. The City of Port Orchard processes amendments to its Comprehensive Plan on an annual basis, as required by the Growth Management Act (GMA) (RCW 36.70A). This process ensures that the Comprehensive Plan remains current and aligns with community needs, regulatory changes, and infrastructure priorities. The Comprehensive Plan includes all subsequent annual amendments, which are reviewed and considered through a unified process established in Port Orchard Municipal Code (POMC) 20.04. No amendments were processed in 2024 due to the City's focus on the 2024 Comprehensive Plan Periodic Update, which was adopted by the City Council in December 2024. The annual amendment process resumes in 2025 with the amendments outlined in this report. The docket is presented to the Planning Commission for informational purposes. A future meeting will be scheduled for the Planning Commission to review, consider, and provide recommendations on the proposed amendments. Following Planning Commission review, the City Council will consider the recommendations and make a final determination on the amendments. Currently, no action is required from the Planning Commission. Staff recommends that the Planning Commission review the docket in preparation for future discussions and deliberations. Attachments: 2025 Comprehensive Plan Amendments Docket 2025 Comprehensive Plan Update — Preliminary Docket Pursuant to Port Orchard Municipal Code Section (POMC) 20.04.050, the City's Community Development Director has initiated the process for the 2025 annual amendments to the Port Orchard Comprehensive Plan. The City prepared applications for a Comprehensive Plan Map Amendment prior to the January 31, 2025 deadline. In compliance with POMC 20.04.060(3), the Director is required to compile and maintain for public review a recommended final comprehensive plan amendment agenda (docket). The Director has based the docket recommendations on a preliminary evaluation of the need, urgency, and appropriateness of the suggested comprehensive plan amendments, as well as the staff and budget availability to accommodate the public review process. The following preliminary docket is provided for the 2025 update to the Port Orchard Comprehensive Plan: Comprehensive Plan Amendments for Consideration in 2025: City -Initiated Comprehensive Plan Text Amendment • Sherman Avenue Stormwater Park Master Plan: Adds the Sherman Avenue Stormwater Park Master Plan to Appendix B — Plans Adopted by Reference, ensuring consistency with the Comprehensive Plan and supporting stormwater management, park improvements, and community development. Inclusion facilitates grant applications, impact fee eligibility, and funding opportunities for design and construction, advancing the City's goals for water quality, flood mitigation, and public amenities. • Updates to the Capital Facilities Element: Updates the Capital Facilities Element to incorporate new projects and funding sources for transportation, utilities, parks, and public facilities, ensuring alignment with evolving infrastructure needs, community priorities, and Growth Management Act requirements. These updates enhance financial sustainability, support impact fee and grant funding eligibility, and guide the City's capital improvement planning and budgeting processes. • Updates to the Transportation Improvement Program (TIP): Updates the TIP to incorporate new roadway, transit, and active transportation projects, along with additional funding sources, to enhance mobility, safety, and connectivity. These amendments align with Comprehensive Plan goals, support sustainable growth, improve multimodal infrastructure, and ensure compliance with the Growth Management Act. Applicant -Initiated Comprehensive Plan Text Amendment • Capital Facilities Element Text Amendment: Proposes revising the "Expenditures" table in Chapter 9 to reflect updated cost estimates due to inflation and anticipated changes in project scope and priorities. The amendment ensures alignment with current infrastructure needs and financial planning as the City reviews relevant water system elements. Applicant -Initiated Comprehensive Plan Map Amendments • Hull Avenue Rezone: A Legislative Zoning Map amendment for a parcel located approximately .07 miles northeast of the intersection of Hull and Sherman Ave. The amendment would change the zoning designation of Residential 2 (R2) to Residential 3 (R3). • SW Old Clifton Industrial Properties Redesignation of Land Use Classification and Zoning Designation: A Comprehensive Plan Map and Legislative Zoning Map amendment for thirteen (13) parcels located approximately .22 miles southwest of the intersection of SW Old Clifton Rd and Lloyd Pkwy. The amendment would change the Comprehensive Plan Land Use designation from Industrial to Medium Density Residential (MDR), and the zoning designation from Light Industrial (LI) to Residential 3 (R3). Review Process: The final comprehensive plan amendment agenda shall be determined by the City Council no later than April 30, 2025. When the final agenda is approved, a public notice and comment period will be provided in compliance with the Type V (legislative) permit process requirements in POMC 20.22.070 and 20.25.040. A public hearing will also be held per POMC 20.22.070(2), and a notice of the hearing will be issued in compliance with POMC 20.25.050. The Planning Commission shall make its recommendations regarding the proposed comprehensive plan amendments to the City Council no later than June 30, 2025. The City Council shall make a final decision on each proposed amendment by December 15, 2025. Comments regarding the 2025 update to the City's Comprehensive Plan should be mailed to the City of Port Orchard, Community Development Department, 720 Prospect Street, Port Orchard, WA 98366, planning@portorchardwa.gov. For more information, email or call 360 874-5533. 2