HomeMy WebLinkAbout05/20/2025 - Work Study - Additional Doc-Middle Housing (Powerpoint)2025 PORT ORCHARD MUNICIPAL CODE MIDDLE HOUSING AMENDMENTS
Department of Community Development
May 20, 2025
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2024 Comprehensive Plan Periodic Update
Initiated in Fall 2022 as part of the required periodic update under the Growth Management Act, the City Council unanimously adopted the Plan on December 10, 2024, with an effective
date of December 18, 2024.
The Update focused on incorporating new GMA requirements, Vision 2050, and updated Countywide Planning Policies.
The adoption of the Plan requires revisions to the development regulations in Port Orchard Municipal Code Title 20 to align with the Comprehensive Plan policies.
Recent legislative action primarily related to housing requires additional amendments for consistent with State requirements:
House Bill 1110 – Middle Housing
House Bill 1337 – Accessory Dwelling Units
RCW 58.17.060 – Unit Lot Subdivisions
Legislative Action
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Middle Housing
HB 1110 (2023) requires GMA planning cities to allow middle housing types in all predominantly residential districts by June 30, 2025.
The City of Port Orchard will adopt regulations to implement Tier 3 City requirements by July 2025.
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Current Residential Zoning – Units Permitted
Current Residential Districts
Residential density is based on a minimum lot size for specific building types and the type of access.
Except for backyard cottages and apartments, only one structure is permitted per lot.
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Proposed Residential Zoning
Detached houses and middle housing density will be based on establishing the number of dwelling units permitted on a lot.
Can be a combination of different housing types permitted in a zone.
Residential 4 and 5 do not have a limit as they accommodate multifamily development.
In the R1 zone, when the primary structure is a detached house, two ADUs will be permitted consistent with POMC 20.68.
Apartments in R3 will not be subject to unit limit.
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Proposed Residential 2 (R2)
* Unless POMC 20.40.020 provides additional relief.
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Middle Housing – Amendments
Building Types
Detached House
Duplex
Triplex
Fourplex
Fiveplex
Sixplex
Townhouse
Stacked Flats
Courtyard Apartment
Forecourt Apartment
Cottage Housing
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POMC 20.32 Building Types
Includes basic design requirements for each building type.
Transparency
Minimum ground floor elevation
Entry orientation and design elements
Blank wall treatment
Parking location
POMC 20.32.015(1) provides centralized area identifying where building types are permitted based on zone.
Removes duplicity which currently exists
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POMC 20.139 - Residential Design Standards
Standards are revised to eliminate any qualitative assessment.
Simplification of standards to apply to all detached houses and middle housing types.
Clarification of façade transparency calculation
Blank wall treatment required for any street-facing façade.
Relies on POMC 20.122 – Building Elements for specific design requirements of porches, stoops, forecourts, etc.
No more restrictive requirements for middle housing that would not be required of detached houses.
Cumulative garage face width is based on lot width. POMC 20.124
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POMC 20.124 – Parking and Circulation
Remove Electric Vehicle Parking Requirements from Land Use Code
Addressed in Building Code
Reduced parking standards based on ESSB 5184
0.5 stalls per single-family residential unit greater than 1,200 GFA – otherwise not required
Vehicle access and driveways
Simplification of permitted garage and driveway widths based on lot width
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Accessory Dwelling Units
Allow at least two ADUs per lot in urban growth areas, including attached, detached, or converted structures.
Maximum ADU size: 1,000 sq. ft.; setback and dimensional standards cannot exceed those for principal units.
No requirements for street improvements or owner occupancy.
Permit independent sale of ADUs as condominiums.
Allow the conversion of legally established accessory buildings to ADUs without setback/lot coverage compliance.
Impact fees capped at 50% of principal unit fees.
Prohibit new CC&Rs from restricting ADU construction; existing CC&Rs unchanged.
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Unit Lot Subdivision - POMC 20.87 (new)
Allows division of a single “parent lot” into individual “unit lots” for separate ownership.
Parent lot must meet zoning standards; individual unit lots are exempt.
Applicable to middle housing (e.g., duplexes, townhomes, fourplexes), and accessory dwelling units.
Does not permit uses or densities beyond those allowed in the zoning district.
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Additional Supportive Amendments
Inclusion of definitions in POMC 20.12 required of HB 1110.
Building Types (triplex, fourplex, etc.)
Unit Lot Subdivision (Parent lot, unit lot subdivision)
Adjustment to SEPA threshold
Exempts residential unit development less than 10 units consistent with current short plat standards.
Revisions to POMC 20.100, 20.02, 20.22, 20.80, 20.82 and 20.100 referencing Unit Lot Subdivision.
Restructuring of POMC 20.39 – Use provisions improving clarity as related to middle housing requirements.
Refinement of Overlay Districts – POMC 20.68
McCormick Village Overlay District - Accounts for middle housing requirements in HB 1110 and redirects to building type requirements in POMC 20.32.
Downtown Height Overlay District – restructured to account for all Height Overlay Districts citywide except for the View Protection Overlay District.
New series of maps for clarity.
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Middle Housing – Amendments Timeline
Planning Commission Public Hearing scheduled for June 3, 2025
City Council action tentatively scheduled for June 17, 2025.
Planning Commission discussion at the January, February, March, April and May meetings.
Draft amendments provided to the Department of Commerce in April.
SEPA Determination of Non-Significance issued April 29, 2025.
Review draft Amendments at: https://portorchardwa.gov/development-regulations-update-middle-housing/
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