HomeMy WebLinkAbout05/20/2025 - Work Study - Additional Doc-Middle Housing (PDF)2025 PORT ORCHARD
MUNICIPAL CODE
MIDDLE HOUSING
AMENDMENTS
Department of Community Development
May 20, 2025
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.
Legislative Action
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
Cottage
Court
Triplex: Live- ` N
Stacked Work
r
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.
Fourplex: Courtyard
❑uplex: Building
Side -By -Side f Stacked •
Detached Single -Family ` Stacked Missing Middle Housing
Houses
r r
CoprrighiO2020 OFTffOS
Optioos DecIi
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.
1 (+1 2 4, No Max for No Max No Max
ADU) apartments
Zoning District
R1 (primary
R1 (alley
R2 (primary
R2 (alley access)
R3 (primary
R3 (alley access)
R4 (primary
R4 (alley
street)
access)
street)
street)
street)
access)
6,000
5,000
5,000
3,000
5,000
2,400
N/A
N/A
N/A
N/A
5,000
5,000
5,000
5,000
N/A
N/A
N/A
N/A
2,000
2,000
800
800
800
800
N/A
N/A
N/A
N/A
7,000
7,000
7,000
7,000
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. C
In the R1 zone, when the primary structure is a Ill1J 2
detached house, two ADUs will be permitted
consistent with POMC 20.68. •
• Apartments in R3 will not be subject to unit limit. •
Zoning District
4 6, No Max for No Max No Max
Apartments
R1 (alley
R1 (alley
R2 (primary
R2 (alley
R3 (primary
R3 (alley
R4 (primary
R4 (alley
street)
access)
street)
access)
street)
access)
street)
access)
5,000
3,000
5,000
3,000
5,000
3,000
N/A
N/A
5,000
3,000
5,000
3,000
5,000
3,000
N/A
N/A
N/A
N/A
5,000
3,000
5,000
3,000
N/A
N/A
N/A
N/A
5,000
3,000
5,000
3,000
N/A
N/A
N/A
N/A
N/A
N/A
5,000
3,000
N/A
N/A
N/A
N/A
N/A
N/A
5,000
3,000
N/A
N/A
N/A
N/A
5,000
3,000
5,000
3,000
5,000
3,000
Proposed Residential 2 (R2)
Lots that do not take vehicle
access from an alley
5,000 square feet
40 feet
Principal Building(s), Parent
Lot, and Backyard Cottage
10 feet minimum*
Five (5) feet minimum
Five (5) feet minimum
10 feet minimum
20 feet minimum
* Unless POMC 20.40.020 provides additional relief.
Lots that take vehicle
access from an alley
3,000 square feet
30 feet
Accessory Buildings
40 feet minimum
10 feet minimum
Five (5) feet minimum
Three (3) feet minimum, Two
(2) feet minimum where
abutting an alley
N/A
Middle Housing -Amendments
• Bui
.
.
.
.
Iding Types
Detached House
Duplex
Triplex
Fourplex
Fiveplex
Sixplex
Detached Single -Family
Houses
• Townhouse
• Stacked Flats
• Courtyard Apartment
• Forecourt Apartment
• Cottage Housing
X11 1!
X18 17 d _
e�J s
Triplex: Live-
Multiplex, Work
Townhouse Stacked
Courtyard Cottage Medium
Duplex: Fourplex: Building Court
Stacked
Side -By -Side + }�Ousing
Stacked Missing Middle
OPT1COS
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 facade transparency
calculation
• Blank wall treatment required for any street -
facing facade.
• 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
Gabled portions of facade not containing livable
floor area do not count as part of the facade.
Only hatched areas count as part of the facade for the purpose
of calculating minimum transparency. Garages located on the
street facing wall of the house shall count as part of the facade.
The 50 percent porch shall be measured to include the habitable ground floor
portion of the detached house only.
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
Dwelling Unit Dwelling Unit Dwelling Unit
Entry 1 Entry G2 G3 Entry
�p �`s�o:i': D2 D3—>
Lot Frontage
nn Sidewalk
Street
Dwelling Unit Dwelling Unit
EntryGi
Entry
G2—.
o Individual
Individual
Driveway
Driveway
Di
D
Lot Frontage
—
Sidewalk
Street
(G1i-G2+03)
Lot Frontage must be no more than 60%
(D1+D2+D3) must not exceed 32 feet per frontage
Individual driveway width (any "D#") shall not exceed 20 feet
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.
Atta
Atta
Detache
Examples of Accessory Dwelling Units (ADUs)
ADUs in blue, main residence in white
Image credit: City of Saint Paul, MN
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, town homes,
fourplexes), and accessory
dwelling units.
• Does not permit uses or
densities beyond those allowed
in the zoning district.
Parent Lot
Unit Lot
Subdivisions
Unit Lot
fllustrati e diagram showing unit lot subdivisions.
Additional Supportive Amendments
• Inclusion of definitions in POMC • Refinement of Overlay Districts -
20.12 required of HB 1110. POMC 20.68
• Building Types (triplex, fourplex, etc.) • McCormick Village Overlay District -
• Unit Lot Subdivision (Parent lot, unit Accounts for middle housing
lot subdivision) requirements in HB 1110 and
• Adjustment to SEPA threshold redirects to building type
• Exempts residential unit requirements in POMC 20.32.
development less than 10 units • Downtown Height Overlay District —
consistent with current short plat restructured to account for all
standards. Height Overlay Districts citywide
• Revisions to POMC 20.100, 20.02, except for the View Protection
20.22, 20.80, 20.82 and 20.100 Overlay District.
referencing Unit Lot Subdivision. • New series of maps for clarity.
• Restructuring of POMC 20.39 - Use
provisions improving clarity as
related to middle housing
requirements.
Middle Housing -Amendments Timeline
• 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.
• Planning Commission Public
Hearing scheduled for June 3, 2025
• City Council action tentatively
scheduled for June 17, 2025.
Review d raft Amend m e nts at:
naps://portorcha rdwa.gov/development-regulations-u pdate-
middle-housing/