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Home My WebLink About08 - Minutes November 4, 2025CITY OF PORT ORCHARD Planning Commission Minutes 216 Prospect Street, Port Orchard, WA 98366 Phone: (360) 874-5533 • Fax: (360) 876-4980 Planning Commission Meeting Minutes November 4, 2025 Hybrid Meeting — Council Chambers/Zoom Teleconference COMMISSIONERS: Present: Tyler McKlosky (Chair), Annette Stewart (Vice Chair), Stephanie Bailey, Paul Fontenot, Tiffiny Mitchell, Wayne Wright Absent: Joe Morrison STAFF: Community Development Director Nick Bond, Public Works Director Denis Ryan, Principal Planner Jim Fisk, Associate Planner Connor Dahlquist, Planning Intern Fitzhugh Bethea 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 no members of the public present in the chamber or attending remotely. 4. APPROVAL OF MINUTES FROM OCTOBER 7TH, 2025: Chair McKlosky asked the commission if they had reviewed the minutes of October 7t" and if there were any additions or corrections to be made, seeing none, a motion was entertained to approve the minutes. The motion (Wright/Fontenot) was approved with six in favor. 5. BUSINESS ITEMS A. PUBLIC HEARING: Co -Living Housing, HB 1998 Prior to the opening of the Public Hearing, Principal Planner Fisk shared a description of the proposed development regulation, as first shared in October 2025. HB 1998, passed in March 2024 defines a new housing type of co -living housing and requires jurisdictions to take steps to enable its development. Co -living is a tool to reduce demand for family -sized units and eases pressure on subsidized housing. Cities must permit co -living housing on any lot that allows six or more multi- family units. Co -living must be treated equitably, and cities may not impose requirements beyond the state building code standards. The City must adopt the development regulations by December 31, 2025 or the HB shall override any conflicting regulations. Chair McKlosky opened the public hearing. No comments were given online or in -person. Chair McKlosky closed the public hearing and opened the floor to discussion. No comments were shared by Commissioners. Chair McKlosky entertained a motion to recommend adoption to the City Council. Commissioner Wright made a motion to recommend adoption. Commissioner Mitchell seconded. The motion was approved unanimously. B. PRESENTATION: Tree Canopy Ordinance Public Works Director Ryan presented a slideshow presentation titled "Growing Resilience: How Tree Canopy Supports Stormwater Goals in Port Orchard. Ryan provided a description on the NPDES Permit, NPEDS tree canopy requirements and benefits, current Public Works tree mapping methodology, and shared how data collection can be turned into comprehensive policy. Principal Planner Fisk presented on current municipal code pertaining to significant trees. Fisk presented on current strengths of the significant tree code which includes on clear definitions, tree replanting requirements, and retaining trees during development. Fisk also shared the current limitations of the code including replacement ratios are not a guarantee of mature canopy equivalency, lack of long-term monitoring, weak protections, limited tree diversity, and insufficient emphasis on strategic canopy expansion. Director Denis finished the presentation sharing next steps for the two departments, Public Works and Planning. Tree canopy mapping on city -owned properties will be finished which will inform setting measurable goals to help strengthen the code. Commissioner Mitchell asked for clarification on next steps and if staff will present a plan on how to address current code shortcomings. Fisk confirmed that will be staff's plan. Commissioner Wright asked if there was a way to calculate tree canopy's impact on stormwater. Director Ryan shared that industry standard statistics will support the methodology in data collection. Director Wright commended staff for the current mapped canopy that has completed and asked on how that compares to total city -owned property. Director Denis did not know the number specifics of the city -owned property at this time. Commissioner Wright shared that big -leafed trees near stormwater systems may cause long-term maintenance issues and costs. Commissioner Fontenot shared his support for the proposed improved code. He shared that he worries that most tree canopy/protections end up protecting only large singular trees and is not a holistic canopy analysis. Fontenot also shared that he would hope the city take on more stringent Page 2 of 3 tree canopy protection policy moving forward to get ahead of state legislation that may implement increasing protections in the future. C. DISCUSSION: Landscaping — POMC 20.128 Principal Planner Fisk presented potential amendments to the landscaping code, POMC 20.128. Fisk shared that no action is required but is hoping for early input in this process. The hopes of updating the code is to address recurring challenges. These include perimeter landscaping blocking visual and pedestrian connection between properties, no clear process for amending approved landscape plans, open spaces are mostly turf which offer little ecological or recreational value, persistent planting of invasive species, and inconsistent landscape standards for middle housing. The updated code will also be closer aligned with NPDES stormwater obligations. Commissioner Wright asked how the current landscaping code is integrated with site development and if tree protection or inventory will be considered in the amended code. Fisk shared that a landscape plans are required in a development application but tree requirements are dependent on significant tree replacement ratios as well as buffers. On -site open spaces may also require tree plantings. Commissioner Fontenot asked if xeriscaping requirements would be considered as turf planting is hoped to be discouraged. Fisk shared that the hope is passive open -space provides ecological benefit, which now is not required. Commissioner Wright shared that there is a group in town selling coastal redwood trees that the city should consider partnering with in planting replacement significant trees. D. DIRECTOR'S REPORT: Director Bond had no updates to share with the Planning Commission. ADJOURN: Commissioner McKlosky adjourned the meeting at 6:41 pm. T, cr McKlosky air Nick Bond, AICP, Community Development Director Page 3 of 3