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Port Orchard staff propose raising SEPA categorical-exemption threshold for small residential projects
Summary
Staff proposed increasing the city’s SEPA categorical-exemption threshold from four to nine dwelling units to match state guidance (WAC 197-11-800) and the city’s short-plat administrative process; commissioners asked questions about critical areas and mapping accuracy.
Port Orchard staff presented a draft amendment to align the city’s categorical exemption threshold under the State Environmental Policy Act (SEPA/WAC 197) with state rules, proposing to raise the exemption for minor residential development from four dwelling units to nine.
Jim (Principal Planner, City of Port Orchard) said the change would allow more small-scale residential projects to proceed without individual SEPA review where state rules permit higher categorical-exemption thresholds. Staff explained the proposed amendment mirrors WAC 197-11-800(c) and (d) language and would be combined with the city’s existing short-plat and administrative procedures to streamline permitting for middle housing.
Commissioners pressed staff on how critical areas are handled when SEPA review is not required. Staff replied that critical-area protections remain in POMC 20.162 and that SEPA is a backstop "where code does not capture certain impacts." Mapping used to screen for critical areas is not survey grade, staff said, and a project near mapped critical areas would still require critical-area reports and third-party review as part of the land-use process.
Staff also noted that the change is intended to remove redundant environmental review for smaller projects that are already regulated by other city codes and that a public hearing will be scheduled in coordination with the city’s middle-housing amendments.
Ending: The commission offered general support and asked staff to bring a public-hearing date; staff requested written comments and will return with a refined draft before council consideration.
