Planning commission reviews draft landscaping code changes, debates turf limits and fence rules

At its March 3 meeting, the Port Orchard Planning Commission reviewed proposed updates to the city's landscaping standards in POMC 20.128, focused on clarifying open-space expectations, invasive species control and fence and retaining wall requirements. Principal planner Jim Piss presented the March red lines and said the changes reflect direction from the council's land use committee to exempt detached houses and middle housing from some landscaping requirements.

The proposed draft carries a 30% turf limit for grass in active open spaces and parking-lot landscape areas and consolidates existing residential fence standards into the landscaping chapter so they apply to multifamily and commercial development. "The red lines in your March packet reflect that direction and show how the chapter has been adjusted," Piss told the commission.

Commissioners generally supported reducing non-native turf and strengthening invasive-species controls but pushed staff for clearer definitions and enforceable language. Commissioner Tiffany Mitchell asked where the 30% number came from and whether terms such as "urbanized" or "distressed" were defined in the draft. Piss said the 30% turf figure traces to residential design standards adopted in 2019 and that staff intends to add clearer definitions and return with refinements after public works completes a tree canopy inventory.

Several commissioners raised concerns about how the code interacts with homeowner association (HOA) rules and with longstanding single-family or agricultural uses. "If the HOA is established, my recommendation would be that this ordinance default to the HOA," said Commissioner Wayne Wright, pointing to McCormack Woods as an example where HOA standards already contain detailed landscaping and fence rules.

Commissioners also pressed on enforcement: fences under six feet do not require building permits and are handled through complaint-driven code enforcement, staff said. "They're not actively looking for those types of nonconformities," Piss said, explaining that enforcement typically follows a neighbor complaint and subsequent investigation.

Site-specific concerns emerged around McCormack Woods and nearby Port Orchard developments, where commissioners said too-small buffer widths and poor drainage are causing tree failures and power outages. One commissioner warned, "There are going to be people that are going to be very angry when this gets built," and urged staff to coordinate with engineering and public works during land-disturbing and stormwater reviews.

Piss said public works' canopy analysis will inform future edits and welcomed clearer language suggestions from the commission. Staff asked commissioners for direction on the March draft and indicated they'd incorporate the canopy inventory results and stakeholder feedback before returning with a refined proposal.

Next steps: staff will refine code language, coordinate with public works on canopy-related changes, and present updates at a future meeting for additional commission input before any ordinance is drafted for council consideration.