11/17/2020 - Work Study - PacketPlease turn off cell phones during meeting and hold your questions for staff until the meeting has been adjourned
Meeting materials are available on the City’s website: www.cityofportorchard.us or by contacting the City Clerk’s Office, 360.876.4407
The City of Port Orchard does not discriminate on the basis of disability. Contact the City Clerk’s office should you need special accommodations.
City of Port Orchard Council and
Planning Commissioners Work Study Session
November 17, 2020
6:30 p.m.
Pursuant to the Governor’s “Stay Home - Stay Safe” Order, the City will take
actions on necessary and routine business items.
The City is prohibited from conducting meetings unless the meeting is NOT
conducted in-person and instead provides options for the public to attend
through telephone, internet or other means of remote access, and also
provides the ability for persons attending the meeting (not in-person) to hear
each other at the same time. Therefore;
Remote access only
Link: https://us02web.zoom.us/j/81812993810
Zoom Meeting ID: 818 1299 3810
Zoom Call-In: 1-253-215-8782
1.Draft Downtown and County Campus Subarea Plan (Bond) Page 2
Estimated Time: 40 minutes
2.Stormwater Presentation (Dorsey)
Estimated Time: 15 minutes
3.Building Board of Appeals (Bond)
Estimated Time: 15 minutes
Mayor:
Rob Putaansuu
Administrative Official
Councilmembers:
Bek Ashby
Finance Committee
Economic Development & Tourism Committee
Transportation Committee, Chair
KRCC/KRCC PlanPol-alt /KRCC TransPol
PSRC-alt/PSRC TransPOL-Alt/PRTPO
Shawn Cucciardi
Finance Committee
E/D & Tourism Committee, Chair
Kitsap Economic Development Alliance
Fred Chang
Economic Development & Tourism Committee
Land Use Committee
Jay Rosapepe (Mayor Pro-Tempore)
Utilities/Sewer Advisory Committee
Land Use Committee
Transportation Committee
Lodging Tax Advisory Committee, Chair
KRCC-alt
John Clauson
Finance Committee, Chair
Utilities/Sewer Advisory Committee
Kitsap Public Health District-alt
Cindy Lucarelli
Festival of Chimes & Lights Committee, Chair
Utilities/Sewer Advisory Committee, Chair
Kitsap Economic Development Alliance
Scott Diener
Land Use Committee, Chair
Transportation Committee
Department Directors:
Nicholas Bond, AICP
Development Director
Mark Dorsey, P.E.
Director of Public Works/City Engineer
Tim Drury
Municipal Court Judge
Noah Crocker, M.B.A.
Finance Director
Matt Brown
Police Chief
Brandy Rinearson, MMC, CPRO
City Clerk
Meeting Location:
Council Chambers, 3rd Floor
216 Prospect Street
Port Orchard, WA 98366
Contact us:
(360) 876-4407
cityhall@cityofportorchard.us
City of Port Orchard
Work Study Session Executive Summary
Issue Title: Draft Downtown and County Campus Subarea Plan
Meeting Date: November 17, 2020
Time Required: 40 minutes
Attendees: Nick Bond, Community Development Director
Issue: In 2019, the City of Port Orchard received a $50,000 grant from the state Department of
Commerce to prepare a subarea plan and planned action EIS for our downtown and Kitsap County
government campus areas. The grant terms require the City to focus on ways to add more housing
opportunities in these areas and to streamline the City’s development review process. The grant terms
require that the subarea plan and EIS must be adopted no later than April 1, 2021. The City contracted
with GGLO LLC as the lead consultant to prepare the plan and EIS. A draft plan
The subarea plan considers a number of current planning and redevelopment issues that are expected
to impact the City’s downtown and the Kitsap government campus, including the following:
• With the preparation of a subarea plan for the downtown and government campus, this area
may qualify as a Regional Urban Growth Center under PSRC’s VISION 2050 requirements. Such
a designation would open up new state and regional transportation funding opportunities to
assist with subarea plan implementation. However, the number of activity units (population +
jobs) that would be required to meet this target could result in a denser, more highly-developed
area with higher demands on the local infrastructure, than the City Council may wish for the
downtown and County campus areas at this time.
• Under Vision 2050, the City is also proposed to be designated a high-capacity transit community
because of the foot ferry serving downtown with connections from Bremerton to Seattle. As
such, the City expects its regional share of growth to increase for the next periodic update of its
Comprehensive Plan in 2024.
• The City was awarded $12 million in a competitive funding process from the Kitsap Public
Facilities District for the design and construction of the South Kitsap Community Event Center
(SKCEC), which will also include space for the Port Orchard library and a conference center. The
Subarea Plan is being prepared in coordination with, and will support, the development of the
SKCEC proposal.
• The City is completing an update to its Parks Plan to ensure compliance with state requirements
for Recreation and Conservation Office funding eligibility. The subarea plan will incorporate the
Parks Plan’s recommendations for current and future parks and recreation needs in the
downtown/County campus area into its analysis. Specifically, proposed recreational uses of the
Action Requested at this Meeting: Review draft Subarea Plan and provide feedback and any
requested revisions to staff and consultants, including direction on whether the City should pursue
designation of a combined Downtown and County Campus Regional Center.
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Executive Summary 1
Page 2 of 2
SKCEC will be considered in the Parks Plan.
• The City is in the process of a required update to its Shoreline Master Program which will review,
among other issues, the current environment designations, mitigation opportunities, and
potential environmental concerns along the downtown waterfront. This information will be
incorporated into the subarea plan, and revisions to support the Subarea Plan and the SKCEC
will be proposed for the SMP as appropriate.
• Kitsap County intends to develop a new county courthouse, detention center and sheriff’s office
in the government campus area, which includes the redevelopment of existing buildings and
construction of new parking locations. These planning and development efforts will be
considered in the Subarea Plan and coordinated with other proposals for downtown
development.
With regard to the planned action EIS, which will be prepared in conjunction with the subarea plan, SEPA
environmental review and regulatory compliance currently remain a significant time and financial hurdle
for to developers who may be interested in the Downtown and County Campus Centers. In summary, the
Subarea Plan and planned EIS will provide a process for the City to address most anticipated
environmental impacts of several overall downtown/County campus development alternatives, provide
greater certainty to the development community, and simplify and expedite the environmental review of
future individual projects within this vital area of our City.
The draft Subarea Plan has been released for public review and comment. The Planning Commission held
an EIS scoping meeting on September 1, and conducted a review of the draft Plan on November 2.
Alternatives: The City has committed to adopting a subarea plan to fulfill its Commerce grant obligations.
The City Council should choose whether the subarea plan proposes that the Downtown and County
Campus center should become a Regional Urban Growth Center according to PSRC’s VISION 2050
requirements.
Relationship to Comprehensive Plan: The final Subarea Plan is proposed to be adopted as an appendix
of the Comprehensive Plan.
Recommendations: Staff recommends that Council provide feedback and guidance to the City’s
consultant and staff on the draft Subarea Plan, and indicate its preference on whether the final Subarea
Plan should support having the Downtown and County Campus Center qualify as a Regional Urban Growth
Center under PSRC’s VISION 2050 requirements.
Attachments: Draft Downtown and County Campus Subarea Plan
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DOWNTOWN AND COUNTY
GOVERNMENT CAMPUS SUBAREA PLAN
City of Port Orchard, WA
October 28, 2020
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3Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
PROJECT INFORMATION
Port Orchard is a small but growing city in the Puget Sound
region of Washington State. It enjoys an outstanding natural
setting in close proximity to major urban employment
centers. This setting and its role as Kitsap County Seat, Port
Orchard has the opportunity to be an important regional
center for growth. Keeping these opportunities in mind the
Department of Community Planning at City of Port Orchard,
along with its consultants are conducting a subarea plan
and planned action EIS for the Port Orchard Downtown and
County Government Campus Subarea Plan (POSP).
These areas have land uses and conditions that are unique
to the City and would benefit from the subarea process as
they will need to accommodate a proportionate share of
the City's growth allocation in accordance with Vision 2050.
The subarea and planned action EIS planning process will
address issues such as current land uses, development
capacity, future development mix and location of densities
and uses, transportation, utilities, public facilities, amenities,
and natural resources. The result of the planning process
will be a subarea plan which will be incorporated in the City
Comprehensive Plan.
The subarea plan requires early and continuous public
participation consistent with RCW 43.21C.420. The planned
action EIS shall meet the requirements of RCW 43.21C.440(1)
(b)(ii). The subarea plan and planned action EIS, which will
be partly funded by an E2SHB 1923 grant administered by
the Washington State Department of Commerce, must also
comply with the requirements of the Engrossed Second
Substitute House Bill (E2SHB) 1923 (Chapter 248, Laws
of 2019). Additionally, the subarea plan shall address the
PSRC regional centers plan checklist criteria, regional center
application requirements, and provide the City with a plan
suitable for seeking designation as an Urban Growth Center.
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City of Port Orchard
Department of Community Development
216 Prospect Street
Port Orchard, WA 98366
planning @cityofportorchard.us
Mayor:
Robert Putaansuu
City Council Members:
Bek Ashby
John Clauson
Fred Chang
Cindy Lucarelli
Scott Diener
Jay Rosapepe
Shawn Cucciardi
Planning Commission:
Trish Tierney
Stephanie Bailey
Annette Stewart
Mark Trenary
David Bernstein
Phil King
Joe Morrison
Suanne Martin Smith
City Staff:
Nicholas Bond, AICP, Director
Keri Sallee, Long Range Planner
Jim Fisk, Associate Planner
Stephanie Andrews, Associate Planner
Contact:
Nick Bond
nbond@cityofportorchard.us
Keri Sallee
kSallee@cityofportorchard.us
ACKNOWLEDGMENTS
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5Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
CONSULTANT TEAM
Urban Design, Architect
GGLO
1301 First Avenue, Suite 300
Seattle, WA 98101
Contact:
Jeff Foster
jfoster@GGLO.com
Mitch Ptacek
mptacek@gglo.com
Engineers and Environmental Services
EA Engineering, Science and Technology,
Inc., PBC
2200 6th Ave #707,
Seattle, WA 98121
Contact:
Rich Schipanski
rschipanski@eaest.com
Civil Engineer - Storm Water
Reid Middleton, Inc.
728 134th Street SW, Suite 200
Everett, WA 98204
Contact:
Julian Dodge
jdodge@reidmiddleton.com
Real Estate and Economic Analysis
Heartland
1301 First Avenue, Suite 200
Seattle, WA 98101
Contact:
Mark Goodman
mgoodman@htland.com
Civil Engineer - Sanitary Sewer and Water Infrastructure
BHC Consultants, LLC
1601 Fifth Avenue, Suite 500
Seattle, WA 98101
Contact:
John Gillespie
john.gillespie@bhcconsultants.com
Transportation Engineer
Transportation Solutions, Inc.
8250 165th Ave NE, Suite 100
Redmond, WA 98052
Contact:
Andrew Bratlien
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6
CONTENTS
09 SECTION 1 - INTRODUCTION
1.1 INTRODUCTION
1.2 STUDY AREA
1.3 PSRC FRAMEWORK
15 SECTION 2 - EXISTING CONDITIONS SUMMARY ANALYSIS
2.1 HISTORY
2.2 RECENT ACHIEVEMENTS AND CURRENT PLANNING
2.3 EXISTING BUILT FORM AND CONTEXT
2.4 PREVIOUS PLANNING EFFORTS
2.5 EXISTING LAND USE AND ZONING
2.6 CIRCULATION, ACCESS AND PARKING
2.7 UTILITIES
2.8 ENVIRONMENT AND OPEN SPACE
2.9 MARKET CONDITIONS ASSESSMENT
2.9.1 ECONOMIC PROFILE
2.9.2 DEVELOPMENT PIPELINE
2.9.3 BUILD-ABLE LANDS
2.9.4 BASELINE ASSESSMENT AND ACTIVITY UNITS
2.9.5 MARKET YIELD ASSESSMENT
59 SECTION 3 - DRAFT SUBAREA PLAN GOALS AND VISION
3.1 PROPOSED ALTERNATIVES
3.2 URBAN DESIGN FRAMEWORK
3.2.1 WEST DOWNTOWN
3.2.2 EAST DOWNTOWN
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7Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
CONTENTS
3.2.3 COUNTY GOVERNMENT CAMPUS
3.3 LAND USE AND HOUSING
3.4 ENVIRONMENT AND OPEN SPACE
3.5 CIRCULATION, ACCESS, AND PARKING
SECTION 06 - APPENDIX
A - PUBLIC OUTREACH PLAN AND OUTREACH SUMMARY
B - HEARTLAND ECONOMIC PROFILE AND BUILD-ABLE LANDS ANALYSIS
C - RELATED PLANS AND REFERENCES
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9Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
SECTION 01 | INTRODUCTION
1.1 Introduction
1.1. PLAN BACKGROUND AND CONTEXT
The 2014 City of Port Orchard periodic Comprehensive Plan
update incorporated a new "centers" strategy to guide future
planning and designated the first en "local centers" (See
section 2.7 of the Port Orchard Comprehensive Plan). The
Centers strategy evolved from the State Growth Management
Act of the early 1990's as a means to combat urban sprawl
development patterns that defined the post-war era. This
strategy strives to accommodate growth in designated areas
while preserving the existing character of the community,
thereby retaining more open space and the dominant pattern
of existing development. The centers approach to planning
is provided in Vision 2050, the regional plan completed
by the Puget Sound Regional Council, and in the County-
wide Planning Policies adopted by all jurisdictions in Kitsap
County. The latest Comprehensive Plan designated eight
“countywide centers” and four designated “local centers”. In
addition, the City identified the Downtown and the County
Campus as a candidate Regional Center under Pugent Sound
Regional Council Vision 2050. This plan addresses how the
City will meet Center goals through appropriate land use
designations, annexation, development of capital facilities
and utilities, and related measures.
In late 2019 the City received a Department of Commerce
E2SHB 1923 Grant intended to develop plans and actions
that will increase residential building capacity. The grant
provided partial funding for the City of Port Orchard to
contract with consultants to complete the Downtown and
County Campus Centers Subarea Plan and planned action
EIS. The Center boundaries identified in the Comprehensive
Plan do not meet the latest PSRC requirements for Regional
Centers. After consultation with PSRC it was decided to
expand the study area boundary to identify recommendations
of expansion of the current Centers.
The City and their consultants explored design alternatives
for the subarea to be analyzed under the Environmental
Impact Statement (See Section 3). Due to most of subarea
being previously developed land, the alternatives include
a single redevelopment plan for the East Downtown, West
Downtown, and Government Campus while considering
different programmatic approach to identified developable
lands. The alternatives considered are as follows:
• Alternative 1 – No Action
• Alternative 2 – Residential Focus
• Alternative 3 – Mixed-Use Focus
COMMUNITY AND STAKEHOLDER ENGAGEMENT
This original Public Participation Plan (See Appendix A) was
developed just prior to state and local mandated closures to
prevent the spread of corona-virus. This resulted in project
delays and the cancellation of the City’s plans to conduct in
person workshops with neighborhood residents and property
owners. The City has instead relied on on-line surveys and
public hearings before the Planning Commission that were
held remotely.
INITIAL GOALS
‘Establish a vision for a vibrant urban center that is
economically feasible and context sensitive‘
The city is defined by its physical and social environments
and the ways in which they are connected. This subarea plan
seeks to lay out a vision for Port Orchard that is founded
on connectivity and the idea that stronger connections will
ultimately lead to a stronger community.
The following initial goals were derived from City of Port
Orchard Department of Community Development initial
project definition goals summary:
• Develop a Subarea Plan that establishes a vision
for Port Orchard as vibrant urban center that supports
denser residential living in a walkable neighborhood.
• Increase Housing supply consistent with the goals of
E2SHB grant.
• Focused growth in designated centers to support
denser residential living in a walkable neighborhood.
• The plan should support a potential future PSRC
Regional Center designation.
• Planned Action EIS to barriers to SEPA regulatory
compliance and encourage economic development.
• Plan for the City of Port Orchard to accommodate a
share of regional growth as a proposed high capacity
transit community under Vision 2050.
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STUDY AREA MAP AND EXISTING URBAN CENTERS
SCALE: 1” = 1000’
10
City of Port Orchard Centers
• County Campus
• Downtown
Study Area
• 329 total acres
Principle Arterials
• Bay Street & Bethel Ave
• Port Orchard and Mitchell Streets
• Sidney Ave and Cline Ave
Existing Land Use
• Neighborhoods - Residential
• Private Property / Commercial Uses
• Government - City / Kitsap County
• South Kitsap High School
• Marina Waterfront
Targeted Redevelopment Areas
• West Downtown Waterfront
• East Downtown Waterfront
• County Campus
SECTION 01 | INTRODUCTION
County
Campus
West
Downtown
East
Downtown
1.2 Study Area
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STUDY AREA OPTIONS
SCALE: N.T.S.
11Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
SECTION 01 | INTRODUCTION
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Original Centers
Option 1
Option 2
Option 3
Urban Center Options
Option
0
1
2
3
119.82 Acres
µ
0 1,000 2,000500
Feet
222.84 Acres
Map Prepared January 17, 2020
City of Port Orchard
2019 Urban Center
Alternatives
This map was created from existing map sources,
not from field surveys. While great care was taken
in using the most current map sources available,
no warranties of any sort, including accuracy, fitness,
or merchantability accompany this product. The user
of this map assumes responsibility for determining its
suitability for its intended use.
This map is not a substitute for field survey.
City of Port Orchard Department of Community Development
216 Prospect Street, Port Orchard, WA 98366Phone: (360) 874-5533 Fax: (360) 876-4980www.cityofportorchard.us
207.83 Acres
258.81 Acres
DEFINING THE SUBAREA BOUNDARY
The original Subarea Boundary consisted of the Downtown
and the County Government Campus Centers as delineated
in the Comprehensive Plan. After initial evaluation and
consultation with the City and PSRC three additional study
area boundaries were developed for consideration. The goals
of the study area boundary evaluations included:
• Include sufficient context to allow the plan to include a
holistic approach.
• Preference for boundaries to cross streets such that
planning can encompass a corridor approach.
• Provide sufficient developable land inventory.
• Provide a strong basis for a future PSRC Regioanl
Centers Application.
The selected subarea boundary is a combination of option 1
and option 3. The selected boundary
Guidance from PSRC suggested that it would be easier to
reduce the boundary for a centers application than it would
be to propose a large application boundary than what was
previously studied. While the study area is extensive (329
acres), changes will not be proposed in all areas. Planned
development is envisioned to primarily occur in or near the
existing urban centers, along existing principle Arterials, and
at currently underutilized parcels (see Section 2 and enclosed
Appendix B).
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1.3 PSRC Urban Countywide Growth Centers Framework
SECTION 01 | INTRODUCTION
SUBAREA BOUNDARY POPULATION AND
EMPLOYMENT
The City has no designated Regional Growth centers at this
time, but the Downtown and County Government Campus
Centers are being considered as a candidate for a future
combined regional growth center. The selected subarea
boundary does not meet the PSRC existing activity unit
requirements, but it will identify the location of potential
future capacity.
URBAN GROWTH CENTER CRITERIA
• Existing density - 18 activity units per acre minimum
• Planned target density - 45 activity units per acre
minimum
• Mix of uses - Regional growth centers should have
a goal for a minimum mix of at least 15% planned
residential and employment activity in the center.
• Size - 200 acres minimum - 640 acres maximum
• Transit - Existing or planned fixed route bus, regional
bus, Bus Rapid Transit, or other frequent and all-day
bus service. May substitute high-capacity transit mode
for fixed route bus. Service quality is defined as either
frequent (< 15-minute headways) and all-day (operates
at least 16 hours per day on weekdays) –or- high
capacity
• Market potential - Evidence of future market potential
to support planning target
• Role - Evidence of regional role
• Clear regional role for center (serves as important
destination for the county)
• Jurisdiction is planning to accommodate
significant residential and employment growth
under Regional Growth Strategy
COUNTYWIDE CENTER CRITERIA
• Identified as a countywide center in the countywide
planning policies
• Located within a city or unincorporated urban area
• Demonstration that the center is a local planning and
investment priority:
• Identified as a countywide center in a local
comprehensive plan; subarea plan recommended
• Clear evidence that area is a local priority
for investment, such as planning efforts or
infrastructure
• The center is a location for compact, mixed-use
development; including:
• A minimum existing activity unit density of 10
activity units per acre
• Planning and zoning for a minimum mix of uses of
20 percent residential and 20 percent employment
unless unique circumstances make these
percentages not possible to achieve.
• Capacity and planning for additional growth
• The center supports multi-modal transportation,
including:
• Transit service
• Pedestrian infrastructure and amenities
• Street pattern that supports walkability
• Bicycle infrastructure and amenities
• Compact, walkable size of one-quarter mile
squared (160 acres), up to half-mile transit
walkshed (500 acres)
Alternate Downtown and County Government
Center Study Area Boundaries
(PSRC Existing Conditions Analysis)
Total
Population Covered
Employment
Total
Acres*
Activity
Units/Acres
Option 0 – Current Comp Plan 733 1,607 120 20
Option 1 1,275 2,113 259 13
Option 2 1,163 2,018 208 15
Option 3 1,424 1,697 223 14
Option 4 – Selected Subarea Study Boundary 1,806 2,150 329 12
Source: PSRC, 2020
TOTAL ACRES: PSRC references the total acreage of the Study Area, which includes the gross parcel and public right of way
acreage. Analysis contained later in the report referencing gross and net buildable lands does not include existing public right
of way.
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SECTION 01 | INTRODUCTION
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Existing Conditions
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15Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
2.1. HISTORY OF PORT ORCHARD
Port Orchard, located in south Kitsap County, was platted as
Sidney in 1886 by Frederick Stevens who wanted to name the
future town after his father, Sidney Merrill Stevens. He chose
a site on the southern shore of the Sinclair Inlet, part of Port
Orchard Bay. Sidney quickly became known for its lumber
industry, pottery works, small businesses, and agricultural
opportunities. In 1890 it became the first town to incorporate
in Kitsap County. Sidney residents took an active role in
bringing the Puget Sound Naval Station (later Puget Sound
Naval Shipyard) to Kitsap County. The navy employed many
residents of Port Orchard and greater Kitsap County from the
turn of the century onwards, and became the most important
employer in the county. In 1893, after building a courthouse
and donating it to the county, Sidney was chosen as county
seat. After 1903, Port Orchard continued to grow due to the
expansion of the naval yard during the Great Depression,
World War II, the Korean War, and the 1960s, and due to Port
Orchard’s reputation as a quiet waterfront community located
in a beautiful environment and close to Seattle.
1940’s Kitsap County Court House
1950's Street in Port Orchard, WA
Street in Port Orchard, WA
SECTION 02 | EXISTING CONDITIONS
2.1 History
1908 Ferry Docks
Ferry Docks
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SECTION 02 | EXISTING CONDITIONS
Historic Geographic Influenced Development Pattern
16
2.1 History
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SECTION 02 | EXISTING CONDITIONS
Historic Waterfront Figure-Ground - 1914
Historic Waterfront Figure-Ground - 1982
17Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
NATURAL FEATURES AND GEOGRAPHY
The geography and natural landscape of Port Orchard is
defined by its waterfront on Sinclair inlet, the multiple stream
ravines, and the steep topography that divides them. Just as
these stream valleys bring rains to Sinclair Inlet, the valleys
at Port Orchard Boulevard and Bethel Avenue now discharge
residents and visitors into the West and East Downtown
as they travel from the uphill and inland neighborhoods.
The original waterfront shoreline was generally located at
the current site of Bay Street prior to the infill of historic
waterfront tidelands. These filled lands present a challenge
potential redevelopment due to flood risks, poor soil
conditions, and a high water table
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1908 - Port Orchard - Ferry Docks 1950’s - Port Orchard - Bay Street
1
2
1 2
1994
SECTION 02 | EXISTING CONDITIONS
2.1 History
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2020 - Port Orchard - Ferry Docks 2020 - Port Orchard - Bay Street
1 2
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SECTION 02 | EXISTING CONDITIONS
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SECTION 02 | EXISTING CONDITIONS
The analysis has identified three distinct areas within the
broader study area, the West Downtown, the East Downtown
and the County Government Campus. All three areas have a
different built-form and character. They areas are divided by
the geographic barriers including the change in topography
between West Downtown and the County Campus, and the
Blackjack Creek Ravine between the County Campus and
Bethel Corridor.
The West Downtown Neighborhood
The West Downtown Neighborhood is the current and
historical cultural and civic hub of the community. Its is
also the recreational hub with ferry connections to the
neighboring cities. The area includes a mix of land uses
like the City Hall and public library, the Kitsap Bank and
restaurants and retail services.
Restaurant and Retail along Bay Street
The East Downtown Neighborhood
The East Downtown is geographically separated from the
West Downtown and was developed later with a more auto-
centric development pattern. The neighborhood includes a
mix of commercial uses from the junction of Bay Street and
Bethel Ave and the waterfront. Further it extends in south to
Mitchell Corridor which is higher in density with a mixture of
single-family homes surrounding South Kitsap High School.
Single Family Homes Around Mitchell Corridor
County Campus
The Kitsap County Government campus is both the heart of
the Center and the City's largest employer. The Port Orchard
Blvd and Black Jack Creek valley's along with the historic
steep shoreline isolates the Center from the Downtown.
The County Campus is surrounded by single family houses
separated from the campus by Sidney and Cline Ave which
are also the neighborhood arterials providing vehicle and
transit access to downtown.
Single Family Homes Around County Campus
2.2 Existing Built form and Context
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GEOGRAPHIC DISTRICT MAP
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SECTION 02 | EXISTING CONDITIONS
Waterfr
o
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Up-Hill
Area Mitchell CorridorBethel CorridorAnnapolis DRAF
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SECTION 02 | EXISTING CONDITIONS
2.3 Recent Achievement and Current Planning
BAY STREET PEDESTRIAN PATHWAY
The City of Port Orchard is constructing a new 1.0 mile long
multi-purpose path/trail, broken into 11 segments beginning
at the downtown Port Orchard ferry facility and ending at the
Annapolis ferry facility. The completed multi-purpose trail will
become a part of the Mosquito Fleet Trail.
This portion of the Mosquito Fleet Trail along Bay Street,
also known as the Bay Street Pedestrian Pathway, will be a
significant segment of the off-road link in the Mosquito Fleet
Trail, which eventually will connect Kingston to Southworth
along the eastern shore of Kitsap County. It will also provide
a much needed recreational facility within downtown Port
Orchard, and a safe alternative transportation mode for
its citizens and workforce. Users are expected to include
lunchtime walkers, bicycle commuters, families with children,
and recreational cyclists on both organized and independent
tours. The trail is also likely to experience heavy multiple use
during special events organized and hosted by the City of
Port Orchard.
BAY/ BETHEL STREET INTERSECTION REDESIGN
Roundabouts are safer than traditional traffic signals or
stop sign controlled intersections, and they accommodate
vehicles of various sizes, including emergency vehicles,
buses, semi-trucks with trailers, farm and logging equipment.
Studies show roundabouts reduce injury crashes by 75% at
intersections where stop signs or traffic signals previously
existed. Roundabouts improve the flow of traffic because
users don't have to wait for a green light to get through the
intersection. Other benefits of a roundabout include vehicles
moving in the same direction which helps improve traffic flow.
Roundabouts reduce maintenance and repair costs when
compared to traffic signals.
SOUTH KITSAP COMMUNITY EVENTS CENTER
The South Kitsap Community Events Center (SKCEC) is a
collaboration between the City of Port Orchard, and the
Kitsap Regional library. Concepts suggested a 24,000-square-
foot multi-use facility that includes 9,000 square feet for
the new Library. In 2019, the Kitsap Public Funding District
allocated up to $12 million in phased funding to support the
project.
Under Rice Fergus Miller’s guidance, potential sites will
be studied to determine the most optimal location for the
community center. Initial concepts placed the new facility
in downtown Port Orchard with a project scope that would
include shoreline restoration, public open space, and parking
solutions. Public input will be sought in the determination of
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23Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
the building uses and design amenities, according to Steve
Rice, RFM partner and lead architect.
WATERFRONT LIFT STATION AND PLAZA
The City of Port Orchard (City) uses its Marina Pump Station
to collect all the City’s wastewater and discharges it to the
West Sound Utility District’s (District) Wastewater Treatment
Facility (WWTF). With the City’s rapidly growing development,
the Marina Pump Station must remain reliable and capable of
handling the expected increased flow rates through projected
build-out. The existing station is a critical piece of the City’s
sewer system and must remain effective during high flow
events. Currently, the Marina waterfront is used frequently by
the City’s residents and visitors. When proposing alternatives
to upgrade the Marina Pump Station, the City stressed the
importance of maintaining the aesthetics of the waterfront
environment for generations to come. This Predesign Report
analyzes alternative pump station improvements based on
current, future, and build-out peak hour flow rates, reliability,
expected resiliency, and cost.
PARKS PLAN UPDATE
The City currently has approximately 70 acres of park area,
as well as trails and other open space. However, the Parks
Plan has not been substantively updated since 2011. Once
updated, the Parks Plan will provide a 20-year vision for the
City’s parks, recreation, open space, and trails, as well as a
6-year action plan for implementing short- and medium-
term steps to succeed in this vision. Steps in development
of the Parks Plan update will include research, public
involvement, and the creation of recommendations for all
aspects of Port Orchard’s park system, including a community
demand, supply and needs analysis. The Parks Plan will also
include a framework for fiscally sound decision-making
over a multi-year planning period. The Parks Plan functions
in coordination with the City’s Comprehensive Plan and
Shoreline Master Program.
SECTION 02 | EXISTING CONDITIONS
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SECTION 02 | EXISTING CONDITIONS
SUMMARY
As the team prepares to draft a subarea plan for the City
of Port Orchard we reviewed the previous planning efforts
done by the city. We found a lot of similarities in the
recommendations of these planning efforts and we plan on
addressing them in the Sub-area plan.
Following are the planning efforts:
1. Comprehensive Plan of 1966
2. Port Orchard Waterfront Revitalization Plan Kasprisin Plan
- 1983
3. Downtown Port Orchard: Suggestion for Revitalization -
1999
4. Port Orchard: Economic Development Plan - 2004
2.4 Previous Planning Efforts
Figure 4.3-2 Streetscape and Pedestrian Connections Concept Plan
2004 Port Orchard Economic Development Plan - Streetscape and Pedestrian Connections Concept Plan
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25Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
2.1. PREVIOUS PLANNING EFFORTS
COMPREHENSIVE PLAN - 1966
In 1966, Port Orchard completed a comprehensive plan for
the city and downtown area. As a point of reference, the
redevelopment recommendations for the downtown and
waterfront area are summarized below.
Key recommendations include:
• a scenic waterfront beach drive, from the De Kalb
Street right-of-way connecting to Bay Avenue East of
the West Bay Commercial area.
• A substantial fill of the tidelands along the waterfront
from the De Kalb Street waterway to include Blackjack
Creek and West Bay.
• A waterfront park and restaurant on the newly filled
tidelands
• A new yacht club marina, boat sale are on filled
tidelands at the north of Blackjack Creek
• And an expanded, east-west commercial wall to the
north side of the existing Bay Street complex, a civic
center/ auditorium was included in the development.
• a relocation of city hall to Sidney Street and the
Blackjack Creek extension (present by-pass proposal)
• A new waterfront motel.
SECTION 02 | EXISTING CONDITIONS
Comprehensive Plan - 1966
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2.1. PREVIOUS PLANNING EFFORTS
KASPRISIN PLAN - 1983
The objectives of this study are to develop recommendations
for revitalization the downtown and waterfront areas of the
City of Port Orchard.
Key Recommendations:
• Waterfront Drive
• Substantial tidelands infill
• Waterfront Park
• Yacht Club and Marina
• Expanded east-west commercial corridor
• Relocate City Hall to Sidney and new highway
bypass SR 160
• New waterfront motel
• Building and landscape improvements
• Return waterfront and stream right-of-ways to public
use
• Downtown as a historic marine center
• Integrate plans with Kitsap transit
• Prioritize by-pass
• Waterfront pedestrian walkway
• Visual access to the waterfront from upland areas
• Prioritize water dependent / related uses on th
waterfront
• Improve connections to uphill neighborhoods through
possible hill-climb and lookout at “Fort Hill”
SECTION 02 | EXISTING CONDITIONS
2.4 Previous Planning Efforts
Sidney Hotel Hill Climb
Kasperian Plan - 1983
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SECTION 02 | EXISTING CONDITIONS
Blackjack Creek Pedestrian Bridge Blackjack Creek "West Bay"
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2.1. PREVIOUS PLANNING EFFORTS
REVITALIZATION PLAN - 1999
In 1999, the University of Washington Department of Urban
Design and Planning, prepared a revitalization strategy for
downtown. This planning process included an opinion survey
focused on the transportation and buying habits/preferences
of individuals living in and passing through downtown Port
Orchard.
Key Recommendations:
• Add strategic anchors
• Up-zone to allow 24-30 dwelling units / acre
• Increase height limits to 55’ measured from Bay Street
• Improve pedestrian connectivity
• Develop mixed-use commercial pier along the
waterfront
SECTION 02 | EXISTING CONDITIONS
2.4 Previous Planning Efforts
Suggestion for Revitalization - 1999
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SECTION 02 | EXISTING CONDITIONS
Mouth of Blackjack Creek
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SECTION 02 | EXISTING CONDITIONS
2.4 Previous Planning Efforts
2.1. PREVIOUS PLANNING EFFORTS
EDAW PLAN - 2004
The City selected a team of consultants led by EDAW,
Inc. (urban design and planning) and including Property
Counselors (market analysis) for these studies.
Key Recommendations:
• Frame the District.
• Enhance the Streetscape
• Strengthen the Sense of Place in the Core
• Emphasize Port Orchard’s Rich History
• Activate the Area
• Preserve and Reinforce View Corridors
• Better Connections with the Waterfront
• Enhance Streetscape from Bethel to Port Orchard
Boulevard
• Strengthen Connections with the County
• Create a Pedestrian Corridor for the Downtown Core
• Tie Waterfront Park with an Expanded Waterfront
Greenway
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31Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020FREDERICKFREDERICKHARRISON AV.HARRISON AV.SSIIDDNNEEYY AAVVSEATTLE AV.SEATTLE AV.BAY
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EEnnhhaannccee SSttrreeeettssccaappee - improve experience of pedestrians
- visual enhancement of street corridor
VViieeww CCoorrrriiddoorrss - preserve views to water
terminate views at Land mark features
AAccttiivviittyy GGeenneerraattoorrss - Link and encourage development of
added active uses
PPaarrkkss && GGrreeeennwwaayyss - Extend, enhance, maximize pedestrian
linkages and water access
IIddeennttiittyy - Storytelling elements - add focus on art,
history, architecture*****PPoo rrtt OOrr cchhaarrdd EEccoonnoo mmiicc DDeevveellooppmmeenntt PPllaannOOppppoorrttuunniittiieess MMaapp
August 16, 2004August 16, 2004***Explore circulatorExplore circulatorSyndney, Bay, divisionSyndney, Bay, divisionKITSAP STKITSAP ST..Strengthen connection Strengthen connection to County campusto County campusEEnnhhaannccee SSttrreeeettssccaappeeEExxpplloorree cciirrccuullaattoorrStrengthen Land usesStrengthen Land usesFFoooott FFeerrrryyMMaarriinnaaWaterfront Waterfront PPaarrkk MuseumMuseum Stronger ped. linkStronger ped. linkpark to baypark to bay CommunityCommunityparkpark CommercialCommercial AAppaarrttmmeennttssRROOCCKKWWEELLLL HHoolliiddaayy IInnnn EExxpprreessssThriftThriftShopShopBlack Jack CreekBlack Jack CreekExplore Greenway Connection to SchoolExplore Greenway Connection to SchoolAutoAutoSalesSales Explore Explore pedestrianpedestrianconnectionconnectionPedestrianPedestrianintersectionintersectionenhancementsenhancementsWest Bay CenterWest Bay CenterExtend GreenwayExtend GreenwayStreetscapeStreetscapeView to City HallView to City Hall Observation Observation DD ee cc kk View to waterView to waterView to waterView to waterView to waterView to waterCity City HallHall
Key IntersectionKey Intersection - Enhance intersection to provide
focus and sense of place
Downtown GatewayDowntown Gateway - Enhance landscaping to
highlight entrance DDoowwnnttoo ww nn GGaatteewwaayy DDoowwnnttoowwnnGGaatteewwaayyDDoowwnntt
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Figure 2.3-1
SECTION 02 | EXISTING CONDITIONS
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32
SECTION 02 | EXISTING CONDITIONS
CURRENT LAND USE CHARACTERISTICS
Updated in 2019, Port Orchard's adopted land use code takes
a form based approach to establish standard procedures for
all land use and development. The code attempts to foster
predictable built results and a high-quality public realm by
using physical form (rather than separation of uses) as the
organizing principle for the code. Because the code does
not include density limits such as maximum floor-area-ratios,
we used assumed residential densities included in the City
Comprehensive plan amendment to establish assumed
residential densities.
The primary land use designations within the study area
is medium density residential and Mixed-use commercial,
however the study area include nearly all land use
designation. The study are also includes two large public
facilities campuses, the Kitsap County Campus and South
Kitsap High School.
Most land in the city is devoted to housing. Commercial
areas and the downtown offer a range of goods and services,
provide employment for local residents and those living in
surrounding rural areas, and provide additional tax revenue
to help fund public services and facilities. Industrial lands
allow for light manufacturing and warehousing businesses,
which also provide job opportunities and support the area’s
economy.
The Land Use element establishes goals and policies that
seek to:
• Accommodate changes in population and
demographics
• Encourage development in urban areas, reduce sprawl,
and deliver services efficiently
• Ensure land use designations reflect need and demand
• Minimize traffic congestion and encourage the
development of a multimodal transportation system
• Protect open spaces and the natural environment
• Promote physical activity
• Support a range of employment opportunities
OVERLAY DISTRICT
The city’s development regulations include land use overlay
districts which are applied in parts of the
city, as summarized below.
• Downtown Overlay District
• Tremont Corridor District
• Government/Civic Center District:
• View Protection Overlay District
2.5 Existing Land Use and Zoning
Port Orchard Comp Plan Centers
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33Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
DOWNTOWN PORT ORCHARD
(COUNTYWIDE CENTER)
Port Orchard’s downtown is the cultural, civic, and
recreational hub of the community. The downtown currently
contains a mix of land uses, including Port Orchard’s City Hall
and public library, numerous retail and service businesses, a
marina and ferry dock, public parking, and a waterfront
park and trail. With access from the water and from state
highways 3 and 16, it remains the City’s primary center for
community events and activities. The City continues to work
toward a balance of historic preservation, environmental
restoration, and economic improvement for the downtown
center. Downtown Port Orchard coupled with the County
Campus may be a future candidate as a regional center.
As of 2018, the Downtown Port Orchard Center measured 70
acres containing 197 residents and 787 jobs. This equates to
14 activity units per acre under the PSRC Regional Centers
Framework.
COUNTY CAMPUS
(COUNTYWIDE CENTER)
The City of Port Orchard has benefited from being the Kitsap
County seat, as well as Kitsap County
long serving as the City’s largest employer. Kitsap County has
proposed several phased development
scenarios to provide options for the expansion of County
facilities within the City of Port Orchard
over the next 40 years. The District included land use and
regulation proposals derived from the
Kitsap County Campus Master Plan created in 2003, which
was designed to accomplish the expansion
of community facilities and allow uses that would serve to
buffer the residential areas from the
Campus.
SECTION 02 | EXISTING CONDITIONS
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ZONING PLAN
0 500 1,000 2,000
FEET
34
RESIDENTIAL 1 (R1)
PUBLIC FACILITY (PF)
PARKS AND RECREATION (PR)
CIVIC AND INSTITUTIONAL (CI)
DOWNTOWN MIXED USE (DMU)
NEIGHBORHOOD MIXED USE (NMU)
GREENBELT (GB)
COMMERCIAL MIXED USE (CMU)
COMMERCIAL CORRIDOR (CC)
BUSINESS PROFESSIONAL MIXED USE
(BPMU)
LEGEND
RESIDENTIAL 2 (R2)
RESIDENTIAL 4 (R4)
COMMERCIAL HEAVY (CH)
GATEWAY MIXED USE (GMU)
SECTION 02 | EXISTING CONDITIONS
2.5 Existing Land Use and Zoning
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BUILDING HEIGHT OVERLAY
0 500 1,000 2,000
FEET
35Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
VIEW PROTECTION OVERLAY DISTRICT
DHOD 5
DHOD 4
DHOD 3
DOWNTOWN HEIGHT OVERLAY DISTRICT
LEGEND
SECTION 02 | EXISTING CONDITIONS
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Page 40 of 91
EXISTING BLOCK FRONTAGES PLAN
N
36
SECTION 02 | EXISTING CONDITIONS
2.5 Existing Land Use and Zoning
STOREFRONT
VARIED
LANDSCAPED
MARINE
GATEWAY
TRAIL
HIGH VISIBILITY CORNER
LEGEND
Note: Dashed lines indicate
conceptual planned streets or trails
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37Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
2.6 Circulation, Access and Parking
SECTION 02 | EXISTING CONDITIONS
VEHICULAR CIRCULATION AND ACCESS
Minor arterial roads serve as key elements in the county
transportation system. These minor arterial roads link
together state routes or connect the state route system to Port
Orchard, to other major centers, and to the ferry system. For
example, Bethel Road is a two lane north/south road located
in eastern Port Orchard. As a north/south road, Bethel Road
connects and intersects with Sedgwick Road, Lund Avenue,
and SR 166. Bethel Road terminates in Port Orchard at Bay
Street. Bay Street is the East-West connector for downtown
waterfront. Cline Ave and Sydney Ave are the primary vehicle
connectors for county campus and downtown Port Orchard.
PEDESTRIAN CIRCULATION AND ACCESS
There are an assortment of pedestrian facilities located
throughout Port Orchard and its UGA. Pedestrian facilities
include sidewalks, trails and designated crosswalks. The
majority of sidewalks are located along commercial corridors
and in some neighborhoods. However there are somebreaks
in the sidewalks, continuous sidewalks would improve the
safety and utility of the pedestrian environment.
TRANSPORTATION STUDY
See existing conditions summary and EIS development
analysis provided by TSI Traffic Engineers to be incorporated
into the EIS and enclosed in the document appendix.DRAF
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Page 42 of 91
VEHICULAR CIRCULATION AND ACCESS
0 500 1,000 2,000
FEET
38
SECTION 02 | EXISTING CONDITIONS
2.6 Circulation, Access and Parking
Reference TSI existing transportation conditions analysis for
the Port Orchard Subarea Plan.
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Page 43 of 91
1/4 MILE, 5 MIN WALK
1/4 MILE, 5 MIN WALK
1/4 MILE, 5 MIN WALK
PEDESTRIAN CIRCULATION AND ACCESS
0 500 1,000 2,000
FEET
39Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
SECTION 02 | EXISTING CONDITIONS
Reference TSI existing transportation conditions analysis for the Port
Orchard Subarea Plan.
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Page 44 of 91
TRANSPORTATION STUDY PLAN
0 500 1,000 2,000
FEET
40
SECTION 02 | EXISTING CONDITIONS
2.6 Circulation, Access and Parking
Reference TSI existing transportation conditions analysis for the Port
Orchard Subarea Plan.
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41Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
2.7 Utilities and Capital Facilities
TRANSPORTATION
See existing conditions summary and EIS development
analysis provided by TSI Engineers to be incorporated into
the EIS and enclosed in the document appendix.
STORM WATER
See existing conditions summary and EIS development
analysis provided by Reid Middleton Civil Engineers to be
incorporated into the EIS and enclosed in the document
appendix.
WATER SERVICE
See existing conditions summary and EIS development
analysis provided by BHC Civil Engineers to be incorporated
into the EIS and enclosed in the document appendix.
SEWER SERVICE
See existing conditions summary and EIS development
analysis provided by BHC Civil Engineers to be incorporated
into the EIS and enclosed in the document appendix.
SECTION 02 | EXISTING CONDITIONS
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42
EXISTING CONDITIONS
Port Orchard is a community which provides a full range of
parks, recreation, open space, and ecosystem services by
protecting native wildlife habitat, restoring and preserving
natural systems, enjoying majestic marine and mountain
views, and ensuring new development enhances the natural
environment. The existing City parks system is supplemented
by the schools of the South Kitsap School District, and the
Kitsap County Parks and Recreation Department.
EXISTING COMPREHENSIVE PLAN - PARK
VISION
The City of Port Orchard 2016 Comprehensive Plan Update
identifies twelve (12) Centers. The vision of the Parks Element
and Comprehensive Parks Plan is to ensure that every center
contains and/or is connected to a park by safe non-motorized
routes. The Port Orchard Parks and Trails map on the
following page depicts existing park facilities in relation to
the ten local centers as well as the planned trail connections
between local centers depicted with dashed lines.
Walking/jogging/running paths were a top priority identified
in the 2015 Parks Survey. Connecting local centers and parks
with safe non-motorized routes, including those in public
right-of-way such as bike lanes and walking shoulders, will
increase access to active transportation for all residents and
benefit the entire community. The Non-Motorized section of
the Transportation Element provides further detail on existing
and future trails.
2.8 Environment and Open Spaces
SECTION 02 | EXISTING CONDITIONS
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43Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
SECTION 02 | EXISTING CONDITIONS
Environmental Map
City of Port Orchard
Environmental Map
City of Port Orchard Planning Department
216 Prospect Street, Port Orchard, WA 98366
Phone: (360) 876-4991 Fax: (360) 876-4980
www.cityofportorchard.us
This map was created from existing map sources,
not from field surveys. While great care was taken
in using the most current map sources available,
no warranties of any sort, including accuracy, fitness,
or merchantability accompany this product. The user
of this map assumes responsibility for determining its
suitability for its intended use.
This map is not a substitute for field survey.
Updated 9/30/10BAYSTBETHELRDSESIDNEYAVESW BAYSTSWOLDCLIFTONRD
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City Boundary
Flood Hazard Area
0.2% Annual Chance Flood Hazard
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FEMA Zone A
Floodway
Wetlands
Watercourses
Potential Wetlands
Geologic Hazard
Areas of Concern
High Hazard Areas
Bald Eagle Management Area
Waterbodies
/
2,900 0 2,9001,450 Feet
City of Port Orchard Environmental Map
City of Port Orchard Planning Department
216 Prospect Street, Port Orchard, WA 98366
Phone: (360) 876-4991 Fax: (360) 876-4980
www.cityofportorchard.us
This map was created from existing map sources,
not from field surveys. While great care was taken
in using the most current map sources available,
no warranties of any sort, including accuracy, fitness,
or merchantability accompany this product. The user
of this map assumes responsibility for determining its
suitability for its intended use.
This map is not a substitute for field survey.
Updated 9/30/10BAYSTBETHELRDSESIDNEYAVESW BAYSTSWOLDCLIFTONRD
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CORONETPLSESEGOLDMAURCT
SEREDFOXPL
SECOLUSAST
SWLAFOLLETTEST
SEOREGONSTLAURALNSEBERWICKPLSWGILLETTEDRSESIDNEYPKWYWENDELLAVESESEMELCHERST
SEBASILCT
CARNATIONCTSETAYLORSTSHORTAVE
SWTENBYCT
PROSPECTALY
SECRAWFORD
R
DSUTTONLNGUYWETZELST CAROLLNSESESHELTONLN
PHILLIPSRDSEPHILLIPSRDSESTATEHWY16SWWESTAVECONVERSEAVESETAYLORST
ST
AT
EHWY1
6
SESECEDARRDSHERMANAVEMITCHELLRDSEDWIGHTST1STAVEW Legend
City Boundary
Flood Hazard Area
0.2% Annual Chance Flood Hazard
FEMA Zone AE
FEMA Zone A
Floodway
Wetlands
Watercourses
Potential Wetlands
Geologic Hazard
Areas of Concern
High Hazard Areas
Bald Eagle Management Area
Waterbodies
/
2,900 0 2,9001,450 FeetDRAF
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Page 48 of 91
0 500 1,000 2,000
FEETBASE PLAN
SCALE 1”=400’
BAY STBAY STSIDNEY AVEROCKWELL AVEKITSAP ST
DEKALB ST
DWIGHT ST HARRISON AVECLINE AVEPORT ORCHARD BLVDDIVISION ST
TAYLOR ST MITCHELL AVEBethel AveBlackjack CreekPublic Park
Natural Corridor
Bike/Ped Path
44
SECTION 02 | EXISTING CONDITIONS
2.8 Environment and Open Spaces
Natural Open Space Corridors
n.t.s.
Bay Street
Pedestrian Pathway
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45Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
SECTION 02 | EXISTING CONDITIONS
SHORELINE MASTER PROGRAM
The shoreline uses that are addressed below are outlined and
required in WAC 173-26-241 and have been correlated with
the existing uses provided with the City of Port Orchard 1994
Shoreline Program (SMP) adoption. The provisions apply to
specific common uses and types of development that may
occur within shoreline jurisdiction. This section also includes
a matrix outlining which uses are allowed in particular
shoreline environments. The changes include a new shoreline
environment, Shoreline Residential, and proposed allowed
uses, as illustrated in the chart below. An additional change
from the 1994 SMP is that the Urban designation, Urban
Maritime designation, and Downtown Upland designation
were combined into the High-Intensity Designation. Please
note, shoreline use and development determined by the
Department and classified by the Administrator is regulated
under one or more of the following applicable sections.
SHORELINE DESIGNATION AND FLOOD
ZONE
The study area includes High Intensity and Urban
Conservancy shoreline designations. In addition to the
shoreline designations the study area has a history of
flooding during high tides, king tides, and storm events. The
prevalence of flooding events is expected to increase due to
anticipated sea level rise.Proposed development will need to comply with Port Orchard
100 yr flood projection to state shoreline management.
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47Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
SECTION 02 | EXISTING CONDITIONS
2.9.1 Economic Profile
2.9 Market Conditions Assessment
POPULATION GROWTH
• Current and Historical (Source: Washington OFM) *flag
years with annexations
• Foretasted (PSRC Forecasts)
• Overall Port Orchard has added over 3,613 residents
since 2010
• The City’s growth rates was higher than other Kitsap
County communities and the County in part due to
annexations.
FORETASTED POPULATION GROWTH
• Currently available forecasts produced by the Puget
Sound Regional Council (PSRC) call for an additional
7,146 residents in Port Orchard by 2040
• Neighboring Bremerton is anticipated to add more
than 25,000 new residents during the same time
period.
DEMOGRAPHICS
• Composition (family households vs non-family)
• Housing tenure
• Age
• Gender
• Race and ethnicity
–Port Orchard's population is more racially diverse
than Kitsap County
–Port Orchard, Bremerton and Silverdale share
similar levels of racial diversity.
• Household income
–Port Orchard has a median household income of
over $70,000
–Port Orchard's median income is slightly lower than
the median income for Kitsap County, but exceeds
that of neighboring Bremerton.
• Educational attainment
–Over one-third (36%) of Port Orchard’s population
has college degree (Associates, Bachelors or
Graduate/Professional). This is five percentage
points below Kitsap County as a whole.
–Just under 10% of the total population of Port
Orchard has not graduated high school. This is
higher than all the comparison geographies.
HOUSING INVENTORY IN THE STUDY
AREA (ASSESSOR)
• Housing growth in the City
• Number of housing units by Type (single, multifamily,
mobile, group quarters)
• Port orchard has added 1,379 housing units inclusive of
annexations, since 2010, an average of over 150 units
per year
HOUSEHOLD COMPOSITION
• Port Orchard has the highest percentage of family
households of the comparison geographies.
• Family households make up to 68% of households
in Port Orchard, which is slightly higher than Kitsap
County
• Non-family make up almost half of Bremerton
household composition.
• Single family housing is the predominant existing land
use in the study area (38% of land)
• Single family housing represents 62% of total housing
inventory (by unit)
• There are 742 housing units in the study area
A detailed study of Economic Profile and Capacity Analysis
can be found in the Section 06 - Appendix under B -
Heartland Economic Profile and Build-able Lands Analysis
dated 6th June 2020.
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48
DEVELOPMENT PIPELINE
The Map Below illustrate the development pipeline,
representing projects that are known to be in planning
or permitting stages of development. All parcels in the
development pipeline were excluded in the gross buildable
land area calculations in Step 1.
2.4.2 Development Pipeline
SECTION 02 | EXISTING CONDITIONS
DEVELOPMENT PIPELINE
NTS
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49Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
KITSAP BANK CAMPUS MASTER PLAN
Planning for the redevelopment of the existing Kitsap
Bank Campus, to revitalize and create a sense of place on
the Port Orchard waterfront. Design of the waterfront will
capture beautiful views of the surrounding Puget Sound and
Olympics. Elements of the redevelopment include a blend
of public and private spaces; residential over commercial,
office and community centers surrounded by parks and
open waterfront spaces. Organic themes are drawn from the
natural beauty of the site, incorporating warm woods, stone
and natural materials into the architecture and landscape.
Mitigation of stormwater is integral to landscape planning
and incorporated into the overall site plan in functional and
aesthetically pleasing design. The entire project is planned
for phased redevelopment.
429 BAY STREET
The development of a mixed-use building located at 429
Bay Street consisting of 39 residential units, 500 square feet
of commercial space with enclosed parking provided on the
ground.
COUNTY COURTHOUSE
The purpose of the Kitsap County Campus Master Plan is
to provide for the expansion of County facilities on the Port
Orchard Campus over the next 40+ years. This Plan provides
phased development scenarios to en-sure that the County
has options for expansion and includes recommended
zoning changes to facilitate this expansion. This Plan
offers suggestions for design guidelines that the City and
community may want to pursue in order to further shape
future public and private development.
SECTION 02 | EXISTING CONDITIONS
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50
SECTION 02 | EXISTING CONDITIONS
The map below, highlight both the net vacant and
redevelopable lands along with the planned development
pipeline. These maps indicate where future development
capacity is located within the Study Area.
2.4.3 Exiting Buildable Lands
CAPACITY MAP BY LAND USE CATEGORY
NTS
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51Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
CAPACITY MAP BY VACANT AND REDEVELOPABLE
NTS
SECTION 02 | EXISTING CONDITIONS
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52
BUILDABLE LAND AREA
The gross buildable land area is the sum of all land area for
all parcels meeting one or more of the criteria listed to the
right. This does not include existing public right of way which
accounts for approximately 85 acres of land within the Study
Area. Certain parcels were excluded from this calculation to
improve the accuracy of the analysis (see Parcel Exclusions).
City of Port Orchard Review. In addition, the City of Port
Orchard conducted a detailed review of the study area to
inform designation of vacant and redevelopments parcels
and to better reflect known parcel level conditions in the City.
PARCEL EXCLUSIONS
Properties with zero total assessed value were manually
reviewed for ownership, land use and were visually inspected.
Properties that were significantly improved or public facilities,
including city owned beach-front parks, were excluded. All
the parcels in the pipeline were also excluded including the
current phased expansion of the County Courthouse. The
development capacity in the pipeline is re-incorporated
in Step 3c.
Examples of Exclusions:
• Government Services (Prop Class)
• Parks (Prop Class)
• Cemeteries
• Educational Services
• Utilities
• Condominiums
GROSS BUILDABLE LANDS CRITERIA
VACANT
Using data from the Kitsap County Assessor, this analysis
identifies vacant parcels using the assessed values of the
improvements. Lots with zero improvement value are then
compared against other factors such ownership and property
class descriptions to determine vacancy.
UNDERUTILIZED
Using Kitsap County Assessor data, this analysis calculates an
improvement ratio by dividing the assessed improvement
value by the total assessed value. This ratio of assessed
improvement value to total assessed value is a
commonly used indicator for a property's level of
improvement. A ratio less than 0.5 indicates the land is
worth more than the improvements. This analysis uses an
improvement ratio of 0.5 as the threshold. Any parcels with
an improvement ratio under this threshold are considered
underutilized.
SINGLE-FAMILY
Any Single-Family use, as defined by assessor property
class field, in a high-density base-zone, is deemed to be
redevelopable.
SECTION 02 | EXISTING CONDITIONS
2.4.3 Build-able Lands
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53Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
2.4.4 Market Yield Assessment
SECTION 02 | EXISTING CONDITIONS
FUTURE CAPACITY SCENARIO ANALYSIS
Using the zoning assumptions and FAR ranges, the analysis
leverages variation in development densities to simulate
different market conditions impacting the range of capacity
across the subarea. The three scenarios, presented to the
right, reflect the following:
> The impact of surface versus structured parking on capacity
-- serving as a reflection of different market conditions (for
example, structured parking would require more favorable
market conditions).
> The concentration of commercial development as a
standalone product as well as a share of mixed-used
developments.
> The overall range of capacity within the subarea.
The tables on the following page (Exhibit 49-51) provide
details on each scenario in terms of assumptions for the
proportion of structured versus surface parking and the
proportion of commercial uses in mixed-use development.
A detailed breakdown of FAR assumptions by zone and
scenario is provided in the appendix.
Scenario 1: Baseline Capacity
• Mostly residential development
• Standalone commercial development only in
commercial only zones. Some commercial incorporated
into mixed-use developments
• Majority surface parking meaning lower density
development
Scenario 2: High Capacity, Residential Heavy
• Mostly residential development
• Standalone commercial development only in
commercial only zones. Some commercial incorporated
into mixed-use developments.
• Majority structured parking, meaning higher density
development
Scenario 3: High Capacity Commercial Heavy
• More balanced mix of residential and commercial
• Some standalone commercial development in mixed-
use zones plus commercial development in commercial
only zone. Increased commercial incorporated into
mixed-use developments
• Majority structured parking meaning higher density
developmentDRAF
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54
SCENARIO 1 – BASELINE CAPACITY
The Baseline Capacity scenario more closely reflects near
term market conditions in Port Orchard. In this scenario
housing is the predominant highest and best use in mixed
use zones. In addition, a large majority of development is
assumed to be surfaced park, thus reducing overall densities
achieved.
• Mostly residential development
• Standalone commercial development only in zones
prohibiting residential building form.
• Some commercial incorporated into mixed use
developments.
• Majority surface parking meaning lower density
development.
Scenario 1 Table
SCENARIO 2 – RESIDENTIAL FOCUS
The High Capacity ,Residential Heavy capacity scenario
reflects more favorable economic conditions in Port Orchard
and the broader Kitsap County market area. In this scenario
housing is still the predominant highest and best use in mixed
use zones. Alternatively, a larger proportion of development
is assumed to incorporate structured parking, thus increasing
overall densities achieved.
• Mostly residential development
• Standalone commercial development only in
commercial only zones. Some commercial incorporated
into mixed use developments.
• Majority structured parking meaning higher density
developments
Scenario 2 Table
SCENARIO 3 – MIXED-USE FOCUS
The High Capacity , Commercial Heavy capacity scenario
reflects more favorable economic conditions in Port
Orchard and broader Kitsap market area, with an emphasis
on commercial and office development. In this scenario
a significant share of development in mixed use zones
is assumed to be commercial. As in Scenario 2, a larger
proportion of development is assumed to incorporate
structured parking, thus increasing overall densities achieved.
• More balanced mix of residential and commercial
• Some standalone commercial development in mixed
use zones plus commercial development in commercial
only zone. Increased commercial incorporated into
mixed use developments.
• Majority structured parking meaning higher density
development
Scenario 3 Table
SECTION 02 | EXISTING CONDITIONS
2.4.5 Baseline Assessment
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55Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
EXISTING CONDITIONS
EXISTING ACTIVITY UNITS
SECTION 02 | EXISTING CONDITIONS
Development Scenarios with
Subarea Plan Recommendations
Study Area
(acres)
Commercial
(square footage)
Residential
(square footage)
Residential
(units)
Existing 329 761,645 n/a 742
*Note: All scenarios include assumed development pipeline projects.
Development
Scenarios
Total
Population
Covered
Employment
Residen-
tial Units
Activity
Units / Acre
Activity Units
Dedicated to
Housing
Activity Units
Dedicated to
Employment
Existing 1,806 2,150 742 12 46%54%
• Population, employment and existing activity units provided by PSRC.
• Activity units calculated as total population + employment / 329 acres
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3
Subarea Plan Goals and Vision
and Alternatives
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D
SECTION 03 | VISION AND ALTERNATIVES
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59Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
3.1 Proposed Alternatives
SECTION 03 | VISION AND ALTERNATIVES
Approach
The proposed design concepts are a single vision for
achieving the broader goals outlined in this subarea
plan. In the downtown areas, this includes promoting a
vibrant walkable community that showcases the City's
waterfront. In the County Government Center and the uphill
neighborhood the plan incorporates planned expansion at
the county campus, provides development flexibility along
the Sydney and Cline arterials, and preserves residential
areas throughout most of the neighborhood. Due to existing
neighborhood constraints and the absence of large tracks
of developable land the alternatives are based on a single
concept plan. The variable between each of the alternatives
is whether the assumed program of future development will
consist primarily residential and stand alone commercial or if
will have a greater mix or mixed-use development.
Alternatives
Alternative 1 – No Action
No action would be taken to adopt new development
policies. The existing Downtown and County Campus Centers
would each be retained in their present configurations; no
combination or expansion of these subareas would take
place; no changes to zoning or other land use regulations
would be made. The capacity assumed in this alternatives
assumes that development will still occur, but at a density
similar to existing conditions with very limited structured or
below grade parking.
Alternative 2 – Residential Focus
This alternative assumes a mostly residential development
with commercial development only occurring in standalone
buildings in commercial only zones. The maximum building
height and densities would be consistent with the existing
land use code but would assume greater mix of structured
parking to achieve greater density than the existing baseline
development patterns. Potential zoning changes would focus
on increasing residential capacity in existing commercial only
zones.
Alternative 3 – Mixed-Use Focus
This alternative assumes increase in mixed-use residential,
commercial retail, and office development. Some standalone
commercial development in mixed-use zones plus
commercial development in commercial only zones. The
maximum building height and densities would be consistent
with the existing land use code but would assume a greater
mix of structured parking to achieve greater density than
the existing baseline development patterns. Potential zoning
changes would focus on increasing residential capacity in
both existing commercial and residential only zones.
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60
ALTERNATIVE 1 - NO ACTION BASELINE
ALTERNATIVE 2 - RESIDENTIAL FOCUS
ALTERNATIVE 3 - MIXED-USE FOCUS
Summary of Changes from Heartland Baseline Capacity
Analysis
• Proposed land use changes including: proposed
zoning changes and height increases.
• Additional buildable land assumptions due to zoning
changes and assume redevelopment areas. See
updated buildable lands map in section 3.3.
• Proposed required parking modifications.
Scenario 2 - High Capacity, Residential Heavy
CAPACITY SUMMARY
CATEGORY/ZONENet Area
Commercial
Capacity
Residential
Capacity
Residential
Capacity
CATEGORY/ZONE
Net
Devlopable
Area
Commercial
Capacity
Residential
Capacity
Residential
Capacity
(SF)(SF)(SF)Units (Acre) (SF) (SF) (Units)
CIVIC AND OPEN SPACE CIVIC AND OPEN SPACE 3.5 362,900 0 0
GBGreenbelt (GB)000 0 RESIDENTIAL ZONES 7.0 0 UKN 102
PFPublic Facilities (PF)99,749323,0000 0 COMMERCIAL ZONES 0.0 0 0 0
PRParks and Recreations (PR)9,31100 0 MIXED USE 24.8 310,600 1,010,100 1,509
CICivic and Institutional (CI)45,24539,9290 0 TOTAL with Pipeline 35.4 673,500 1,010,100 1,610
Subtotal154,305362,9290 0 Pipeline 11.2 347,000 NA 246
RESIDENTIAL ZONES Total without Pipeline 24.2 326,500 1,010,100 1,364
R1Low Density (R1)13,55800 2
R2Medium Density Residential (R2)122,2790020
R3Medium Density Residential (R3)45,0970010
R4High Density (R4)126,1600070
Subtotal307,09400102
COMMERCIAL ZONES
CCCommercial Corridor (CC)000 0
CHCommercial Heavy (CH)000 0
Subtotal0000
MIXED USE
BPMUBuisness Professional Mixed Use (BPMU)140,36530,185120,739151
CMUCommercial Mixed Use (CMU)685,647197,931593,792742
DMUDowntown Mixed Use (DMU)57,90565,394100,182371
GMUGateway Mixed Use (GMU)26,0218,12624,37930
NMUNeighborhood Mixed Use (NMU)170,2329,001171,019214
Subtotal1,080,169310,637 1,010,1111,509
TOTAL1,541,568673,566 1,010,1111,610
0%
35.415.50.0
Scenario 3 - High Capacity, Commercial Heavy
CAPACITY SUMMARY
CATEGORY/ZONE Net Area
Commercial
Capacity
Residential
Capacity
Residential
Capacity
CATEGORY/ZONE
Net
Devlopable
Area
Commercial
Capacity
Residential
Capacity
Residential
Capacity
(SF)(SF)(SF)Units (Acre) (SF) (SF) (Units)
CIVIC AND OPEN SPACE CIVIC AND OPEN SPACE 3.5 361,800 0 0
GBGreenbelt (GB)0 0 0 0 RESIDENTIAL ZONES 7.0 0 UKN 102
PFPublic Facilities (PF)99,749 323,000 0 0 COMMERCIAL ZONES 0.0 0 0 0
PRParks and Recreations (PR)9,311 0 0 0 MIXED USE 24.8 486,800 752,283 1,186
CICivic and Institutional (CI)45,245 38,775 0 0 TOTAL with Pipeline 35.4 848,600 752,283 1,288
Subtotal 154,305 361,775 0 0 Pipeline 11.2 347,000 NA 246
RESIDENTIAL ZONES Total without Pipeline 24.2 501,600 752,283 1,042
R1Low Density (R1)13,558 0 0 2
R2Medium Density Residential (R2)122,279 0 0 20
R3Medium Density Residential (R3)45,097 0 0 10
R4High Density (R4)126,160 0 0 70
Subtotal 307,094 0 0 102
COMMERCIAL ZONES
CCCommercial Corridor (CC)0 0 0 0
CHCommercial Heavy (CH)0 0 0 0
Subtotal 0 0 0 0
MIXED USE
BPMUBuisness Professional Mixed Use (BPMU)140,365 51,108 90,859 114
CMUCommercial Mixed Use (CMU)685,647 297,170 445,755 557
DMUDowntown Mixed Use (DMU)57,905 85,397 68,095 331
GMUGateway Mixed Use (GMU)26,021 12,304 18,456 23
NMUNeighborhood Mixed Use (NMU)170,232 40,774 129,118 161
Subtotal 1,080,169 486,753 752,283 1,186
TOTAL 1,541,568 848,528 752,283 1,288
0%
35.4 19.5 0.0
Scenario 1 - BASELINE
CAPACITY SUMMARY
CATEGORY/ZONENet Area
Commercial
Capacity
Residential
Capacity
Residential
Capacity
CATEGORY/ZONE
Net
Devlopable
Area
Commercial
Capacity
Residential
Capacity
Residential
Capacity
(SF)(SF)(SF)Units (Acre)(SF) (SF) (Units)
CIVIC AND OPEN SPACE CIVIC AND OPEN SPACE 3.5 351,400 0 0
GBGreenbelt (GB)0000 RESIDENTIAL ZONES 7.9 0 UKN 120
PFPublic Facilities (PF)99,749323,00000 COMMERCIAL ZONES 2.6 65,200 0 0
PRParks and Recreations (PR)9,311000 MIXED USE 20.5 206,200 566,200 954
CICivic and Institutional (CI)45,24528,39100 TOTAL with Pipeline 34.5 622,800 566,200 1,074
Subtotal154,305351,39100 Pipeline 11.2 347,000 NA 246
RESIDENTIAL ZONES Total without Pipeline 23.3 275,800 566,200 828
R1Low Density (R1)13,558002
R2Medium Density Residential (R2)126,9020020
R3Medium Density Residential (R3)45,0970010
R4High Density (R4)158,5470087
Subtotal344,10300120
COMMERCIAL ZONES
CCCommercial Corridor (CC)4,248000
CHCommercial Heavy (CH)107,69765,15700
Subtotal111,94665,15700
MIXED USE
BPMUBuisness Professional Mixed Use (BPMU)140,36521,48085,921107
CMUCommercial Mixed Use (CMU)636,224124,235372,704466
DMUDowntown Mixed Use (DMU)57,90554,16166,483329
GMUGateway Mixed Use (GMU)21,8274,96614,89719
NMUNeighborhood Mixed Use (NMU)36,6291,37826,18533
Subtotal892,949206,220566,190954
TOTAL1,503,303622,768566,1901,074
0%
34.514.30.0 DRAF
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61Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
ALTERNATIVE COMPARISON
ACTIVITY UNITS SUMMARY
Development Scenarios with
Subarea Plan Recommendations
Net Developable
Area
(acres)
Commercial
Capacity
(square footage)
Residential
Capacity
(square footage)
Residential
Capacity
(units)
Existing 34.5 742
Alternative 1 – No Action 34.5 622,800 566,200 1,074
Alternative 2 – Residential Focus 34.5 673,800 1,010,100 1,610
Alternative 3 – Mixed-Use Focus 34.5 848,600 752,283 1,288
*Note: All scenarios include assumed development pipeline projects.
Development
Scenarios
Total
Population
Covered
Employment
Residential
Units
Activity
Units / Acre
Activity Units
Dedicated to
Housing
Activity Units
Dedicated to
Employment
Existing 1,806 2,150 742 12 46%54%
Alternative 1 4,051 3,396 1,074 23 54%46%
Alternative 2 4,663 3,617 1,610 26 60%40%
Alternative 3 4,128 3,889 1,288 25 54%46%
• Total Population assumes 2.09 persons per unit per OFM 2020.
• Employment assumed 1 employee per 500 sf of commercial development.
• Activity units calculated as total population + employment / 329 acres
Add summary task of where we stand in comparison to PSRC requirements
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East Downtown - Redevelopment Concept Plan Diagram
0’ 500’1,000’ 2,000’
BASE PLAN
SCALE 1”=400’
62
PLANNED ACTION REDEVELOPMENT AREA
The West Downtown is Port Orchard's current and historical
cultural, civic, and recreational hub of the community. The
area includes a mix of land uses, including Port Orchard’s
City Hall and public library, numerous retail and service
businesses, a marina and ferry dock, public parking, and a
waterfront park and trail. With access from the water and
from state highways 3 and 16, it remains the City’s primary
center for community events and activities. Anticipated future
development includes the South Kitsap Community Events
Center and a new Kitsap Bank headquarters as part of a
larger mixed-use development. The concept plan works to
balance historic preservation, environmental restoration, and
economic improvement.
3.2.1 West Downtown
SECTION 03 | SUBAREA PLAN
Surface
Parking
Pedestrian Plaza's
from Bay Street to
the waterfront
Pedestrian Hill
Climb to Bay
Street
Traffic
Calming
Gatew
ay
Neighborhood ArterialTerminate Streets at the
waterfront with a small plaza,
overlook, or pocket park
25', 50', 75'Shoreline SetbackDRAF
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Page 67 of 91
N
1" = 200'
0’ 500’1,000’ 2,000’
BASE PLAN
SCALE 1”=400’
63Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
SECTION 03 | SUBAREA PLAN
Surface
Parking
New slow waterfront
"shared street" to create
front doors on Sinclair Inlet
Stable Re
s
i
d
e
n
t
i
a
l
Neighbor
h
o
o
d
Two-way traffic at
Frederick Ave
Loading/
Parking
Neighborhood ArterialLOW DENSITY RESIDENTIAL
(Front Orientation)
LEGEND
MED DENSITY RESIDENTIAL
(Front Orientation/Retail)
COMMERCIAL/RETAIL(Front
Orientation)
OFFICE
(Front Orientation)
CIVIC
(Front Orientation)
OPEN SPACE
(Park, plaza, or other)
SURFACE PARKING
PRIMARY PEDESTRIAN
CIRCULATION
PRIMARY VEHICULAR
CIRCULATION
PROPOSED VEHICULAR
CIRCULATION
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BAY ST.ORCHARD AVE PLAZAPRO
S
P
E
C
T
S
T
.
ROBERT GEIGER ST.FREDERICK AVE.PO
R
T
S
T
R
E
E
T
P
L
A
Z
A
SIDNEY AVEHARRISON AVENEW
S
H
A
R
E
D
S
T
R
E
E
T
0100'200'50'
WƌŝŵĂƌLJsĞŚŝĐƵůĂƌŝƌĐƵůĂƟŽŶ
WĞĚĞƐƚƌŝĂŶŝƌĐƵůĂƟŽŶ
Surface Parking;WŽƚĞŶƟĂů/ŶĮůůĞǀĞůŽƉŵĞŶƚ^ŝƚĞͿ
Open Space Amenity
(Park, Plaza or Other)
Retail Loading & Service
Retail Entrance
Commercial/Retail
KƌŝĞŶƚĂƟŽŶ;&ƌŽŶƚͿ
DĞĚŝƵŵĞŶƐŝƚLJZĞƐŝĚĞŶƟĂů
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>ŽǁĞŶƐŝƚLJZĞƐŝĚĞŶƟĂů
KƌŝĞŶƚĂƟŽŶ;&ƌŽŶƚͿ
Legend
64
East Downtown - Redevelopment Concept Plan
SECTION 03 | SUBAREA PLAN
Kayak Lau
n
c
h
Hill
C
l
i
m
b
Shar
e
d
P
a
r
k
i
n
g
Stru
c
t
u
r
e
B
e
l
o
wDRAF
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BAY ST.ORCHARD AVE PLAZAPRO
S
P
E
C
T
S
T
.
ROBERT GEIGER ST.FREDERICK AVE.PO
R
T
S
T
R
E
E
T
P
L
A
Z
A
SIDNEY AVEHARRISON AVENEW
S
H
A
R
E
D
S
T
R
E
E
T
0100'200'50'
WƌŝŵĂƌLJsĞŚŝĐƵůĂƌŝƌĐƵůĂƟŽŶ
WĞĚĞƐƚƌŝĂŶŝƌĐƵůĂƟŽŶ
Surface Parking;WŽƚĞŶƟĂů/ŶĮůůĞǀĞůŽƉŵĞŶƚ^ŝƚĞͿ
Open Space Amenity
(Park, Plaza or Other)
Retail Loading & Service
Retail Entrance
Commercial/Retail
KƌŝĞŶƚĂƟŽŶ;&ƌŽŶƚͿ
DĞĚŝƵŵĞŶƐŝƚLJZĞƐŝĚĞŶƟĂů
WŽƚĞŶƟĂů^ƚƌĞĞƚͲ>ĞǀĞůZĞƚĂŝů
>ŽǁĞŶƐŝƚLJZĞƐŝĚĞŶƟĂů
KƌŝĞŶƚĂƟŽŶ;&ƌŽŶƚͿ
Legend
65Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
SECTION 03 | SUBAREA PLAN
N
1" = 100'
LOW DENSITY RESIDENTIAL
(Front Orientation)
LEGEND
MED DENSITY RESIDENTIAL
(Front Orientation/Retail)
COMMERCIAL/RETAIL(Front
Orientation)
OFFICE
(Front Orientation)
CIVIC
(Front Orientation)
OPEN SPACE
(Park, plaza, or other)
SURFACE PARKING
PRIMARY PEDESTRIAN
CIRCULATION
PRIMARY VEHICULAR
CIRCULATION
PROPOSED VEHICULAR
CIRCULATION
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East Downtown - Redevelopment Concept Plan Diagram
25', 50', 7
5
'
Shoreline
S
e
t
b
a
c
k
0’ 500’1,000’ 2,000’
BASE PLAN
SCALE 1”=400’
66
3.2.2 East Downtown
SECTION 03 | SUBAREA PLAN
Stable Re
s
i
d
e
n
t
i
a
l
Neighbor
h
o
o
d
"Finer Grain" mixed-use
development oriented toward
Sinclair Inlet that reinforces views
to the water.
PLANNED ACTION REDEVELOPMENT AREA
The East Downtown is geographically separated from the
West Downtown and was developed later with a more
auto-centric development pattern. The area includes a mix
of commercial uses primarily on larger more lots fronting
the Bay Street and Bethel Ave commercial corridors.
WSDOT is currently in the process of redesigning the Bay
and Bethel intersection to replace the current signal with a
new round-about. The concept plan strives to break-down
the scale of existing large sites to provide a more walkable
land-use pattern. Large surface parking lots and many
vacant properties provide an opportunity for new economic
development more reminiscent of the existing historic
development character of the West Downtown.
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0’ 500’1,000’ 2,000’
BASE PLAN
SCALE 1”=400’
N
1" = 200'
67Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
SECTION 03 | SUBAREA PLAN
Stable Re
s
i
d
e
n
t
i
a
l
Neighbor
h
o
o
d
Extend Mitchell Corridor
to terminate at the
waterfront
GatewayGat
e
w
a
y
Surface
Parking
LOW DENSITY RESIDENTIAL
(Front Orientation)
LEGEND
MED DENSITY RESIDENTIAL
(Front Orientation/Retail)
COMMERCIAL/RETAIL(Front
Orientation)
OFFICE
(Front Orientation)
CIVIC
(Front Orientation)
OPEN SPACE
(Park, plaza, or other)
SURFACE PARKING
PRIMARY PEDESTRIAN
CIRCULATION
PRIMARY VEHICULAR
CIRCULATION
PROPOSED VEHICULAR
CIRCULATION
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68
3.2.3 County Government Campus
SECTION 03 | SUBAREA PLAN
PLANNED ACTION REDEVELOPMENT AREA
The Kitsap County Government campus is both the heart of
the Center and the City's largest employer. The Port Orchard
Blvd and Black Jack Creek valley's along with the historic
steep shoreline isolates the Center from the Downtown and
inhibits accessible pedestrian connections. Sidney and Cline
Ave act as neighborhood arterials providing vehicle and
transit access between hwy 16 and the downtown.
Kitsap County is currently developing a phased development
for the expansion of County facilities within the City of
Port Orchard over the next 40 years. The County Campus
expansion is currently anticipated to occur over 5 phases. The
anticipated scope of development was included within the
pipeline projects analyzed as part of this plan.
The subarea plan encouraged development to occur
along the existing Sidney and Cline arterial corridors.
Neighborhood mixed-use zoning is proposed to be
expanded across the street from the County Campus
to provide a buffer or transition between the County
Government Campus and established single family
neighborhoods. Note that neighborhood mixed-use allows
for both single family and small scale commercial uses.
Existing County Government Campus
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Kitsap County Government Campus - Redevelopment Concept Plan Diagram
N
0’ 500’1,000’ 2,000’
BASE PLAN
SCALE 1”=400’
69Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
SECTION 03 | SUBAREA PLAN
Encourage development
along the existing Sidney
and Cline corridors.
Stabl
e
R
esi
d
e
nti
al
Neigh
b
or
h
o
o
d
Stable Residential NeighborhoodStabl
e
R
esi
d
e
nti
al
Neigh
b
or
h
o
o
d
County Campus
Expansion
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LAND USE INTRODUCTION
The primary land use designations within the study area
is medium density residential and Mixed-use commercial,
however the study area include nearly all land use
designation. The study are also includes two large public
facilities campuses, the Kitsap County Campus and South
Kitsap High School. Within the individual study areas the West
Downtown contains the historic City main-street.
LAND USE AND HOUSING GOALS
Goal LUH - 01
Develop a land use pattern that is environmentally
sustainable and economically vibrant and accommodates
additional housing and businesses.
Goal LUH - 02
Encourage increased development in existing centers
and along existing primary circulation corridors to create
vibrant walkable neighborhoods.
Goal LUH - 03
Ensure that proposed new development largely maintains
existing views.
Goal LUH - 04
Transform the existing East Downtown from a largely car
dominant development pattern to an extension of the
existing walkable downtown West Downtown area.
LAND USE POLICIES
Policy LUH - 01
Expand the Center boundaries to capture the Sidney
and Cline Corridors and additional area along the East
Downtown.
Policy LUH - 02
Rezone parcels along Cline and Sidney Street from R2
to Neighborhood Mixed-use to provide a moderate
increase in development and provide a transition to the
residential zones.
Policy LUH - 03
Extend the varied frontage designation along Cline Street
from Kitsap Street to Kendall Street.
Policy LUH - 04
Revise frontage requirements along the new waterfront
street and in the east downtown to reflect the proposed
concept design plan.
Policy LUH - 05
Rezone the Commercial Heavy Parcels in the East
Downtown to Commercial Mixed-use (CMU).
Policy LUH - 06
Rezone the Commercial Corridor Parcels on the east side
of Bethel between Dekalb Street to Mile Hill Drive from
Commercial Corridor to Gateway Mixed-use (GMU).
Policy LUH - 07
Allow for buildings up to 5-stories on the east side of
Bethel between Dekalb Street to Mile Hill Drive.
Policy LUH - 08
Allow for buildings up to 5-stories on the east side of
Bethel between Dekalb Street to Mile Hill Drive.
SECTION 03 | SUBAREA PLAN
3.3 Land Use and Housing
Conceptual Development Scale and Character
Conceptual Development Scale and Character
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Proposed Centers Adjustments
N
71Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
County
Campus
West
Downtown
East
Downtown
Expand County Center boundaries to capture the Sidney and Cline Corridors.
Expand Downtown Center boundaries to incorporate areas of assumed future development.
SECTION 03 | SUBAREA PLAN
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N
STOREFRONT
VARIED
LANDSCAPED
MARINE
GATEWAY
TRAIL
HIGH VISIBILITY CORNER
LEGEND
Note: Dashed lines indicate
conceptual planned streets or trails
Proposed Block Frontage Plan
72
SECTION 03 | SUBAREA PLAN
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Proposed Zoning Adjustments
N
73Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
SECTION 03 | SUBAREA PLAN
Encourage development along existing neighborhood arterial corridors. Provide a buffer from
commercial to residential areas and preserve established single family neighborhoods.
Commercial Heavy to
Commercial Mixed-use
Commercial Heavy and
Commercial Mixed-use
to Gateway Mixed-use
BUSINESS PROFESSIONAL MIXED USE (BPMU)
COMMERCIAL CORRIDOR (CC)
COMMERCIAL MIXED USE (CMU)
GREENBELT (GB)
PARKS AND RECREATION (PR)
PUBLIC FACILITY (PF)
CIVIC AND INSTITUTIONAL (CI)
DOWNTOWN MIXED USE (DMU)
NEIGHBORHOOD MIXED USE (NMU)
RESIDENTIAL 1 (R1)
RESIDENTIAL 2 (R2)
RESIDENTIAL 4 (R4)
COMMERCIAL HEAVY (CH)
GATEWAY MIXED USE (GMU)
LEGEND
Commercial Heavy to
Commercial Mixed-use
Residential 2 to
Neighborhood
Mixed-use
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Proposed Height Overlay Adjustments
N
74
VIEW PROTECTION OVERLAY DISTRICT
DHOD 5
DHOD 4
DHOD 3
DOWNTOWN HEIGHT OVERLAY DISTRICT
LEGEND
Encourage development height increases in locations that do not impact existing protected
views.
Extend Downtown
Height Overlay District 5
SECTION 03 | SUBAREA PLAN
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N
75Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
Updated Build-able Lands or Potential Infill Development Map that incorporates additional lands that were added due to zoning
changes or anticipated development included in the subarea plan.
SECTION 03 | SUBAREA PLAN
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SECTION 03 | SUBAREA PLAN
3.4 Environment and Open Space
ENVIRONMENT AND OPEN SPACE OVERVIEW
In addition to multiple public parks the defining Environment
and Open Space features in the study area includes the
shoreline along Sinclair inlet and numerous historic creek
valleys. The existing waterfront includes large tracts of surface
parking developed prior to the adoption of the Shoreline
Management Act. Environment and Open Space goals strive
to both enhance the environment and the public realm for
City residents and guests.
ENVIRONMENT AND OPEN SPACE GOALS
Goal EOS - 01
Provide increased pedestrian access and recreational
opportunities at the waterfront.
Goal EOS - 02
Plan to mitigate flooding during high-tides and as a result
of sea-level rise.
Goal EOS - 03
Incorporate new open space within required shoreline
buffers such that they can serve dual-purposes. (for
example reffer to Stormwater buffer with pedestrian
boardwalk Concept for existing Blackjack Creek Outlet)
Goal EOS - 04
Improve safety and security along existing open spaces
and around blackjack creek.
ENVIRONMENT AND OPEN SPACE POLICIES
Policy EOS - 01
Encourage the future replacement of existing shoreline
armoring that allows for pedestrians access to the water.
(For example reffer to Shoreline Armor with Water Access
Concept for the West Downtown waterfront)
Policy EOS - 02
Encourage the creation of a public kayak launch dock.
Policy EOS - 03
Streets should terminate at the waterfront with a small
plaza, overlook, or pocket park.
Policy EOS - 04
Convert Orchard and Port Streets to pedestrian plazas
with limited vehicle access.
Policy EOS - 05
Encourage the creation of storm-water facilities in
shoreline set-backs that also provide public open space
amenities.
Policy EOS - 06
Support the expansion of Etta Turner Park to include
a riparian buffer with bio-retention from adjacent
development.
Policy EOS - 07
Support the development of a new park in the existing
public right-off way on the west side of the Blackjack
Creek outfall. This park will work with Etta Turner park to
frame the Blackjack Creek corridor from Bay Street to the
Sinclair inlet.
Shoreline Armor with Water Access
Concept for the West Downtown waterfront
Stormwater buffer with pedestrian boardwalk
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77Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
SECTION 03 | SUBAREA PLAN
Stormwater buffer with pedestrian boardwalk
Urban waterfront parkscape.
Stormwater Feature
Conceptual Waterfront Plaza and kayak launch at Port Street
Conceptual Hill Climb from Prospect Ave to Port St
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ENVIRONMENT AND OPEN SPACE PROPOSED PROJECT LIST
SECTION 03 | SUBAREA PLAN
No.Project Name Description Agency Cost
Funding
Source
1
Port Orchard Blvd
Creek Estuary
Restoration
The historic creek that previously existing
at the location of Port Orchard Blvd is now
piped to its terminus at Sinclair Inlet. The
plan encourages estuary restoration at the
outflow of this creek.
t.b.d.t.b.d. t.b.d.
2
Port Orchard Boat
Launch Estuary
Restoration
The historic creek that originates near the
County Government Campus is currently
piped from approximately Austin Ave to
its outfall east of the boat launch. The plan
encourages the creek to be daylit west of
intersection of Bay and Robert Geiger Streets
with estuary restoration at Sinclair inlet.
t.b.d.t.b.d. t.b.d.
3
Port Street Plaza and
viewpoint
Port Street is proposed to be transformed
to a pedestrian plaza or shared street to
provide pedestrian access and views to
Sinclair Inlet. The plaza should terminate with
a viewing plaza with potential access to the
water.
t.b.d.t.b.d. t.b.d.
4
Orchard Street Plaza
and viewpoint
Orchard Street is proposed to be
transformed to a pedestrian plaza or shared
street to provide pedestrian access and
views to Sinclair Inlet. The existing elevated
viewing deck and pump station at the
terminus of this corridor will be replaced with
an at grade viewing plaza.
t.b.d.t.b.d. t.b.d.
5 Kayak Launch A publicly accessibly kayak launch dock is
proposed near the location of the former
t.b.d.t.b.d. t.b.d.
6
Prospect Street Hill
Climb
The redevelopment of the parcels located
at the corner of Bay Street are encouraged
to include a publicly accessibly hill climb
from Prospect Street to Bay Street. The hill
climb should align with either Port Street or
Orchard Street.
n/a t.b.d. t.b.d.
7
Waterfront trail
enhancements
Widen the existing waterfront trail from the
boat launch to the Ferry terminal to provide
multi-model access and match the standards
of the Bay Street Pedestrian Pathway.
Improvements shall include viewpoints
and street terminations and new landscape
furniture.
t.b.d.t.b.d. t.b.d.
8
Blackjack creek Estuary
Park and Etta Turner
Park expansion and
enhancements
Provide a new waterfront park on the City
parcel along the west side of Blackjack Creek
and expand Etta Turner Park to provide
an expanded riparian buffer. These parks
should include natural features and wildlife
habitat. Incorporate wetland boardwalks,
provided that they can comply with shoreline
mitigation requirements.
t.b.d.t.b.d. t.b.d.
9
Waterfront shoreline
enhancement
New development should provide waterfront
shoreline restoration at the current auto
dealership and the Westbay center sites in
compliance with requirements contained
within the City SMP and the State SMA.
t.b.d.t.b.d. t.b.d.
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Environment and open space Proposed Project List
N
0’ 500’1,000’ 2,000’
BASE PLAN
SCALE 1”=400’
79Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
1
2
3
4 8
5
6
9
7
9
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SECTION 03 | SUBAREA PLAN
3.5 Circulation, Access, and Parking
CIRCULATION, ACCESS, AND PARKING OVERVIEW
The Downtown and County Campus Centers contains a well
established transportation network centered on Bay Street (SR
166) and Bethel Ave. Mitchell Street, Cline Ave, and Sidney
Ave are primary minor arterials from uphill neighborhoods
to the waterfront. The Downtown walk-on ferry terminal
provides service to Bremerton with connections to Seattle.
Improvements envisioned as part of the development
include re-focusing new development towards the water and
improving pedestrian access through-out the Centers.
CIRCULATION, ACCESS, AND PARKING GOALS
Goal CAP - 01
Improve Bay and Bethel corridors such that they are safer
for all users and that they define a place rather than act as
just a highway.
Goal CAP - 02
Ensure that adequate parking is available to support the
marina and allow for downtown businesses to thrive while
promoting a walkable main-street character.
Goal CAP - 03
Encourage development in the West downtown to face
the waterfront and bay street
Goal CAP - 04
Provide improved pedestrian circulation within the West
Downtown between waterfront and Prospect Street.
Goal CAP - 04
Transform the existing East Downtown from a largely car
dominant development pattern to an extension of the
existing walkable downtown West Downtown area.
Goal CAP - 05
Discourage new development from locating parking
between new development and the waterfront.
Goal CAP - 06
Encourage the replacement of the existing Bay Street
sidewalk marquee.
CIRCULATION, ACCESS, AND PARKING POLICIES
Policy CAP - 01
Develop a corridor design plan for Bay Street between
Port Orchard Ave and the eastern terminus of the Study
area, and for Bethel Ave between Bay Street and SE
Mill Hill Dr. The corridor plan shall address: gaps in the
existing pedestrian and bicycle circulation, reconfigure
intersections to improve driver sight-lines, increased
on street parking, streetscape design standards, and
creates an identity to the downtown. Work with WSDOT
to explore opportunities for potential traffic calming
measures.
Policy CAP - 02
Encourage urban low impact development stormwater
management features in the roadway design, including
bio-swales between the on-street parking lanes and
sidewalks.
Policy CAP - 03
Ensue that public parking in the West Downtown is
available for downtown business by restricting all-day
commuter parking.
Policy CAP - 04
Support Kitsap transit to study the feasibility and need of
adding additional park and ride facilities away from the
downtown waterfront to serves ferry riders.
Policy CAP - 05
Create a new waterfront street from Harrison Ave to
Fredrick Ave that includes parking, sidewalks, and
landscape improvements and accommodates ferry transit
drop-offs.
Policy CAP - 06
Support the reconfiguration of the marina parking lot to
increase parking and improve multi-modal circulation
from Bay Street to the waterfront.
Policy CAP - 07
Include a hill-climb from Bay Street to Prospect Street
aligned with either Orchard Ave or Port Street.
Policy CAP - 08
Convert Orchard and Port Streets to pedestrian plazas with
limited vehicle access.
Policy CAP - 09
Convert Fredrick Ave to a two-way street with parallel
parking on each side or widen street for angled parking.
Policy CAP - 10
Encourage the creation of a loop street or private access
drive to break down the scale of the auto-dealership site,
provide waterfront access, and provide additional on-
street parking.
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SECTION 03 | SUBAREA PLAN
Policy CAP - 11
Extend Mitchell Ave north across Bay Street as a new
private access drive to terminate at the waterfront.
Policy CAP - 12
New development and roadways shall frame view and
pedestrian corridors to the waterfront with parking
located beside and adjacent to development
Policy CAP - 13
Provide new frontage improvements, including parallel
parking and sidewalks on both sides of Harrison Ave.
At least one of the sidewalks should extend to the
waterfront.
Policy CAP - 14
Modify current detached and multi-family parking
requirements in recognition of the urban context and
to promote denser walkable development. Reduce
residential parking requirements to 1-1.25 stalls per
residential unit.
Policy CAP - 15
Vacate Harrison Street R.O.W. between Bay Street and
Prospect Alley.
Policy CAP - 16
The Bay Street corridor plan frontage design standards
shall include design standards for the removal of the
existing sidewalk marquee. The marquee will be replaced
with new overhead protection weather protection that is
incorporated with the structure of new development.
Policy CAP - 17
The Bay Street corridor plan frontage design standards
shall include design standards for the removal of the
existing sidewalk marquee. The marquee will be replaced
with new overhead protection weather protection that is
incorporated with the structure of new development.
Policy CAP - 18
Revise the Shoreline Master Program to discourage
parking along the waterfront.
Encouraged Low-impact Stormwater management such as
street front bioswales.
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SECTION 03 | SUBAREA PLAN
Street Concept Image | Mitchell Street Extension from Bay Street to the Waterfront
(Looking North)
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83Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
SECTION 03 | SUBAREA PLAN
Street Cross-Section B-B | New Waterfront Street Between Sidney and Harrison Ave
(Looking West)
Street Cross-Section A-A | New Waterfront Street Between Frederick and Sidney Ave
(Looking West)New Waterfront Street between Fredrick and Sidney
(looking west)
132.00132.00
SIDEWALK
8'-0"
107.5272.00PLANTING AND AMENITYAREA 6'-0"96.00
PARKING
8'-0"
DRIVE LANE
11'-0"
DRIVE LANE
11'-0"
WATERFRONT TRAIL
14'-0"
227.52168.00
ANGLED PARKING
18'-0" DEEP STALLS
241.81
LANDSCAPING
20'-0"
14'-0"
New Waterfront Street between Sidney and Harrison Ave
(looking west)
132.00132.00
SIDEWALK
8'-0"
107.5272.006'-0" PLANTINGAND AMENITYAREA96.00
PARKING
8'-0"
DRIVE LANE
11'-0"
DRIVE LANE
11'-0"WATERFRONT TRAIL
14'-0"
107.52 168.00
BUS LOADING
10'-0"
14'-0"
14'-0"AABBConceptual Street Section Key Plan
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SECTION 03 | SUBAREA PLAN
ENVIRONMENT AND OPEN SPACE PROPOSED PROJECT LIST
No.Project Name Description Agency Cost
Funding
Source
1
Bay St /Port Orchard
Blvd Intersection
Reconfigure intersection alignment to
improve visibility and pedestrian circulation
and safety.
t.b.d.t.b.d. t.b.d.
2
Bay St / Port Orchard
Blvd Intersection
Reconfigure intersection alignment to
improve visibility and pedestrian circulation
and safety.
t.b.d.t.b.d. t.b.d.
3
Fredrick Ave
Improvements
Convert Fredrick Ave to two-way traffic to
serve the marina and the new waterfront
street. Include frontage improvements and
explore street expansion to maintain angled
parking.
t.b.d.t.b.d. t.b.d.
4 New Waterfront Street Provide a new waterfront "shared" street
between Frederick and Harrison Ave.
t.b.d.t.b.d. t.b.d.
5
Sidney Street Frontage
Improvements
Provide frontage improvements including
Street Trees/landscaping, sidewalk
expansion, and street furniture from Prospect
St to the waterfront.
t.b.d.t.b.d. t.b.d.
6
Harrison Ave Frontage
Improvements
Provide frontage improvements including
Street Trees/landscaping, curb and sidewalks
and street furniture from Bay St to the
waterfront.
n/a t.b.d. t.b.d.
7
Bay Street and Bethel
Ave Corridor
Develop a corridor design plan for Bay Street
between Port Orchard Ave and the eastern
terminus of the Study area, and for Bethel
Ave between Bay Street and SE Mill Hill Dr.
t.b.d.t.b.d. t.b.d.
8
Bay St / Mitchell Ave
Intersection
Reconfigure intersection alignment to
improve visibility and pedestrian circulation
and safety. Design will incorporate the
extension of the Mitchell Street across Bay
Street as a new private access drive.
t.b.d.t.b.d. t.b.d.
9
Bay St / Guy Wetzel Rd
Intersection
Reconfigure intersection alignment to
improve visibility and pedestrian circulation
and safety.
t.b.d.t.b.d. t.b.d.DRAF
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Environment and open space Proposed Project List
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85Port Orchard Subarea Plan | Port Orchard, WA | 11.12.2020
0’ 500’1,000’ 2,000’
BASE PLAN
SCALE 1”=400’
1
4
2
6
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