06 - SedgwickBethel_DRAFT_2024-0828_clean_webSedgW'*1Ck Bethel
Subarea Plan
DRAFT August 2024
Prepared for the
City of Port Orchard
ORCHARD
Prepared by
MAKERS
AHBL
Leland Consulting Group
DRAFT August 2024
Contents
1. Introduction.................................................................................................................. 1
1.1 Plan Background and Context................................................................................ 1
1.2 Study Area.................................................................................................................. 1
1.3 PSRC Regional Centers Framework......................................................................... 3
2. Existing Conditions....................................................................................................... 5
2.1 Existing Land Use and Zoning................................................................................... 5
2.2 Transportation...........................................................................................................16
Recent Transportation Planning Efforts..........................................................................16
Vehicular Circulation and Access..................................................................................19
Pedestrian Circulation and Access................................................................................22
BicycleFacilities...............................................................................................................23
Transit................................................................................................................................24
2.3 Parks, Open Space, and Critical Areas..................................................................26
Parksand Open Space...................................................................................................26
CriticalAreas....................................................................................................................26
2.4 Market Conditions Assessment...............................................................................28
EconomicProfile..............................................................................................................28
DevelopmentPipeline.....................................................................................................31
Buildable Lands & Future Capacity...............................................................................32
2.5 Port Orchard Comprehensive Plan.........................................................................33
3. Goals and Vision........................................................................................................ 35
3.1 Opportunities, Assets, and Challenges...................................................................35
3.2 Proposed Alternatives.............................................................................................36
3.3 Planning Framework.................................................................................................44
PlanValues.......................................................................................................................44
PlanConcept...................................................................................................................45
PlanFeatures....................................................................................................................47
3.4 Subarea Goals & Policies........................................................................................49
Land Use, Development, and Livability.........................................................................49
Transportation..................................................................................................................49
Parks, Open Space, and Critical Areas.........................................................................49
Port Orchard Sedgwick Bethel Subarea Plan
DRAFT August 2024
Exhibit
EXHIBIT 1-2
EXHIBIT 2-1
EXHIBIT 2-2
EXHIBIT 2-3
EXHIBIT 2-4
EXHIBIT 2-5
EXHIBIT 2-6
EXHIBIT 2-7
EXHIBIT 2-8
EXHIBIT 2-9
EXHIBIT 2-10
EXHIBIT 2-1 1
EXHIBIT 2-12
EXHIBIT 2-13
EXHIBIT 2-14
2023
EXHIBIT 2-15
EXHIBIT 2-16
EXHIBIT 2-17
EXHIBIT 2-16
EXHIBIT 3-1
EXHIBIT 3-2
EXHIBIT 3-2
Table
TABLE 1-2
TABLE 1-2
TABLE 2-1
TABLE 2-2
TABLE 2-3
TABLE 2-4
TABLE 3-1
Sedgwick-Bethel Study Area.......................................................................... 2
New Residential Developments in Sedgwick - Bethel ..................................
5
ExistingLand Uses............................................................................................ 6
Zoning.............................................................................................................. 8
BlockFrontage Map#9.................................................................................13
Looking west from Sedgwick Road..............................................................14
Bethel Sedgwick Corridor Plan Conceptual Rendering .............................16
Bethel Sedgwick Corridor Schematics.........................................................17
Bethel Sedgwick Corridor Cross Sections.....................................................18
Port Orchard Transportation Improvement Program (TIP) Map.................21
Planned Non -Motorized Routes....................................................................24
Kitsap Transit Existing and Planned Facilities...............................................25
Parks, Open Space and Critical Areas........................................................27
Age in Sedgwick-Bethel Subarea and Port Orchard, 2023 ........................28
Household Incomes in the Sedgwick-Bethel Subarea and Port Orchard,
.........................................................................................................................29
Top Job Sectors in Sedgwick-Bethel Subarea, 2012 and 2021 ..................30
Commuting Patterns in the Sedgwick-Bethel Subarea, 2021....................30
Existing and Pipeline Units in the Sedgwick-Bethel Subarea .....................31
Vacant and Redevelopable Parcels in Sedgwick-Bethel Subarea ...........
32
Sedgwick-Bethel Opportunities, Assets, and Challenges ...........................35
Sedgwick-Bethel Subarea Framework Map...............................................46
Sedgwick-Bethel Height Overlay Districts....................................................48
Designation Criteria for Countywide Growth Centers ..................................... 3
Sedgwick-Bethel Subarea Capacity Summary ............................................... 4
Permitted Building Types.................................................................................... 9
Permitted Land Uses for Centers....................................................................... 9
City of Port Orchard Transportation Improvement Program (TIP) .................20
Planned Nonmotorized Routes.........................................................................23
Bethel Subareas Proposed Alternatives Overview.........................................36
Port Orchard Sedgwick Bethel Subarea Plan
Introduction • DRAFT August 2024
1. Introduction
1.1 Plan Background and Context
1.2 Study Area
The Sedgwick-Bethel Subarea spans across a total of 235.7 acres and is situated at the
intersection of Sedgwick Road and Bethel Road. Sedgwick-Bethel is bordered by Port
Orchard's unincorporated area to the east and by Blackjack Creek to the west. The
study area extends to the north, encompassing recent developments and other vacant
and developable lands. The southern subarea boundary has been revised to exclude
critical areas.
The current boundary of Sedgwick-Bethel subarea does not comply with the latest
Puget Sound Regional Council (PSRC) criteria for Countywide Centers. Following a
thorough evaluation and consultation with the city, the study area has been expanded
and revised in alignment with the PRSC Countywide Centers framework. This expansion
presents Port Orchard with new prospects for residential and commercial growth in this
part of the city.
Port Orchard Sedgwick Bethel Subarea Plan • Existing Conditions
Introduction • DRAFT August 2024
EXHIBIT 1-1 Sedgwick- Bethel Study Area
A.
�~ T i .T yam,• {.
_'ram
a
-f
L1SE Ll1E ERf2Y R� �•'
I -SE 'YLVIS N —
L
1
e �• 1
East {
Sedgwick Bethe�li Port Orchard F'
y
S_.SL�Gn:CK RD
160
c _Vow II
1
1
1 � �
1 �1 Proposed Netiv Subarea Boundary
6dsttngSubarea Boundary
Port Orchard
Port Orchard UGA
�. 0 46� 800 Feet
F So -rice. Esn. tAexar. EeRhsia� GeograpYucs. anr�tYieG15 User Community
SOURCE: City of Port Orchard, 2024
Port Orchard Sedgwick Bethel Subarea Plan 2
Introduction - DRAFT August 2024
1.3 PSRC Regional Centers Framework
PSRC 2018 Regional Centers Framework establishes eligibility requirements for
Countywide Growth Centers for which designation criteria is listed below.
TABLE 1-1 Designation Criteria for Countywide Growth Centers
Countywide Growth Centers -Criteria'
Identified as a countywide center in the countywide Kitsap Countywide Planning Policies Appedix D:
planning policies List of Centers
Located within a city or unincorporated urban area Yes
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)
Port Orchard Comprehensive Plan Centers
Transportation Improvements:
Bethel Road and Sedawick Road
Corridor Plan
Kitsap Transit Lona-Ranae Transit Plan
2022-2042
Transportation Improvement Program
See TABLE 1-2 Sedgwick-Bethel Subarea
Capacity Summary
Transportation Improvements:
Bethel Road and Sedawick Road
Corridor Plan
Kitsap Transit Lona-Ranae Transit Plan
2022-2042
Transportation Improvement Program
Policies:
xx
Capacity
In addition to the PSRCS Countywide Growth Centers framework above, Kitsap
County's Countywide Planning Policies establishes that Countywide Centers must show
a minimum of 10 Activity Units per acre. TABLE 1-2 below summarizes the existing,
pipeline, and additional land capacity for housing and jobs in the Subarea. An Activity
Unit is one person or one job. As shown, the Subarea's existing and pipeline
development meets the Countywide Centers Designation Criteria and, with additional
land capacity, can accommodate up to 20.6 Activity Units per acre.
Port Orchard Sedgwick Bethel Subarea Plan 3
Introduction - DRAFT August 2024
TABLE 1-2 Sedgwick-Bethel Subarea Capacity Summary
Sedgwick-Bethel
Existing Pipeline Existing +
Pipeline
Additional
Land
Capacity
Total
Acres
235.7
235.7
Vacant/Redevelopable
Residential Acres
26.8
Vacant/Redevelopable
Commercial Acres
5.2
Housing Units
292
457
749
1,064
1,813
Single Family
156
151
307
1
308
Condo
0
0
0
0
Multifamily
136
306
442
1,063
1,505
People per
Household
Single Family
2.8
2.8
2.8
2.8
2.8
Condo
2.3
2.3
2.3
2.3
2.3
Multifamily
2.0
2.0
2.0
2.0
2.0
Population
716
1,042
1,758
2,134
3,892
Jobs
619
10
629
388
1,017
Activity Units
1,335
1,052
2,387
2,522
4,909
AUs / Acre
10.1
20.8
Requirements
Required Acres
160-500
160-500
Actual Acres
235.7
235.7
Surplus / Shortfall
Required Use Mix
7-,.7
20% Res. / Emp.
75.7
20% Res. /
Emp.
Actual Res. Mix
74%
79%
Actual Emp. Mix
26%
21 %
Required AUs/Acre
10
Actual AUs/Acre
10.1
20.8
Surplus / Shortfall
0.1
SOURCE: City of Port Orchard, LCG
Port Orchard Sedgwick Bethel Subarea Plan 4
Existing Conditions - DRAFT August 2024
2. Existing Conditions
2.1 Existing Land Use and Zoning
In recent years, there has been significant
and transformative development in the
Sedgwick-Bethel Subarea. The
predominant land use now consists of
detached single-family homes, which are
built on previously undeveloped greenfield
sites. Sedgwick-Bethel continues to contain a
mix of land uses including a grocery store,
retail shops, restaurants, and general
services (see EXHIBIT 2-2). There are other
civic facilities, such as the Family Christian
Center and Hidden Creek Elementary
School, located within one -mile of the
EXHIBIT 2-1 New Residential
Developments in Sedgwick -
Bethel
SOURCE: Google Earth, 2024
Subarea to the south and southeast. There
are three commercial clusters located along Bethel Road and Sedgwick Road
including Bethel Centre, Sedgwick Plaza, and Fred Meyer.
In 2017, major residential construction projects began in Sedgwick-Bethel. The first of
these projects was Andaiso Village, a single-family subdivision situated in the
northwestern quadrant of the study area. Following completion of Andaiso Village,
construction for the Magnolia Ridge and Sidney Ridge subdivisions started. In addition,
a new multifamily residential complex, Pottery Creek Apartments, was recently built on
the southern edge of the Subarea. Another multifamily project located along Blueberry
Road is under construction and will likely be completed in early 2025 (see 2.4
Development Pipeline).
Port Orchard Sedgwick Bethel Subarea Plan 5
Existing Conditions • DRAFT August 2024
EXHIBIT 2-2 Existing Land Uses
SE LA DONNA CT
RD
j Magnolia Q o
j Ridge U Andaiso w
j Q Village Gin c un
a Bu f■�■�
NSE BLUEBERRY ID
Sidney I SE SYLVIS LN
Ridge SE KODA CR IBOETHEL i
DGWICK
PLAZA
■ .
Retail Medical Greenbelt
Community Shopping Center Storage Warehouse ■lSedgwick Bethel
Grocery Single Family Housing Port Orchard
Restaurant/Eateries Multifamily Housing (S+ Units) ® Port Orchard UGA
0 Auto Service/Convenience Market Manufactured Home
16 Office Undesignated
0 400 800 Feet
SOURCE: City of Port Orchard, MAKERS, 2024
The Subarea is zoned Commercial Mixed Use (CMU), Commercial Heavy (CH),
Commercial Corridor (CC), Residential 1 (RI), Residential 2 (R2), Residential 3 (R3), and
Residential (R4) (EXHIBIT 2-3). TABLE 2-1 and TABLE 2-2 list the building types and land uses
permitted in these zones.
Generally, the maximum building height allowed within Sedgwick-Bethel is three stories
or 35 feet. Port Orchard's subarea policies (established in the Land Use element of the
City's Comprehensive Plan) describe a need to support focused growth with compact
development forms and the height limits are a significant barrier to achieving the
Port Orchard Sedgwick Bethel Subarea Plan 6
Existing Conditions • DRAFT August 2024
added dwelling units and vertical mixed -use buildings necessary to concentrate growth
in the Subarea.
Allowing for more height enables developers to create additional dwelling units which
help spread out of the cost of construction. The cost and risk of developing mixed -use
structures and leasing ground -floor commercial space typically can be offset by a
higher amount of residential floor area. Since the COVID-19 pandemic, developers are
indicating increased risk associated with commercial development due to continued
uncertainty about retail and office markets. This further increases the attractiveness of
developments with a higher share of residential floor area.
Port Orchard allows height increases through the use of a transfer -of -development -
rights (TDR) ordinance adopted in 2019 in partnership with Kitsap County (Chapter 20.41
POMC). TDR programs are complex and require savvy and willing participants. To date,
no project has used Port Orchard's TDR program and other Washington jurisdictions
have found it difficult to attract participants to TDR programs outside of the highest -
priced markets.
Increased height limits and potentially larger buildings will be mitigated by a broad set
of multifamily and commercial design standards Port Orchard already has in place
(Chapter 20.127 POMC). These include but are not limited to standards for building
massing, light and air access, useable open space, building materials, and windows
and entries.
According to the Port Orchard Housing Action Plan (HAP), the economic benefits of
light wood frame construction are maximized with height limits in the 65-85 feet range.
The HAP makes specific recommendations for height limits in several zones that exist in
the Subarea.
Port Orchard Sedgwick Bethel Subarea Plan
Existing Conditions • DRAFT August 2024
EXHIBIT 2-3 Zoning
SOURCE: City of Port Orchard 2023 Zoning
Port Orchard Sedgwick Bethel Subarea Plan
TABLE 2-1 Permitted Building Types
Building Type Residential Zones
R1 R2
Townhouse -- P*
Fourplex (and Triplex) -- --
Apartment -- --
Mixed Use Shopfront -- --
R3
P
P
P
--
R4
P
P
P
--
Existing Conditions - DRAFT August 2024
Commercial Zones
CMU CC CH
P -- --
-- -- --
P -- --
P P --
Single-Story Shopfront --
--
--
--
P
P P
Detached House P
P
P
--
--
-- --
Backyard Cottage P
P
P
--
--
-- --
Cottage Court P
P
P
--
--
-- --
Duplex: Side -by -Side --
P
P
--
--
-- --
Duplex: Back -to -Back --
P
P
--
--
-- --
Attached House --
P
P
--
--
-- --
Live-Work --
--
--
--
P
P --
General Building --
--
--
--
P
P P
Shopfront House --
--
--
--
P
P --
Key: P= Permitted Use C=Conditional Use -- = Use Note Permitted
SOURCE: Port Orchard Municipal Code 20.32.015 Building type zoning matrix
*Note: In the R2 zone townhouses are limited to three or four units (POMC 20.32.090.2)
TABLE 2-2 Permitted Land Uses for Centers
Land Use Residential Zones Commercial Zones
R1 R2 R3 R4 CMU CC CH
Residential
Single-family detached P
P
P
--
--
-- --
Two-family --
P
P
--
--
-- --
Single-family attached (2 --
units)
P
P
--
--
-- --
Single-family attached (3-4 --
units)
P
P
P
P
P --
Single-family attached (5-6 --
units)
--
P
P
P
P --
Multifamily (3 or more units) --
--
P
P
P
P --
Permanent supportive housing C
C
C
C
C
C C
Commercial
Group day care (7 to 12) C
C
C
--
P
P --
Day care center (13 or more) --
--
--
--
C
P P
Indoor recreation* --
--
--
--
P
P P
Port Orchard Sedgwick Bethel Subarea Plan 9
Existing Conditions • DRAFT August 2024
Land Use Residential Zones
R1 R2 R3
Outdoor recreation* -- -- --
Hotel -- -- --
Medical* -- -- --
Office* -- -- --
Personal service* -- -- --
Restaurants -- -- --
Retail sales:
Commercial Zones
R4 CMU CC CH
-- C P P
-- P P P
-- C P P
-- P P P
-- P P P
-- P P P
Up to 5,000 SF GFA -- -- --
-- P
P
P
5,001 - 15,000 SF GFA -- -- --
-- P
P
P
15,001 - 50,000 SF GFA -- -- --
-- --
P
P
Over 50,000 SF GFA -- -- --
-- --
C
P
Convenience store w/ fuel -- -- --
-- --
--
C
Convenience store w/o fuel -- -- --
-- C
P
P
Industrial
Light manufacturing -- -- --
-- --
--
--
Brewery, distillery:
Up 5,000 square feet -- -- --
-- --
--
P
5,001 - 15,000 square feet -- -- --
-- --
C
P
Over 15,000 square feet -- -- --
-- --
--
--
Food processing, boutique -- -- --
-- P
P
P
Self-service storage -- -- --
-- C
C
C
Key: P= Permitted Use C=Conditional Use -- = Use Note Permitted
SOURCE: Port Orchard Municipal Code 20.30.040 Use Table
*Note: Some specific types of uses within these categories have further restrictions per POMC 20.39.040
The CMU zone offers the most flexibility for residential uses because it allows single -
purpose apartment buildings, townhouses, and mixed -use buildings; the CC zone allows
apartments only in mixed -use buildings and residential use is mostly prohibited in the CH
zone. For residential zones, notably the R4 zone prohibits low -density residential building
types/land uses (single-family residential uses containing 2 or less units).
Port Orchard Sedgwick Bethel Subarea Plan 10
Existing Conditions • DRAFT August 2024
Middle Housing
The City is taking proactive measures to ensure compliance with Washington State's
new middle housing bills, HB 1110 and HB 2321, adopted during the 2023 and 2024
legislative sessions respectively. HB 1 1 10 mandates cities of specific sizes and locations
to permit multiple dwelling units per lot in areas that are traditionally exclusive to single-
family detached homes. HB 2321 modified the requirements created under HB 1 1 10.
The law is codified under RCW 36.70A.635.
What is Middle Housing?
"Middle housing" includes duplexes, townhouses, cottages, courtyard apartments, and
other building types that fall between the scale of single-family detached houses and
larger apartment buildings. Middle housing units tend to be more affordable to build than
single-family houses and offer greater varieties of layout and sizes that are suited for a
wider range of households. Expanding the areas where middle housing is allowed offer
greater opportunities for "starter homes", or homeownership, to all residents of a
community.
ADUs Duplexes/ Triplexes Fourplexes Cottage Clusters
Nil
Townhouses Courtyard apartments Small apartments (5-10 units)
Source: Makers, 2023
Currently, Port Orchard is a Tier 3 city as described by the Department of Commerce
Middle Housing Model Ordinance User Guide. Tier 3 cities must allow at least two units
per lot. Port Orchard is anticipated to cross the 25,000 population threshold and
become a Tier 2 city, which are required to at least two units per lot and also at least
four units per lot when any lot provides one affordable housing unit and on lots near
major transit stops.
To implement middle housing effectively, Port Orchard proposes the redesignation of
properties currently within the R1 zone to R2, effectively repealing existing R1 zoning
standards and implementing middle housing building types mandated by HB 1 1 10 in
the R2 zoning district.
Port Orchard Sedgwick Bethel Subarea Plan
Existing Conditions • DRAFT August 2024
The Port Orchard HAP provides guidance to promote middle housing while the middle
housing compliance strategy is part of the broader update and adoption of the
Citywide Comprehensive Plan.
Block Frontage Standards
Chapter 20.127 POMC provides citywide multifamily and commercial design standards.
Article II provides block frontage design standards that emphasize compatible
development and creating a comfortable walking environment. Many of Port
Orchard's streets are designated on block frontage maps for which specific standards
apply to different frontage designations.
In this Subarea, Bethel Road and Lund Avenue are both designated as "varied" in the
community design framework maps (POMC 20.127.130) meaning developments
fronting these streets are subject to either "storefront" or "landscaped" block frontage
standards. Storefront frontages feature traditional ground -floor commercial spaces at
the edge of the public sidewalk. Landscape frontages feature landscaped setbacks
between the sidewalk and building. In some cases, parking is restricted from being
located and visible adjacent to public sidewalks.
Sedgwick Road at the western edge of the subarea is designated as "gateway". This
designation is reserved for areas near highway interchanges with heavy vehicle traffic
and serve the purpose of providing attractive landscaped frontages.
In addition to the existing streets, EXHIBIT 2-4 Block Frontage Map #9 use black dashed
lines to indicate planned locations for new streets. Such streets can be created through
a City capital project or as a condition of approval for private development occurring
on applicable lots. The block frontage type that applies on planned streets is "other",
regulated under POMC 20.127.210. In this subarea, the widening of Blueberry Road and
a portion of Geiger Road have been completed as a condition of recent single-family
subdivisions.
Port Orchard Sedgwick Bethel Subarea Plan 12
Existing Conditions • DRAFT August 2024
EXHIBIT 2-4 Block Frontage Map #9
SOURCE: POMC 20.127.130 Community design framework maps
Existing Aesthetics and Design Standards
Located in the far southeast corner of Port Orchard city limits, this subarea is
transitioning from a rural setting into a more suburban setting. Aesthetics in the subarea
is typical of low -density, auto -oriented commercial and residential development in the
Puget Sound region, mixed with larger vacant parcels consisting of forestlands and
fields.
Most commercial properties contain one-story buildings setback from the street by
expansive parking lots. There are multiple drive -through businesses. Commercial
signage is typical for the region and mostly consists of monument and wall -mounted
signs. Larger commercial buildings typically have service access in rear -facing areas,
while smaller commercial buildings have screened trash collection located in in parking
areas.
Travel in the area is primarily by automobile and likely related to the long distances
between residential and commercial land uses and the incomplete nature of the
sidewalk and bicycling infrastructure network. See more information in 2.2
Transportation.
Port Orchard Sedgwick Bethel Subarea Plan 13
Existing Conditions - DRAFT August 2024
Residential development consists of single -unit detached homes and apartment
complexes. Most of the residential developments were built within the last decade and
have been subject to more contemporary standards requiring good street networks
with multiple external connections. There are a few older single-family properties on
large lots fronting the western portion Sedgwick Road. On the eastern portion of
Sedgwick Road there is a concentration of new apartment complexes with three-story
buildings.
Landscaping is inconsistent across the Subarea. Some properties have landscaped
perimeters and parking lots. The general auto -oriented nature of the environment
competes with the aesthetic benefits of trees, particularly due to the lack of street trees
on Bethel Road and Sedgwick Road. Many of the vacant properties have stands of
larger trees and dense vegetation, particularly to the west. The Subarea is mostly flat
with the exception of the Blackjack Creek ravine.
Subarea aesthetic and pedestrian experience are expected to improve with the
implementation of the Bethel and Sedgwick Corridor Plan, which calls for continuous
sidewalks and landscape strips along the length of Bethel Road. Aesthetics will also
improve over time through redevelopment and required compliance with the Port
Orchard multifamily and commercial design standards under Chapter 20.127 POMC
which ensure that new development is high quality and positively contributes to Port
Orchard's community character.
EXHIBIT 2-5 Looking west from Sedgwick Road
SOURCE: Google, 2024
Port Orchard Sedgwick Bethel Subarea Plan 14
Existing Conditions • DRAFT August 2024
These design standards consist of:
• Article II - Block Frontage Standards (described above). Most importantly, new
buildings must be located adjacent to Bethel and Sedgwick rather than setback
behind parking.
• Article III -Site Planning Standards
o Standards for light and air access to residential dwelling units
o Nonmotorized circulation standards, including minimum connectivity
o Vehicular circulation standards for internal roadways
o Open space standards
o Standards for the design of service areas and mechanical equipment
• Article IV - Building Design Standards
o Prohibition on corporate architecture
o Building massing and articulation standards that reduce the perceived
scale of large buildings
o Building detail requirements for commercial ground floors
o Exterior material standards
o Requirements for treating blank walls
Port Orchard Sedgwick Bethel Subarea Plan 15
Existing Conditions • DRAFT August 2024
2.2 Transportation
Recent Transportation Planning Efforts
Bethel Road and Sedgwick Road Corridor Plan 2018
The objective of this study was to develop a comprehensive plan and conceptual
design for the two critical corridors in Port
Orchard: Sedgwick Road (State Route 160) EXHIBIT 2-6 Bethel Sedgwick Corridor
and Bethel Road. The two corridors are Plan Conceptual
major arterials that serve Sedgwick-Bethel
and provide connections to State Route 16,
Downtown Port Orchard, and the Southworth
Ferry Terminal. Elements of the study were
centered on:
Ensuring mobility for all users, including
drivers, people walking and bicycling„ and
transit riders
Supporting existing businesses and future
commercial growth in the area
Guiding future development of the corridors
through design considerations and funding
tools
The proposed design introduces roundabouts
on key segments of both roadways. In
addition, the study recommends
T1 .
Aipft
improvements in sidewalk connectivity,
bicycle facilities, and green stormwater SOURCE: Bethel Road and Sedgwick Road
infrastructure. The multi -phase Corridor Plan, City of Port Orchard, 2018
reconstruction of Bethel Road and
Sedgwick Road presents an opportunity to promote pedestrian -friendly green streets
and create an attractive, distinct gateway to the city. Phase I of Bethel Road corridor
improvement, which involves the installation of roundabouts at the intersections of
Bethel Road with Blueberry Road and Salmonberry Road, has been included in the
City's 2024-2020 Transportation Improvement Program (TIP).
Port Orchard Sedgwick Bethel Subarea Plan 16
Existing Conditions - DRAFT August 2024
EXHIBIT 2-7 Bethel Sedgwick Corridor Schematics
LEGEND
BeRhel Road- Typical Section A
Bethel Road - Typical Section B
Sedgwick Road - Typical Section
Existing Single -lane Roundabout
Proposed Single -lane Roundabout
Proposed Multi -lane Roundabout
Tre
Mile Hill Drive 1166
I l!
Salmonherry Road
Blueberry Road
a '
SOURCE: Bethel Road and Sedgwick Road Corridor Plan, City of Port Orchard, 2018
Port Orchard Sedgwick Bethel Subarea Plan
17
Existing Conditions - DRAFT August 2024
EXHIBIT 2-8 Bethel Sedgwick Corridor Cross Sections
Bethel Road - Typical Section A
Bethel Road - Typical Section B
PI
8
6
31 12' 6 6
B,
Sidewalk
610.%Wd - Vehicle I"
Median Vehicle lane Hike lane Hioswale
Sidewalk
Sedgwick Road - Typical Section
4
4
TY
w:
Velar VBhicle Linz ,'�hi -1. L - ne
ila-, Ri 4 -�- Shured'Path
SOURCE: Bethel Road and Sedgwick Rood Corridor Plan, City of Port Orchard, 2018
Port Orchard Sedgwick Bethel Subarea Plan 18
Existing Conditions • DRAFT August 2024
Vehicular Circulation and Access
Bethel Road and Sedgwick Road are important throughfares, providing crucial access
and mobility through Sedgwick Bethel. Salmonberry Road is a residential street that
connects the outlying neighborhood within Port Orchard's Urban Growth Area to Bethel
commercial corridor.
Bethel Road is a key north -south connection. It spans across the southern city limits to
the northern waterfront, providing access to transit centers, ferry terminals, and other
major commercial centers, such as Downtown Port Orchard. It also links State Route 160
and State Route 166 creating a crucial network that connects the city to the other parts
of the county. Bethel Road is primarily a three -lane road with a center turn lane, and
carriers 11,500 to 16,900 Average Weekly Daily Traffic (AWDT), depending on the
segment.
Sedgwick Road (State Route160) is a two-lane highway that serves as the primary
east/west ferry commuter route to Southworth Ferry Terminal and provide convenient
access to State Route 16 interchange. State Route 16 is a major regional route that
connects Kitsap County to Pierce County through Interstate 5. It eventually links to State
Route 3 to the north, which provide access to Northern Kitsap County.
Based on the Bethel and Sedgwick Corridor Plan, Sedgwick Road has experienced
more crashes than Bethel Road, according to the reported crash frequency between
2013 to 2017. Crashes on Sedgwick Road are spread out along the study segment,
while on the Bethel corridor, certain intersections such as Lund Avenue, Salmonberry,
and Mitchell Road, have experienced more crashes than others. Turning movement
related crashes, either onto or off the corridor, were more common on Bethel Road
than Sedgwick Road, due in part to the fact that Bethel Road has more driveways and
intersections. Additionally, there were no reported crashed involving bicyclist on either
study corridor over the time period that was analyzed. The study recommends
increasing corridor capacity on Sedgwick Road and access management on Bethel
Road to address safety issues and preserve safety, function, and capacity of these
corridors.
Salmonberry Road, a two-lane, east -west connector, runs through residential
neighborhoods, connecting Jackson Avenue to Bethel Road. Salmonberry Road serves
2,300 AWDT.
The subarea does not have a conventional grid system, leading traffic to be
concentrated on a limited number of streets where congestion, safety concerns, and
road wear increase. Side streets primarily function as low -volume, local residential
streets. The City has planned new street connections on Piperberry Way to enhance
pedestrian and vehicular circulation in the area. See EXHIBIT 2-9.
The City's Transportation Improvement Plan (TIP) lists planned transportation projects
and enhancements including intersection improvements, street extension, pedestrian
Port Orchard Sedgwick Bethel Subarea Plan 19
Existing Conditions - DRAFT August 2024
and bicycle facilities upgrades, and installation of stormwater infrastructures. Listed
below are the planned transportation projects related to Sedgwick-Bethel.
TABLE 2-3 City of Port Orchard Transportation Improvement Program (TIP)
Bethel/Corridor Phase 1 a Bethel Road: Blueberry Phase 1 a. Bethel/Blueberry
- Bluberry RAB intersection RAB 2022 $3,341,000
Phase 1 b. Bethel/
Bethel/Corridor Phase 1 b Bethel Road: Salmonberry RAB Round and
2 - Salmonberry RAB Salmonberry roadway segment design 2023 $1 1,467,000
intersection from Blueberry to
Salmonberry
SR160/Sedgwick Phase New rounabout mid way
3 2a New intersection between SR16 and Bethel Rd. 2027 $1,550,000
ROW acquisition and design
Bethel/Sedgwick Sedgwick Road: SR-16 Design, ROW acquisition and
4 Corridor Phase 2 - ROW interchange to Bethel construction of Phase 2 per 2030 $16,669,000
and Construction the Bethel/Corridor Plan
Widen road to two travel
5 Geiger Road Widening Sedgwick Road to lanes with bike lanes, 2034 $375,000
Blueberry Road sidewalks and stormwater
system improvements
Provide an extention of
Geiger Road to Piperberry from Ramsey to
6 Piperberry Way Extention Ramsey Road Geiger and a new street 2034 $575,000
connection to the proposed
round about on Sedgwick
Bethel/Sedgwick Design, ROW acquisition and
7 Corridor Phase 3 - ROW Bethel Road: Blueberry construction of Phase 3 per 2032
and Construction
to Sedgwick the Bethel/Sedgwick Corridor $5,822,000
Plan
Design, ROW acquisition and
Bethel/Sedgwick construction of the fourth
8 Corridor Phase 4 - ROW Bethel Road: Lund to phase of the street 2034
Salmonberry improvements per the $8,744,000
and Construction Bethel/Sedgwick Corridor
Plan
Widen road to two travel
Salmonberry Road Ramsey Road to lanes with bike lanes,
9 Widening Bethel Road sidewalks and stormwater 2028 $225,000
system improvements
Port Orchard Sedgwick Bethel Subarea Plan 20
Existing Conditions - DRAFT August 2024
Widen road to two travel
10 Ramsey Road Widening Sedgwick Road to lanes with bike lanes, 2029 $2,500,000
Salmonberry Road sidewalks and stormwater
system improvements.
Widen road to two travel
11 Blueberry Road Geiger Road to Bethel lanes with bike lanes, 2036 $600,000
Widening Road sidewalks and stormwater
system improvements
SOURCE: City of Port Orchard Transportation Improvement Plan (TIP) Tier 1 2024-2029 and Tier 2 2030-2043
EXHIBIT 2-9 Port Orchard Transportation Improvement Program (TIP) Map
Billw L.
SE S'ALtif� NBERF
z-----------
Magnolia < 1
Ridge Andaiso � a�
Q Village ChinaiSun
Buffet—•—"1
•—•—•—•� � l SE BLJE3EPRY RF)
Ill Sidney ■ SE SYw"s LN
i Ridge kse,Kooa c;R BETHEL 1
CENTRE 1
■ .0 :iF-iPFRFERSY `NAY 1
7 1
- - �• -�� "Westcoast SEDGWICK 1• ~
Fitness Starbucks PLAZA
in1�11r �3�. SSEDG`NlckRo
�J1MCLIyt3RU ",J -
SOURCE: City of Port Orchard Transportation Improvement Plan (TIP) Tier 1 2024-2029 and Tier 2 2030-2043
Port Orchard Sedgwick Bethel Subarea Plan 21
Existing Conditions • DRAFT August 2024
Pedestrian Circulation and Access
The majority of sidewalks that exist are located along a portion of Sedgwick Road (east
of Bethel Road) and Blueberry Road. Sidewalks are also being installed in concert with
new development, generally seen in new subdivisions. However, many older existing
sidewalks have substandard widths and curb cuts, and sidewalks along arterial streets
are fragmented and usually not present on both sides of a street. Most streets outside of
the commercial areas have paved or gravel shoulders, which forces people walking to
share high -volume roadways with vehicles. Pedestrian crossings are limited to the
signalized intersection at Bethel/Sedgwick. Side street intersections and private
driveways often have wide turning radii, which increases crossing distances for people
walking and allows vehicles to turn at higher speeds. Street lighting, which can improve
the safety and comfort of walking at night, is limited.
The missing links in the sidewalk and bicycle networks make existing streets car -centric
and reduce connectivity to neighboring areas. Overall, the environment in the subarea
is unpleasant for people walking and rolling (using mobility devices like wheelchairs and
strollers). Continuous sidewalk and bicycle infrastructure would improve the usefulness
and safety of the pedestrian environment and encourage active transportation.
The City's planned nonmotorized routes improve bicycle and pedestrian access
throughout the city. However, there are no proposed separated or off -road
recreational trails corridors beyond these planned routes. TABLE 2-4 lists the City's
planned nonmotorized routes within the Sedgwick-Bethel subarea.
Port Orchard Sedgwick Bethel Subarea Plan 22
Existing Conditions • DRAFT August 2024
Bicycle Facilities
Currently, there are no existing bicycle facilities within Sedgwick-Bethel. However, the
City's planned nonmotorized routes will improve pedestrian and bicycle access and
connect residential neighborhoods to commercial centers, recreational areas, and
Kitsap County nonmotorized routes outside of the city limits. These routes include Bethel
Road (Bay Street to Sedgwick Road), Sedgwick Road (Sidney Road SW to Long Lake
Road), and Salmonberry Road West (Bethel Avenue to Jackson Avenue). Bethel Road
and Sedgwick Road also connect to the Kitsap County nonmotorized routes, and
therefore, these trails are identified as part of the nonmotorized routes in the Kitsap
County Non -Motorized Facilities Plan.
Improvements to Bethel Road have already been programmed through the Bethel
Road and Sedgwick Corridor Plan. Most of Sedgwick Road is designated as highway
and future improvement require collaboration with Kitsap County and the Washington
State Department of Transportation (WSDOT). Continued design improvements for
Salmonberry Road West are part of the Bethel Phase 1 project.
TABLE 2-4 Planned Nonmotorized Routes
Bethel Road On -Street Bike
(Bay Street to Sedgwick Road) - Arterial Lane/Sidewalk 2.62 Planned
Sedgwick Road (Sidney Road On -Street Bike 2.98 Planned
SW to Long Lake Road) - Arterial Lane/Sidewalk
Salmon Berry West On -Street
(Bethel Avenue to Jackson - Bike 0.98 Planned
Avenue) Residential Lane/Sidewalk
SOURCE: City of Port Orchard Non -Motorized Transportation Plan, 2024
Port Orchard Sedgwick Bethel Subarea Plan 23
Existing Conditions • DRAFT August 2024
EXHIBIT 2-10 Planned Non -Motorized Routes
G�
6�a4 Magnolia u
Ridge
Q
I
Sidney
Ridge
1 � I
o
11l11? 4 ..MON "R.l J: D
z InunllnrN
Andaiso�,�,
Village ChinaTSun
Buffet �•�,I
SE BLUEBERRY R7
G SE SYLVIS LN
SEKODACIR BETHEL
CENTRE
SE PIPERBCRIZY WAYS I
4 ` I
Westcoast I I•"sex
�SEDGWICK
Fitness Starbucks PLAZA
ullllnlru111r111111u�lunlrsHSEDG.WICKIRD7111Nr�"
r
Ei Pottery
Creek
Fred Meyer Apartments
2
Non -Motorized Routes
11111 Arterial Planned
SE IVES MILL RD 11111 Residential Planned
•SE MEhINE RD � '�
SOURCE: City of Port Orchard Non -Motorized Transportation Plan, 2024
Transit
SE TA'
East
Port Orct
IIIIr 166 11l11r11111
Bethel/Sedgwick
Corridor Study
�•�� Sedgwick Bethel
Q Port Orchard
Port Orchard UGA
W 0 400 600 Feet
IN1 1
Kitsap Transit currently operates Route 8 along Bethel Road in the Subarea which
provides transit service between the Port Orchard Ferry Dock and the Fred Meyer at
Sedgwick Road. Route 8 operates six days a week with half-hour headways. There is
currently no transit service offered on Sedgwick Road.
Kitsap Transit's 2022-2042 Long -Range Transit Plan identifies several major projects that
will improve transit service and access in Sedgwick-Bethel. These include the
implementation of high -capacity transit options, such as bus rapid transit (BRT) along
Port Orchard Sedgwick Bethel Subarea Plan 24
Existing Conditions - DRAFT August 2024
Bethel Road and constructing a new SR 16 Transit Center with a park -and -ride lot near
the Sedgwick Road interchange (see EXHIBIT 2-1 1). These developments are expected
to improve overall quality of transit service in the area and make it easier for commuters
to get around.
EXHIBIT 2-11 Kitsap Transit Existing and Planned Facilities
AL ALI'
SVC; NF- kC
0
6t
6�
��a
Sidney
Ridge
16
Magnolia a
Ridge u U Andaiso
< Village
- SE BLUE9FRRY kD
SE KnDA cIR BETHEL
CENTRE
SE PIPERBFRRY
hinaTSun
SESYLVS EN
Wesicoast �SEDGWICK
Filness Starbucks PLAZA
��'�►'� Pottery
Creek
r � Fred Meyer Apartments
ju ._._._._._._
r
r._._._._.
€ _ _
SOURCE: City of Port Orchard, Kitsap Transit
iY
5E FAY CT
U �
z a
a
z
U
East
Port Orchard
iso
u
FO
a
O
V
Kitsap Transit
Route 8 Sedgwick Bethel
sF IVES vii I RD O Route 8 stoP s
Port Orchard
Planned Port Orchard UGA
BRT Route
0 400 800 Feet
I I
Port Orchard Sedgwick Bethel Subarea Plan 25
Existing Conditions • DRAFT August 2024
2.3 Parks, Open Space, and Critical Areas
Parks and Open Space
Sedgwick-Bethel has few formal open spaces and parks, with South Kitsap Regional
Park being the closest park at approximately two miles away. One of the most notable
features of newer subdivision are the private HOA managed playgrounds and open
spaces, which enhance the quality of life for residents and offer a greater sense of
community through shared spaces.
The Port Orchard Parks, Recreation & Open Space Plan (PROS) identifies a large site on
Sedgwick/Geiger/Blueberry/ Ramsey as a potential local or neighborhood athletic park
equipped with picnic shelters, playgrounds, multi -purpose fields, and skateboarding
features to provide more outdoor recreation opportunities in the area. Other potential
parks identified include a park plaza centrally located in the Subarea (see EXHIBIT 2-12).
Critical Areas
Preservation and protection of wetlands and their buffers is central to urban -
environment balance. Wetlands are vital to the local hydrologic cycle and offer a
range of beneficial functions, such as wildlife habitat, improving water quality, reducing
flood risks, and retaining stormwater. When impacts of wetlands are unavoidable,
wetland replacement or wetland mitigation banks must be utilized to mitigate impacts
in accordance with Chapter 20.162 of the Port Orchard Municipal Code.
Blackjack Creek is the largest stream system in Port Orchard spanning a length of
approximately three miles within the city limits (not including tributaries) and is
considered one of the largest and most productive fish producing streams in South
Kitsap. In recent years, the City has taken steps to protect the Blackjack Creek corridor
and preserve and/or restore ecological function. Blackjack Terrace Open Space,
located west of Vallair Connector, acts as a dedicated natural wooded buffer and
much of the area surrounding Blackjack Creek is zoned Greenbelt.
There is no public access to Blackjack Creek near Bethel -Lund, presenting an
opportunity for a potential new trail connecting Blackjack Creek to adjacent
subdivisions. The creation of such trail would promote outdoor recreation and cultivate
environmental stewardship within the Subarea.
The 2023 the Port Orchard Stormwater and Watersheds Comprehensive Plan assessed
stormwater system impacts on local receiving waters based partly on impervious
surfaces land coverage. Lower Blackjack Creek was ranked Moderate/High, indicating
a greater level of water quality degradation. Impacts to water resources could increase
due to new and upcoming development in the area. Surface water and stormwater
capital improvement projects were developed to address the problems identified in the
plan. Among the ten prioritized projects is the Salmonberry Road Lower Blackjack Creek
Port Orchard Sedgwick Bethel Subarea Plan 26
Existing Conditions - DRAFT August 2024
Culvert Retrofit, which will remove and replace an existing culvert with a new storm
conveyance system (see EXHIBIT 2-12). The Bethel/Sedgwick Corridor Plan also
programmed stormwater infrastructure along the Bethel Road and Sedgwick Road to
protect critical downstream creeks and waterways (i.e. Blackjack Creek).
EXHIBIT 2-12
Parks, Open Space and Critical Areas
�.-" I � ~c I j;•a`�. 4-1 fir ,
W
�......... ' F SALMO' a IRR .,i .
\•� ,
_ Village
���-��
_ SE 3LUEs ERRY R7
BETHEL
CENTRE
SE PIPERBERRY 'NAY
weste c ast
Fitness Starbucks
\
� •- V���V� ^ SE IVES
MILL•RD��
\
SOURCE: City of Port Orchard, MAKERS 2024
J
Pori
Pottery
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Fred Meyer Apartments
I ✓, i - j
U
O
Greenbelt Par
Wetlands [- ISec
Blackjack Creek Q For
Slopes Por
Hydric Soil
0 400 800 Feet
N t
Source. Esd, Maxar, Earthstar Geographies, and the GIS User Community
Port Orchard Sedgwick Bethel Subarea Plan 27
Existing Conditions - DRAFT August 2024
2.4 Market Conditions Assessment
Economic Profile
Demographics
Port Orchard is a rapidly growing city, with population growth rates in recent decades
exceeding those of the county and state due to annexation, in -migration, and natural
population growth. This has driven a rapid increase in housing unit demand and
production, including in the Sedgwick-Bethel Subarea.
Overall, Port Orchard's population is younger and more diverse than regional averages,
with smaller household sizes than the county and the state, and somewhat lower
incomes than county and statewide averages, and the Sedgwick-Bethel area has very
similar age breakdown to the City as a whole with a relatively large share of young
residents, as shown below in EXHIBIT 2-13.
EXHIBIT 2-13Age in Sedgwick-Bethel Subarea and Port Orchard, 2023
15% 15%
■ 65+
■ 45-64
■ 35-44
25-34
14% 14% ■ 15-24
■0-14
Sedgwick Port Orchard
SOURCE: ESRI
Port Orchard Sedgwick Bethel Subarea Plan 28
Existing Conditions - DRAFT August 2024
Incomes in the Subarea are somewhat higher than in Port Orchard as a whole, as
estimated by ESRI, a leading provider of Geographic Information Systems (GIS) data,
based on U.S. Census and American Community Survey data, although estimates for
smaller geographies can be subject to significant margins of error.
EXHIBIT 2-14 Household Incomes in the Sedgwick-Bethel Subarea and Port Orchard,
2023
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0%
Sedgwick Port Orchard
SOURCE: ESRI
Employment
■ $200,000+
■ $150,000 - $199,999
■ $100,000 - $149,999
$75,000 - $99,999
$50,000 - $74,999
■ $35,000 - $49,999
■ $25,000 - $34,999
■ $15,000 - $24,999
■ <$15,000
According to 2023 data received from the Puget Sound Regional Council (PSRC), there
are 619 jobs in the Sedgwick-Bethel subarea. PSRC does not provide a detailed
breakdown of these jobs by sector, but the U.S. Census's OnTheMap tool does provide
estimates for job sectors in the Subarea, shown below. Retail jobs comprise the majority
of employment in the subarea, with various retail centers along the Sedgwick corridor.
Food and other service jobs are also present in smaller quantities. As shown, the
employment mix in the Subarea has not changed significantly over the past decade.
Port Orchard Sedgwick Bethel Subarea Plan 29
Existing Conditions - DRAFT August 2024
EXHIBIT 2-15 Top Job Sectors in Sedgwick- Bethel Subarea, 2012 and 2021
70.0% -
60.0%
50.0%
40.0%
30.0%
20.0%
10.0%
0.0%
Retail Trade Food / Lodging Other Services
SOURCE: LEHD via Census OnTheMap
Commuting
■ 2021
■2012
r
Wholesale Health Care / Arts,
Social Entertainment,
Assistance and Recreation
The map below shows estimated commuting patterns in the Subarea. As shown,
essentially no residents of the Subarea also work in the Subarea. Given the commercial
activity centered around the Bethel-Sedgwick intersection, there is a significant net
inflow of commuters into the Subarea.
EXHIBIT 2-16 Commuting Patterns in the Sedgwick-Bethel Subarea, 2021
121
SOURCE: LEHD via Census OnTheMap
Port Orchard Sedgwick Bethel Subarea Plan 30
Existing Conditions - DRAFT August 2024
Development Pipeline
The map below in EXHIBIT 2-17 shows the current housing unit counts as well as pipeline
development in the Subarea. There are currently 156 single-family units and 136
multifamily units, for a total of 292 existing units, with an additional 151 single-family units
and 457 multifamily units currently under construction or in the development pipeline.
Once completed, this will total 749 units in the subarea. Overall, developments nearer
to the arterial roads are apartments and those set farther back are single-family
subdivisions.
EXHIBIT 2-17 Existing and Pipeline Units in the Sedgwick-Bethel Subarea
f
Port Orchard iv
Sedgwick Existing and Pipeline Units
Legend
Q Port Orchard City Limits
L_1 Port Orchard UGA
Water Bodies Leon Park sr
Roads I s�
State Highway
I Collector/A4t nal P
Local Road
Existing Units by Parcel s smrncrry a<
iJ 0
O i Geiger
Plat
/ 0 Z 46 Lots
-3-5
- 5+
Pipeline Units by Parcel
�0
of
O Z o
5+ �
h
0/
M929�City a/Port Orchard, CCG
SOURCE: Kitsap County, City of Port Orchard, LCG
Port Orchard Sedgwick Bethel Subarea Plan 31
Existing Conditions • DRAFT August 2024
Buildable Lands & Future Capacity
The map below in EXHIBIT 2-16 shows parcels classified as Vacant, Underutilized, or
Partially -Utilized in the Subarea. These classifications were based on the 2019 Kitsap
County Buildable Lands Report and were updated to reflect recent development in the
Subarea. After deducting for critical areas, future infrastructure and right-of-way, and
market factor considerations, there are a total of 28.3 acres available for residential
development and 5.4 acres available for commercial development in the Subarea. This
equates to a capacity for 1,015 housing units (29 Single -Family and 986 multifamily), and
408 jobs, given the assumptions used in the Land Capacity Analysis for Port Orchard's
2023 Comprehensive Plan.
EXHIBIT 2-18Vacant and Redevelopable Parcels in Sedgwick-Bethel Subarea
Port,,Orchard.S,Aeer amy/
ct
Sedgwick1 Parcel Classifications
Legend •SEsaLMONBERRv RD -
Port Orchard City Limits i
Leora Parlc S�
t/
- Port Orchard UGA
Water Bcdles
Roads °
State Highway16
Collector/Arterial 16
i
Local Road Se Liucncrry R,, se-v�leRd4
i '
Parcel Status smsviws r
PARTIALLY UTILIZED M
- UNDERUTILIZED y j
Se KotJa Clr _� Q
� _VACANT se eperbcro �ray
e //J r i Oxen°8 .
l
O
Vi i
SvNn _ i ti„O
�qR
a
SOURCE: Kitsap County, City of Port Orchard, LCG
- — SESEDGWICK RD - -- — -
Source Ktfsop County, City of Part 0,id, LCG
Port Orchard Sedgwick Bethel Subarea Plan 32
Existing Conditions • DRAFT August 2024
2.5 Port Orchard Comprehensive Plan
In order to ensure consistency with the Comprehensive Plan's policies for centers
planning, the following centers goals and suggested policies should be implemented
for this Subarea.
Policy CN-1. Prioritize the City's residential, commercial and light industrial growth
and infrastructure investments within designated Centers, in
accordance with VISION 2050 and the Countywide Planning Policies.
Policy CN-2. Focus future growth in designated, higher intensity areas in an effort to
encourage the preservation of open space and maintain surrounding
neighborhood character.
Policy CN-3. Shorten commutes by concentrating housing and employment in
strategic locations, which provides residents opportunities to live and
work in the same neighborhood.
Policy CN-4. Provide commercial services that serve the population of the Center,
surrounding neighborhoods, the city, and the region (dependent on the
suitability of the scale of each Center).
Policy CN-5. Support pedestrian and transit uses by promoting compact, mixed -use
areas with appropriate infrastructure that provide a variety of activities.
Policy CN-6. Balance objectives for accommodating growth, encouraging
compatibility, promoting housing affordability, and offering a wide
range of housing types.
Policy CN-7. Provide access to parks and public pedestrian spaces by creating them
within each Center or by creating connections to existing public and
open spaces.
Policy CN-8. During subarea planning for Centers, develop an implementation plan
that addresses how the City will meet Center goals through appropriate
land use designations, annexation, development of capital facilities and
utilities, and related measures.
Policy CN-9. The City shall direct growth to Centers of all types through focused
regulations and directed capital projects.
Policy CN-10. The City should support employment growth, the increased use of non -
automobile transportation options, and the preservation of the
character of existing built-up areas by encouraging residential and
mixed -use development at increased densities in designated Centers.
Policy CN-1 1. The City shall ensure that higher density development in Centers is either
within walking or biking distance of jobs, schools, and parks and is well -
served by public transit.
Port Orchard Sedgwick Bethel Subarea Plan 33
Existing Conditions • DRAFT August 2024
Policy CN-12. The City shall create and designate zoning that allows a mix of uses to
accommodate concentrations of employment and housing.
Policy CN-13. The City shall encourage abroad range of housing types and
commercial uses within designated Centers, through zoning and
development regulations that serve a local, Citywide, or regional
market.
Policy CN-14. The City shall encourage the creation of public open space, private
open space, and parks within and serving designated centers
Port Orchard Sedgwick Bethel Subarea Plan 34
Goals and Vision - DRAFT August 2024
3. Goals and Vision
3.1 Opportunities, Assets. and Challenges
Sedgwick-Bethe is rich with economic opportunities and community assets, but faces
challenges from a disconnected, auto -oriented environment. Exhibit 3-1 summarizes the
assets and challenges this plan addresses.
EXHIBIT 3-1 Sedgwick-Bethel Opportunities, Assets, and Challenges
d
N
oM
opportunity for a trail
alongg Blo BlacWack Creak
Tremont
with connections
to/from subdivisions
' Opp or l uni l y on l hls sou l hwesl
corner to create a mixed -use
development with park/plaza
Potential site to develop local or
neighborhood park to increase
recreation capacity
Longtime vacant
commercial land; likely
indicates a surplus of
commercial zoning and
large opportunity for
r - new multifamily
4 �t � .
est r
OnI P �
Ic
I �-to`
I
� t:e s urea
_I
I SR 16
yi Transit Center
Ruby —
Ino sudaroa has
good regional access
I with state highways,
- which supports the
commercial uses
0 U 0.2 Miles
N I
Opportunities
Ei Major connections
! -► Street extension
Intill development
Park opportunities
<- Nature trail
SR 16
Transit Center
r
Bethel _I
Lund "
Kitsap Transit is planning bus
t
rjd
rapid Transit along Bethel Road
between Downtown and
1=
Sedgwick Road
vry
•o
0 0`
rlt
e
Vla
pip`
t
0,0
dra
East
i
Port Orchard
---- Solm;oriberry
V.`
i
r
r
Ridge ----
t�
�.
Village
g --
r a
+'J
Sedgwick Road act
as physical barrier
forpedesirians
r
East
Neighborhood
e iINta 160 Scutt wortP, ;IIIIIIIII
1
� Commercial
_ r -Center _ -_
I•-•---, J No indirect routes for
sludents to safely walk
and bike from the
Subarea to the
_I
Eiemenlory School
Potential to extend
Kitsap Transit planned S, Grocery and home
BRT route to Ruby Creek M-1 goods store
to support more =_ 4 provides daily hidden creek
compact develo meni needs and
p p supports jobs Elementary
in both subareas
r
is I
ti t
Challenges
nur Fast moving traffic/
barrier
Pedestrian -challenged
intersection
V/ Land use
development barrier
SOURCE: City of Port Orchard, MAKERS
Z.
Bethel
Existing Conditions
* Assets
Bethel/Sedgwick
Corridor Study
Pending
development
Natural areas
• Bus stops
Parks
40 Commercial
Streams
Centers
_; Sedgwick Bethel
• Neighborhoods
r__iPart Orchard
• schools
Port Orchard UGA
General O p portu n if f e s/ O bse rva f i o ns:
• Kitsap Transit planned BRT route on Bethel Road
could facilitate more compact development
• The Bethel/Sedgwick corridor planned
pedestrian/bicycle infrastructure will create
safer routes for all travelers
• Need/opportunity for parks and/or gathering
spaces to serve the subarea
• Property ownership and public street grid is
highly fragmented
• Extend street grid as development occurs to
enhance connectivity
Port Orchard Sedgwick Bethel Subarea Plan
35
Goals and Vision - DRAFT August 2024
3.2 Proposed Alternatives
Sedgwick-Bethel Land Use alternatives present potential development scenarios
tailored to the unique characteristics of the Subarea, informed by a thorough analysis
of existing assets, challenges, and opportunities. These alternatives serve as a
framework for evaluating different development pathway.
The chart below describes the key features recommended in each of the land use
alternatives.
Alternative 1
No Action
Utilize current zoning and
moves forward with
existing policies and
planned public
improvements. A notable
exception will be zoning
changes necessary to
comply with the State's
middle housing legislation.
Alternative 2 Alternative 3 1
Light Touch Mixed Use/Transit-Oriented
Development
Create flexible regulations
and implement strategic
zoning changes to
accommodate growth
and promote efficient mix
of uses. Improve
pedestrian mobility and
access to parks and open
space.
Leverage planned
transportation
improvements and
expand growth through
mixed use opportunities to
support walkable
neighborhoods and
economic vitality.
Advance regional trail and
safe routes to school to
support multimodal
network.
The table below present the distinctions between each alternative, focusing on
whether the assumed future development will prioritize greater vertical mixed -use
development or retain the current configuration while strategically redesignating zones
to encourage more commercial and residential capacity within Sedgwick-Bethel.
TABLE 3-1 Bethel Subareas Proposed Alternatives Overview
Height limits No change, current Adopt the "proposed base Adopt the "proposed
limits of 35-40' height limit" from HAP bonus height limit" from
Strategy 2.3.2. These HAP Strategy 2.3.2 as
changes would only apply the base height limit.
within subarea boundaries These changes would
and not citywide. only apply within
Port Orchard Sedgwick Bethel Subarea Plan 36
Goals and Vision - DRAFT August 2024
R4 - 45 feet (no change) and not citywide.
CC - 45 feet (+10 feet)
CMU - 55 feet (+15 feet) R4 - 55 feet (+10 feet)
CMU - 75 feet (+35 feet)
Commercial/ Limited or no Retain CH zoning only for Rezone all CH and CC
mixed -use changes. There is a gas stations and the big sites to CMU. This
zoning mix of CC, CMU, box stores (Fred Meyer, creates some non -
and CH zoning in Safeway, Walmart, and conforming uses.
the areas today. future Home Depot sites).
Other CH sites get rezoned
to CC or CMU. Consider
rezoning CC to CMU in
strategic locations. This
creates some non-
conforming uses.
Residential No change. Rezone R1 and R2 zones to Rezone all residential
zoning R3 or R4, except for lots to R4. Rezone some
residential lots which were commercial properties
recently developed. to R4 when such
properties are some
distance from an arterial
street (e.g. southwest
corner of Bethel-
Sedgwick subarea).
Affordable No change. Explore MFTE opportunities Same as Alternative 2.
housing for the subareas.
Parking
Public
space/plaza
Public
parks/green
space
No change.
No change
No change.
Lundberg Park and
Bethel South
properties remain in
limbo with no
development plans
Reduce multifamily and
commercial minimum
parking requirements
within the subarea
boundaries. For example,
up to 1 space for
studio/one-bedroom
apartment and do not
require extra parking when
on -street parking is not
present.
POMC 20.127.350(3) is
amended to apply larger
commercial open spaces
within the subarea
boundaries, e.g. 3% of site
area.
Bethel -Lund:
1. Lundberg Park is
developed with a
connection to a trail in
the Blackjack Creek
ravine.
Remove all minimum
parking requirements
within the subareas
boundaries, per HAP
Strategy 4.2.4. Apply a
maximum parking
requirement for
commercial use.
POMC 20.127.350(3) is
amended to apply
larger commercial open
spaces within the
subarea boundaries,
e.a. 4% of site area.
Bethel -Lund:
Same as Alternative 2
with addition of:
1. Large iconic park
south of Vallair
Port Orchard Sedgwick Bethel Subarea Plan 37
Goals and Vision • DRAFT August 2024
Off-street trails
Street design
and are at risk of
disposition.
No change
Bethel-Sedgwick
improvements and
other TIP projects
occur as currently
planned.
A central plaza at the
Bethel Junction area.
Neighborhood park
within future residential
development in
Sedgwick Road
Sedgwick-Bethel:
1. Develop PROS
identified potential
park north of the
Sedgwick-Geiger
intersection.
2. Bethel South property is
leveraged to acquire
adjacent properties
and create a
neighborhood park on
the southwest corner
of Bethel-Sedgwick
intersection.
3. An additional future
neighborhood park
location is identified
east of the Bethel -
Blueberry intersection.
A limited Blackjack Creek
ravine trail is planned
adjacent to each
subarea. For Bethel-
Sedgwick (South) an
additional trail is planned
in the Geiger Road
corridor north and south of
Sedgwick and in the
northeast area between
Sedgwick and
Salmonberry.
Bethel-Sedgwick
improvements and other
TIP projects occur as
currently planned. In
addition:
• Midblock crossings are
added on Lund and
Sedgwick east and west
of Bethel
• Sidewalks and bike
lanes are added on
2. Restore and
developed a
wetland park north
of Walgreens
Sedgwick-Bethel:
Same as Alternative 2;
focus investments on
Geiger Park
Same as Alternative 2,
but a longer Blackjack
Creek ravine trail is
planned to connect
between the two
subareas. A new east -
west pedestrian/bike
connection across the
ravine is planned in the
vicinity of Salmonberry
Road.
Same as Alternative 2. In
addition, new all -ages -
and -abilities walking
and biking routes (such
as a wider sidewalk or
off-street trail and
protected bike lanes)
are added to connect
the subareas to East Port
Orchard Elementary
School and Hidden
Port Orchard Sedgwick Bethel Subarea Plan 38
Goals and Vision • DRAFT August 2024
New street
connections
Transit service
Capital facilities
None except for
minor street
extensions as part of
new developments.
Kitsap Transit
provides enhanced
bus service on
Bethel Road at an
undetermined future
date.
No change
Utilities TBD. Bethel-
Sedgwick
improvements
Natural systems
appear to include
some stormwater
system uparades.
TBD. Continue
preserving the
Blackjack Creek
ravine. Some
Lund and Sedgwick Creek Elementary
east of Bethel. School.
• Existing commercial
driveways are right -sized
for pedestrian safety
and comfort
New planned streets as
shown in the block
frontage maps (POMC
20.127.130) are
implemented by future
development.
Kitsap Transit provides bus
rapid transit to Downtown,
with a terminus at Bethel-
Sedgwick.
In a citywide facilities plan:
• Assess whether Bethel -
Lund (North), which is
more centrally located
to the city, is a viable
location for a civic use
such as a library branch
or community center.
• Assess whether Bethel-
Sedgwick (South), which
has more vacant land
available, is a viable
location for public works
and/or public safety
facilities needed to
support the eastern part
of the city and the
adjacent urban growth
area (future annexation
area).
TBD
TBD
Same as Alternative 2. In
addition, new through -
block connection
requirements are added
to add more frequent
vehicle and pedestrian
routes.
Kitsap Transit provides
bus rapid transit to
Downtown, with service
extending west on
Sedgwick (possibly to
the Ruby Creek area at
Sedgwick-Sydney).
Same as Alternative 2.
TBD
TBD
Port Orchard Sedgwick Bethel Subarea Plan 39
Goals and Vision • DRAFT August 2024
existing vegetated
properties could be
opportunities for
open space
preservation and/or
City acquisition for
park space.
Port Orchard Sedgwick Bethel Subarea Plan 40
Goals and Vision • DRAFT August 2024
Alternative 1 - No Action
No action would assume no change to zoning or other land use regulations. This
alternative assumes that development will still occur, but at a density similar to the
existing conditions.
Adopt proposed
zoning changes to
promote middle
housing (This citywide
effort is separate
from the subarea
planning process)
Minor street
extensions as part of
new developments
Support Kitsap
Transit bus service
enhancements
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ast of Sidney Rd FlFrles tarbucks PLAZA
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a a
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SE IVES MILL RD
Hidden Creek
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0 400 800 Feet
N
Maxa r, Microsoh
Zoning. No change
in zoning and code
regulations
Bethel/Sedgwick
improvements and
other street projects
occur as currently
planned
Transportation Ideas
Zoning/Height Limits
Existing Conditions
Mobility
4-0-Support BRT
Greenbelt (GB)/35 feet
— Blackjack Creek
improvements
Potential new
Residential 1 (R1)/35 feet
r,� Sedgwick Bethel
4- -A, Potential street
bus routes
Residential 2 (R2)/35 feet
G Port Orchard
connection
SR 16 Transit
Residential 3 (R3)/35 feet
n Port Orchard UGA
J• Planned
O Center
Residential 4 (R4)/45 feet
vW4 Roundabout
t Commercial Corridor (CC)/
35feet
M Commerical Heavy (CH)/
35 feet
OW Commercial Mixed Use (CMU)/
40 feet
Port Orchard Sedgwick Bethel Subarea Plan 41
Goals and Vision • DRAFT August 2024
Alternative 2 - Light Touch
This alternative focus on increasing residential and commercial capacity with zoning
changes to accommodate multifamily residential options and commercial and mixed -
use development along arterials. The maximum building height and densities would see
increases.
Create a limited trail
along the Blackjack
Creek ravine
Encourage park/
open space with any
new development
Zoning. Create more
flexible development
regulations within
the subarea to allow
more housing and an
efficient mix of
land uses
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,7
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r 1 u W
a a ChiMIS un
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— - — SE BLUEBERRY RD 1
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Fred Meyer u ?
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16
SE NES i1AILL RD
Hidden Creek
A0 400 800 Feet Elementary Scho
I
N I
Maxar, Mi[ro5oft
Hub Features
Transportation Ideas
Zoning/Height Limits
trocason rlexfblel
Mobility
H Support BRT
Greenbelt (GB)/35 feet (no change) (]Zoning charge
Mixed use
improvements
_ Potential no,
Residential 2 (R2)/35 feet (no change)
Residential 3 (R3J/45 feet (+10 feet)
hub; investment
Potential street
bus routes
Residential 4 (R4)/45 feet (no change)
focus area
connection
SR 16 Transit
6- . Commercial Corridor (CC)/
Park/plaza
. Planned
&pIs
w.H
O Center
45 feet (+10 feet)
Roundabout
Commerical Heavy (CH)/
- Ravine trail
35 feet (no change)
rZI Commercial Mixed Use (CMU)/
55 feet (+I5 feel)
IIIIIIIIIIIIN Public Facilities (PF)/85 feet (no change)
BETHEL BLUEBERRY
(NAME TBD)
Create open/plaza
space to support
commercial centers
and public life
SEDGWICK CENTER
(NAME TBD)
Encourage a central
gateway plaza
through public
private development
Include additional
multimodal
improvements, and
consider midblock
crossing and
complete streets
features including
green stormwater
infrastructure
Existing Conditions
— Blackjack Creek
l Sedgwick Bethel
O Port Orchard
Port Orchard UGA
Port Orchard Sedgwick Bethel Subarea Plan 42
Goals and Vision - DRAFT August 2024
Alternative 3 - Mixed Use/Transit Oriented Development
This alternative assumes an increase in mixed -use residential and commercial retail
development. Potential zoning changes focus on increasing residential capacity in
both existing commercial and residential zones. The maximum building height and
densities increase within the Subarea to encourage more vertical mix use buildings.
Create a trail
network to connect
parks and open
spaces between
Sedgwick-Bethel and
Bethel -Lund
GEIGER SEDGWICK
(NAME TBD)
Create an iconic
park and public
gathering space
within mixed use
developments and
make use of active
transit corridor
Support BRT
expansion to SR 16
Transit Center to
connect Sedgwick-
Bethel and
Ruby Creek
'A Connect to
n
'Bethel -Lund Trail
Y
,
SE SALMON BERRY Rb� ,
o (.�y.,i�R2 R4
G� I
H
-
SE FAY CT
7
w
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L
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SE.PIPERBERRY:WhN
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art Orchard
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PLAZA
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Q Q
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SE WES MILL RD
0 400 800 Feet
Hidden Creek
Elementary Sch
N
Mwar, Microsoft
Zoning. Create more
flexible development
regulations within
the subarea to allow
more housing and an
efficient mix of
land uses
Support a
more walkable
neighborhood
through mixed use
development
Improve active
transportation routes
to school, and
better buffering for
people walking,
biking, and rolling
Hub Features
Transportation Ideas
Zoning/Height Limits
Existing Conditions
pocanon flexible)
Mobility
Safe routes
Greenbelt (GB)/35 feet (no change) =Zoning change
— Blackjack Creek
Mixed use
improvements
to school
Residential 2 (R2)/35 feet (no change)
C.r Sedgwick Bethel
hub; investment
Potential street
♦0, Support BRT
Reslderfial 3 (R3)/45 feet (+10 feet)
0 Port Orchard
focus area
connection
r - t Potential ne\,
Resldentlal 4 (R4)/55 feet (+10 feet)
Port Orchard UGA
\ai
I%� Park/plaza
►`* Planned
bus routes
AZI Commercial Mixed Use (CMUj/
♦► Roundabout
75 feet (+35 fact)
- Ravine trail
Public Facilities (PF)/85 feet (no change)
Port Orchard Sedgwick Bethel Subarea Plan 43
Goals and Vision • DRAFT August 2024
3.3 Planning Framework
Plan Values
The following core values were developed from the plan's purpose and context,
shaped by extensive community engagement, including workshops and feedback
gathered through online surveys:
Safe, efficient, and comfortable multimodal mobility. Prioritize the development
of a transportation system that ensures safety, efficiency, and comfort for all users —
whether they are walking, biking, driving, or using public transit. This value highlights
the importance of creating a well-connected and accessible neighborhood where
residents and visitors can easily navigate using various modes of transportation,
fostering greater mobility and reducing reliance on single -occupancy vehicles.
■ Thriving centers with diverse uses. Promote the development of vibrant
community centers that offer a harmonious blend of residential, commercial, and
recreational spaces. These centers will act as dynamic hubs where people can
work, live, and play, enhancing the neighborhood's economic resilience and
creating a lively, multifaceted environment that meets the diverse needs of the
community.
■ Access to recreational facilities, parks, and open space. Guarantee that all
residents have convenient access to high -quality recreational facilities, parks, and
open spaces. These areas are essential for fostering physical health, mental well-
being, and social connections, significantly enhancing the overall quality of life
within the community and creating inviting spaces for leisure and interaction.
Resilient and sustainable community. Cultivate a community that is resilient to
environmental, economic, and social challenges. This value stresses the importance
of integrating sustainable practices into urban development including the
implementation of green infrastructure and the preservation of critical areas.
Port Orchard Sedgwick Bethel Subarea Plan 44
Goals and Vision • DRAFT August 2024
Plan Concept
Informed by the results of community engagement, analysis of existing assets,
challenges, and opportunities, and evaluation of alternative scenarios, this plan
recommends a set of actions to transform Sedgwick-Bethel into a thriving urban center.
The vision is to create a vibrant, sustainable and well-connected neighborhood.
Plan recommendations include:
Invest in transit infrastructure while simultaneously enhancing public spaces, such as
streetscapes, parks, and plazas. This dual approach will create a neighborhood that
is not only well-connected but also abundant in amenities, fostering a sense of
community and improving the overall urban experience for residents, workers, and
visitors alike.
Enhance walking, biking, and rolling connections to make it easier and more
comfortable for people to navigate the neighborhood and access neighborhood
amenities such as grocery stores schools, transit stops and future BRT stations without
needing a car.
Update zoning, design standards, and regulations strategically to encourage private
investment in new homes and workplaces. This approach aims to create a
balanced and vibrant community that meets the evolving needs of its residents and
supports economic growth.
The map below illustrates the key features recommended in the subarea plan that align
with and support the neighborhood vision for Bethel -Lund, highlighting areas for transit
investment, public space enhancements, and potential development zones.
Port Orchard Sedgwick Bethel Subarea Plan 45
Goals and Vision • DRAFT August 2024
EXHIBIT 3-2 Sedgwick- Bethel Subarea Framework Map
Create a trail
network to connect
parks and open o
spaces between
Sedgwick-Bethel and
Bethel -Lund
Bethel/Sedgwick
improvements and
other street projects
will occur as planned
Connect to
Bethei-Lund trail )
r_._._.�E. ALMONBERRY
1
TTiLw
Gee 1 f h i j�/y/}
--L
I' .'. - — SF BLUEBERRY RD
1
GEIGER SEDGWICK.
(NAME Tl
Create a large iconic
park and public
I6
atherin s
g g ace p
s
Transit center
within mixed -use
east of Sidney R
developments that
n�
make use of active
transit corridors
�/�[1
Support Kitsap
Transit's planned
bus service
enhancements and
propose extending
the planned BRT
route to the SR 16
Transit Center to link
Sedgwick-Bethel and
Ruby Creek
o ,
fr iwwwc
0 400 800 Feet
N
SEKODAr", sfl
SE IVES MILL RD
o
SALMONBERRY PARK.
(NAME TBD)
Create a central
park to buffer the
ravine and support
recreational
needs in the area
■
Zoning. Create more
China Sun
flexible development
Buifet—
regulations within
the subarea to allow
more housing and an
SE $YLVIS U
LN
efficient mix of
land uses
VAY ti
f
1
Improve connectivity
East
and explore other
SE -Ic Port Orchard
active transportation
PL°ZP
improvements, such
o�w,ICK, o _ ,bo .-4-
as midblock crossing
and sidewalk buffer
enhancements,
Fre Me w
along key routes to
a
schools and
0
other destinations
m
Encourage the
development of
a gateway plaza
through public-
_ _
private partnerships
Hidden C
Elementary
Ma , Mi—
Hub Features
Transportation Ideas
Zoning
Existing Conditions
(rocaiian
frexible)
»Mobility
F1 Support BRT
Residential 1 {1?1)
II• Commercial Corridor (CC)
Blackjack Creek
use
Improvements
t _ 0- potential new
Residential 2 (R2)
= Commerical Heavy (CHI
tint■ Greenbelt
•Mixed
hub; investment
Ems* Potential street
bus routes
Residential 3 (R3)
7//, Commercial Mixed Use (CMU)
Parks and Recreation
focus area
Park/plaza
connection
��� Planned
T SR Transit
O
Public Facilities PF
( )
WX Business Prof. Mixed Use BPMU
{ }
i 2 Sedgwick-Bethel
0 Port Orchard
"40 roundabout
Center
Center
U Port Orchard uGA
- i
Ravine trail
SOURCE: City of Port Orchard, MAKERS
Port Orchard Sedgwick Bethel Subarea Plan 46
Goals and Vision - DRAFT August 2024
Plan Features
Land Use and Zoning Change
■ Integrate strategic adjustments to the Port Orchard Municipal Code to reduce
barriers to desired redevelopment and emphasize pedestrian -oriented
development. These adjustments could include expanding commercial open space
requirements and introducing through -block connection requirement.
Reduce multifamily and commercial minimum parking requirements within the
subarea boundaries to encourage more efficient land use and reduce the reliance
on cars
Rezone areas south of Salmonberry Road and undeveloped lots east of Geiger
Road to increase housing capacity, supporting the development of new residential
communities.
Preserve current subdivison configuration to maintain neighborhood character while
accommodating growth.
• Rezone to expand commercial capacity and flexibility along Sedgwick Road, west
of Sedgwick Plaza, to promote a more pedestrian friendly mix of uses
Adopt height overlay districts, as shown on EXHIBIT 3-2, allowing for modest increases
in height limits. This will support compact growth, encourage vertical mixed -use
buildings, and facilitate the creation of additional dwelling units.
Priorities and Investments
Support the Bethel/Sedgwick Corridor Plan to strengthen connections along Bethel
Road and Sedgwick Bethel by improving pedestrian and bicycle infrastructure and
promoting green stormwater management. These enhancements will also elevate
the corridor's visual appeal.
Explore opportunities to enhance internal connectivity for pedestrians, cyclists, and
those using mobility devices to access key destinations, such as Hidden Creek
Elementary School and Fred Meyer. Potential improvements could include midblock
crossings, protected or buffered bike lanes, street trees, traffic diverters, and other
features that enhance mobility and comfort. Specific enhancements will be
determined through further study.
Pursue public/private partnerships to provide neighborhood amenities that will
stimulate desired development. Support the PROS plan to develop Geiger Sedgwick
Park as a central, publicly accessible gathering and recreational space for the
community
Study options to create a regional off-street trail along Blackjack Creek, offering
alternative transportation options and promoting the health and well-being of
residents.
Study options to extend planned BRT route on Bethel Road to SR 16 Transit Center on
Sidney Road to facilitate desired transit -oriented development within Sedgwick-
Bethel and Ruby Creek.
Port Orchard Sedgwick Bethel Subarea Plan 47
Goals and Vision - DRAFT August 2024
EXHIBIT 3-3 Sedgwick-Bethel Height Overlay Districts
Q x
—�SEr5`LMONBERRY Rp z
r-�--
i
Gte + SE iAY Cr
i Q z China Sun
Buffet'—�—•
-�--r-- .� SE BWLBLRRY RD '
�. _�i SE SYLVIS U! U j
Y
IRSEREY
0
U
East
Westcoasi SEDGWI -K Port Orchard
Fdness Slarbucks PLAZA
�* SESEDGWICKRD r.r.—r 160
° Fred eye-------------
Y-ri.rr-IW W
U
Q Q
Q w
v >
a EJ
T u
Qrrr—r `r'
m
A
16
SE IVE5 MILL RD
Hidden Creek
AO 400 800 Feet Elemeniary School
INI I
Maxar Miuosoft
SE MELINL RD
Sedgwick-Bethel Height Overlay District (SBHOD)
.i& SBHOD 5: 55 feet - five stories
SBHOD 4: 45 feet - four stories
SBHOD 3: 35 feet - three stories
SOURCE: City of Port Orchard, MAKERS
Existing Conditions
— Blackjack Creek
J'-7 Sedgwick Bethel
0 Port Orchard
Port Orchard UGA
Port Orchard Sedgwick Bethel Subarea Plan 48
Goals and Vision • DRAFT August 2024
3.4 Subarea Goals & Policies
Land Use, Development, and Livability
Transportation
Parks, Open Space, and Critical Areas
Port Orchard Sedgwick Bethel Subarea Plan 49