10 - Subareas Alternatives Outline_24-0631Port Orchard Bethel Subareas (Bethel -Lund and Sedgwick-Bethel)
Urban Design Alternatives
DRAFT Outline June 13, 2024
Note: This is an outline for both of the subareas (Bethel -Lund and Sedgwick Bethel). The alternatives apply to both subareas except where differences by subarea are noted. The
alternatives will be translated into maps and other documentation after discussion with project team.
URBAN DESIGN ALTERNATIVE 1
CONCEPTS/ISSUES (STATUS QUO)
Height limits No change, current limits
of 35-40'
6b
Commercial/mixed- Limited or no changes.
use zoning There is a mix of CC, CMU,
and CH zoning in the areas
today. Consider rezoning
CC to CMU in strategic
locations.
Residential zoning ' No change
housing I No change.
Parking I No change.
Public space/plaza I No change.
ALTERNATIVE 2
(COMPACT GROWTH)
Adopt the "proposed base height limit" from HAP
Strategy 2.3.2. These changes would only apply
within subarea boundaries and not citywide.
R3 — 45 feet (+10 feet)
R4 — 45 feet (no change)
CC — 45 feet (+10 feet)
CMU — 55 feet (+15 feet)
Retain CH zoning only for gas stations and the big
box stores (Fred Meyer, Safeway, Walmart, and 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.
Rezone R1 and R2 zones to R3 or R4, except for
residential lots which were recently developed.
Adopt MFTE for the subareas.
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.
Public parks/green I No change. Lundberg Park I Bethel -Lund (North):
space and Bethel South 1. Lundberg Park is developed with a connection to
properties remain in limbo a trail in the Blackjack Creek ravine.
with no development plans 2. Future neighborhood park location identified on
and are at risk of the corner of Bethel -Lund or on the vacant
disposition. I property north of Walgreens.
ALTERNATIVE 3 PERFERRED ALTERNATIVE
(TRANSIT -ORIENTED DEVELOPMENT) (TARGETED HEIGHT INCREASES AND OTHER
MINOR CHANGES) _
Adopt the "proposed bonus height limit" from HAP Sedgwick Bethel: Create Overlay District that is
Strategy 2.3.2 as the base height limit. These sensitive to low rise residential areas while providing
changes would only apply within subarea boundaries 4- and 5-story heights in select areas.
and not citywide.
Bethel Lund: Create Overlay District that is sensitive
R4 — 55 feet (+10 feet) to low rise residential areas with no change in the
CC — 65 feet (+30 feet) northwestern residential portion of the district while
CMU — 75 feet (+35 feet providing 4- and 5-story heights in select areas.
Rezone all CH and CC sites to CMU. This creates Sedgwick Bethel: Alternative 1, limited changes.
some non -conforming uses.
Rezone all residential lots to R4. Rezone some
commercial properties to R4 when such properties
are some distance from an arterial street (e.g.
southwest corner of Bethel-Sedgwick subarea).
Same as Alternative 2.
Remove all minimum parking requirements within the
subareas boundaries, per HAP Strategy 4.2.4. Apply a
maximum parking requirement for commercial use.
City works direGtly with private property owners doing
major redevelopment to o eate a Gen+ral p blin
oeh,laza in aoh subarea
POMC 20.127.350(3) is amended to apply larger
commercial open spaces within the subarea
boundaries, e.g. 4% of site area.
Same as Alternative 2. In Bethel-Sedgwick (South) an
additional future neighborhood park location is
identified east of the Bethel -Blueberry intersection.
Bethel Lund: Alternative 1, limited changes.
Sedgwick Bethel: Hybrid of Alternative 1 and 2,
limited changes proposed.
Bethel Lund: Hybrid of Alternative 1 and 2, limited
changes proposed.
Include goal for providing MFTE in area if the City
Council brings the program back.
No Change: this will be handled through the middle
housing bill.
Sedgwick Bethel: Amend POMC 20.127.350(3) to
require at least 3% open space for new non-
residential development.
Bethel Lund: Amend POMC 20.127.350(3) to require
at least 3% open space for new non-residential
Sedgwick Bethel: Explore opportunities to create
parkland in the southwest quadrant of the block
bound by Sedgwick, Ramsey, Blueberry and Geiger.
Explore opportunities for a plaza feature at the
southwest corner of Bethel and Sedwick. Provide
URBAN DESIGN ALTERNATIVE 1
CONCEPTS/ISSUES (STATUS QUO)
Off-street trails
Street design
New street
connections
Transit service
Capital facilities
No change.
Bethel-Sedgwick
improvements and other
TIP projects occur as
currently planned.
None except for minor
street extensions as part
of new developments.
Kitsap Transit provides
enhanced bus service on
Bethel Road at a
undetermined future date.
No change.
ALTERNATIVE 2
(COMPACT GROWTH)
Bethel-Sedgwick (South):
1. Bethel South property is leveraged to acquire
adjacent properties and create a neighborhood
park on the southwest corner of Bethel-Sedgwick
intersection.
2. Future neighborhood park location identified
north of the Sedgwick-Geiger 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 Lund and
Sedgwick east of Bethel.
• 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).
Utilities TBD. Bethel-Sedgwick TBD
improvements appear to
ALTERNATIVE 3 PERFERRED ALTERNATIVE
(TRANSIT -ORIENTED DEVELOPMENT) (TARGETED HEIGHT INCREASES AND OTHER
MINOR CHANGES)
connectivity throughout the subarea through creation
of a trail network utilizing the Blackjack Creek ravine.
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 Creek
Elementary School.
Bethel Lund: Explore opportunities to develop
Lundberg Park and create a parkland feature at the
northwest corner of Bethel and Salmonberry. Provide
connectivity between the areas through a trail
network utilizing the Blackjack Creek ravine.
Sedgwick Bethel: Pursue Alternative 3
Bethel Lund: Pursue Alternative 3
Sedgwick Bethel: Pursue Alternative 1. Identify
components of Alternative 2 to be included in current
TIP project scopes.
Bethel Lund: Pursue Alternative 1. Identify
components of Alternative 2 to be included in current
TIP project scopes.
Same as Alternative 2. In addition, new through -block Sedgwick Bethel: Pursue Alternative 3. Develop
connection requirements are added to add more increased connectivity standards for commercial
frequent vehicle and pedestrian routes. districts to be implemented through POMC 20.127.
Kitsap Transit provides bus rapid transit to
Downtown, with service extending west on Sedgwick
(possibly to the Ruby Creek area at Sedgwick-Sidney)
Same as Alternative 2.
TBD
Bethel Lund: Pursue Alternative 3. Develop increased
connectivity standards for commercial districts to be
implemented through POMC 20.127
Sedgwick Bethel: Pursue Alternative 2
Bethel Lund: Pursue Alternative 2
Sedgwick Bethel: Pursue Alternative 2
Bethel Lund: Pursue Alternative 1
Sedgwick Bethel: Pursue Alternative 1
Bethel Lund: Pursue Alternative 1
URBAN DESIGN
CONCEPTS/ISSUES
Natural systems
ALTERNATIVE 1
(STATUS QUO)
include some stormwater
system upgrades.
TBD. Continue preserving
the Blackjack Creek ravine.
Some existing vegetated
properties could be
opportunities for open
space preservation and/or
City acquisition for park
space.
TBD
ALTERNATIVE 2
(COMPACT GROWTH)
ALTERNATIVE 3 PERFERRED ALTERNATIVE
(TRANSIT -ORIENTED DEVELOPMENT) (TARGETED HEIGHT INCREASES AND OTHER
MINOR CHANGES)
Sedgwick Bethel: Pursue Alternative 1
Bethel Lund: Pursue Alternative 1