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Appendix D - Downtown-Subarea-Plan-and-RegsV
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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.
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 43.21 C.420. The planned
action EIS shall meet the requirements of RCW 43.21 C.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
Countywide Center criteria.
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021
ACKNOWLEDGMENTS
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
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
Final: May 18, 2021
CONSULTANT TEAM
Urban Design, Architect Real Estate and Economic Analysis
GGLO Heartland
1301 First Avenue, Suite 300 1301 First Avenue, Suite 200
Seattle, WA 98101 Seattle, WA 98101
Contact: Contact:
Jeff Foster Mark Goodman
jfoster@GGLO.com mgoodman@htland.com
Mitch Ptacek
mptacek@gglo.com
Civil Engineer - Sanitary Sewer and Water Infrastructure
Engineers and Environmental Services BHC Consultants, LLC
1601 Fifth Avenue, Suite 500
EA Engineering, Science and Technology, Seattle, WA 98101
Inc., PBC Contact:
2200 6th Ave #707, John Gillespie
Seattle, WA 98121 john.gillespie@bhcconsultants.com
Contact:
Rich Schipanski
rschipanski@eaest.com
Transportation Engineer
Transportation Solutions, Inc.
Civil Engineer - Storm Water 8250 165th Ave NE, Suite 100
Redmond, WA 98052
Reid Middleton, Inc. Contact:
728 134th Street SW, Suite 200 Andrew Bratlien
Everett, WA 98204 andrewb@tsinw.com
Contact:
Julian Dodge
jdodge@reidmiddleton.com
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 5
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
Final: May 18, 2021
6
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 04 - APPENDIX
A - PUBLIC OUTREACH PLAN AND OUTREACH SUMMARY
B - HEARTLAND ECONOMIC PROFILE AND BUILD -ABLE LANDS ANALYSIS
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 7
INTENTIONALLY LEFT BLANK
Final: May 18, 2021
SECTION 01 1 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 ten "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 potential candidate for a Regional Center designation
under Puget 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 internet 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
residential living in walkable neighborhoods.
• The plan should meet the PSRC criteria for designation
as a countywide center.
• Prepare a Planned Action EIS to identify potential
SEPA regulatory compliance barriers and encourage
economic development.
• Plan for the City of Port Orchard to accommodate
growth as a proposed high capacity transit community
under Vision 2050.
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021
SECTION 01 1 INTRODUCTION
1.2 Study Area
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
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STUDYAREA MAP AND PREVIOUS COMPREHENSIVE PLAN CENTERS O
SCALE: 1 " = 1000'
Final: May 18, 2021
10
SECTION 01 1 INTRODUCTION
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 Regional
Centers Application.
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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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City of Port Orchard
2019 Urban Center
Alternatives
Urban Center Options
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Depa—nt of Common ty Development
216 Proapeci Street P.0 O—W M 98366
Ph.ne (366) 876 033 Fax (360) 8M4980
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STUDYAREA OPTIONS O
SCALE: N.T.S.
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 11
SECTION 01 1 INTRODUCTION
1.3 PSRC Regional Centers Framework
SUBAREA BOUNDARY r )PULATION 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 COUNTYWIDE 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 Subarea Study 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 Boun
1,806 dift1
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.
Final: May 18, 2021
12
SECTION 01 1 INTRODUCTION
INTENTIONALLY LEFT BLANK
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 13
INTENTIONALLY LEFT BLANK
Final: May 18, 2021
2
Existing Conditions
Final: May 18, 2021
INTENTIONALLY LEFT BLANK
Final: May 18, 2021
SECTION 02 1 EXISTING CONDITIONS
2.1 History
,A. HISTu.,. OF PORT ORCHARD
The City acknowledges that the Port Orchard and the broader
Kitsap Peninsula is home to two Native American tribes, the
Suquamish Tribe and the Port Gamble S'Klallam Tribe. The
City of Port Orchard and Sinclair Inlet are within the Tribe's
adjudicated Usual and Accustomed (U&A) fishing, hunting
and gathering area. The Tribe has a strong historical and
present connection in Sinclair Inlet that is significant and well
documented. Ethnographic and archaeological evidence
demonstrates that the Suquamish Tribe inhabited the area in
and around Port Orchard and Sinclair Inlet and has utilized its
natural resources (including fish and shellfish) for thousands
of years. Sinclair Inlet has been and continues to be an
important cultural, historical, economical, and a place of
well-being of the Suquamish Tribe. Significant tribal salmon
fisheries exist in the inlet.
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.
1950's Street in Port Orchard, WA
1940's Kitsap County Court House
1970'a Port Orchard Marina
1908 Ferry Docks
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 15
SECTION 02 1 EXISTING CONDITIONS
2.1 History
SINCLAIR, INLET
Upland Bluff
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Filled Tidelands
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Historic Geographic Influenced Development Pattern O
Final: May 18, 2021
16
SECTION 02 1 EXISTING CONDITIONS
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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Historic Waterfront Figure -Ground - 1982
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 17
SECTION 02 1 EXISTING CONDITIONS
2.1 History
1994
1908 - Port Orchard - Ferry Docks
1950's - Port Orchard - Bay Street
Final: May 18, 2021
18
SECTION 02 1 EXISTING CONDITIONS
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2020 - Port Orchard - Ferry Docks
2020 - Port Orchard - Bay Street
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 19
SECTION 02 1 EXISTING CONDITIONS
2.2 Existing Built form and Context
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
Final: May 18, 2021
20
SECTION 02 1 EXISTING CONDITIONS
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Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 21
SECTION 02 1 EXISTING CONDITIONS
2.3 Recent Achievement and Current Planning
BAY STREET PEDES I KIAN 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. A future extension
is also being planned from downtown to east of Port Orchard
blvd.
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.
w ._.
SOUTH KITSAP COMMUNITY EVENTS CENTER
SINCLAIR INLET
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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
p roj e ct.
Under Rice Fergus Miller's guidance, a site has been selected
at the corner of Bay Street between Port Street and Orchard
Ave. 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.
Final: May 18, 2021
22
SECTION 02 1 EXISTING CONDITIONS
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.
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 23
SECTION 02 1 EXISTING CONDITIONS
2.4 Previous Planning Efforts
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
MY ]W1Yr
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2004 Port Orchard Economic Development Plan - Streetscape and Pedestrian Connections Concept Plan
Final: May 18, 2021
24
SECTION 02 1 EXISTING CONDITIONS
2.1. PREVIOUS PLANNING EFFORTS 0 Awaterfront park and restaurant on the newly filled
tidelands
COMPREHENSIVE PLAN - 1966
• A new yacht club marina, boat sale are on filled
In 1966, Port Orchard completed a comprehensive plan for tidelands at the north of Blackjack Creek
the city and downtown area. As a point of reference, the
redevelopment recommendations for the downtown and And an expanded, east -west commercial wall to the
north side of the existing Bay Street complex, a civic
waterfront area are summarized below.
center / auditorium was included in the development.
Key recommendations include: 0 A relocation of city hall to Sidney Street and the
• A scenic waterfront beach drive, from the De Kalb Blackjack Creek extension (present by-pass proposal)
Street right-of-way connecting to Bay Avenue East of . A new waterfront motel.
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.
Auditorium
Auto
Oriente
Cornin cia.l
Park
Motel
la
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Comprehensive Plan - 1966
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 25
SECTION 02 1 EXISTING CONDITIONS
2.4 Previous Planning Efforts
2.1. rhtVIOUS 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
Sidney Hotel Hill Climb
S
I�
Kasperian Plan - 1983
• 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"
Final: May 18, 2021
26
SECTION 02 1 EXISTING CONDITIONS
I
Blackjack Creek Pedestrian Bridge
Blackjack Creeku West Bay111 P "
f
4
.13
• � I I L � � r� f ° 'x / �
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Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 27
SECTION 02 1 EXISTING CONDITIONS
2.4 Previous Planning Efforts
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
Suggestion for Revitalization - 1999
• Develop mixed -use commercial pier along the
waterfront
F WA5E TWO
28
Final: May 18, 2021
SECTION 02 1 EXISTING CONDITIONS
Mouth of Blackjack Creek
w
Mouth of Blackjack Creek
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 29
SECTION 02 1 EXISTING CONDITIONS
2.4 Previous Planning Efforts
2.1. t KEVIOUS 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
O
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Marina
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Final: May 18, 2021
30
SECTION 02 1 EXISTING CONDITIONS
0PPORTUNIME5
0 City Center - Specialty Retail Core
Retain active on street uses
0 Underutilized - infill or redevelop; Encourage mix of uses,
emphasis on residential ner core
nnnnn Marquee - Explore alternatives for Downtown idenity
Encourage authenticity in architecture
Enhance 5treet5cape - improve experience of pedestrians
- visual enhancement of street corridor
View Corridors - preserve views to water
terminate views at Land mark features
Activity Generators - Link and encourage development of
added active uses
■ Parks * Greenways - Extend, enhance, maximize pedestrian
linkages and water access
Identity - 5torytellmg elements - add focus on art,
,r history, architecture
Key Intersection - Enhance mtersection to provide
focus and sense of place
G'- Downtown Gateway - Enhance landscaping to
highlight entrance
E ♦ pb�o
1 CO eCY� �e
IL ♦♦ v'e s�^
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 31
SECTION 02 1 EXISTING CONDITIONS
2.5 Existing Land Use and Zoning
CUKKtN I LHIV LJ USE (_HA mHC I tK15 I ICS
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 multi -modal 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 Height Overlay District
• Government/Civic Center District
• View Protection Overlay District
City of Part Orchard
Centers
4 {
Annopo hs
BWLbol Lund
County Csrnji s
I _ I F t NR1 Lawar MllU11
9 Hl4
I� FA�orml�k Y4onds
L TAQVIii
Old CJftn Inn Park
- Sadgvrck Belhel
Sedgwlck Sidney
I! SWAh Bethel
Tremont
lJpppr M+k Hill
Port Orchard Comp Plan Centers
32
Final: May 18, 2021
SECTION 02 1 EXISTING CONDITIONS
DOWNTOWN PORT ORCHARD 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.
IF
COUNTY CAMPUS 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.
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 33
SECTION 02 1 EXISTING CONDITIONS
2.5 Existing Land Use and Zoning
LEGEND
® BUSINESS PROFESSIONAL MIXED USE (BPMU) RESIDENTIAL 1 (R1)
COMMERCIAL CORRIDOR (CC) RESIDENTIAL 2 (R2)
® COMMERCIAL MIXED USE (CMU) RESIDENTIAL 3 (R3)
GREENBELT (GB) RESIDENTIAL 4 (R4)
PARKS AND RECREATION (PR) COMMERCIAL HEAVY (CH)
P PUBLIC FACILITY (PF) ® GATEWAY MIXED USE (GMU)
CIVIC AND INSTITUTIONAL (CI)
® DOWNTOWN MIXED USE (DMU)
0 NEIGHBORHOOD MIXED USE (NMU)
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Existing Zoning Map
b N
Final: May 18, 2021
34
SECTION 02 1 EXISTING CONDITIONS
LEGEND
DOWNTOWN HEIGHT OVERLAY DISTRICT
DHOD 3
DHOD 4
DHOD 5
VIEW PROTECTION OVERLAY DISTRICT
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Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 35
SECTION 02 1 EXISTING CONDITIONS
2.5 Existing Land Use and Zoning
LEGEND
STOREFRONT
VARIED
LANDSCAPED
MARINE
GATEWAY
TRAIL
0 HIGH VISIBILITY CORNER
Note: Dashed lines indicate
conceptual planned streets or trails
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Existing Block frontages Plan
o•
Final: May 18, 2021
36
SECTION 02 1 EXISTING CONDITIONS
2.6 Circulation, Access and Parking
VEHICULAK uxCULAI ivim mime f.CCESS
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 some breaks
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.
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 37
SECTION 02 1 EXISTING CONDITIONS
2.6 Circulation, Access and Parking
't Fuiittic-lial L lassilicallon
i� Pnr�--apa1 AlLgnaI
#,r qor Arw4W
S-E� MILE H!11
'ao�-5-
Vehicle Circulation and Access
*Reference TSI existing transportation conditions analysis for the Port Orchard Subarea Plan. (�N
Final: May 18, 2021
38
SECTION 02 1 EXISTING CONDITIONS
Nonrralorited Faeiii[ies
- $Ike lane
Mrnquito Flee[ grail
S
Sidewalk
-- sidewalk 10fie $Oek
--- planned MuMrmudal Pamway
Planned Sidewalks and Bike Lanes
Local Street,
Urban Center
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IN
*Reference TSI existing transportation conditions analysis for the Port Orchard Subarea Plan.
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 39
SECTION 02 1 EXISTING CONDITIONS
2.6 Circulation, Access and Parking
Transit
NMI Gf Intere5t
Park & Bide
—�- Armapalls Foot Ferry
--� Pod Orchard Faut Farry
Route a - Tremors
Route 5 - Sidney
;i Route 8 - Bethel
RauTo 9 - South Park
Route 81-Anhapolis Commuter
Rpu#e 86- I;whworlri Shume
Purdy Gflnnection
Urh arl Center
Cdy Street
Ferry [dock
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Transit Service Plan
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*Reference TSI existing transportation conditions analysis for the Port Orchard Subarea Plan. (�)N
Final: May 18, 2021
40
City of Port Orchard
Half -Mile Buffer from Ferry Terminals
and Ferry Bus Drops
Ferry_Routes
41 Ferry Terminals_Bus Drops
Ferry & Bus Polygons
OFerryTerminal_Buffers
FerryTerminals_HalfM ileBuffers_TouchedParcels NoU GA
Downtown Subarea Plan Boundary
Urban Growth Area
= Port Orchard UGA
High Speed Transit (Ferry Terminals) 112 Mile Buffer Map
(�N
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021
41
INTENTIONALLY LEFT BLANK
42
Final: May 18, 2021
SECTION 02 1 EXISTING CONDITIONS
2.7 Utilities and Capital Facilities
TRANSPORTATION
See existing conditions summary and EIS development
analysis provided byTSI Engineers to be incorporated into
the Downtown Subarea EIS.
STORM WATER
See existing conditions summary and EIS development
analysis provided by Reid Middleton Civil Engineers to be
incorporated into the Downtown Subarea EIS.
WATER SERVICE
See existing conditions summary and EIS development
analysis provided by BHC Civil Engineers to be incorporated
into the Downtown Subarea EIS.
SEWER SERVICE
See existing conditions summary and EIS development
analysis provided by BHC Civil Engineers to be incorporated
into the Downtown Subarea EIS.
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 43
SECTION 02 1 EXISTING CONDITIONS
2.8 Environment and Open Spaces
EXIS i iimu i ivima
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.
Final: May 18, 2021
44
SECTION 02 1 EXISTING CONDITIONS
O City Boundary
Flood Hazard Area
® 0.2%Annual Chance Flood Hazard
® FEMAZoneAE
® FEMAZoneA
- Floodway
Wetlands
Watercourses
Potential Wetlands
Geologic Hazard
Areas of Concern
_ High Hazard Areas
Bald Eagle Management Area
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Port Orchard Environmental Map
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 45
SECTION 02 1 EXISTING CONDITIONS
2.8 Environment and Open Spaces
!t� Public Park ea A#,•
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Natural Corridor �e��
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Parks and Natural Open Space Corridors
n. t. s.
Final: May 18, 2021
46
SECTION 02 1 EXISTING CONDITIONS
SHORELINE MASTER PROGRAM
The City of Port Orchard classification system consists
of five shoreline environments that are contained in the
recommended classification system identified in WAC 173-
26-211(5). The State's Shoreline Master Program Guidelines
describe the purpose of environment designations in WAC
173-26-191(1(d)). Shoreline management must address a
wide range of physical conditions and development settings
along shoreline areas. Effective shoreline management
requires that the Shoreline Master Program prescribe
different sets of environmental protection measures,
allowable use provisions, and development regulations for
each shoreline segment. Assigning shoreline designations,
each with different policies and regulatory measures,
provides a regulatory framework for environmental protection
and development depending on the development and
resources present in specific areas. 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.
Legend
NATURAL
- URSAN CON5ERVNdGY
- HIGH INTENSITY
SHORELINE RES.IDENRALL
mom Shwhne Segmeal Lines
Ill OIL uoa
City Boundary
wakwbedies
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 47
INTENTIONALLY LEFT BLANK
48
Final: May 18, 2021
SECTION 02 1 EXISTING CONDITIONS
2.9 Market Conditions Assessment
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.
2.9.1 Economic Profile
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
peryear
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
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 49
SECTION 02 1 EXISTING CONDITIONS
2.4.2 Development Pipeline
DEVILLUr-ivir-N I' Firr-L111JIL
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 build -able
land area calculations in Step 1.
Development Pipeline
Final: May 18, 2021
50
SECTION 02 1 EXISTING CONDITIONS
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
1
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.
The development of a mixed -use building located at 429 r 7
Bay Street consisting of 39 residential units, 500 square feet i
of commercial space with enclosed parking provided on the L:d:
ground. i
_.i.
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 51
SECTION 02 1 EXISTING CONDITIONS
2.4.3 Exiting Buildable Lands
The map below, highlight both the net vacant and
reclevelopable lands along with the planned development
pipeline. These maps indicate where future development
capacity is located within the Study Area.
C3 7
i
Study Area
VacanklRad-evetDpablit
MIXED USE ZONE
CIVICF0PEN SPACE ZONE ; N
00-MMERGIAL ZONE lot
RF_$1DCNTlA6LrZ0tdl!
Capacity by Land Use Category
Final: May 18, 2021
52
SECTION 02 1 EXISTING CONDITIONS
4
N f
t � • G �4
iL�
. C- � F "
!•i�rji i ' III
�.. `
_y
No 9
r�•r�7 � ` �l
J � ;� • f r
i yr AA k
c
c _
im
SUAy Area
Va[antRedeve"able
SiO�le-FaM -di UEM19lLy
V�C�ni
Capacity by Vacant and Redevelopable Land iJndE,l;llzbd
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 53
SECTION 02 1 EXISTING CONDITIONS
2.4.3 Build -able Lands
BVILUHDLC LHINU HrCCA
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.
Final: May 18, 2021
54
SECTION 02 1 EXISTING CONDITIONS
2.4.4 Market Yield Assessment
FUTURE CAPACITY SCLimHn,iv 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
development
Exhibit 49. FAR Allocation Assumed in Zones Permitting Commercial & Residential Building Forms for Each Scenario
Commercial Only Residential Mixed -Use
Structured Parking Surface Parking Below Grade Parking Surface Parking
1 -Baseline 0% 0% 25% 75%
2 - High Capacity, Res Heavy 0% 0% 75% 25%
3 - High Capacity, Comm Heavy 10% 10% 60% 20%
Exhibit 50. FAR Allocation Assumed in Zones Permitting Only Commercial Building Forms for Each Scenario
Commercial Only
•
Structured Parking Surface Parking
1 -Baseline
25% 75°/a
2 - High Capacity, Res Heavy
75% 25%
3 - High Capacity, Comm Heavy
70% 30%
Exhibit 51. Commercial Use & Res Uses permitted
Commercial Capacity Percent (%) Of Total
By Base Zone
SCENARIO 1 SCENARIO 2
SCENARIO 3
NMU
5% 5%
24%
CMU
25% 25%
40%
❑MU
25% 25%
40%
GMU
25% 25%
40%
BPMU
20% 20%
36%
CC
25% 25%
40%
CH
100% 100%
100%
Cl
100% 100%
100%
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I
Port Orchard, WA 1 04.20.2021
55
SECTION 02 1 EXISTING CONDITIONS
2.4.5 Baseline Assessment
SCENAKIU "1 - BASELINE CArH%.l FY
Net
CATEGORY/ZONE Devlopable Commercial Residential Residential
Area Capacity Capacity Capacity
The Baseline Capacity scenario more closely reflects near
(Acre) (5F) (5F) (Units)
term market conditions in Port Orchard. In this scenario
CIVIC AND OPEN SPACE 3.5 362,900 0 0
housing is the predominant highest and best use in mixed
RESIDENTIAL ZONES 7.9 0 UKN 120
use zones. In addition, a large majority of development is
COMMERCIALZONES 2.6 92,100 0 0
assumed to be surfaced park, thus reducing overall densities
MIXED USE 20.5 278,600 800,900 1,247
achieved.
TOTAL with Pipeline 34.5 733,600 800,900 1,367
• Mostly residential development
Pipeline 11.2 347000 NA 246
total withoutppelioe 23.3 386,600 800,900 1,121
• Standalone commercial development only in zones
prohibiting residential building form.
Scenario 2 Table
• Some commercial incorporated into mixed use
developments.
SCENARIO 3 - MIXED -USE FOCUS
• Majority surface parking meaning lower density
The High Capacity, Commercial Heavy capacity scenario
development.
reflects more favorable economic conditions in Port
Orchard and broader Kitsap market area, with an emphasis
Net
on commercial and office development. In this scenario
CATEGORY/ZONE Devlopable Commercial Residential Residential
a significant share of development in mixed use zones
Area Capacity Capacity Capacity
is assumed to be commercial. As in Scenario 2, a larger
(Acre) "'; (Units)
proportion of development is assumed to incorporate
CIVICANDOPEN5PACE 3351,400 p
structured parking, thus increasing overall densities achieved.
RESIDENTIAL ZONES 7.9 0 UKN 120
• More balanced mix of residential and commercial
COMMERCIALZONES 2.6 65,200 0 0
MIXED USE 20.5 206,200 566,200 954
• Some standalone commercial development in mixed
TOTAL with Pipeline 34.5 622,800 566,200 1,074
use zones plus commercial development in commercial
Pipeline 11.2 347006 NA 246
only zone. Increased commercial incorporated into
Total without Pipeline 23.3 275,806 566200 828
mixed use developments.
• Majority structured parking meaning higher density
development
Scenario 1 Table
SCENARIO 2 - RESIDENTIAL FOCUS
CATEGORYIZONE
Net
Developable Commercial
Residential Residential
Area
Capacity
Capacity
Capacity
The High Capacity ,Residential Heavy capacity scenario
(Acre)
(5F)
(5F)
(Units)
reflects more favorable economic conditions in Port Orchard
CIVIC AND OPEN SPACE
3.5
361,800
0
0
and the broader Kitsap County market area. In this scenario
RESIDENTIAL ZONES
T9
0
UKN
120
housing is still the predominant highest and best use in mixed
COMMERCIALZONES
2.6
89,400
0
0
use zones. Alternatively, a larger proportion of development
MIXED USE
20.5
418,200
596,155
991
is assumed to incorporate structured parking, thus increasing
TOTAL with Pipeline
34.5
869,400
596,155
1,111
overall densities achieved.
Pipeline
11.1
347000
N4
246
• Mostly residential development
Total without Pipeline
23.3
522,400
596,155
865
• Standalone commercial development only in
commercial only zones. Some commercial incorporated
Scenario 3 Table
into mixed use developments.
• Majority structured parking meaning higher density
developments
Final: May 18, 2021
56
SECTION 02 1 EXISTING CONDITIONS
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.
EXISTING ACTIVITY UNITS
Development
Total
Covered
Residen-
Activity
Activity Units
Activity Units
Scenarios
Population
Employment
tial Units
Units/Acre
Dedicated to
Dedicated to
Housing
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
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 57
INTENTIONALLY LEFT BLANK
Final: May 18, 2021
3
Subarea Plan Goals and Vision
and Alternatives
Final: May 18, 2021
SECTION 03 1 VISION AND ALTERNATIVES
INTENTIONALLY LEFT BLANK
Final: May 18, 2021
SECTION 03 1 VISION AND ALTERNATIVES
3.1 Proposed 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 Campus planning area and the uphill
neighborhood the plan incorporates planned expansion at
the county campus, provides development flexibility along
the Sidney and Cline arterials, and preserves residential
areas throughout most of the neighborhood. Due to existing
neighborhood constraints and the absence of large tracts
of developable land the alternatives are based on a single
concept plan. The distinction between each alternative is
whether the assumed program of future development will
consist primarily residential and standalone commercial or if
it will have greater vertical 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 alternative
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 nonresidential zones. The maximum building
height and densities would see limited increases in locations
with minimal view impacts. The alternative assumes 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
existing commercial zones.
Alternative 3 - Mixed -Use Focus
This alternative assumes an increase in mixed -use residential,
commercial retail, and office development. The maximum
building height and densities would see limited increases in
locations with minimal view impacts. The alternative assumes
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 zones.
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 59
ALTERNATIVE
1 - NO ACTION
BASELINE
ALTERNATIVE 3
- MIXED -USE
FOCUS
Net
Net
CATEGORYIZONE
Devlopable
Commercial
Residential
Residential
CATEGORYIZONE
Devlopable
Commercial
Residential Residential
Area
Capacity
Capacity
Capacity
Area
Capacity
Capacity
Capacity
(Acre)
(SF)
(SF)
(Units)
(Acre)
(SF)
(SF)
(Units)
CIVIC AND OPEN SPACE
3.5
351,400
0
0
CIVIC AND OPEN SPACE
3.5
361,800
0
0
RESIDENTIAL ZONES
7.9
0
UKN
120
RESIDENTIAL ZONES
7.0
0
UKN
102
COMMERCIAL ZONES
2.6
65,200
0
0
COMMERCIAL ZONES
0.0
0
0
0
MIXED USE
20.5
206,200
566,200
954
MIXED USE
24.8
486,800
752,283
1,186
TOTAL with ipe me
34.5
622,800
566,200
1,074
TOTAL with ipe me
35.4
848,600
752,283
1,288
Pipeline
11.2
347,000
NA
246
Pipeline
11.2
347,000
NA
246
Total without Pipeline
23.3
275,800
566,200
828
Total without Pipeline
24.2
501,600
752,283
1,042
ALTERNATIVE 2 - RESIDENTIAL FOCUS
CATEGORYIZONE
Net
Devlopable
Area
(Acre)
Commercial
Capacity
(SF)
Residential
Capacity
(SF)
Residential
Capacity
(Units)
CIVIC AND OPEN SPACE
3.5
362,900
0
0
RESIDENTIAL ZONES
7.0
0
UKN
102
COMMERCIAL ZONES
0.0
0
0
0
MIXED USE
24.8
310,600
1,010,100
1,509
TOTAL with ipe me
35.4
673,500
1,010,100
1,610
Pipeline
Total without Pipeline
11.2
24.2
347,000
326,500
NA
1,010,100
246
1,364
Summary of Changes from Buildable Lands 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.
Ref: Document of City of Port Orchard Downtown Subarea
Plan - Economic Profile and Capacity Analysis prepared by
Heartland Group, May 14th, 2020
Final: May 18, 2021
60
ALTERNATIVE COMPARISON
Development Scenarios with
Net Developable
Commercial
Residential
Residential
Subarea Plan Recommendations
Area
Capacity
Capacity
Capacity
(acres)
(square feet)
(square feet)
(units)
Existing
-
761,645
n/a
742
Alternative 1 - No Action
34.5
622,800
566,200
1,074
Alternative 2 - Residential Focus
35.4
673,800
1,010,100
1,610
Alternative 3 - Mixed -Use Focus
35.4
848,600
752,283
1,288
*Note:
All scenarios include assumed development pipeline projects.
Alternatives show new proposed development
ACTIVITY UNITS SUMMARY
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 Washington's Office Financial Management 2020.
• Employment assumed 1 employee per 500 sf of commercial development.
• Activity units calculated as total population + employment / 329 acres
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 61
SECTION 03 1 SUBAREA PLAN
3.2.1 West Downtown Planning Area
"ANINtu Al. i REDEVELOPMEN i AKtA
West Downtown is Port Orchard's current and historical Potential Shoreline
cultural, civic, and recreational hub of the community. The Restoration
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 Pedestrian Plaza
waterfront park and trail. With access from the water and from Bay Street to
from state highways 3 and 16, it remains the City's primary the waterfront
center for community events and activities. Anticipated future
03Di Surface
Parking'
j i
development includes the South Kitsap Community Events Traffic
Center and a new Kitsap Bank headquarters as part of a Calming ;�; • �.
larger mixed -use development. The concept plan works to
balance historic preservation, environmental restoration, and
economic improvement.
Potential Stream �♦ �-'
Daylighting I:
♦ I
Pedestrian Hill
' Climb to Prospect
Street
e
Potential Stream
Daylighting ,
/ , '( n i
t
—i 061 ' o
/ Gate 0
�1�� �� i s
/ Z
East Downtown - Redevelopment Concept Plan Diagram
Final: May 18, 2021
62
SECTION 03 1 SUBAREA PLAN
Two-way traffic at
Passenger Ferry
Frederick Ave
New slow waterfront
Terminate Streets at the
"shared street" to create
waterfront with a small plaza,
front doors on Sinclair Inlet
overlook, or pocket park
•Ii ■r■i■r■r■r
rkinn�
z
c--
Surfacerri
g'
Parking
rn Lo di g/
P rki g
z
■
5 ta`a\e Rend O,C\
Ne\ghborh
.
LEGEND
Q
RESIDENTIAL
0
O
i
L - - J
(Preferred Front Orientation)
t
RESIDENTIAL/ MIXED USE
0
(Preferred Front Orientation) f—
s
a�
r —
COMMERCIAL/RETAIL
(Preferred Front Orientation)
EK4LB ST
OFFICE / OFFICE MIXED -USE
(Preferred Front Orientation)
-CIVIC
(Preferred Front Orientation)
OPEN SPACE
(Park, plaza, or other)
SURFACE PARKING
I
EXISTING PIPED STREAM
N
1 " = 200'
Final: May 18, 2021
Downtown Port Orchard Subarea
Plan 1
Port Orchard, WA 1 04.20.2021 63
SECTION 03 1 SUBAREA PLAN
Community
Events Center
OEM
Residential
Mixed Use
East Downtown - Redevelopment Concept Plan
a cn
w
Roof Deck {j
CornmercialI j
Office I
\ 1:
1
1 I
Residential
i Mixed Use
7�
t
a
uj
I
o I i
L
LL � '
I
I I i
Final: May 18, 2021
64
SECTION 03 1 SUBAREA PLAN
Key
OBay
Street corridor design and
frontage improvements
©
Consolidate curb cuts where
feasible to improve pedestrian
safety
©
Waterfront plaza / overlook
OKayak
launch dock
©
Proposed Hill Climb
Opaving
Traffic calming / specialty
at Crosswalk to Orchard
Street Plaza and viewpoint
OWaterfront
open space
Frederick Street improvements
Qand
conversion to two-way
traffic
OTrail
Improvements
New waterfront pedestrian
oriented shared street
Street termination plaza and
overlook
i & Ia�l .101sI l _�_
LEGEND
RESIDENTIAL
(Preferred Front Orientation)
RESIDENTIAL / MIXED USE
(Preferred Front Orientation)
COMMERCIAL/RETAIL
(Preferred Front Orientation)
OFFICE / OFFICE MIXED -USE
(Preferred Front Orientation)
CIVIC
(Preferred Front Orientation)
OPEN SPACE
(Park, plaza, or other)
i
L
SURFACE PARKING
EXISTING PIPED STREAM
N
(i) 1 " — 100,
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 65
SECTION 03 1 SUBAREA PLAN
3.2.2 East Downtown Planning Area
BANNED AL i REDEVELOPMEN i .,,,,A
The East Downtown is geographically separated from the
West Downtown and was developed later with a more auto -
centric development pattern. This area includes a mix of
commercial uses primarily on larger parcels fronting Bay
Street or Bethel Ave. 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
West Downtown.
East Downtown - Redevelopment Concept Plan Diagram
"Finer Grain" mixed -use
development oriented toward
Sinclair Inlet that reinforces views
to the water.
Final: May 18, 2021
66
SECTION 03 1 SUBAREA PLAN
Extend Mitchell Corridor
to terminate at t e
waterfront
/J//,
I
table \
orhooa
Ne�9
r
LEGEND
RESIDENTIAL
(Preferred Front Orientation)
RESIDENTIAL / MIXED USE
j w i
(Preferred Front Orientation)
COMMERCIAL/RETAIL
(Preferred Front Orientation)
/ OFFICE MIXED -USE
-OFFICE
(Preferred Front Orientation)
CIVIC
(Preferred Front Orientation)
OPEN SPACE
J
(Park, plaza, or other)
SURFACE PARKING
EXISTING PIPED STREAM
JL TN
1 " = 200'
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 67
SECTION 03 1 SUBAREA PLAN
3.2.3 County Government Campus Planning Area
BANNED AL i REDEVELOPMEN I AK,,
The Kitsap County Government campus is Port Orchard's
largest employer. The Port Orchard Blvd and Blackjack Creek
valleys, along with the historic steep shoreline isolates this
part of the Center from Downtown and inhibits accessible
pedestrian connections. Sidney and Cline Ave act as
neighborhood arterials providing vehicle and transit access
between Highway 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 five phases.
The anticipated scope of development was included within
the pipeline projects analyzed as part of this plan.
The subarea plan encourages 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 or less intense
commercial uses.
I�
Existing County Government Campus
Final: May 18, 2021
68
Ll
SECTION 03 1 SUBAREA PLAN
3.3 Land Use and Housing
LAND USE INTi.�HON
The primary land use designations within the study area
is medium -density residential and Commercial Mixed -
use, however the study area includes nearly all zoning
designations. 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 the center 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.
Goal LUH - 05
Ensure that future residential development protects and
restores natural ecosystems and critical areas, including
wetlands, streams and wildlife habitats.
LAND USE POLICIES
Policy LUH - 01
Revise the existing Comprehensive Plan Center
boundaries to establish a new Downtown Center that
reflects this subarea plan boundary.
Policy LUH - 02
Rezone parcels along Cline and Sidney Avenue 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 block 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 Mixed -use Parcels on the east
side of Bethel between Dekalb Street to Mile Hill Drive
from Commercial Mixed -use (CMU) 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
Modify the Downtown Height Overlay District as follows:
• Allow the building height for new development
along Bay Street to be measured from the future road
elevation consistent with Sea level rise contemplated
in the Shoreline Master Plan.
• Amend 20.38.640 (1) as follows:
(1) DHOD Height Zones Established. Within the
DHOD as shown on the zoning map, there are three
different DHOD height zones with height limits
established as follows:
(a) DHOD 3: 48 feet - three stories.
(b) DHOD 4: 58 feet - four stories.
(c) DHOD 5: 68 feet - five stories.
• Amend the height along the block south of Bay
Street between Robert Geiger and Frederick to allow
5 stories except within 50 feet of Robert Geiger
Street which shall be limited to 4 stories.
Policy LUH - 09
Add an exemption to 20.35.040 to allow the minimum
build -to percentage to be decreased (1) if a public
pedestrian -oriented open space is provided, if
the reduction is no more than what is needed to
accommodate the open space, or (2) for public civic
buildings (such as a community center or library).
Policy LUH - 10
Support the acquisitions by the County of the needed
parcels to implement the county campus expansion plan.
Final: May 18, 2021
70
SECTION 03
SUBAREA PLAN
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Final: May 18, 2021
Port Orchard, WA 1 04.20.2021
71
SECTION 03 1 SUBAREA PLAN
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Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 73
SECTION 03 1 SUBAREA PLAN
LEGEND
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74
SECTION 03 1 SUBAREA PLAN
LEGEND
® 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)
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Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 05.06.2021 75
SECTION 03 1 SUBAREA PLAN
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Final: May 18, 2021
76
SECTION 03 1 SUBAREA PLAN
LEGEND
DOWNTOWN HEIGHT OVERLAY DISTRICT
DHOD 3
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VIEW PROTECTION OVERLAY DISTRICT
Note: Changed are outlined.
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views.
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 77
SECTION 03 1 SUBAREA PLAN
= Pipeline Project
Vacant/ Reclevelopable
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Final: May 18, 2021
78
SECTION 03 1 SUBAREA PLAN
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(!)N
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 79
SECTION 03 1 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 improved public shoreline access and
recreational opportunities at the waterfront. The
Port Orchard waterfront offers excellent recreational
opportunities for fishing, beach walking, wildlife viewing,
kayaking and paddle boarding, and more.
Goal EOS - 02
Plan for resiliency and to mitigate flooding during high -
tides and as a result of sea -level rise identified in, "PO
SMP Sea Level Rise Advisement Report 10-2-2020."
Goal EOS - 03
Consider opportunities to incorporate new open space
within required shoreline buffers such that they can serve
dual -purposes. (For example refer 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.
Goal EOS - 05
Protect, enhance and maintain the values and functions
of Port Orchard's natural areas, open spaces, and critical
areas.
Goal EOS - Ob
Consider and support opportunities for restoration
including but not limited to shoreline riparian areas,
barrier culverts, storm water, etc.
Goal EOS - 07
In redevelopment of parking areas encourage the use
LID and innovative approaches, such as raingardens
and bioswales, where site conditions allow to reduce
runoff and protect water quality, including consideration
of underground parking areas (including under new
or redeveloped buildings) where feasible to reduce
impervious footprint.
Goal EOS - 08
Support the restoration of existing streams including
Blackjack Creek, a high priority salmon and steelhead
watershed in the West Sound region and consider
options for removal of artificial fill to improve estuarine
habitat at the mouth of Blackjack Creek.
RJR
%;T
40
Conceptual Waterfront Plaza and kayak launch at Port Street
Stormwater buffer with pedestrian boardwalk
Concept for existing Blackjack Creek Outlet
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 refer to Shoreline Armor with Water Access
Final: May 18, 2021
80
SECTION 03 1 SUBAREA PLAN
Concept for the West Downtown waterfront)
Policy EOS - 02
Encourage the creation of a public kayak launch dock.
Policy EOS - 03
Where road ends terminate at the waterfront, they should
incorporate a public plaza, overlook, or pocket park.
Improvements should also consider shoreline habitat
improvements and enhancements, including potential
removal of hard armor and fill to establish "pocket beach"
parks.
Policy EOS - 04
Convert Orchard and Port Streets to pedestrian plazas
with limited vehicle access.
Policy EOS - 05
To enhance shoreline ecological functions in the subarea,
the City shall emphasize the importance of the following
actions: planting riparian vegetation, especially trees, that
naturally stabilize banks and shade the intertidal zone;
removing hard armor where feasible; replacing hard
armor with soft bank protection where feasible; reducing
the footprint of hard armor (like revetments) and
replacing with lower footprint alternatives (like vertical
bulkheads pulled landward) where feasible; improving
stormwater and wastewater treatment; daylighting piped
stream channels; and restoring buffers for both marine
and freshwater habitats. Pulling armor landward will
improve access to beaches at higher tides.
Policy EOS - Ob
Support the expansion of Etta Turner Park to include
a riparian buffer with bio-retention from adjacent
development.
Policy EOS - 07
Support shoreline restoration and consider the creation
of new open space at the Blackjack Creek Estuary and
Etta Turner Park. Restoration shall study the removal of
artificial fill to improve estuarine habitat. Design shall
work with Etta Turner Park to frame the Blackjack Creek
corridor from Bay Street to the Sinclair Inlet and should
focus on estuary restoration.
Policy EOS - 08
Support efforts to acquire property for conservation and
provide mitigation in and around the Blackjack Creek
estuary.
Policy EOS - 09
As development occurs the City will issue a notice to
the local tribe on a project by project basis to allow for
review and comment regarding significant developments
with potential impacts to cultural and Tribal treaty natural
resources.
Dry season
Stormwater buffer with pedestrian boardwalk
Urban waterfront parkscape.
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 81
SECTION 03 1 SUBAREA PLAN
ENVIRONMENT AND OPEN SPACE PROPOSED PROJECT LIST
Funding
No.
Project Name
Description
Agency
Cost
Source
Port Orchard Blvd
The historic creek that previously existing
t.b.d.
t.b.d.
t.b.d.
Estuary
at the location of Port Orchard Blvd is now
OCreek
Restoration
piped to its terminus at Sinclair Inlet. The plan
encourages estuary restoration at the outflow
of this creek.
Port Orchard Boat
The historic creek that originates near the
t.b.d.
t.b.d.
t.b.d.
Launch Estuary
County Government Campus is currently
Restoration
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.
Port Street Shared
Port Street is proposed to be transformed to
t.b.d.
t.b.d.
t.b.d.
Viewpoint, and
a pedestrian plaza or shared street to provide
©Plaza,
Shoreline Restoration
pedestrian access and views to Sinclair Inlet.
The plaza should terminate with a viewing
plaza with potential access to the water.
Orchard Street Plaza
Orchard Street is proposed to be transformed
t.b.d.
t.b.d.
t.b.d.
and viewpoint
to a pedestrian plaza or shared street to
provide pedestrian access and views to
0
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.
Kayak Launch
A publicly accessibly kayak launch dock is
t.b.d.
t.b.d.
t.b.d.
©
proposed near the location of the former pier
north of Port Street.
Prospect Street Hill
The redevelopment of the parcels located at
n/a
t.b.d.
t.b.d.
Climb
the corner of Bay Street are encouraged to
0
include a publicly accessibly hill climb from
Prospect Street to Bay Street. The hill climb
should align with either Port Street or Orchard
Street.
Bay Street Pedestrian
Widen the existing Bay Street Pedestrian Path
t.b.d.
t.b.d.
t.b.d.
Path Enhancements
from Port Orchard BLVD to the Downtown
Port Orchard Ferry Terminal to provide
O
multi -model access and meet existing design
standards. Improvements may include
viewpoints and street terminations and new
landscape amenities and furniture.
Blackjack Creek
Provide a new waterfront park on the City
t.b.d.
t.b.d.
t.b.d.
Estuary Park and Etta
parcel along the west side of Blackjack Creek
Turner Park expansion
and expand Etta Turner Park to provide an
Qand
enhancements
expanded riparian buffer. These parks should
0
include natural features and wildlife habitat.
Incorporate wetland boardwalks, provided
that they can comply with shoreline mitigation
requirements.
Waterfront shoreline
New development should provide waterfront
t.b.d.
t.b.d.
t.b.d.
enhancement
shoreline restoration at the current auto
0
dealership and the Westbay center sites in
compliance with requirements contained
within the City SMP and the State SMA.
Final: May 16, 2U21
82
Environment and open space Proposed Project List
(�)N
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 83
SECTION 03 1 SUBAREA PLAN
3.5 Circulation, Access, and Parking
CIRCULATION, ACCESS, AND PARKING OVERVIEW
Downtown Port Orchard contains a well established
transportation network centered on Bay Street, and Bethel
Ave. Mitchell Street, Cline Ave, and Sidney Ave. These
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
orienting new development toward the water and improving
pedestrian access throughout the area.
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 the waterfront and Prospect Street.
Goal CAP - 05
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 - Ob
Discourage new development from locating parking
between new development and the waterfront.
Goal CAP - 07
Encourage the replacement of the existing Bay Street
sidewalk marquee.
Goal CAP - 08
Encourage new development to be oriented
perpendicular to Sinclare Inlet to frame views toward the
waterfront.
CIRCULATION, ACCESS, AND PARKING POLICIES
Policy CAP - 01
Develop a corridor design plan for Bay Street between
Port Orchard Blvd 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 elements
such as multi -modal circulation, frontage design
and improvements, and bike and pedestrian safety
improvements. The plan shall accommodate raising the
elevation of Bay Street in response to the City's Sea Level
Rise Study referenced in the 2021 SMP Update. Work
with WSDOT to explore opportunities for potential traffic
calming measures.
Policy CAP - 02
Where appropriate, encourage urban low impact
development stormwater management features in the
roadway design, such as bio-swales between the on -
street parking lanes and sidewalks.
Policy CAP - 03
Phase out all -day commuter parking in the West
Downtown to support parking for downtown businesses.
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 - Ob
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
Redesign Orchard and Port Street to pedestrian plazas
with limited vehicle access.
Policy CAP - 09
Convert Fredrick Ave to a two-way street with parallel
Final: May 18, 2021
84
SECTION 03 1 SUBAREA PLAN
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.
Policy CAP - 11
Extend Mitchell Ave north across Bay Street as a new
private access drive to terminate at the waterfront.
Policy CAP - 12
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 - 13
Modify residential parking requirements in all zones to be
consistent with the current DMU parking requirements of
one stall per unit regardless of the number of bedrooms.
Consider establishing a maximum number of parking
stalls allowed and allowing for further reductions when
located near transit.
Policy CAP - 14
Vacate Harrison Street R.O.W. between Bay Street and
Prospect Alley.
Policy CAP - 15
The Bay Street corridor plan frontage design standards
shall include design standards for the removal of
the existing sidewalk marquee. The marquee should
be replaced with new overhead protection weather
protection that is incorporated with the structure of new
development.
Policy CAP - 16
Revise the Shoreline Master Program to discourage
parking along the waterfront.
Policy CAP - 17
Expand POMC 20.124.130(1) to apply to all DMU zones
in the in the east and west downtown.
Policy CAP - 18
Revise POMC 20.124.130(3) to exempt public civic
buildings (such as a community center or library).
Policy CAP - 19
Allow for required parking to be met with an off -site
shared parking agreement.
Policy CAP - 20
Require that any new development or Level III
improvements as defined in POMC 20.127.020, shall
provide street frontage improvements consistent with
City design requirements.
Encouraged Low -impact Stormwater management such as
street front bioswales.
Conceptual Woonerf or shared Street Concept Image
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 85
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SECTION 03 1 SUBAREA PLAN
Conceptual Street Section Key Plan
Street Cross -Section A -A I New Waterfront Street Between Frederick and Sidney Ave
(Looking West)
Street Cross -Section B-B I New Waterfront Street Between Sidney and Harrison Ave
(Looking West)
Final: May 18, 2021
Downtown Port Orchard Subarea Plan I Port Orchard, WA 1 04.20.2021 87
SECTION 03 1 SUBAREA PLAN
ENVIRONMENT AND OPEN SPACE PROPOSED PROJECT LIST
Funding
No.
Project Name
Description
Agency
Cost
Source
Bay St /Port Orchard
Reconfigure intersection alignment to
t.b.d.
t.b.d.
t.b.d.
O
Blvd Intersection
improve visibility and pedestrian circulation
and safety.
St / Cline Ave
Reconfigure intersection alignment to
t.b.d.
t.b.d.
t.b.d.
©Bay
Intersection
improve visibility and pedestrian circulation
and safety.
Fredrick Ave
Convert Fredrick Ave to two-way traffic to
t.b.d.
t.b.d.
t.b.d.
Improvements
serve the marina and the new waterfront
©
street. Include frontage improvements and
explore street expansion to maintain angled
parking.
O
New Waterfront Street
Provide a new waterfront "shared" street
t.b.d.
t.b.d.
t.b.d.
between Frederick and Harrison Ave.
Sidney Ave. Frontage
Provide frontage improvements including
t.b.d.
t.b.d.
t.b.d.
©
Improvements
Street Trees/landscaping, sidewalk
expansion, and street furniture from Prospect
St to the waterfront.
Harrison Ave Frontage
Provide frontage improvements including
n/a
t.b.d.
t.b.d.
0
Improvements
Street Trees/landscaping, curb and sidewalks
and street furniture from Bay St to the
waterfront.
Bay Street and Bethel
Develop a corridor plan for Bay Street
t.b.d.
t.b.d.
t.b.d.
Ave Corridor
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 design shall address elements
O
such as multi -modal circulation, frontage
design and improvements, and bike and
ped safety improvements. The plan shall
accommodate raising the elevation of Bay
Street in response to the City's Sea Level Rise
Study referenced in the 2021 SMP Update.
Bay St / Mitchell Ave
Reconfigure intersection alignment to
t.b.d.
t.b.d.
t.b.d.
Intersection
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.
Bay St / Guy Wetzel Rd
Reconfigure intersection alignment to
t.b.d.
t.b.d.
t.b.d.
•
0
Intersection
improve visibility and pedestrian circulation
and safety.
Final: May 18, 2021
88
S /7
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_ORCHARD
Final:
I*
41
CITY OF PORT ORCHARD
2021 ZONING MAP
Greenbelt (GB)
Residential 1 (R1)
Residential 2 (R2)
Residential 3 (R3)
Residential 4 (R4)
Residential 6 (R6)
Neighborhood Mixed Use (NMU)
Business Professional Mixed Use (BPMU)
Downtown Mixed Use (DMU)
Gateway Mixed Use (GMU)
Commercial Mixed Use (CMU)
— Commercial Corridor (CC)
- Commercial Heavy (CH)
Light Industrial (LI)
Civic and Institutional (CI)
Public Facilities (PF)
Parks and Recreation (PR)
Urban Growth Area
i Port Orchard UGA
City of Port Orchard Department of Community Development
216 Prospect Street, Port Orchard, WA 98366
Phone: (360) 874-5533 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.
City of Port Orchard Official Zoning Map as adopted
by Ordinance 0**-20 on ****, 2020.
000000
Robert Putaansuu, Mayor
ATTEST:
Brandy Rinearson, MMC, City Clerk
APPROVED AS TO FORM:000 ❑
Charlotte A. Archer, City Attomey0 000
Sponsored by
Scott Diener, Councilmember
PUBLISHED: ***, 2020
EFFECTIVE DATE: ****, 2020
The official signed Zoning Map may be viewed at the City Clerk's office.
Date Saved: 5/7/2021 2:19:38 PM
S
E
Chapter 2: Land Use
Chapter 2. Land Use
2.1 Introduction
The Land Use element represents the heart of the Comprehensive Plan, as land use goals, policies,
map designations, and decisions connect and relate to all other elements. The purpose of this section
is to provide a framework to guide future land use to help the city grow in an orderly, rational, and
efficient way and help the community realize its potential during the 20-year planning horizon. The
goals and policies contained herein recognize that haphazard and disorderly development can reduce
efficiency and increase the cost of utilities, roads, and other services, consume valuable open space,
and result in higher taxes and fees for service to fund infrastructure and services.
The Growth Management Act (GMA) requires plans to contain land use elements that describe the
proposed distribution, location, and extent of land uses. Once adopted, land use goals and policies will
be functionally implemented in Port Orchard's development regulations. The challenge of this element
is to plan for population and employment growth while ensuring development occurs in accordance
with the community's aspirations and values and the requirements of the GMA.
2.2 Key Issues and Concepts
As a community, Port Orchard is growing due to a healthy birth rate, immigration, and annexation.
This plan accommodates Port Orchard's 2036 population and employment growth allocation, as
distributed through the Vision 2040 framework and agreed upon in coordination with other Kitsap
County municipalities in the Countywide Planning Policies. Port Orchard's land use and zoning
designations currently provide sufficient land capacity within city boundaries to accommodate the
projected 8,235 additional residents who will make Port Orchard their home (during the 2010-2036
planning period). In conjunction with the findings of the Buildable Lands Report, the Future Land Use
Map shows how the 6,235 additional projected and allocated residents in the adjacent Urban Growth
Area can be accommodated.
Residents have emphasized that it is critical to manage new growth in a way that protects the small
town character of the community while allowing for new and innovative development that responds
to changing household needs and growth pressures. In 2000, the city's population density was 1,943
residents per square mile. By 2012, taking into account new annexations, density had dropped to 1,213
residents per square mile. This decrease in density is due to the annexation of several areas, including
the Bethel Corridor, which had far lower densities than the existing city. Based on population
allocations for 2036 and no additional annexations, Port Orchard must plan for a density of 2,068
residents per square mile, an increase in density of 70%.
Port Orchard's population appears to be aging, but this trend has likely been skewed by recent
annexations. Figure 1 shows the changes in different age groups from 2000 to 2010, with a significant
increase --in both proportional and absolute terms --in people aged 40-69, reflecting the aging of the
Port Orchard Comprehensive Plan Adopted: June 2016 Revised: Nov 2019, July 2020,
June 2021
Chapter 2: Land Use
baby boomer generation. As Port Orchard's population ages, the city needs the flexibility to adapt to
the changing needs and desires of this age group and the foresight to plan for those changes as well.
80+
70-79
60-69
50-59
40-49
U 30-39
20-29
10-19
0-9
15 10 5 0 5 10 15
■ Male in 2000 . Female in 2000
Male Increase in 2010 - Female Increase in 2010
Population in hundreds
Figure 1
The fundamental goal of the Land Use element, as established by the GMA, is to establish broad,
general direction for the City's land use policies. This element provides the City's policy plan for growth
over the next twenty years. It also implements many of the goals and objectives in the other plan
elements through suggested land use designations and other action recommendations. The Land Use
Element specifically considers the general distribution and location of land uses, and the appropriate
intensity and density of land uses given development trends and allocated population. The City's
development regulations and permitting processes are used to direct growth in a manner consistent
with the provisions of this element. To accomplish this, 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
2.3 Current Land Use Characteristics
Figure 2 shows the percent of land uses and zoning based on the city's total land area as of 2020. Most
land in the city is devoted to housing. Commercial areas and the downtown offer a range of goods and
Port Orchard Comprehensive Plan Adopted: June 2016 Revised: Nov 2019, July 2020,
June 2021
Chapter 2: Land Use
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. Figure 2-4 shows the amount of developable land in residential land use areas.
Zoning By Percentage of Total Land Acreage
PR 2.3
PF 4.7
NMU 6.S
LI 2.3
GMU 0.6
G6 8.5
UMU M ❑ &
CMU � 6.2
CI � 2
CH � 2.5
GC � 3.3
BPMU { 9
R6 � 5.4
R4 7.1
R3 17.8
R2
RI � 4.9
0 5 10 15 20 ..
Figure 2
Port Orchard Comprehensive Plan Adopted: June 2016 Revised: Nov 2019, July 2020,
June 2021
Chapter 2: Land Use
2.4 Land Use Designations
The City's comprehensive plan land use element identifies 7 different land use designations which are
listed in Table 1. These land use designations are implemented through the city's zoning regulations
contained in the municipal code. Each land use designation may correspond to one or more zoning
designation. As the City develops sub -area plans for its designated centers as described in section 2.7,
the city may wish to create new zones and standards consistent with this plan, its goals and policies,
and these land use designations. When doing so, the city should ensure that it doesn't significantly
alter the land capacity for the city such that the City's population and employment growth allocations
adopted in the countywide planning policies can't be accommodated. Likewise, if sub -area plans are
likely to accelerate population and employment growth rates, the City should take reasonable
measures to ensure that it doesn't surpass its 2036 growth targets.
Table I
Range of Pass]ble
Anticipated [lesidentlai
Land Use Designations Uses
Uses
Corresponding Zoning
Maximum Remilem5ai
Onelopment Density far
mm itt"
Buildable lands Purposes.
ptect en of cnU[a areae, liabit at management areas,
Greenbelt
greenbelts and deslgneled Open space to a6aw low density
residential development.
Ureentlelt [ J81
-S dmilmg units ner net acre
Low Density Residelstial
5iagle4a mlly detached housing
Reudeilval 1191)
7,26 7.B
7 Units Per Ave
51 enira
-,
nR5 PerAve
Residential2 (R2j
9.8-ZI.7
10 Unhs Per Ave
Mediumpensiiv Residential
$ingleFa ml1v detached and attached housing, apartment
k5idem,al3 (R31
9.g-26
16 Units Per Acre
baotding:
RasMential6 (R6I
9.8.17-7
8 Units Per Ave
High Density ReSldlnlial
Single Family Attached Housing, Apartment Buitdings
Residential4 (R7I. Residential 5 (R51
9 8- 4
Za Unl}s Per Acre
Iwe and im0tuLonal
Civic and Open 5oace
CWernmentse ki - ut]liiles, parks, sshpa]s and related
Parks and Reveation IPR}
NA
NA
Cnnlmpnity Facrlitiez
Puh]ic FaCllrties I
NA
NA
R"OnIk"Ix Use
n [s P& AM
Nelghtlorhood Mixed Use [NMUJ
9,6-54
16 Units Per Atre
6usi mu Prafmbrkat Mixed Use {BPIufU)
16,535
8 Units Per Ave
Commercial Mixed Use (CMU)
I7-Z6
16 Units Per Ave
Camrnemial
Donmtown Mixed Use lOMU)
0a]A
2R Units Per Ave
Gateway Mixed Use IGMUJ
0-54
Z0 Units Per Acre
Commercial Corridor (CC)
U-44
4 Units Per Au
Retail, oRlee, mixed -use commerclallresldentlal, and
Commercial Heavy ICHI
NA
NA
prafesslonal serones
Industrial Flex 11F)
045
A Unils Per Acre
Manlsdanuriq and assem y. bulk %orageand
Light In uvrlal ll
NA
NA
Urban Indust vial
warehousing, J"mFer Intl Uuckirlg R"foes.
Heavy IrWuvrlal (HI)
NA
NA
N., , n:nd,A—I.- lu, lalwe newt, in bm rr h- Cuwry I.,lld% a Lamk an !PI
Table 1
2.5 Overlay Districts
The city's development regulations include land use overlay districts which are applied in parts of the
city, as summarized below.
• Downtown Height Overlay District (DHOD)
• Self Storage Overlay District (SSOD)
• Ruby Creek Overlay District (RCOD)View Protection Overlay District (VPOD)
Port Orchard's overlay districts accomplish varying objectives including implementing subarea plans,
providing regulations for the development in centers, regulating specific uses, and determining
building heights. The creation of a new overlay district may be appropriate as the City continues to
develop subarea plans under the Centers approach to growth.
Port Orchard Comprehensive Plan Adopted: June 2016 Revised: Nov 2019, July 2020,
June 2021
Chapter 2: Land Use
2.6 Land Use Goals & Policies
Goals are not listed in any particular order. Port Orchard strives to:
Goal I. Retain Port Orchard's small town commercial and residential
character while accommodating allocated growth citywide.
Policy LU-1 Ensure that land use and zoning regulations maintain and enhance existing single-
family residential neighborhoods, while encouraging that new development provides
a mixed range of housing types.
Policy LU-2 Limit industrial development to locations accessible from arterials or freeways and
discourage industrial access through residential areas.
Policy LU-3 Update and establish building and site design standards that support an attractive and
functional built environment in all areas of the City.
Policy LU-4 Encourage the subdivision of large parcels and, through private subdivisions and public
acquisitions, the creation of a continuous street grid similar in scale to the downtown's,
especially in designated centers of local importance.
Goal 2. Ensure that sufficient land is available for development to
accommodate allocated growth in population and
employment.
Policy LU-5 Ensure land use and development regulations enable a supply of housing units within
the city and adjacent UGA that will accommodate forecasted population growth.
Ensure land use and development regulations enable a supply of commercial retail and
office space within the city and adjacent UGA that will accommodate forecasted
employment growth.
Policy LU-6 Ensure adequate land is available for light industrial and commercial uses, including
high technology, medical, and office uses, in appropriate areas to diversify Port
Orchard's economic base and provide for the community's changing needs.
Policy LU-7 Monitor the rate of residential, light industrial and commercial growth against the 20-
year targets established in VISION 2040 and the Countywide Planning Policies, and if
growth appears to deviate from a rate that complies with these targets, consider
adopting reasonable measures such as reducing/increasing adopted transportation
levels of service, reducing/increasing impact fees, or accelerating/delaying projects
within the City's Capital Improvement Program.
Policy LU-8 Provide a variety of housing types and employment opportunities that meet the needs
of diverse socioeconomic interests.
Port Orchard Comprehensive Plan Adopted: June 2016 Revised: Nov 2019, July 2020,
June 2021
Chapter 2: Land Use
Policy LU-9 Notify adjacent military facilities of relevant local land use decisions.
Goal 3. Implement a strategy to develop centers.
Policy LU-10 In consultation with stakeholders and the general public, develop a comprehensive
strategy to implement centers as a means of directing and prioritizing residential and
commercial growth.
Policy LU-11 Within centers, set minimum building densities that enable lively and active streets and
commercial destinations. Such limits may take the form of: minimum floors or building
height, floor -area -ratios, and lot coverage; and maximum street setbacks and parking
spaces.
Goal4. Ensure that both public services and infrastructure are
developed in an efficient and cost-effective manner.
Policy LU-12 Prioritize capital facilities and transportation investment in those locations targeted for
growth and higher land use densities.
Policy LU-13 Coordinate with Kitsap County to develop a plan and timeline to annex UGA land
adjacent to the city, consistent with the city's capability to provide municipal services
and applicable law.
Policy LU-14 Identify land in the UGA that is useful for public purposes, such as utility corridors,
transportation corridors, parks, schools, and other public uses.
Goal S. Protect, enhance, and maintain the values and functions of
Port Orchard's natural areas, open spaces, and critical areas.
Policy LU-15 Evaluate a range of incentives to encourage compact development to preserve open
space throughout the city, possibly to include density credits, incentive zoning, and
transfer of development rights.
Policy LU-16 Prioritize the development of new parks, open space, and passive and active
recreational opportunities in underserved neighborhoods and centers.
Policy LU-17 Incentivize infill development to preserve and protect open space, critical areas, and
natural resources.
Policy LU-18 Identify land in the UGA that is useful for open space corridors, including land for
recreation, wildlife habitat, trails, and connections of critical areas.
Port Orchard Comprehensive Plan Adopted: June 2016 Revised: Nov 2019, July 2020,
June 2021
Chapter 2: Land Use
Policy LU-19 Protect the quality and quantity of groundwater used for public water supplies through
zoning designations, development regulations, and the local critical areas ordinance.
Goal 6. Reduce congestion and greenhouse gas emissions, promote
public health, reduce auto dependency, and increase
multimodal transportation opportunities for accessing retail
services, health care services, and places of employment.
Policy LU-20 Ensure orderly development, concurrency of infrastructure provision, and protection
of environmentally sensitive areas through an effective and predictable permitting
process.
Policy LU-21 Remove barriers to low -impact development in zoning, subdivision, and street
regulations. Encourage the minimization of impervious surface areas in development.
Policy LU-22 Promote local food security and public health by enabling the establishment of urban
agriculture, community gardens, farmers markets, and food production and
distribution infrastructure.
Policy LU-23 Enable land use patterns that allow all residents to safely and efficiently access
commercial services, especially grocery stores and healthcare facilities, without an
automobile.
Policy LU-24 Encourage the expansion of transit networks that enable both incorporated and
unincorporated neighborhoods outside of the city to access job centers within Port
Orchard.
Goal 7. Encourage the development of active, vibrant, and attractive
destinations throughout the community.
Policy LU-25 Incorporate the following principles in planning for commercial areas:
• Create lively and attractive places at a human scale.
• Support a mix of retail, office, and residential uses in multistory structures.
• Create transitions between commercial areas and surrounding residential
neighborhoods.
• Protect residential areas from excessive noise, exterior lighting, glare, visual
nuisances, and other conditions that detract from the quality of the living
environment.
• Encourage multi -modal transportation options, especially during peak traffic
periods.
• Promote an intensity and density of land uses sufficient to support effective
transit and pedestrian activity.
• Promote a street pattern that provides through connections, pedestrian and
vehicular access.
Port Orchard Comprehensive Plan Adopted: June 2016 Revised: Nov 2019, July 2020,
June 2021
Chapter 2: Land Use
• Establish urban and architectural design standards that support an attractive and
functional pedestrian environment, such as block size limits and requiring street -
facing windows and doors.
• Encourage pedestrian travel to and within commercial areas by providing:
• Safe and attractive walkways.
• Close groupings of land uses.
• Parking lot design that provides safe walking routes and pedestrian connections
between adjacent properties.
• Off-street surface parking to the backs or sides of buildings to maximize
pedestrian access from the sidewalk(s).
Goal 8. Connect new and existing neighborhoods to each other, to
commercial and employment centers, and to public facilities.
Policy LU-26 Require adequate transitions between different land uses to mitigate potential
negative impacts of noise, light, and air pollution.
Policy LU-27 Require new development to provide connections to and through -access for existing
and planned trails and roads. Explore strategies to encourage existing development to
provide the same as part of a city- and region -wide trail and open space network.
Goal9. Encourage the ongoing development of downtown as an
active, vibrant community, commercial, social, and civic
center while respecting its historic character.
Policy LU-28 In conjunction with the Centers strategy, enhance downtown Port Orchard's role as
the center of the South Kitsap region, reflecting the following principles in
development standards and land use plans:
• Encourage land uses that support transit centers and promote pedestrian activity.
• Promote a mix of uses, including retail, office, and housing.
• Encourage uses that will provide both daytime and evening activities.
• Support civic, cultural, and entertainment activities.
• Provide sufficient public open space and recreational opportunities.
• Enhance, and provide access to, the waterfront.
• Develop enhanced design guidelines and design review requirements that
promote attractive, pedestrian -scale development and redevelopment within the
City's historic downtown area.
Policy LU-29 Consider conducting a downtown parking study to assess current and future parking
needs and develop solutions and strategies to address identified constraints or
oversupply.
Port Orchard Comprehensive Plan Adopted: June 2016 Revised: Nov 2019, July 2020,
June 2021
Chapter 2: Land Use
Policy LU-30 Ensure land use designations and development support existing maritime industries,
promote creative uses of the waterfront, and facilitate the planning and construction
of waterfront parks and gathering places.
2.7 The Centers Strategy
2.7.1 Introduction
The post-war 1920s have become synonymous with the beginning of a development pattern known
as urban sprawl. Sprawl expands development over large amounts of land, resulting in long distances
between homes, jobs, and stores. It also significantly increases dependence on the automobile and
traffic on neighborhood streets and highways, as driving is required for nearly every activity. This
development pattern also draws economic resources away from existing communities and spreads
them thinly and inefficiently, far away from a community's historic core. This increases spending on
new roads, new water and sewer lines, and police and fire protection. This ultimately leads to the
degradation of the older city, higher taxes, and fewer available resources for already existing
communities. In the early 1990s, Washington sought to combat this adverse development style by
adopting the GMA. Among other ambitions, the GMA suggested a new development pattern broadly
known as Centers.
In 2014, the City designated ten "local centers" in its Comprehensive Plan, in accordance with the
criteria provided in the Puget Sound Regional Council's (PSRC) VISION 2040, which is a regional strategy
for accommodating the expected 2040 population of the Puget Sound region. In subsequent years,
VISION 2040's criteria and terminology for centers have been revised, and the City has revised its
center terminology and boundaries for consistency. Based on the new criteria, the City now has eight
designated "countywide centers" and four designated "local centers". In addition, the City identifies
two countywide centers as a Candidate Regional Center.
Compact development
Power Sewer
iL. ai
enables efficiency in
a
capital facilities
construction and
Q
service delivery
Roads Water
A. Least Dense I B. Moderately Dense I C. Most Dense
Port Orchard Comprehensive Plan Adopted: June 2016 Revised: Nov 2019, July 2020,
June 2021
Chapter 2: Land Use
Figure 3 — The advantages of infrastructure and land use concurrency
2.7.2 What are Centers?
Traditional neighborhoods often had smaller business districts that served surrounding residential
areas. These districts typically had retail shops, markets, and services that were a short walk from the
homes in the area. Additionally, these districts created a unique identity that solidified the
neighborhood. With the increased cost of fuel and the economic recession, residents of Port Orchard
have expressed a preference for the
development of smaller, local retailers and
service providers in places that knit people and
commerce together on a local level.
Centers are focused areas of development that
have key uses which enable the City to deliver
services more cost -efficiently and equitably
pursue a development pattern that is
environmentally and economically sound, and
provide a means of influencing growth and
change through collaboration with the
community in planning for the future of these
areas. This strategy helps 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. Centers
accomplish these objectives by:
• Concentrating a thoughtful mix of supporting uses.
• Allowing more intense development while maintaining appropriate scale.
• Offering a wider variety of housing types that meets the needs of the broader community.
• Minimizing the dependence on vehicle trips.
The Centers strategy is a comprehensive and long-term approach to planning for a sustainable future
that helps preserve those aspects of the community that residents' value. This approach is intended
to maximize the benefit of public investment in infrastructure and services and promote collaboration
with private interests and the community to achieve mutual benefits.
Providing opportunities for residents, jobs, stores, services, and open spaces to be located in close
proximity can reduce the reliance on cars for shopping and commuting and offer better access to daily
wants and needs. Increasing residential and employment densities in key locations makes transit and
other public services convenient for more people and therefore makes these services more efficient.
Port Orchard Comprehensive Plan Adopted: June 2016 Revised: Nov 2019, July 2020,
June 2021
Chapter 2: Land Use
The criteria for the designation Centers are found in the Puget Sound Regional Council (PSRC) Regional
Centers Framework Adopted March 22, 2018 and in Vision 2040, which is a regional strategy for
accommodating the expected 2040 population of the Puget Sound region. According to VISION 2040,
centers serve important roles as sub -regional hubs and secondary concentrations of development.
They provide a dense mix of housing and services, such as stores, medical offices, and libraries. They
serve as focal points where people come together for a variety of activities, including business,
shopping, living, and recreation. They often have a civic character with community facilities, such as
municipal buildings and other public places. Local centers should be served by regular local transit and
regional express transit service and should have a complete network of sidewalks and access to bicycle
paths and transit facilities.
The Regional Centers Framework defines five different types of Centers:
1. Regional Growth Centers
2. Manufacturing Industrial Centers
3. Countywide Centers
4. Local Centers
5. Military Installations
Several of the identified center types include subtypes.
Port Orchard Comprehensive Plan Adopted: June 2016 Revised: Nov 2019, July 2020,
June 2021
Chapter 2: Land Use
Figure 5 — Rendering of a concept for a pedestrian -focused town center
2.7.3 Designated Centers (Existing and Planned)
The following centers have been designated in the City's comprehensive plan by center type:
Regional Centers. The City has no designated regional centers at this time. Downtown Port
Orchard was evaluated as part of the Downtown Subarea Planning Process as a candidate for
reginal center designation but achieving the PSRC requirement for 45 activity units per acre was
determined to be too large of a change to Downtown Port Orchard. As Downtown continues to
grow and evolve, its candidacy as a regional center should be revisited in the future.
Manufacturing Industrial Centers. The City has no designated Manufacturing Industrial Centers
currently. The City's only industrial park is too small to be considered either a Manufacturing
Industrial Center or a Countywide Center. Port Orchard is served by the nearby Puget Sound
Industrial Center — Bremerton.
Port Orchard Comprehensive Plan Adopted: June 2016 Revised: Nov 2019, July 2020,
June 2021
Chapter 2: Land Use
Countywide Centers. The City has 7 designated Countywide Centers. Not all of these
Countywide Centers meet the minimum activity units per acre threshold per the PSRC Regional
Centers Criteria for Countywide Centers (8 activity units per acre). The City intends that these
Countywide Centers which don't presently meet the activity unit threshold set by PSRC will meet
that threshold in the future. These centers may temporarily be recognized as candidate
countywide centers or local centers until the activity unit threshold is met. The City's designated
Countywide Centers are as follows:
1. Downtown Port Orchard
2. Tremont Center
3. Lower Mile Hill
4. Upper Mile Hill
5. Sedgwick Bethel
6. Bethel Lund
7. Sedgwick Sidney (Ruby Creek Neighborhood)
Local Centers. The City has designated the following local centers:
1. Annapolis
2. Old Clifton Industrial Park
3. McCormick Village
4. Bethel South Center (Salmonberry)
Military Installations. The City has no military installations within the City Limits.
Port Orchard Comprehensive Plan Adopted: June 2016 Revised: Nov 2019, July 2020,
June 2021
Chapter 2: Land Use
CrfY OF PORT ORCHARD
2021 CENTERS
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2.7.4 General Center Goals and Policies
The following are a list of general goals and suggested policies that Centers should seek to fulfill.
Although Centers have common elements, it should be acknowledged that each Center is unique and
have/will have a different set of priorities. Centers goals should be tailored to the specific Center in
question. Generally, Centers should seek to:
Policy CN-1 Prioritize the City's residential, commercial and light industrial growth and
infrastructure investments within designated Centers, in accordance with VISION
2040 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).
Port Orchard Comprehensive Plan Adopted: June 2016 Revised: Nov 2019, July 2020,
June 2021
Chapter 2: Land Use
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-11 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. (Centers Goals 1,2,3,4,5,6; Housing, Parks, Economic Development,
Transportation, and Capital Facilities Elements)
Policy CN-12 The City shall create and designate zoning that allows a mix of uses to accommodate
concentrations of employment and housing. (Centers Goals 2,3,4; Economic
Development and Housing Elements)
Policy CN-13 The City shall encourage a broad range of housing types and commercial uses within
designated Centers, through zoning and development regulations that serve a local,
citywide, or regional market. (Centers Goals 3,5; Housing and Economic Development
Elements)
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 Comprehensive Plan Adopted: June 2016 Revised: Nov 2019, July 2020,
June 2021
Chapter 2: Land Use
2.7.5 Specific Center Descriptions and Policies
2.7.5.1 Downtown Port Orchard (Countywide Center)
In 2021, the City completed a subarea plan for Downtown Port Orchard which is adopted by reference
in appendix D. This plan combined two previous centers, the Downtown Port Orchard and County
Campus Centers into one center. The center was evaluated for possible designation as a Regional
Urban Growth Center, but there was a lack of support for increasing the level of activity in the center
to a planned target of 45 activity units per acre. The boundaries of this center are shown on the map
below:
EG I.
�T1lnni
2.7.5.2 Tremont (Countywide Center)
T'- - L
1. Purpose. The purpose of the Tremont sub -area plan is to ensure that future development in
the Tremont Corridor is guided by specific guidelines and land use regulations that have been
generated by community wide involvement. This Comprehensive Plan and Tremont Corridor
District plan incorporates existing comprehensive or other documents related to properties
within the Tremont Corridor Sub Area. This plan will establish certain important Visions, Goals,
and Policies as well as standards and guidelines within the Tremont Corridor sub -area.
Port Orchard Comprehensive Plan Adopted: June 2016 Revised: Nov 2019, July 2020,
June 2021
Chapter 2: Land Use
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e
2. Vision. The Tremont Corridor is one of three primary entry points into the City of Port
Orchard from Highway 16. Presently the area is a mix of single-family residences, commercial,
health care facilities and multi -family residences. The expanded Harrison Hospital Urgent Care
Campus and Kaiser Permanente facilities are the anchors for businesses along the corridor,
particularly from Pottery Avenue west to Highway 16 forming the basis for a Hospital Benefit
District. The Tremont Corridor is a through -way for travelers and residents wanting to access
shops and services in the core of the city and businesses and homes in outlying areas. The
Tremont Corridor also announces to residents and visitors alike that the city has economic vitality
and provides services and opportunities to its citizens and residents in the south Kitsap area.
Tremont Corridor residents and Port Orchard citizens have determined that they would like to
see the corridor developed in way that encourage professional businesses that support the
health care facilities already in place and businesses that allow the continuing free flow of traffic
from Highway 16 into the downtown areas. Focus should be placed upon pedestrian connections
within the district as well as providing a regional connection to the South Kitsap areas served by
the hospitals and emergency service providers within the district.
Tremont Avenue will be improved and widened with sidewalks, street trees and a landscaped
island that will create a boulevard style of roadway. The Tremont corridor is promoted to include
design standards that will necessitate new development to provide a consistent, attractive
landscape edge while maintaining a human scale to new and redevelopment projects. A system
of trails that are pedestrian and bike friendly connecting the Tremont Corridor to the Port
Orchard marine walkway with trails through natural areas are key to the success of the Tremont
district.
Port Orchard Comprehensive Plan Adopted: June 2016 Revised: Nov 2019, July 2020,
June 2021
Chapter 2: Land Use
The Tremont district is envisioned with some multi -family residences to accommodate the
combination of residential and employment land uses within walking distances of the major
health care facilities. Some cafes and neighborhood services are also envisioned to support those
living, working or visiting the health care facilities. Regulations and design guidelines should help
to ensure that parking is provided in a manner that is beneficial to the neighborhood and
enhances the flow of transportation through the district. In addition, Tremont Corridor
stakeholders envision monument signage that are tastefully designed and constructed of natural
materials.
The corridor from Pottery Avenue east to Sidney Road consists primarily of single-family
residences and small clinics. Single family uses are encouraged as a desired mix of services and
residential uses within this district.
3. Housing and Employment. As of 2018, the Tremont Countywide Center measured 215 acres
containing 1,092 residents and 702 jobs. This equates to 8 activity units per acre under the PSRC
regional centers framework.
4. Tremont Center Goals
Goal 10. Encourage development within the area that supports the
major hospital and medical installations (Harrison Hospital and
Kaiser Permanente) and assists the emergency response
agencies in the corridor (South Kitsap Fire District).
Policy CN-26 Encourage regulations that enhance existing businesses while providing incentives that
promote economic growth in the corridor while maintaining sensitivity to residents in
the area.
Policy CN-27 Encourage professional and office uses that support the medical industry and create
pedestrian oriented health care focus.
Policy CN-28 Promote the creation of a hospital benefit district that will create opportunities for
additional community and economic development funding.
Goal 1 I. Encourage residential units in walking distance to employment,
services, and health care facilities.
Policy CN-29 Require sidewalks or interconnected pedestrian paths or a system of trails for non -
motorized transportation with all new development.
Port Orchard Comprehensive Plan Adopted: June 2016 Revised: Nov 2019, July 2020,
June 2021
Chapter 2: Land Use
Goal 12. Encourage development of an efficient multimodal
transportation system and develop a funding strategy and financing plan
to meet its needs.
Policy CN-30 Encourage all new developments to limit direct access to Tremont Street.
Policy CN-31 All future City paving projects on streets within the Tremont Corridor should include
continuous 6-foot paved walkways for pedestrian use.
Policy CN-32 Developments abutting public rights -of -way within the Tremont Corridor should
include sidewalks and bicycle lanes
Policy CN-33 The City shall help to facilitate the development of trail systems that connect the
Tremont Corridor with transportation facilities in the surrounding areas.
Policy CN-34 Encourage the expansion of Kitsap Transit's service to increase trip frequency within
the Tremont Corridor.
Port Orchard Comprehensive Plan Adopted: June 2016 Revised: Nov 2019, July 2020,
June 2021
Chapter 2: Land Use
2.7.5.3 Lower Mile Hill Countywide Center
The Lower Mile Hill Countywide Center consists of the lower sections of the Mile Hill Road commercial
corridor and adjacent multi family development. The area is served by Kitsap Transit. The City should
work to develop a sub area plan for this area prior to the next periodic comprehensive plan update.
As of 2018, the Lower Mile Hill Countywide Center measured 70 acres containing 174 residents and
288 jobs. This equates to 7 activity units per acre under the PSRC regional centers framework.
I
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— — 3
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I
Port Orchard Comprehensive Plan Adopted: June 2016 Revised: Nov 2019, July 2020,
June 2021
Chapter 2: Land Use
JL�5.4 Upper Mile Hill Countywide Center
The Upper Mile Hill Countywide Center consists of the upper sections of the Mile Hill Road commercial
corridor and contains mix ofmulti family and single family development. The area is served by Kitsap
Transit. The City should work to develop e sub area plan for this area prior tothe next periodic
comprehensive plan update. As of201Q,the Upper Mile Hill Countywide [enter measured 65 acres
containing 387 residents and 373 jobs. This equates to 10 activity units per acre under the PSRC
regional centers framework.
�
Port Orchard CmnpmhonxkmP|un Adopted: June 2016 Revised: Nov 201B.July 2020'
Chapter 2: Land Use
2.7.5.5 Sedgwick/Sethel Countywide Center
The Sedgwick/Bethel Countywide Center consist of the Sedgwick Rd corridor from Geiger to the West
to the city boundary to the East including the Bethel and Sedgwick intersection. In addition to
commercial development and commercially zoned vacant land, this area includes a future park site
and land zoned for multifamily development. The area is served by Kitsap Transit. The City should
work to develop a sub area plan for this area prior to the next periodic comprehensive plan update.
As of 2020, the Sedgwick/Bethel Countywide Center measures 161 acres containing 58 residents and
505 jobs. This equates to 4 activity units per acre under the PSRC regional centers framework.
Port Orchard Comprehensive Plan Adopted: June 2016 Revised: Nov 2019, July 2020,
June 2021
Chapter 2: Land Use
2.7.5.6 Bethel Lund Countywide Center
The Bethel/Lund Countywide Center consists of the Bethel commercial corridor near the intersection
of Lund Avenue including nearby residential areas. The area is served by Kitsap Transit. The City should
work to develop a sub area plan for this area prior to the next periodic comprehensive plan update.
As of 2018, the Bethel/Lund Countywide Center measured 114 acres containing 267 residents and
1,195 jobs. This equates to 13 activity units per acre under the PSRC regional centers framework.
i
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J
i
Port Orchard Comprehensive Plan Adopted: June 2016 Revised: Nov 2019, July 2020,
June 2021
Chapter 2: Land Use
2.7.5.8 Sedgwick/Sidney (Ruby Creek Neighborhood) Countywide Center
The Sedgwick/Sidney Countywide Center is a rapidly developing area of the city at the intersection of
Sidney Road SW and Sedgwick Ave that has seen more than 220 units of multifamily housing develop
since 2010 along with significant new commercial development. The area is served by Kitsap Transit.
The City should work to develop a sub area plan for this area prior to the next periodic comprehensive
plan update. As of 2018, the Sidney/Sedgwick Countywide Center measured 148 acres containing 450
residents and 252 jobs. This equates to 5 activity units per acre under the PSRC regional centers
framework.
Port Orchard Comprehensive Plan Adopted: June 2016 Revised: Nov 2019, July 2020,
June 2021
Chapter 2: Land Use
2.7.5.8 Old Clifton Industrial Park Local Center
The Old Clifton Industrial Employment Local Center is located at the site of reclaimed sand and gravel
mine. Its close proximity to transportation facilities and its isolation as a result of past mining activities
make it an ideal site for industrial and employment uses. The site is served by Kitsap Transit and is
located along Old Clifton Road near SR-16. The City should work to develop a sub area plan for this
area prior to the next periodic comprehensive plan update.
�L L_
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Port Orchard Orchard Comprehensive Plan Adopted: June 2016 Revised: Nov 2019, July 2020,
June 2021
Chapter 2: Land Use
2.7.5.9 McCormick Woods Local Center
The McCormick Woods/Old Clifton Mixed Use Center includes
portion of the McCormick Woods
master planned community, the recently developed city park McCormick Village Park, the site a future
South Kitsap High School (an additional high school), recreational facilities including trails and a golf
course, and areas zoned for multifamily and commercial development. The area is not presently served
by Kitsap Transit. The City should work to develop a sub area plan for this area prior to the next periodic
comprehensive plan update.
Port Orchard Comprehensive Plan Adopted: June 2016 Revised: Nov 2019, July 2020,
June 2021
Chapter 2: Land Use
2.7.5.10 Annapolis Local Center
The Annapolis Local Center is located on the Sinclair Inlet shoreline east of the city's Downtown
Countywide Center. This center includes Mitchell Point and the Annapolis Pier, from which Kitsap
Transit operates a foot ferry service to Bremerton during the work week. Commuter parking is located
east of the pier. The area also includes a number of historic buildings, commercial services, and
residences, as well as a public dock and kayak launch point. The Bay Street Pedestrian Pathway will
end at the foot ferry facility.
Port Orchard Comprehensive Plan Adopted: June 2016 Revised: Nov 2019, July 2020,
June 2021
Chapter 2: Land Use
2.7.5.11 Bethel South (Salmon berry) Local Center
The Bethel South Local Center consists of the underdeveloped intersection of Salmonberry and Bethel
and the nearby residential areas. The area is served by Kitsap Transit. The City should work to develop
a sub area plan for this area prior to the next periodic comprehensive plan update.
Port Orchard Comprehensive Plan Adopted: June 2016 Revised: Nov 2019, July 2020,
June 2021
Chapter 2: Land Use
2.7.6 Road Map to Implementation
Further planning for each identified local center is required in order to implement the City's vision for
the overall centers strategy. The city is committed to undertaking a sub area planning process for each
center, to better identify center boundaries, develop a vision, goals, and policies for each center. This
planning process will also provide recommendations for amending the development regulations,
zoning designations, design guidelines and capital facility plans to reflect and implement the sub area
plans. Sub -area plans for the centers will be adopted into the City's comprehensive plan.
Port Orchard Comprehensive Plan Adopted: June 2016 Revised: Nov 2019, July 2020,
June 2021
EXHIBIT 4
I 20.39.040 Use table.
(Gray shading separates categories into residential, commercial and industrial, and civic/parks)
Use Category Specific Use
R1
11211131114
R5
R6
GB
RMU
NMU
CMU
DMU
GMU
BPMU
CC
CH
IF
LI
HI
Cl
PR
PF
Definition/Standards
Residential Uses
All household living, as listed below:
Ingle -family detached (including new
manufactured homes)
P
P
P
-
-
P
P
P
-
-
P
-
-
-
-
-
-
-
--
20.39.600 - 615
Designated manufactured home, manufacti
mobile home (except for new designated
manufactured homes)
-
-
P
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
20.39.600 - 615
New designated manufactured home
P
P
P
-
-
P
P
P
P
-
-
P
-
-
-
-
-
-
-
-
Two-family
-
P
P
-
-
P
-
P
P
-
-
P
-
-
-
-
-
-
-
20.39.600 - 615
Single-family attached (2 units)
-
P
P
-
-
P
-
P
P
-
-
-
P
-
-
-
-
-
-
-
20.39.600 - 615
Single-family attached (3 or 4 units)
-
P
P
P
P
P-
P
P
P
P
P
P
P-
P
--
-
20.39.600 - 615
Single-family attached (5 or 6 units)
-
-
P
P
P
P
-
P
P
P
P
P
P
P
-
P
-
-
-
20.39.600 - 615
Multifamily (3 or 4 units)
-
-
P
P
P
-
-
P
P
P
P
P
P
P
-
P
-
-
-
20.39.600 - 615
Multifamily (5 or more units)
-
-
P
P
P
-
-
P
P
P
P
P
P
P
-
P
-
-
-
-
20.39.600 - 615
Manufactured or mobile home park
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
20.39.600 - 615
Boarding house
-
-
-
C
C
--
--
--
C
-
P
C
-
-
-
-
-
-
Congregate living facilities
-
-
C
C
C
--
--
--
C
P
C
-
-
-
-
-
-
-
Lodging house
-
-
C
C
C
--
--
--
C
-
P
C
-
-
-
-
-
-
Group home (up to 8 residents), except as f
P
P
P
P
P
P
P
P
P
-
-
P
-
-
-
-
-
-
20.39.600 - 615
Adult family home
P
P
P
--
--
P
P
P
P
-
-
-
P
-
-
-
-
-
-
-
EXHIBIT 4
Use Category Specific Use
R1
R2
R3
R4
R5
R6
RMU
NMU
CMU
DMU
GMU
BPMU
CC
CH
IF
LI
HI
CI
PR
PF
Definition/Standards
All group living (9 or more residents)
-
-
-
C
C
-
[GB
P
C
P
C
-
P
P
-
-
-
-
20.39.610
Social services facilities
-
-
-
-
-
-
-
-
-
-
-
P
P
P
P
P
-
-
20.39.615
Secured high risk social services facilities
-
-
-
-
-
-
-
-
-
-
C
C
C
C
-
-
-
Public Uses
All civic uses, as listed below:
Community college, university, trade or tecr
school (8,000 square feet or less)
-
-
-
-
-
-
-
-
-
P
P
P
P
P
-
-
-
-
20.39.240
Community college, university, trade or tecr
school (more than 8,000 square feet)
-
-
-
-
-
-
-
-
-
-
-
C
C
C
C
-
C
20.39.240
Club or lodge
-
-
-
-
-
-
-
-
P
P
P
P
-
-
-
-
P
-
-
20.39.240
Public use
--
--
---
-
P
P
P
P
P
P
P
P
P
P
P
P
P
20.39.240
Museum, library
-
-
-
-
-
-
-
-
P
P
P
P
P
-
-
-
-
-
P
20.39.240
Place of worship
C
C
C
C
C
--
--
--
P
-
P
P
P
-
-
-
P
-
-
20.39.240
School (K-12)
-
-
-
-
-
-
-
-
-
-
-
-
C
-
-
20.39.240
Jail or detention center
-
-
-
-
-
-
-
-
-
-
-
C
C
C
-
C
20.39.240
Transit park and ride lot
--
C
C
C--
C
C
P
C
C
P
P
P
P
P
P-
P
Transfer station
-
-
-
-
-
-
-
-
-
-
-
-
P
-
-
P
20.39.230
Transit bus base
-
-
-
-
-
-
-
-
-
-
-
P
P
-
-
P
20.39.210
All open space and park uses, as listed belm
Cemetery
C
-
-
-
-
-
-
-
-
-
-
-
-
-
P
-
-
20.39.410
Golf course
C
C
C
-
-
C
-
-
-
-
C
-
-
-
-
-
P
P
20.39.410
Park, recreation field
-
-
-
-
-
-
-
-
P
P
P
P
-
-
-
-
-
P
P
20.39.410
Animal shelter or adoption center
-
-
-
-
-
-
-
-
C
C
I C
IC
IC
C
-
C
20.39.200
EXHIBIT 4
Use Category Specific Use
R1
R2
R3
R4
RS
R6
GB
RMU
NMU
CMU
DMU
GMU
BPMU
CC
CH
IF
LI
HI
CI
PR
PF
Definition/Standards
All utilities, as listed below:
Minor utilities
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
20.39.415
Major utilities
-
-
-
P
P
P
P
P
P
20.39.415
Wireless telecommunication facilities, as list
below:
Amateur radio operator tower
P
P
P
--
--
--
P
--
-
-
-
-
-
-
-
-
-
--
-
-
20.39.270
Small cell wireless telecommunication facilit
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
20.39.270
Wireless telecommunication tower (exclude
cell facilities)
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C-
C
20.39.270
Commercial Uses
All day care, as listed below:
Family day care (6 children or fewer)
P
P
P
--
--
P
P
--
-
P
-
-
-
-
-
20.39.505
Group day care (mini day care) (7 to 12)
C
C
C
-
-
C
C
C
P
P
P
P
P
-
-
-
-
20.39.505
Day care center (13 or more)
-
-
-
-
-
-
-
C
C
C
-
P
C
P
P
-
-
-
-
-
-
20.39.505
All indoor recreation, except as listed below
--
--
--
--
--
--
--
--
C
P
C
P
P
P
-
-
-
-
C
-
Shooting range
-
-
-
-
-
-
-
-
-
-
-
C
C
-
--
C
20.39.510
Special event facility
-
-
C
C
C
C
C
C
C
C-
C
C
C
20.39.510
Commercial entertainment, except as folio
-
-
-
-
-
-
-
-
P
P
P
P
P
P
P
-
-
-
-
-
Adult entertainment
--
--
--
--
--
--
--
--
-
-
-
-
-
-
C
C
-
-
-
20.39.515
All outdoor recreation, except as listed belo,
-
-
-
C
C
C
P
-
P
P
-
-
-
-
C
C
Campground, travel trailer park, RV park (dc
include mobile home park)
-
--
-
-
-
-
-
--
-
-
-
-
--
C
C
20.39.530
Horse stable, riding academy, equestrian ce
-
-
-
-
-
-
-
-
-
-
-
-
-
C
C
20.39.530
EXHIBIT 4
Use Category Specific Use
R1
R2
R3
R4
IRS
R6[GB
RMU
NMU
CMU
DMU
GMU
BPMU
CC
CH
IF
LI
HI
CI
PR
PF
Definition/Standards
Shooting range
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
C
20.39.530
Marina (upland areas)
-
-
-
-
-
-
-
C
C
C
C
C
C
C
C
C
C
20.39.575
All overnight lodging, as listed below:
Level 1: Vacation rentals or similar short -ter
house/room rentals
P
P
P
P
P
P
P
P
P
P
P
P
P
-
-
-
-
-
-
-
20.39.535
Level 2: Bed and breakfast (up to 7 rooms)
C
C
C
-
-
C
C
-
P
P
-
-
-
-
-
-
20.39.535
Level 3: Motel
-
-
-
-
-
-
-
-
-
-
-
P
P
-
-
-
-
20.39.535
Level 4: Hotel
-
-
-
-
-
-
-
-
-
P
P
P
-
P
P
-
-
-
-
-
20.39.535
All medical, except as listed below:
-
-
-
-
-
-
-
-
-
C
C
P
P
P
P
P
-
-
-
P
Hospital
-
-
-
-
-
-
-
-
-
-
-
C
C
C
C
-
-
-
C
20.39.520
All office, except as listed below:
-
-
-
-
-
-
-
C
C
P
P
P
P
P
P
P
-
-
-
-
Bail bonds
-
-
-
-
-
-
-
-
C
C
C
C
P
P
-
-
-
-
-
20.39.525
Surface parking: commercial parking, comrr-
lease parking or park and ride, remote park
-
-
-
-
-
-
-
C
C
P
P
P
P
P
P
-
P
-
C
20.39.350
Commercial parking garage - standalone
-
-
-
-
-
-
-
-
-
C
C
C
C
P
P
P
-
-
-
-
C
20.39.350
Electric vehicle charging stations
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
20.12
All personal service, except as listed below:
-
-
-
-
-
-
-
C
C
P
C
P
P
P
P
C
-
-
-
-
Funeral home
-
-
-
-
-
-
-
-
P
-
P
P
P
P
-
-
-
-
-
20.39.545
Crematorium
-
-
-
-
-
-
-
-
-
-
-
P
P
P
P
P
P
-
-
20.39.545
Indoor animal care
-
-
-
-
-
-
-
-
C
P
-
P
-
P
P
P
-
-
-
-
-
20.39.550
Outdoor animal care
-
-
-
-
-
-
-
-
-
-
-
-
C
C
C
C
-
-
-
-
20.39.555
Business services
-
-
-
-
-
-
-
C
P
P
P
P
P
P
P
P
-
C
-
--
20.39.570
Conference center
-
-
-
-
-
-
-
-
-
C
C
C
C
C
-
-
C
I C
20.39.310
EXHIBIT 4
Use Category Specific Use
R1
R2
R3
R4
R5
R6
RMU
NMU
CMU
DMU
GMU
BPMU
CC
CH
IF
LI
HI
CI
PR
PF
Definition/Standards
All restaurants except as listed below:
-
-
-
-
-
-
[GB
P
P
P
P
P
P
P
PFood
truck
-
-
-
-
-
-
P
P
P
P
P
P
P
P
P
-
-
P
-
-
20.39.562
All retail sales, as listed below:
Retail establishment (up to 5,000 gross flooi
P
P
P
P
P
P
P
P
P
-
P
-
20.39.565
Retail establishment (5,001 - 15,000 gross fl
area)
-
-
-
-
-
-
-
-
-
P
P
P
P
P
P
-
-
-
20.39.565
Retail establishment (15,001 - 50,000 gross
area)
-
-
-
-
-
-
-
-
-
-
-
P
P
P
P
-
-
-
-
-
20.39.565
Retail establishment (over 50,000 gross floo
-
-
-
-
-
-
-
-
-
-
-
C
P
P
-
-
-
-
20.39.565
Fireworks sales in accordance with
Chapter 5.60 POMC
-
-
-
-
-
-
-
-
-
-
-
-
P
P
-
-
-
-
Recreational marijuana sales
-
-
-
-
-
-
-
-
-
-
P
P
I P
1
120.64
Convenience store with fuel pumps
-
-
-
-
-
-
-
-
-
-
-
C
-
-
-
-
20.39.565
Convenience store without fuel pumps
-
-
-
-
-
-
-
-
C
C
C
-
-
P
P
P
-
-
-
20.39.565
Fuel station, including fuel pumps and fuel
without convenience store
-
-
-
-
-
-
-
-
-
-
-
-
C
-
P
-
-
-
Automobile service station
-
-
-
-
-
-
-
-
-
-
-
-
C
-
P
-
-
-
20.39.300
All vehicle and tool/construction equipment
and rental, as listed below:
Light vehicle and light tool or construction
equipment sales and rental
-
-
-
-
-
-
-
-
-
-
-
-
P
P
P
-
-
-
--
20.39.565
Heavy vehicle and heavy tool or constructioi
equipment sales and rental
-
-
-
-
-
-
-
-
-
-
-
-
-
P
P
P
P
-
-
-
20.39.565
All vehicle service and repair, as listed below
Car wash
-
-
-
-
-
-
-
-
-
-
-
-
P
P
P
-
-
-
-
20.39.625
EXHIBIT 4
Use Category Specific Use
R1
R2
R3
R4
R5
R6[GB
RMU
NMU
CMU
DMU
GMU
BPMU
CC
CH
IF
LI
HI
CI
PR
PF
Definition/Standards
Vehicle service and repair, minor
-
-
-
-
-
-
-
-
-
-
P
P
P
P
--
--
--
--
20.39.640
Vehicle service and repair, major
-
-
-
-
-
-
-
-
-
P
P
P
P
-
-
20.39.645
Vehicle service and repair, commercial vehi
-
-
-
-
-
-
-
-
P
P
P
-
20.39.650
Industrial Uses
All heavy industrial
-
-
-
-
-
-
-
-
-
-
-
-
P
-
-
20.39.605
All light manufacturing, except as listed belc
-
-
-
-
-
-
-
-
-
-
-
-
P
P
P
--
--
--
Commercial laundry, dry cleaning or carpet
cleaning facility
-
-
-
-
-
-
-
-
-
-
-
-
P
P
P
-
-
-
20.39.610
Brewery, distillery under 5,000 square feet
-
-
-
-
-
-
-
-
P
P
-
P
-
-
-
-
-
Brewery, distillery 5,001 - 15,000 square fee
-
-
-
-
-
-
-
-
-
C
C
-
C
P
P
-
-
-
Brewery, distillery over 15,000 square feet
-
-
-
-
-
-
-
-
-
-
-
-
-
-
P
P
-
-
Craft shop
-
-
-
-
-
-
-
P
P
P
P
P
-
P
P
P
P
P
-
-
20.39.610
Food and beverage processing, boutique (ar
used for processing less than 3,000 square 1
-
-
-
-
-
-
-
P
P
P
P
P
-
P
P
P
P
P
-
-
20.39.610
Food and beverage processing, industrial
-
-
-
-
-
-
-
-
-
P
P
P
P
-
-
20.39.610
Recreational marijuana production
-
-
-
-
-
-
-
-
-
-
-
P
P
-
-
20.64
All research and development
-
-
-
-
-
-
-
-
P
P
P
P
P
P
-
-
20.39.615
Resource extraction - mining, dredging, raw
mineral processing, except:
-
-
-
-
-
-
-
-
-
-
-
-
-
-
C
-
-
20.39.620
Timber harvesting in the absence of concurs
development
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
Sand and gravel mining
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
C
C
-
-
--
Stockpiling of sand, gravel or other aggrega
materials
-
-
-
-
-
-
-
-
-
-
-
-
C
P
-
--
P
20.39.620
EXHIBIT 4
Use Category Specific Use
R1
R2
R3
R4
R5
R6
GB
RMU
NMU
CMU
DMU
GMU
BPMU
CC
CH
IF
LI
HI
CI
PR
PF
Definition/Standards
Sheet metal, welding, machine shop, tool ar
equipment manufacturing, vehicle painting
-
--
--
--
--
--
--
--
C
P
P
P
-
P
20.39.610
All warehouse, storage and distribution, as I-
below:
--
--
--
--
--
--
--
C
C
C
C
C
--
--
--
Enclosed storage
--
--
--
--
--
--
--
--
-
P
P
P
P
P
-
20.39.655
Self-service storage, mini -warehouse
-
-
-
-
-
-
-
-
C
C
C
C
-
-
20.39.655
Storage yard
-
-
-
-
-
-
-
-
C
C
P
P
-
-
P
20.39.470
All waste -related service, including wastewa
treatment facilities, decant facilities and rec,
centers
--
--
--
--
--
--
--
--
C
-
-
P
20.39.660
Recreational marijuana processing
-
--
--
--
--
--
--
--
P
P
20.64
Agricultural Uses
All agriculture, as listed below:
Agricultural processing, excluding marijuan
processing
--
--
--
--
--
--
--
--
C
P
P
-
20.39.500
Community garden
P
P
P
P
P
P
P
P
P
-
--
P
P
20.39.500
Nursery
P
P
P
P
P-
--
-
-
20.39.500
Winery
C
C
C
C
P
P
P
P--
-
20.39.500
Accessory Uses
Accessory uses not otherwise listed below, z
determined by the administrator:
Accessory dwelling units, as listed below:
Accessory apartment (attached dwelling)
P
P
P
--
--
P
P
--
P
-
20.39.600, 20.68
Backyard cottage dwelling
P
P
P
--
--
P
P
--
P
-
20.39.600
Drive -through facility
-
--
--
--
--
--
--
--
C
P
P
P
P
-
20.39.610
EXHIBIT 4
Use Category Specific Use
R1
R2
R3
R4
RS
R6
GB
RMU
NMU
CMU
DMU
GMU
BPMU
CC
CH
IF
LI
HI
CI
PR
PF
Definition/Standards
Home occupation
P
P
P
P
P
P
P
P
P
-
-
P
-
-
-
-
-
-
-
20.39.615
Home business
P
P
P
-
-
P
P
-
-
-
P
-
-
-
-
-
-
-
20.39.620
Livestock keeping
P
P
P
-
-
-
P
-
-
-
-
-
20.39.625
Outdoor display
-
-
-
-
-
-
-
-
P
P
P
P
P
P
P
P
P
-
20.39.630
Outdoor storage as listed below:
Low -impact
-
-
-
-
-
-
-
-
-
-
P
P
P
P
P
-
-
20.39.635
High -impact
-
-
-
-
-
-
-
-
-
-
-
-
P
P
P
-
-
20.39.635
Self -storage as accessory use to apartment
building
-
-
-
P
P
--
--
-
-
-
-
-
-
-
-
20.39.640
Vehicle service and repair, accessory to a
residential use
P
P
-
-
-
P
P
-
-
-
-
-
-
P
P
-
-
-
-
-
-
20.39.645
Park as accessory use to residential develop
P
P
P
P
P
P
-
P
P
P
P
P
P
-
-
-
-
-
-
-
-
Medical marijuana cooperative
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P---
-
20.64
Key: P = Permitted Use C = Conditional Use -- = Use Not Permi
EXHIBIT 5
20'127'130 Community design framework maps.
(1) Figure 20.127.130 below is an overview map of the applicable planning areas within Port
Orchard. Examine the map to determine which map or figure relates to individual properties.
(2) Figures 20.127.130(l) through (16) include community design framework maps for
applicable mixed use and nonresidential zones throughout Port Orchard.
Figure 20.127.130
Port Orchard Community Design Framework Maps Index
J. ` 1-�
EXHIBIT 5
Figure 20.127.130(1)
Map #1 - Downtown West
EXHIBIT 5
Figure 20.127.130(2)
Map #2 - Downtown East
o saa i coo
r�srT
A .
L6ganA ray"�a s<on�
•. No eep:wrem �� cq bwrbv�
� pOaLea:rs r..am[epbi++ca
wh 14wo� we wkeo�l
dH��iYAlry even cameo
EXHIBIT 5
Figure 20.127.130(3)
Map #3 - County Campus
E=
Y PT-
LD---7� ;n
rl T
� LL
Varies Grcewq
�y � LiMfNpcQ Trill
�J a. Noeeq',mv. � 4ybwtl�.y
,mea rUuiltA h,cf XaR pb.eA
wd lyreury � m.e�pol
1 Q N�r4bitl l+.nc<anen
T r T Fr T T T
-� frmmw's mn�c il
RO
LO D
Fe�c OriLn,a :y :aperirn: s:.Jc. 2C0D
Figure 20.127.130(4)
Map #4 - Lower Mile Hill
EXHIBIT 5
L g.nd
MOTE00sf daa w}feic pfmr[<
fexary tt lli[eeem vm Y'r(lpeNJ
w tan<n 1� 1 �- 4 H�r,13r1%Wttl
{ -- '�'; Sno wbpa magovl mrrwriry dng.
.: framcxorirmfta pLn>Fprdal
Ar,
o sco ipao e
EXHIBIT 5
Figure 20.127.130(5)
Map #5 - Upper Mile Hill
EXHIBIT 5
Figure 20.127.130(6)
Map #6 - Bethel North
EXHIBIT 5
Figure 20.127.130(7)
Map #7 - Lund Bethel
EXHIBIT 5
Figure 20.127.130(8)
Map #8 - Bethel South
EXHIBIT 5
Figure 20.127.130(9)
Map #9 - Sedgwick Bethel SR16
EXHIBIT 5
Figure 20.127.130(10)
Map #10 - Bethel Cedar
EXHIBIT 5
Figure 20.127.130(11)
Map #11 - Bethel Lider
EXHIBIT 5
Figure 20.127.130(12)
Map #12 - Tremont
EXHIBIT 5
Figure 20.127.130(13)
Map #13 - Cedar Heights
EXHIBIT 5
Figure 20.127.130(14)
Map #14 - Sidney Glen
0 500 11000
Fees Originaly exported scale I-1,000
EXHIBIT 5
Figure 20.127.130(15)
Map #15 - Sidney Sedgwick
EXHIBIT 5
500
1000
-A..
Figure 20.127.130(16)
Map #16 - McCormick Woods
Onsiml3yey0ormda le- I;x.p00
rail
��. rva nvaemen: — ciry a ,dn
xore, owe ears .�ara. paorce
a�a � i� iurown: «a an�,paep
M*A9blllryat w,ne,
�__ i hainnwrk matttr plan xp'm:�[
