Appendix G - Sedgwick Bethel Subarea Plan11 UN: FIND
1771
41? .
Sedgw*ick Bethel
Subarea Plan
DRAFT October 2024
Acknowledgements
The Sedgwick-Bethel Plan would not be possible without the enthusiasm and support of
community stakeholders, including the businesses, neighbors, and institutional partners
in and around the Sedgwick-Bethel area. A special thanks to everyone who
contributed their time and effort to the development of this plan.
Mayor
Rob Putaansuu
City Council Members:
Mark Trenary
Jay Rosapepe
Scott Diener
Eric Worden
Heidi Fenton
Fred Chang
John Morrissey
Planning Commission:
Annette Stewart
Stephanie Bailey
Tyler McKlosky
Wayne Wright
Louis Ta
Paul Fontenot
Joe Morrison
City Staff:
Nicholas Bond, AICP, Community
Development Director
Jim Fisk, AICP Principal Planner
Stephanie Andrews, Senior Planner
Shaun Raja, Associate Planner
Connor Dahlquist, Assistant Planner
Consultant Team:
AHBL
MAKERS
Leland Consulting Group
Port Orchard Sedgwick-Bethel Subarea Plan
DRAFT October 2024
Contents
Acknowledgements............................................................................................................................ i
1. Introduction....................................................................................................................................1
1.1 Plan Background and Context.................................................................................................
1
1.2 Study Area...................................................................................................................................
2
1.3 PSRC Regional Centers Framework..........................................................................................3
2. Existing Conditions.........................................................................................................................6
2.1 Existing Land Use and Zoning....................................................................................................
6
2.2 Transportation............................................................................................................................17
Recent Transportation Planning Efforts..........................................................................................17
Vehicular Circulation and Access..................................................................................................20
Pedestrian Circulation and Access................................................................................................24
BicycleFacilities................................................................................................................................25
Transit..................................................................................................................................................
27
2.3 Parks, Open Space, and Critical Areas.................................................................................29
Parksand Open Space....................................................................................................................29
CriticalAreas.....................................................................................................................................
29
2.4 Market Conditions Assessment................................................................................................31
EconomicProfile...............................................................................................................................31
DevelopmentPipeline......................................................................................................................34
Buildable Lands & Future Capacity................................................................................................35
3. Goals and Vision..........................................................................................................................36
3.1 Opportunities, Assets, and Challenges..................................................................................36
3.2 Alternatives...............................................................................................................................38
3.4 Preferred Alternative: Planning Framework...........................................................................39
Values.................................................................................................................................................
39
PlanConcept....................................................................................................................................40
3.5 Subarea Goals & Policies.........................................................................................................44
LandUse............................................................................................................................................44
Transportation....................................................................................................................................
46
CommunityDesign...........................................................................................................................48
Parks, Open Space, and Critical Areas.........................................................................................50
4. Action Plan...................................................................................................................................51
Port Orchard Sedgwick-Bethel Subarea Plan
DRAFT October 2024
Exhibit
EXHIBIT 1-2
EXHIBIT 2-1
EXHIBIT 2-2
EXHIBIT 2-3
EXHIBIT 2-4
EXHIBIT 2-5
EXHIBIT 2-6
EXHIBIT 2-7
EXHIBIT 2-8
EXHIBIT 2-9
EXHIBIT 2-10
EXHIBIT 2-1 1
EXHIBIT 2-12
EXHIBIT 2-13
EXHIBIT 2-14
EXHIBIT 2-15
EXHIBIT 2-16
EXHIBIT 2-17
EXHIBIT 2-16
EXHIBIT 3-1
EXHIBIT 3-2
EXHIBIT 3-3
EXHIBIT 3-4
•A
Sedgwick-Bethel Study Area.......................................................................... 2
New Residential Developments in Sedgwick - Bethel ..................................
6
ExistingLand Uses............................................................................................
7
ExistingZoning................................................................................................. 9
BlockFrontage Map#9.................................................................................14
Looking west from Sedgwick Road..............................................................15
Bethel Sedgwick Corridor Plan Conceptual Rendering .............................17
Bethel Sedgwick Corridor Plan.....................................................................18
Bethel Sedgwick Corridor Cross Sections.....................................................19
Port Orchard Transportation Improvement Program (TIP) Map.................23
Planned Non -Motorized Routes....................................................................26
Kitsap Transit Existing and Planned Facilities................................................28
Parks, Open Space and Critical Areas........................................................30
Age in Sedgwick-Bethel Subarea and Port Orchard, 2023 ........................31
Household Incomes in the Sedgwick-Bethel Subarea and Port Orchard,
2023................................................................................................................32
Top Job Sectors in Sedgwick-Bethel Subarea, 2012 and 2021...................33
Commuting Patterns in the Sedgwick-Bethel Subarea, 2021.....................33
Existing and Pipeline Units in the Sedgwick-Bethel Subarea ......................34
Vacant and Redevelopable Parcels in Sedgwick-Bethel Subarea ...........
35
Sedgwick-Bethel Opportunities, Assets, and Challenges ...........................37
Sedgwick-Bethel Subarea Framework Map................................................41
Sedgwick-Bethel Height Overlay Districts....................................................42
Sedgwick-Bethel Concept Plan....................................................................49
TABLE 1-1 Designation Criteria for Countywide Growth Centers...................................................3
TABLE 1-2 Sedgwick-Bethel Subarea Capacity Summary...............................................................5
TABLE 2-1 Permitted Building Types.................................................................................................... 9
TABLE 2-2 Permitted Land Uses for Centers..................................................................................... 10
TABLE 2-3 City of Port Orchard Transportation Improvement Program (TIP)...............................21
TABLE 2-4 Planned Nonmotorized Routes.......................................................................................25
TABLE 4-1 Sedgwick-Bethel Action Plan.......................................................................................... 52
Port Orchard Sedgwick-Bethel Subarea Plan
Introduction • DRAFT October 2024
1. Introduction
1.1 Plan Background and Context
The centers approach to planning was first introduced in the 2016 Port Orchard
Comprehensive Plan. This approach fosters a sustainable future by accommodating
growth through concentrated development patterns and preserves the community's
valued traits through collaborative planning efforts. This centers approach is also
reflected in Vision 2050, the regional plan adopted by the Puget Sound Regional
Council (PSRC), and in the Countywide Planning Policies managed by Kitsap County.
According to Vision 2050, centers are hubs that serve as important focal points for jobs,
housing, shopping, and recreation, and are supported by multimodal transportation
including transit. Centers create spaces where people can gather, live, and thrive. In
alignment with PSRC's criteria outlined in Vision 2050, the 2024 Port Orchard
Comprehensive Plan designates six "countywide centers" and three "local centers."
Sedgwick-Bethel is a countywide center.
Port Orchard Sedgwick-Bethel Subarea Plan
Introduction - DRAFT October 2024
The City of Port Orchard gathered community input to inform this Subarea plan. Input
was collected through a an in -person workshop and an online survey to evaluate
alternative concepts. This feedback informed the locally preferred land use and urban
design vision in the plan. The plan presents a vision for Sedgwick-Bethel to be a
walkable, mixed -use urban neighborhood by updating development regulations,
encouraging transit -oriented development and redevelopment, and increasing open
space and recreational opportunities in the area.
1.2 Study Area
The Sedgwick-Bethel Subarea is located at the intersection of Sedgwick Road and
Bethel Road. It is bordered by Port Orchard's unincorporated area to the east and by
Blackjack Creek to the west. The area includes recent developments and other vacant
and developable lands. The Subarea covers a total of 235.7 acres.
Following a thorough evaluation, the Sedgwick-Bethel Subarea is larger than initially
mapped in the 2016 Port Orchard Comprehensive Plan. The larger area includes more
areas of potential development and recently constructed residential subdivisions. The
southwestern boundary has also been revised to exclude critical areas. This updated
boundary better aligns with PSRC guidance for countywide growth centers.
EXHIBIT 1-1 Sedgwick- Bethel Study Area
! � ! Roposed New Su6ono 9andny
F Islnp yJbSao Avu�dav
SOURCE: City of Port Orchard, 2024
Port Orchard Sedgwick-Bethel Subarea Plan 2
Introduction - DRAFT October 2024
1.3 PSRC Regional Centers Framework
PSRC 2018 Regional Centers Framework establishes eligibility requirements for
Countywide Growth Centers for which designation criteria is listed below.
TABLE 1-1 Designation Criteria for Countywide Growth Centers
Identified as a countywide center in the countywide The Kitsap Countywide Planning Policies
planning policies Appedix D: List of Centers identified
Sedgwick/Bethel Center as a countywide
center candidiate.
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
Sedgwick-Bethel is located within the Port
Orchard city limits.
This area is identified as a countywide
center in the Port Orchard Comprehensive
Plan Centers Strategy as found in the Land
Use Element Section 2.8.
In addition to the development of this plan,
various intergovernmental and agency
transportation investments planned within
Sedgwick-Bethel, detailed in Section 2.2
Transportation. These include:
■ Bethel Road and Sedgwick Road
Corridor Plan
■ Kitsap Transit Long -Range Transit Plan
2022-2042
■ Port Orchard - 6 Year/20 Year
Transportation Improvement Program
TABLE 1-2 Sedgwick-Bethel Subarea
Capacity Summary indicates that
Sedgwick-Bethel meets the minimim existing
activity unit density, and has capacity to
accommodate 20.8 activity units per acre.
Existing mix of residential (74%) and
employment (26%) use surpass the
minimum mix requirement.
There is existing transit service in the
Subarea and some limited pedestrian
infrastructure. The Subarea plan identifies
multi -modal transportation investments that
are in various stages of planning and
design (see the 'priority' checklist item
above), including projects for enhanced
bus service, new sidewalks and crossings,
Port Orchard Sedgwick-Bethel Subarea Plan 3
Introduction • DRAFT October 2024
potential off-street trails, and bike facilities.
The Subarea plan also identifies conceptual
locations for some new streets.
Development regulations will incrementally
result in higher -quality private develoment
with walkable frontages and pedestrian -
oriented site and building design.
Compact, walkable size of one -quarter mile squared The Sedgwick-Bethel Subarea is 235.7 acres.
(160 acres), up to half -mile transit walkshed
(500 acres)
Capacity
In addition to the PSRC Countywide Growth Centers framework above, Kitsap County's
Countywide Planning Policies establishes that Countywide Centers must show a
minimum of 10 activity units per acre. TABLE 1-2 below summarizes the existing, pipeline,
and additional land capacity for housing and jobs in the Subarea. An activity unit is one
person or one job. The additional land capacity is based on the development pattern
outlined in this plan (see Planning Framework). As shown, the Subarea's existing and
pipeline development meets the Countywide Centers Designation Criteria and, with
additional land capacity, can accommodate up to 210,919.1 activity units per acre.
Port Orchard Sedgwick-Bethel Subarea Plan 4
Introduction • DRAFT October 2024
TABLE 1-2 Sedgwick-Bethel Subarea Capacity Summary
Existing Pipeline (as of Existing + Additional Total
Sept.2024) Pipeline Land
Capacity
Acres 235.7 235.7
Vacant/Redevelopable
Residential Acres
26.8
Vacant/Redevelopable
Commercial Acres
5.2
Housing Units
292
457
749
�4855
1,9191,604
Single Family
156
151
307
1
308
Condo
0
0
0
0
Multifamily
136
306
442
--, 854
1,296595
People per
Household
Single Family
2.8
2.8
2.8
2.8
2.8
Condo
2.3
2.3
2.3
2.3
2.3
Multifamily
2.0
2.0
2.0
2.0
2.0
Population
716
1,042
1,758 2,11-341,715
3,473892
Jobs
619
10
629
388
1,017
Activity Units
1,335
1,052
2,387 2,52-22,103
4,49099R
AUs / Acre
10.1
19.12"
Requirements
Required Acres
160-500
160-500
Actual Acres
235.7
235.7
Surplus / Shortfall
75.7
75.7
Required Use Mix
20% Res. / Emp.
20% Res. /
Emp.
Actual Res. Mix
74%
77�%
Actual Emp. Mix
26%
234-2-�%
Required AUs/Acre
10
Actual AUs/Acre
10.1
19.12"
Surplus / Shortfall
0.1
SOURCE: City of Port Orchard, LCG
Port Orchard Sedgwick-Bethel Subarea Plan 5
Existing Conditions - DRAFT October 2024
lie
2. Existing Conditions
2.1 Existing Land Use and Zoning
The Sedgwick-Bethel Subarea is an EXHIBIT 2-1
emerging commercial hub at the
southeastern corner of Port Orchard city
limits. It has long had a mix of rural and
suburban commercial attributes, though has
recently been seeing more single-family and
multifamily residential development.
Sedgwick-Bethel contains a mix of land uses
including a large grocery store, smaller retail
shops, restaurants, and general services (see
EXHIBIT 2-2). There are three commercial
clusters located along Bethel Road and
Sedgwick Road including Bethel Centre, SOURCE: Google Earth, 2024
Sedgwick Plaza, and Fred Meyer. There are
civic facilities, such as Hidden Creek Elementary School, located just outside of the
Subarea to the southeast..
New Residential Developments
in Sedgwick-Bethel
Port Orchard Sedgwick-Bethel Subarea Plan 6
Existing Conditions - DRAFT October 2024
In 2017, major residential construction projects began in Sedgwick-Bethel. The first of
these projects was Andaiso Village, a single-family subdivision in the northwestern
quadrant of the area. Following this came construction of the Magnolia Ridge and
Sidney Ridge subdivisions. The first phase of a new multifamily residential complex,
Pottery Creek Apartments, was recently built on the southern edge of the Subarea and
second phase will be completed in 2024. Another multifamily project located along
Blueberry Road is under construction and will likely be completed in early 2025 (see 2.4
Development Pipeline).
EXHIBIT 2-2 Existing Land Uses
1
aa�
o`F�aG� 1
Magnolia
Ridge Andaiso
j Village
1
Sidney
Ridge
Westcoas
Fitness
/ AW
21
IIIIIIII� Retail Medical
IIIIIIII� Community Shopping Center Storage Warehouse
IIIIIIII� Grocery Single Family Housing
IIIIIIII� Restaurant/Eateries Multifamily Housing (5+ Units)
Auto Service/Convenience Market Manufactured Home
16 Office School
SOURCE: City of Port Orchard, MAKERS, 2024
jIIIIIIII� Greenbelt /
Undesignated /
C;3 Sedgwick Bethel
II= Port Orchard
® Port Orchard UGA
Q0 400 800 Feei
Port Orchard Sedgwick-Bethel Subarea Plan 7
Existing Conditions • DRAFT October 2024
The Subarea is currently zoned Commercial Mixed Use (CMU), Commercial Heavy (CH),
Commercial Corridor (CC), Residential 1 (R1), Residential 2 (R2), Residential 3 (R3), and
Residential (R4) (EXHIBIT 2-3). TABLE 2-1 and TABLE 2-2 list the building types and land uses
permitted in these zones.
Generally, the maximum building height allowed within Sedgwick-Bethel is three stories
or 35 feet. Port Orchard's subarea policies (established in the Land Use element of the
City's Comprehensive Plan) describe a need to support focused growth with compact
development forms. Low height limits can be a barrier to achieving the added dwelling
units and vertical mixed -use buildings necessary to concentrate growth in the Subarea,
as envisioned by the City's land use and centers policies.
The increased cost and risk of developing mixed -use structures and leasing ground -floor
commercial space (compared to a single -use, low-rise apartment building) can be
offset by a higher amount of residential floor area. This is because allowing additional
dwelling units which can help spread out of the cost of construction across more units.
Since the COVID-19 pandemic, developers are indicating increased risk associated with
commercial development due to continued uncertainty about retail and office
markets (this is a nationwide trend but was also confirmed in local stakeholder
interviews for the Port Orchard Housing Action Plan). This further increases the
attractiveness of developments with a higher share of residential floor area.
Port Orchard allows height increases through the use of a transfer -of -development -
rights (TDR) ordinance adopted in 2019 in partnership with Kitsap County (Chapter 20.41
POMC). TDR programs are complex and require savvy and willing participants. To date,
no project has used Port Orchard's TDR program and other Washington jurisdictions
have found it difficult to attract participants to TDR programs outside of the highest -
priced markets.
Increased height limits and potentially larger buildings will be mitigated by a broad set
of multifamily and commercial design standards that Port Orchard already has in place
(Chapter 20.127 POMC). These include but are not limited to standards for building
massing, light and air access, useable open space, building materials, and windows
and entries.
According to the Port Orchard Housing Action Plan (HAP), the economic benefits of
light wood frame construction are maximized with height limits in the 65-85 feet range.
The HAP makes specific recommendations for height limits in several zones that exist in
the Subarea.
Port Orchard Sedgwick-Bethel Subarea Plan 8
Existing Conditions - DRAFT October 2024
EXHIBIT 2-3 Existing Zoning
Zanfng
M Gieenkrell fG@I = ?=nmmrxinl C"cxridnr (-C% Sedxwlck LU'rtl
ResaenrnlI IRl) = Ccmmerlcd-ieawy ?CH) PQr-CiKhary
Hrc Y.-.nt al Z Ik"21 �r� Cc-mrroEvcla M"d Usa ff:MUa fort 00'and IICA
P.ei:y l ul 3IR3j Pblx: recililiM fP'l
Fr. sicir. tli_I A "R41
WF%F
.: ` NIHEI I I 11111111111116 A&JNF.—
SOURCE: City of Port Orchard 2023 Zuning
TABLE 2-1 Permitted Building Types
Building Type Residential Zones
Commercial Zones
R1** R2**
R3
R4
CMU CC CH
Townhouse -- P*
P
P
P -- --
Fourplex (and Triplex) -- --
P
P
-- -- --
Apartment -- --
P
P
P -- --
Mixed Use Shopfront -- --
--
--
P P --
Single-Story Shopfront -- --
--
--
P P P
Detached House P P
P
--
-- -- --
Port Orchard Sedgwick-Bethel Subarea Plan 9
Existing Conditions - DRAFT October 2024
Building Type
Residential Zones
R1 ** R2**
R3
Commercial Zones
R4 CMU CC CH
Backyard Cottage
P P
P
-- -- -- --
Cottage Court
P P
P
-- -- -- --
Duplex: Side -by -Side
-- P
P
-- -- -- --
Duplex: Back -to -Back
-- P
P
-- -- -- --
Attached House
-- P
P
-- -- -- --
Live-Work
-- --
--
-- P P --
General Building
-- --
--
-- P P P
Shopfront House
-- --
--
-- P P --
Key: P= Permitted Use C=Conditional Use -- = Use Note Permitted
SOURCE: Port Orchard Municipal Code 20.32.015 Building type zoning matrix
*Note: In the R2 zone townhouses are limited to three or four units (POMC 20.32.090.2)
**Note: Permitted building types in the R1 and R2 zone may change to comply with RCW 36.70A.635. See next
section on middle housing.
TABLE 2-2 Permitted Land Uses for Centers
Land Use
Residential Zones
Commercial
Zones
R1 ** R2**
R3
R4
CMU
CC
CH
Residential
Single-family detached
P P
P
--
--
--
--
Two-family
-- P
P
--
--
--
--
Single-family attached (2
-- P
P
--
--
--
--
units)
Single-family attached (3-4
-- P
P
P
P
P
--
units)
Single-family attached (5-6
-- --
P
P
P
P
--
units)
Multifamily (3 or more units)
-- --
P
P
P
P
--
Permanent supportive housing
C C
C
C
C
C
C
Commercial
Group day care (7 to 12)
C C
C
--
P
P
--
Day care center (13 or more)
-- --
--
--
C
P
P
Indoor recreation*
-- --
--
--
P
P
P
Outdoor recreation*
-- --
--
--
C
P
P
Hotel
-- --
--
--
P
P
P
Medical*
-- --
--
--
C
P
P
Office*
-- --
--
--
P
P
P
Personal service*
-- --
--
--
P
P
P
Port Orchard Sedgwick-Bethel Subarea Plan 10
Existing Conditions • DRAFT October 2024
Land Use Residential Zones Commercial Zones
R1 ** R2** R3 R4 CMU CC CH
Restaurants -- -- -- -- P P P
Retail sales:
Up to 5,000 SF GFA -- -- -- -- P P P
5,001 - 15,000 SF GFA -- -- -- -- P P P
15,001 - 50,000 SF GFA -- -- -- -- -- P P
Over 50,000 SF GFA -- -- -- -- -- C P
Convenience store w/ fuel -- -- -- -- -- -- C
Convenience store w/o fuel -- -- -- -- C P P
Industrial
Light manufacturing -- -- -- -- -- -- --
Brewery, distillery:
Up 5,000 square feet -- -- -- -- -- -- P
5,001 - 15,000 square feet -- -- -- -- -- C P
Over 15,000 square feet -- -- -- -- -- -- --
Food processing, boutique -- -- -- -- P P P
Self-service storage -- -- -- -- C C C
Key: P= Permitted Use C=Conditional Use -- = Use Note Permitted
SOURCE: Port Orchard Municipal Code 20.30.040 Use Table
*Note: Some specific types of uses within these categories have further restrictions per POMC 20.39.040
**Note: Permitted land uses in the R1 and R2 zone may change to comply with RCW 36.70A.635. See next section
on middle housing.
Commercial zoning represents a large share of the Subarea. The CMU zone offers the
most flexibility for residential uses because it allows single -purpose apartment buildings,
townhouses, and mixed -use buildings. The CC zone allows apartments only in mixed -use
buildings and residential use is mostly prohibited in the CH zone.
Port Orchard Sedgwick-Bethel Subarea Plan 1 1
Existing Conditions • DRAFT October 2024
Middle Housing
The City is taking proactive measures to ensure compliance with Washington State's
new middle housing bills, HB 1110 and HB 2321, adopted during the 2023 and 2024
legislative sessions respectively. HB 1 1 10 mandates cities of specific sizes and locations
to permit multiple dwelling units per lot in areas that are traditionally exclusive to single-
family detached homes. HB 2321 modified the requirements created under HB 1 1 10.
The law is codified primarily under RCW 36.70A.635.
What is Middle Housing?
"Middle housing" includes duplexes, townhouses, cottages, courtyard apartments, and
other building types that fall between the scale of single-family detached houses and
larger apartment buildings. Middle housing units tend to be more affordable to build than
single-family homes and offer greater varieties of layout and sizes that are suited for a
wider range of households. Expanding the areas where middle housing is allowed offer
greater opportunities for "starter homes", or homeownership, to all residents of a
community.
ADUs Duplexes/ Triplexes Fourplexes Cottage Clusters
Nil
Townhouses Courtyard apartments Small apartments (5-10 units)
Source: MAKERS, 2023
Currently, Port Orchard is a Tier 3 city as described by the Department of Commerce
Middle Housing Model Ordinance User Guide. Tier 3 cities must allow at least two units
per lot. Port Orchard is anticipated to cross the 25,000-person population threshold and
become a Tier 2 city. Tier 2 cities are required to allow at least two units per lot and also
at least four units per lot when a lot provides one affordable housing unit or a lot is near
a major transit stop. Should Kitsap Transit implement bus rapid transit in the Bethel
corridor, stops for that service will be considered major transit stops.
To implement middle housing effectively, Port Orchard proposes the redesignation of
properties currently within the R1 zone to R2, effectively repealing existing R1 zoning
standards and implementing middle housing building types mandated by HB 1 1 10 in
the R2 zoning district.
Port Orchard Sedgwick-Bethel Subarea Plan 12
Existing Conditions • DRAFT October 2024
The Port Orchard HAP provides guidance to promote middle housing while the middle
housing compliance strategy is part of the broader update and adoption of the
Citywide Comprehensive Plan.
Block Frontage Standards
Chapter 20.127 POMC provides citywide multifamily and commercial design standards.
Article II provides block frontage design standards that emphasize compatible
development and creating a comfortable walking environment. Many of Port
Orchard's streets are designated on block frontage maps for which specific standards
apply to different frontage designations.
In this Subarea, Bethel Road and Sedgwick Road are both designated as "varied" in
the community design framework maps (POMC 20.127.130) meaning developments
fronting these streets are subject to either "storefront" or "landscaped" block frontage
standards. Storefront frontages feature traditional ground -floor commercial spaces at
the edge of the public sidewalk. Landscape frontages feature landscaped setbacks
between the sidewalk and building. In some cases, parking is restricted from being
located and visible adjacent to public sidewalks.
Sedgwick Road at the western edge of the subarea is designated as "gateway". This
designation is reserved for areas near highway interchanges with heavy vehicle traffic
and serve the purpose of providing attractive landscaped frontages.
In addition to the existing streets, EXHIBIT 2-4 Block Frontage Map #9 uses black dashed
lines to indicate planned locations for new streets. Such streets can be created through
a public capital project or as a condition of approval for private development
occurring on applicable lots. The block frontage type that applies on planned streets is
"other", regulated under POMC 20.127.210. In this subarea, the widening of Blueberry
Road and a portion of Geiger Road have been completed as a condition of recent
single-family subdivisions.
Port Orchard Sedgwick-Bethel Subarea Plan 13
Existing Conditions • DRAFT October 2024
EXHIBIT 2-4 Block Frontage Map #9
SOURCE: POMC 20.127.130 Community design framework maps
Existing Aesthetics and Design Standards
Located in the far southeast corner of Port Orchard city limits, this subarea is
transitioning from a rural setting into a more suburban setting. Aesthetics in the subarea
are typical of low -density, auto -oriented commercial and residential development in
the Puget Sound region, mixed with larger vacant parcels consisting of forestlands and
fields.
Most commercial properties contain one-story buildings set back from the street by
expansive parking lots. There are multiple drive -through businesses. Commercial
signage is typical for the region and mostly consists of monument and wall -mounted
signs. Larger commercial buildings typically have service access in rear -facing areas,
while smaller commercial buildings have screened trash collection located in in parking
areas.
Travel in the area is primarily by automobile and likely related to the long distances
between residential and commercial land uses and the incomplete nature of the
sidewalk and bicycling infrastructure network. See more information in 2.2
Transportation.
Port Orchard Sedgwick-Bethel Subarea Plan 14
Existing Conditions - DRAFT October 2024
Residential development consists of detached single-family homes and apartment
complexes. Most of the residential developments were built within the last decade and
have been subject to more contemporary standards requiring good street networks
with multiple external connections. There are a few older single-family properties on
large lots fronting the western portion Sedgwick Road. On the eastern portion of
Sedgwick Road there is a concentration of new apartment complexes with three-story
buildings.
Some properties have landscaped perimeters and parking lots. The general auto -
oriented nature of the environment competes with the aesthetic benefits of trees,
particularly due to the lack of street trees on Bethel Road and Sedgwick Road. Many of
the vacant properties have stands of larger trees and dense vegetation, particularly to
the west. The Subarea is mostly flat with the exception of the Blackjack Creek ravine.
Subarea aesthetic and pedestrian experience are expected to improve with the
implementation of the Bethel and Sedgwick Corridor Plan, which calls for continuous
sidewalks and landscape strips along the length of Bethel Road. Aesthetics will also
improve over time through redevelopment and required compliance with the Port
Orchard multifamily and commercial design standards under Chapter 20.127 POMC,
which ensure that new development is high quality and positively contributes to Port
Orchard's community character.
EXHIBIT 2-5 Looking west from Sedgwick Road
SOURCE: Google, 2024
Port Orchard Sedgwick-Bethel Subarea Plan 15
Existing Conditions • DRAFT October 2024
These design standards consist of:
• Article II - Block Frontage Standards (described above). Most importantly, new
buildings must be located adjacent to Bethel and Sedgwick rather than set back
behind parking.
• Article III - Site Planning Standards
o Standards for light and air access to residential dwelling units
o Nonmotorized circulation standards, including minimum connectivity
o Vehicular circulation standards for internal roadways
o Open space standards
o Standards for the design of service areas and mechanical equipment
• Article IV - Building Design Standards
o Prohibition on corporate architecture
o Building massing and articulation standards that reduce the perceived
scale of large buildings
o Building detail requirements for commercial ground floors
o Exterior material standards
o Requirements for treating blank walls
Port Orchard Sedgwick-Bethel Subarea Plan 16
Existing Conditions • DRAFT October 2024
2.2 Transportation
Recent Transportation Planning Efforts
Bethel Road and Sedgwick Road Corridor Plan 2018
The objective of this study was to develop a comprehensive plan and conceptual
design for two major corridors in Port Orchard: Sedgwick Road (State Route 160) and
Bethel Road. These are major arterials that serve the Bethel -Lund Subarea and provide
connections to State Route 16, Downtown Port Orchard, and the Southworth Ferry
Terminal.
Elements of the study were centered on:
Ensuring mobility for all users, including
drivers, people walking and bicycling,
and transit riders
Supporting existing businesses and future
commercial growth in the area
Guiding future development of the
corridors through design considerations
and funding tools
The proposed conceptual design introduces
roundabouts on key segments of both
roadways. Additionally, the study
recommends enhancing sidewalk
connectivity, bicycle facilities, and
implementing green stormwater
infrastructure. The multi -phase reconstruction
of Bethel Road and Sedgwick Road offers a
unique opportunity to transform these
corridors into attractive, pedestrian -friendly
streets, while strengthening connections
among the area neighborhoods. Phase I of
the Bethel Road corridor improvements
includes roundabouts at the intersections of
Bethel Road with Blueberry Road and
Salmonberry Road.
EXHIBIT 2-6 Bethel Sedgwick Corridor
Plan Conceptual
SOURCE: Bethel Road and Sedgwick Road
Corridor Plan, City of Port Orchard, 2018
Port Orchard Sedgwick-Bethel Subarea Plan 17
Existing Conditions • DRAFT October 2024
EXHIBIT 2-7 Bethel Sedgwick Corridor Plan
LEGEND
BaW Road- Typical Section A
Bel hd Road -Typical Section B
Sedgwick Road - Typical Section
EAsking Singleaane Roundabout
Proposed Single -lane Roundabout
Proposed Multi -lane Roundabout
Tremont Avenue
0
,,
Mile Hill Drive
Lincoln d4inue!
Lund Avenue
Salmonherry Road
Blueberry Road
SOURCE: Bethel Road and Sedgwick Road Corridor Plan, City of Port Orchard, 2018
Port Orchard Sedgwick-Bethel Subarea Plan 18
Existing Conditions • DRAFT October 2024
EXHIBIT 2-8 Bethel Sedgwick Corridor Cross Sections
Bethel Road - Typical Section A
LZ
ry' lY la'.:I". = . = . fi . YNd'i.
Beth6 Load - Typical Section B
B A' S' _: 3 U' i 8'
&kw.( 14 "j, •140-rr Wh C017:in, Or aw br£ualC
Sedgwick Road -Typical Section
SOURCE: Bethel Road and Sedgwick Road Corridor Plan, City of Port Orchard, 2018
Port Orchard Sedgwick-Bethel Subarea Plan 19
Existing Conditions • DRAFT October 2024
Vehicular Circulation and Access
Bethel Road and Sedgwick Road are important throughfares, providing crucial access
and mobility through Sedgwick Bethel. Salmonberry Road is a residential street that
connects the outlying neighborhood within Port Orchard's Urban Growth Area to Bethel
commercial corridor.
Bethel Road is a key north -south connection. It spans across the southern city limits to
the northern waterfront, providing access to transit centers, ferry terminals, and other
major commercial centers, such as Downtown Port Orchard. It also links State Route 160
and State Route 166, connecting the city to the other parts of the county. Bethel Road
is generally a three -lane road with a center turn lane, and carries 11,500 to 16,900
Average Weekly Daily Traffic (AWDT), depending on the segment.
Sedgwick Road (State Route160) is a two-lane highway that serves as the primary
east/west ferry commuter route to Southworth Ferry Terminal and provides convenient
access to the State Route 16 interchange. State Route 16 is a regional route that
connects Kitsap County to Pierce County and ends at Interstate 5. To the north, State
Route 16 links to State Route 3, providing access to northern Kitsap County.
The Bethel and Sedgwick Corridor Plan analyzed the crash frequency along the study
segments from 2013-2017. Between the two corridors, Sedgwick Road has more
crashes. Crashes on Sedgwick Road are spread out along the study segment, while on
the Bethel corridor, certain intersections such as Lund Avenue, Salmonberry Road, and
Mitchell Road have experienced more crashes than others. Crashes related to turning
movements were more common on Bethel Road than Sedgwick Road, due in part to
the fact that Bethel Road has more driveways and intersections. Additionally, there
were no reported crashed involving bicyclists on either study corridor over the period
that was analyzed. The study recommends increasing corridor capacity on Sedgwick
Road and access management on Bethel Road to address safety issues and preserve
safety, function, and capacity of these corridors.
Salmonberry Road is a two-lane east -west connector that runs through unincorporated
residential neighborhoods in the urban growth area connecting Jackson Avenue to
Bethel Road, serving an estimated 2,300 AWDT.
The subarea does not have a conventional grid system. Vehicular traffic is limited to a
few streets, leading to increased congestion, safety concerns, and road deterioration
associated with those streets. Side streets primarily function as low -volume, local
residential streets. The City has planned new street connections on Piperberry Way to
enhance pedestrian and vehicular circulation in the area. This plan envisions several
streets, particularly in the northwest quadrant of the Subarea, to allow greater options
for vehicular access and circulation. See EXHIBIT 2-9.
Port Orchard Sedgwick-Bethel Subarea Plan 20
Existing Conditions - DRAFT October 2024
The City's Transportation Improvement Plan (TIP) identifies planned transportation
projects and enhancements including intersection improvements, street extensions,
pedestrian and bicycle facilities upgrades, and installation of stormwater infrastructure.
TABLE 2-3 are the planned transportation projects related to Sedgwick-Bethel, and
EXHIBIT 2-9 illustrate these projects.
TABLE 2-3 City of Port Orchard Transportation Improvement Program (TIP)
Bethel/Corridor Phase 1 a Bethel Road: Blueberry Phase 1 a. Bethel/Blueberry 2022
- Bluberry RAB intersection RAB $3,341,000
Phase 1 b. Bethel/
Bethel/Corridor Phase 1 b Bethel Road: Salmonberry RAB Round and
2 - Salmonberry RAB Salmonberry roadway segment design 2023 $1 1,467,000
intersection from Blueberry to
Salmonberry
3
SR160/Sedgwick Phase New rounabout mid way
2a New intersection between SR16 and Bethel Rd. 2027
ROW acquisition and design
NOTE: Table 2-3 and Exhibit 2-9 will be updated once
TIP is finalized.
$1,550,000
Bethel/Sedgwick
Sedgwick Road: SR-16
Design, ROW acquisition and
4
Corridor Phase 2 - ROW
construction of Phase 2 per
2030 $16,669,000
and Construction
interchange to Bethel
the Bethel/Corridor Plan
Widen road to two travel
5
Geiger Road Widening
Sedgwick Road to
lanes with bike lanes,
2034 $375,000
Blueberry Road
sidewalks and stormwater
system improvements
Provide an extention of
Geiger Road to
Piperberry from Ramsey to
6
Piperberry Way Extention
Geiger and a new street
2034 $575,000
Ramsey Road
connection to the proposed
round about on Sedgwick
Bethel/Sedgwick
Design, ROW acquisition and
7
Corridor Phase 3 - ROW
Bethel Road: Blueberry
construction of Phase 3 per
2032 $5,822,000
and Construction
to Sedgwick
the Bethel/Sedgwick Corridor
Plan
Design, ROW acquisition and
Bethel/Sedgwick
construction of the fourth
8
Corridor Phase 4 - ROW
Bethel Road: Lund to
phase of the street
2034 $8,744,000
and Construction
Salmonberry
improvements per the
Bethel/Sedgwick Corridor
Plan
Port Orchard Sedgwick-Bethel Subarea Plan 21
Existing Conditions • DRAFT October 2024
Salmonberry Road
9 Widening
Ramsey Road to
Bethel Road
Widen road to two travel
lanes with bike lanes,
sidewalks and stormwater 2028 $225,000
system improvements
Widen road to two travel
10 Ramsey Road Widening
Sedgwick Road to
lanes with bike lanes, 2029 $2,500,000
Salmonberry Road
sidewalks and stormwater
system improvements.
Widen road to two travel
11 Blueberry Road
Geiger Road to Bethel
lanes with bike lanes, 2036 $600,000
Widening
Road
sidewalks and stormwater
system improvements
SOURCE: City of Port Orchard Transportation Improvement Plan (TIP) Tier 1 2024-2029 and Tier 2 2030-2043
Port Orchard Sedgwick-Bethel Subarea Plan 22
Existing Conditions • DRAFT October 2024
EXHIBIT 2-9 Port Orchard Transportation Improvement Program (TIP) Map
9
o.
r.._._...... 9 2
e
i
i Rrd a AnUOisU
Ir:nq 4., ChinalSun
ir
itlttar° I }°: ar:-n B€iHEI x
CENTRE
y� h4
1
i ■ w ■ � r�r 1NestcoOsl ''�•r`�•••
� Sf6G141r~K
{� Fitn44s Slarbucks PLAZA Par
f4
Fred Meym A, ,iirnlr+ r5
------------
f :M
i s
TrampartaHanlmprnvemrnh Program (TIP)
4,1P. Plannea iriersec[ion r4ew s•reet &c h6)Sedprwick
%j}r inpnvcn-%ent ■ ■ ■ conrcciian Q4;*Ti0V 5iL4Y
f*ew irderseclion nP hoj�rl Tcr ^ Sedgwick Bethel
WS Plonne•d street rler 1 XJ4-7074 P{s41 Qrt:r':511<1
91111 snprovcment Ter P W 2D43 Fkri Crchwd uGn
o ADO Ko eW
K r I
SOURCE: City of Port Orchard Transportation Improvement Plan (TIP) Tier 1 2024-2029 and Tier 2 2030-2043
Port Orchard Sedgwick-Bethel Subarea Plan 23
Existing Conditions • DRAFT October 2024
Pedestrian Circulation and Access
Most existing sidewalks are located along a portion of Sedgwick Road (east of Bethel
Road) and the portion of Blueberry Road west of Bethel Road. Sidewalks are also being
installed in concert with new development, such as residential subdivisions. However,
many older sidewalks have substandard widths and curb cuts, and sidewalks along
arterial streets are fragmented and usually not present on both sides of a street. Most
streets outside of the commercial areas have paved or gravel shoulders, which forces
pedestrians to share high -volume roadways with vehicles. Pedestrian crossings are
limited to the signalized intersection at Bethel/Sedgwick. Side street intersections and
private driveways often have wide turning radii, which increases crossing distances for
people walking and allows vehicles to turn at higher speeds. Street lighting is limited,
which can reduce the safety and comfort of walking at night.
Overall, the environment in the Subarea is unpleasant for pedestrians, bicyclists, and
other wheeled device users, such as wheelchairs, strollers, and scooters. Continuous
active transportation infrastructure would improve the functionality of the existing
network and quality of the pedestrian environment, providing a convenient, safe, and
attractive option alternative to driving.
The City has planned nonmotorized routes that are intended to improve bicycle and
pedestrian access throughout the City. Those within the Sedgwick-Bethel Subarea are
listed in TABLE 2-4.
Port Orchard Sedgwick-Bethel Subarea Plan 24
Existing Conditions • DRAFT October 2024
Bicycle Facilities
There are no existing bicycle facilities within Sedgwick-Bethel. However, the City's
planned nonmotorized routes will improve pedestrian and bicycle access and connect
residential neighborhoods to commercial centers, recreational areas, and Kitsap
County nonmotorized routes outside of the city limits. These routes include Bethel Road
(Bay Street to Sedgwick Road), Sedgwick Road (Sidney Road SW to Long Lake Road),
and Salmonberry Road West (Bethel Avenue to Jackson Avenue). Bethel Road and
Sedgwick Road also connect to the Kitsap County nonmotorized routes, and therefore,
these trails are identified as part of the nonmotorized routes in the Kitsap County Non -
Motorized Facilities Plan.
Improvements to Bethel Road have already been programmed through the Bethel
Road and Sedgwick Corridor Plan. Most of Sedgwick Road is designated as highway
and future improvement requires collaboration with Kitsap County and the Washington
State Department of Transportation (WSDOT). Continued design improvements for
Salmonberry Road West are part of the Bethel Phase 1 project.
TABLE 2-4 Planned Nonmotorized Routes
Bethel Road On -Street Bike
(Bay Street to Sedgwick Road) - Arterial Lane/Sidewalk 2.62 Planned
Sedgwick Road (Sidney Road On -Street Bike 2.98 Planned
SW to Long Lake Road) - Arterial Lane/Sidewalk
Salmonberry West On -Street
(Bethel Avenue to Jackson - Bike 0.98 Planned
Avenue) Residential Lane/Sidewalk
SOURCE: City of Port Orchard Non -Motorized Transportation Plan, 2024
Port Orchard Sedgwick-Bethel Subarea Plan 25
Existing Conditions • DRAFT October 2024
EXHIBIT 2-10 Planned Non -Motorized Routes
:1
1 lrlsrir�ill
Lj
Village :ChlnaT.Sun
4 j etiyr _ 'IF BETHEL r,
:f CENTRE
rh
Wesieoash �'�•�• East
Plineu Stalbucka `SELL Y�I IS Pouf Orchard
r ....- PIA2A
I r' .1111 11 i.Fi � spill k1 ��N 11111111l�I
* `t:ffr..er
• �w j ;} � c=rook '
L'— Frei Mayer 5crhmenPa
*tom .—.—.r
Man-4141arixvd Rowto; 1sr?hwlS�ilz]xlr_k
11111 !serial Plorned {_nnklm Stiiny
r;: 11111 krs: ici lic l l'Icu wtcd 5�,dgwick 60111Q1
l� PXXI oro.1
Is �_. Prx1 Cr .I7w:rd 00A
SOURCE: City of Port Orchard Non -Motorized Transportation Plan, 2024
Port Orchard Sedgwick-Bethel Subarea Plan 26
Existing Conditions • DRAFT October 2024
Transit
Kitsap Transit currently operates Route 8 along Bethel Road in the Subarea which
provides transit service between the Port Orchard Ferry Dock and the Fred Meyer at
Sedgwick Road. Route 8 operates six days a week with half-hour headways. There is
currently no transit service offered on Sedgwick Road.
Kitsap Transit's 2022-2042 Long -Range Transit Plan identifies several major projects that
will improve transit service and access in Sedgwick-Bethel. These include the
implementation of high -capacity transit options, such as bus rapid transit (BRT) along
Bethel Road and constructing a new SR 16 Transit Center with a park -and -ride lot on
Sidney Road, located in the Ruby Creek neighborhood west of the SR 16/Sedgwick
Road interchange (see EXHIBIT 2-1 1). Additionally, a new fixed -route bus route is
planned on Sedgwick Road, to connect Southworth to the SR 16 Transit Center. These
projects and expanded services are expected to enhance accessibility and
convenience while providing more travel options for people living and working in the
Subarea.
Port Orchard Sedgwick-Bethel Subarea Plan 27
Existing Conditions • DRAFT October 2024
EXHIBIT 2-11 Kitsap Transit Existing and Planned Facilities
4logrro5v
Nudge Antiorso
'. VJJcnr hlnaFsun
6uffe1
4-Uge E ETHEL
CENTRE
WOthr.4nsi SED6WICK
FiFnv$$ Slorbutks PLAZA
-
S
East
Pori Orchard
44 - P i
y f'Otpefy
Creek
,k. Fred Meyer Aporrmerils
+ u N
L
171'sap TrarWt
P
Ffd61j
� n[} _ _ a<�ned �.� Sedg,•rickBethel
Raul 9 Saiih-orih - rart Orchard
FBCS-Iro Ydney Rand
R4uto 9 P&R Rouf$ Part Orchard UOA F,
Slops Plonr,cd
_ BRT Roule
0 AW 800`e
d Ir
SOURCE: City of Port Orchard, Kitsap Transit
Port Orchard Sedgwick-Bethel Subarea Plan 28
Existing Conditions • DRAFT October 2024
2.3 Parks, Open Space, and Critical Areas
Parks and Open Space
Sedgwick-Bethel has few formal open spaces and parks, with South Kitsap Regional
Park being the closest park at approximately two miles away. One notable feature of
new subdivisions are private HOA-managed parks and playgrounds. These amenities
enhance the quality of life for residents and offer a greater sense of community through
shared spaces.
The Port Orchard Parks, Recreation & Open Space Plan (PROS) identifies a large site on
Sedgwick/Geiger/Blueberry/ Ramsey as a potential local or neighborhood athletic park
equipped with picnic shelters, playgrounds, multi -purpose fields, and skateboarding
features to provide more outdoor recreation opportunities in the area. Other potential
parks identified include a park plaza centrally located in the Subarea (see EXHIBIT 2-12).
Critical Areas
Wetlands are vital to the local hydrologic cycle and offer a range of beneficial
functions, such as wildlife habitat, improving water quality, reducing flood risks, and
retaining stormwafer. The City aims to preserve and protect wetlands and their buffers,
but when impacts are unavoidable, wetland replacement or wetland mitigation banks
must be utilized to mitigate impacts in accordance with Chapter 20.162 of the Port
Orchard Municipal Code.
Blackjack Creek is the largest stream system in Port Orchard, spanning a length of
approximately three miles within the city limits (not including tributaries) and is
considered one of the largest and most productive fish producing streams in South
Kifsap. In recent years, the City has taken steps to protect the Blackjack Creek corridor
and preserve and/or restore ecological function.
There is no public access to Blackjack Creek near Sedgwick-Bethel, presenting an
opportunity for a potential new trail connecting Blackjack Creek to adjacent
subdivisions. The creation of such a trail would promote outdoor recreation and
cultivate environmental stewardship within the Subarea.
The 2023 the Port Orchard Stormwater and Watersheds Comprehensive Plan assessed
Stormwater system impacts on local receiving waters based partly on impervious
surface land coverage. Lower Blackjack Creek was ranked Moderate/High, indicating
a greater level of water quality degradation. Impacts to water resources could increase
due to new and upcoming development in the area. Surface water and stormwafer
capital improvement projects were developed to address the problems identified in the
plan. Among the ten prioritized projects is the Salmonberry Road Lower Blackjack Creek
Culvert Retrofit, which will remove and replace an existing culvert with a new storm
conveyance system (see EXHIBIT 2-12). The Bethel/Sedgwick Corridor Plan also
Port Orchard Sedgwick-Bethel Subarea Plan 29
Existing Conditions • DRAFT October 2024
programs stormwater infrastructure along Bethel Road and Sedgwick Road to protect
critical downstream creeks and waterways (i.e. Blackjack Creek).
EXHIBIT 2-12 Parks, Open Space and Critical Areas
dM
•: � C s.n; i:so L
s I h
EETHEL
CENTRE 1
11 Wesrcouit Eqs!
SEDGWICIC
Fltmess Stflrbuaks PLAZA ` Port Orchard
11 Potf-ry
Creek
Fred Meyer Apor—h ,im
� Gia!_m:c> Park Opporh.nlnes
+fenands (—_')secigwi^k Mr.-' l
ElmkjackC: Ck OPul Orchcvd
N'-� Skim ...— I Pori CrchLYd UGA
Hydric 5oV
saw
7- 1 '.I...t:H 1a1'-!sW1 ye 13-d h a -re Il-e G!S Use! C=
SOURCE: City of Port Orchard, MAKERS 2024
Port Orchard Sedgwick-Bethel Subarea Plan 30
Existing Conditions - DRAFT October 2024
2.4 Market Conditions Assessment
Economic Profile
Demographics
Port Orchard is a rapidly growing city, with population growth rates in recent decades
exceeding those of the county and state due to annexation, in -migration, and natural
population growth. This has driven a rapid increase in housing unit demand and
production, including in the Sedgwick-Bethel Subarea.
Overall, Port Orchard's population is younger and more diverse than regional averages,
with smaller household sizes than the county and the state, and somewhat lower
incomes than county and statewide averages. The Sedgwick-Bethel area has very
similar age breakdown to the City as a whole with a relatively large share of young
residents, as shown below in EXHIBIT 2-13.
EXHIBIT 2-13 Age in Sedgwick-Bethel Subarea and Port Orchard, 2023
15% 15%
■ 65+
■ 45-64
■ 35-44
25-34
14% 14% ■ 15-24
■0-14
Sedgwick Port Orchard
SOURCE: ESRI
Port Orchard Sedgwick-Bethel Subarea Plan 31
Existing Conditions - DRAFT October 2024
Incomes in the Subarea are somewhat higher than in Port Orchard as a whole, based
on American Community Survey data, however, estimates for smaller geographies can
be subject to significant margins of error.
EXHIBIT 2-14 Household Incomes in the Sedgwick-Bethel Subarea and Port Orchard,
2023
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0%
Sedgwick Port Orchard
SOURCE: ESRI
Employment
■ $200,000+
■ $150,000 - $199,999
■ $100,000 - $149,999
$75,000 - $99,999
$50,000 - $74,999
■ $35,000 - $49,999
■ $25,000 - $34,999
■ $15,000 - $24,999
■ <$15,000
According to 2023 data received from the Puget Sound Regional Council (PSRC), there
are 619 jobs in the Sedgwick-Bethel subarea. PSRC does not provide a detailed
breakdown of these jobs by sector, but the U.S. Census's OnTheMap tool does provide
estimates for job sectors in the Subarea, shown below. Retail jobs comprise the majority
of employment in the subarea, with various retail centers along the Sedgwick corridor.
Food and other service jobs are also present in smaller quantities. As shown, the
employment mix in the Subarea has not changed significantly over the past decade.
Port Orchard Sedgwick-Bethel Subarea Plan 32
Existing Conditions - DRAFT October 2024
EXHIBIT 2-15
Top Job Sectors in Sedgwick- Bethel Subarea, 2012 and 2021
70.0%
■ 2021
60.0%
■ 2012
50.0%
40.0%
30.0%
20.0%
10.0%
0.0%
Retail Trade Food / Lodging Other Services Wholesale Health Care / Arts,
Social Entertainment,
Assistance and Recreation
SOURCE: LEHD via Census OnTheMap
Commuting
The map below shows estimated commuting patterns in the Subarea. As shown,
essentially no residents of the Subarea also work in the Subarea. Given the commercial
activity centered around the Bethel-Sedgwick intersection, there is a significant net
inflow of commuters into the Subarea.
EXHIBIT 2-16 Commuting Patterns in the Sedgwick-Bethel Subarea, 2021
-'Y Pyre
t{
❑ T
SOURCE: LEHD via Census OnTheMap
Port Orchard Sedgwick-Bethel Subarea Plan 33
Existing Conditions - DRAFT October 2024
Development Pipeline
The map below in EXHIBIT 2-17 shows the current housing unit counts as well as pipeline
development in the Subarea. There are currently 156 single-family units and 136
multifamily units, for a total of 292 existing units. There are an additional 151 single-family
units and 457-306 multifamily units currently under construction or in the development
pipeline (as of September 2024). Once completed, this will total 749 units in the
subarea. Overall, developments nearer to the arterial roads are apartments and those
set farther back are single-family subdivisions.
EXHIBIT 2-17 Existing and Pipeline Units in the Sedgwick-Bethel Subarea
I �
Port Orchard =
Sedgwi€h existing and Pipeline Units
Legend
Q Pan Lk&Y d lily LnS i }
P.-t Qmwrd
JJW.-ftr HrAk G
�W
--- Swse Ilicll'VMY
— Cn-III:bwIartcrlal
Lacalrwad
Ekbirng Unh3 by NmM
�a
llll■ � I
t . Wpolino Umu by ftn3d
t WI°
a
I
SOURCE: Kitsap County, City of Port Orchard, LCG
Note: Pipeline data is as of September 2024.
}
Port Orchard Sedgwick-Bethel Subarea Plan 34
Existing Conditions - DRAFT October 2024
Buildable Lands & Future Capacity
The map below in EXHIBIT 2-16 shows parcels classified as Vacant, Underutilized, or
Partially Utilized in the Subarea. These classifications were based on the 2019 Kitsap
County Buildable Lands Report and were updated to reflect recent development in the
Subarea. After deducting for critical areas, future infrastructure and right-of-way, and
market factor considerations, there are a total of 26.8 acres available for residential
development and 5.2 acres available for commercial development in the Subarea. This
equates to a capacity for 1,064855 housing units (one single-family and 1,063 854
multifamily), and 388 jobs, given the assumptions used in the Land Capacity Analysis for
Port Orchard's 2023 Comprehensive Plan (see TABLE 1-2 Sedgwick-Bethel Subarea
Capacity Summary).
EXHIBIT 2-18Vacant and Redevelopable Parcels in Sedgwick-Bethel Subarea
Part Orchard
M• 5edgirvick Parcel "Classifications
Fi Lnd—,.s,. •..
Q Ibi: CJ-chwd City Limib
{ Wakrk+adics 4 ti
}1 Style lflu: nax 1 3
— 6,1
Co lacicr� Ar7oml _ 1
•_ucy �_-du
paraea
?Afi`I
- ARTI-1 TIAI '� ilTlLli'_p
Et - kJNL:?JIILILJS R,
V+4Cafs—
SOURCE: Kitsap County, City of Port Orchard, LCG
M
A
+ 'r
k / { f
TY
Port Orchard Sedgwick-Bethel Subarea Plan 35
Goals and Vision • DRAFT October 2024
I Goals and Vision
3.1 Opportunities, Assets, and Challenges
Sedgwick-Bethel is rich with economic opportunities and community assets, but faces
challenges from a disconnected, auto -oriented environment. EXHIBIT 3-1 summarizes
the assets and challenges this plan addresses.
Port Orchard Sedgwick-Bethel Subarea Plan 36
Goals and Vision • DRAFT October 2024
EXHIBIT 3-1
Sedgwick-Bethel Opportunities, Assets, and Challenges
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Port Orchard Sedgwick-Bethel Subarea Plan 37
Goals and Vision - DRAFT October 2024
3.2 Alternatives
Sedgwick-Bethel Land Use alternatives presented potential development scenarios
tailored to the unique characteristics of the Subarea, informed by a thorough analysis
of existing assets, challenges, and opportunities. These alternatives provided a
framework for evaluating different development pathways.
The chart below described the key features considered in the alternatives. For greater
detail about the distinction between each alternative, see Appendix C: Bethel
Subareas Alternatives.
Alternative 1
No Action
Utilize current zoning and
move forward with existing
policies and planned
public improvements. A
notable exception will be
zoning changes necessary
to comply with the State's
middle housing legislation.
Alternative 2 Alternative 3
Light Touch Mixed Use/Transit-Oriented
Development
Create flexible regulations
and implement strategic
zoning changes to
accommodate growth
and promote an efficient
mix of uses. Improve
pedestrian mobility and
access to parks and open
space.
Leverage planned
transportation improvements
and expand growth through
mixed use opportunities to
support walkable
neighborhoods and
economic vitality. Advance
regional trail and safe routes
to school to support
multimodal network.
Port Orchard Sedgwick-Bethel Subarea Plan 38
Goals and Vision • DRAFT October 2024
3.4 Preferred Alternative: Planning Framework
Values
The following values were developed from the plan's purpose and context and shaped
by community engagement.
Safe, efficient, and comfortable multimodal mobility. Prioritize the development
of a transportation system that ensures safety, efficiency, and comfort for all users —
whether they are walking, biking, driving, or using public transit. This value highlights
the importance of creating a well-connected and accessible neighborhood where
residents and visitors can easily navigate using various modes of transportation,
fostering greater mobility and reducing reliance on single -occupancy vehicles.
Thriving center with diverse uses. Promote the development of a vibrant
community center that offers a harmonious blend of residential, commercial, and
recreational spaces. This center will act as dynamic hub where people can work,
live, and play. The neighborhood is economically resilient and has a lively,
multifaceted environment that meets the many needs of the community.
Access to recreation. Provide convenient access to high -quality recreational
facilities, parks, and open spaces. These amenities are essential for fostering physical
health, mental well-being, and social connections, significantly enhancing the
overall quality of life within the community and creating inviting spaces for leisure
and interaction. Open spaces support important ecological functions such as
wildlife habitat and stormwater management.
Resilient and sustainable community. Cultivate a community that is resilient to
environmental, economic, and social challenges. Sustainable practices are used in
development, including the implementation of green infrastructure and the
preservation of critical areas.
Port Orchard Sedgwick-Bethel Subarea Plan 39
Goals and Vision • DRAFT October 2024
Plan Concept
The plan concept is informed by the community engagement, an analysis of existing
assets, and a review of challenges and opportunities. The concept consists of a set of
actions to transform Sedgwick-Bethel into a more active urban center. The vision is to
create a vibrant, sustainable, and well-connected neighborhood.
Plan recommendations include:
Invest in public spaces, such as streetscapes, parks, and plazas. This will foster a
sense of community and improve the overall urban experience for residents,
workers, and visitors alike.
Enhance walking, biking, and rolling connections to make it easier and more
comfortable for people to navigate the neighborhood and access neighborhood
amenities such as grocery stores schools, transit stops, and future BRT stations without
needing a car.
Update zoning, design standards, and regulations strategically to encourage private
investment in new homes and workplaces. This approach aims to create a
balanced community that meets the evolving needs of residents and supports
economic growth.
EXHIBIT 3-2 illustrates the key features recommended in the subarea plan that align with
and support the neighborhood vision for Sedgwick-Bethel, highlighting areas for transit
investment, public space enhancements, and potential development zones.
Port Orchard Sedgwick-Bethel Subarea Plan 40
Goals and Vision • DRAFT October 2024
EXHIBIT 3-2 Sedgwick- Bethel Subarea Framework Map
Create a trail
network to connect
parks and open
spaces between
Sedgwick-Bethel and
Bethel -Lund
Bethel/Sedgwick
improvements and
other street projects
will occur as planned
GEIGER SEDGWICK.
(NAME TBD)
Create a large iconic
park and public
gathering space
within mixed -use
developments that
make use of active
transit corridors
Support Kifsap
Transit's planned
bus service
enhancements and
propose extending
the planned BRT
route to the SR 16
Transit Center to link
Sedgwick-Bethel and
Ruby Creek
Connect to
Bethel -Lund troll
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SALMONBERRY PARK.
(NAME TBD)
Create a central
park to buffer the
ravine and support
recreational
needs in the area
Zoning. Create more
flexible development
regulations, including
height overlay
zones, and parking
requirements to allow
for more housing and
a mix of land uses
Encourage the
development of
a gateway plaza
through public -
private partnerships
Improve connectivity
and explore other
active transportation
improvements, such
as mjdblock crossing
and sidewalk buffer
enhancements,
along key routes to
schools and
other destinations
Hub Features
Transportation Ideas
Zoning
Existing Conditions
(rocorion
rlexibrei
«Mobility
Safe routes O SR 16 Transit
Residential I (RI)
Commercial Corridor (CC)
Blackjack Creek
•Mixed
use
Improvements
to school Center
Residential 2 (R2)
il Commerical Heavy (CH)
IIIIIII■ Greenbelt
Parks and Recreation
hub; investment
E-* Potential street
-01 Support BRT
Residential 3 (R3)
7//, Commercial Mixed Use (CMU)
_M
focus area
connection
- Potential new
M Residential 4 (R4)
5W Business Prof. Mixed Use (BPMU)
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Park/plaza
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bus routes
Public Facilities (PF)
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SOURCE:
City of Port Orchard, MAKERS, 2024
Port Orchard Sedgwick-Bethel Subarea Plan 41
Goals and Vision - DRAFT October 2024
EXHIBIT 3-3 Sedgwick- Bethel Height Overlay Districts
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Port Orchard Sedgwick-Bethel Subarea Plan 42
Goals and Vision • DRAFT October 2024
Mrom._
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Port Orchard Sedgwick-Bethel Subarea Plan 43
Goals and Vision - DRAFT October 2024
3.5 Subarea Goals & Policies
Land Use
Goal LU-1 Develop a compact land use pattern to accommodate additional
housing and businesses.
LU-1 Allowed uses, building types, and height limits should accommodate at
least 3,892 residents in the Sedgwick-Bethel Countywide Center.
LU-2 Adopt the Sedgwick-Bethel Height Overlay Districts (SBHOD) as shown on
EXHIBIT 3-3 map. SBHOD height limits are established as follows:
• SBHOD 3: 35 feet
- three stories
• SBHOD 4: 45 feet
- four stories
• SBHOD 5: 55 feet
- five stories
LU-3 Promote incentives to encourage the development of affordable housing
within the Subarea, including multifamily tax exemption (MFTE) and other
development standards bonuses that prioritize a wide range of housing
affordability.
LU-4 Right -size minimum off-street parking requirements in the Subarea to
incentivize economical housing construction and housing prices, reduce
impervious surfaces and stormwater runoff, reduce the urban heat island
effect, and improve the aesthetic appeal of development.
W-41.11.11-5 Provide opportunities for a variety of housing types to be
developed, with a focus on attached and compact housing. Support the
citywide middle housing strategy to expand middle housing options for
individuals and families at all stages of live and income levels living in
Sedgwick-Bethel.
"F1.11.11-6 Provide flexibility in building types and land uses along Bethel Road
using one or more commercial mixed -use zones and varied block
frontage.
W-611.U-7 Encourage growth of retail businesses and services in clusters at key
locations to create economic relationships and places for people to mix
and mingle, like Bethel Centre and Fred Meyer.
"F1.11.11-8 Ensure adequate utility systems are available to support the
development and buildout of the Sedgwick-Bethel center.
Port Orchard Sedgwick-Bethel Subarea Plan 44
Goals and Vision - DRAFT October 2024
Goal LU-2 Support growth of neighborhood -serving retail, dining, services, and
amenities.
L-U--8LU-9 Encourage ground floor shopfront development along Sedgwick
Road and Bethel Rood through either single -story shopfront or mixed -use
shopfront building types.
J4LU-10 Allow residential uses above shopfront development where
shopfront development is required.
LU-10LU-11 Invest in public realm improvements such as streetscape updates,
sidewalk improvements, and public plazas to strengthen retail clusters.
Goal LU-3 Ensure that development in Sedgwick-Bethel is attractive and
provides variety and visual interest.
LU-11 LU-12 Amend POMC. 20.127.350(3) to require at least 3% open space for
new non-residential development.
LU-12LU-13 Designate high visibility street corners as defined in POMC
20.127.250 in strategic locations.
Port Orchard Sedgwick-Bethel Subarea Plan 45
Goals and Vision - DRAFT October 2024
Transportation
Goal T-1 Design streets to complement desired future land uses and ensure
safe, comfortable mobility for all.
T-1 Ensure new streets carry forwards streetscape themes found in other parts
of the Subarea. Key streetscape elements include landscape, lighting,
sidewalks, bicycle facilities, and other hardscape elements.
T-2 Plan a transportation network that reflects future land use goals.
T-3 Support the Bethel Road and
Sedgwick Road Corridor Plan to
transform Bethel Road and Sedgwick
Road as a pedestrian and bicycle -
friendly complete streets and promote
safer mobility for all users throughout
these corridors.
T-4 Where appropriate, integrate urban
low impact development (LID)
stormwater management features in
roadway design, including bioswales
and raingardens.
T-5 Coordinate with WSDOT to improve
SR-160 and the interchange at SR-160
and SR-16.
T-6 Where feesibiecontextuall
Complete streets are designed to
ensure safe, convenient mobility
options for all users, which vary
based on community context.
These may include a wide range
of elements, including sidewalks,
bicycle lanes, bus lanes, transit
stops, crossing opportunities,
medians, and landscape
appropriate, design bike lanes to be treatments.
protected from automobile traffic with Source: Washington State Department of
curbs, horizontal separation, or other Transportation
techniques that improve safety and comfort.
Port Orchard Sedgwick-Bethel Subarea Plan 46
Goals and Vision - DRAFT October 2024
Goal T-2 Provide a robust multi -modal
transportation network that serves
all users.
T-ST=7Support Kitsap Transit planned transit
frequency and service upgrades.
Explore potential bus rapid transit
service from Bethel Road to SR 16
Transit Center (via Sedgwick Road) to
improve connectivity between the
Sedgwick-Bethel and Ruby Creek
Subareas
T-4T_8Adjust transit stop locations to
maximize convenience as Bethel
Road and Sedgwick Road develop,
accommodating future road
improvements and transit services,
including bus rapid transit.
T-7T-9PIan for safe and convenient access
to transit services for all modes of
travel, including wayfinding and signage.
Urban low impact development
(LID) refers to systems and
strategies that mimic natural
processes to manage and
mitigate stormwater runoff.
Examples of LID practices include
bioretention facilities, rain
gardens, vegetated rooftops, rain
barrels, and permeable
pavements. These practices can
be applied at both site and
regional scales.
Source: U.S Environmental
Protection Agency
T-8T-10 Support bicycle infrastructure and provide bicycle amenities,
including secure bicycle parking.
Goal T-3 Plan a well-connected and efficient road network.
T4T-11 Plan a street pattern that improves internal street connectivity and
provides multiple travel route options within the Subarea to access
neighborhood destinations.
T40T-12 Explore opportunities to include well -marked, highly visible
midblock crossings at intervals no greater than 500 feet.
Goal T-4 Provide safe multimodal access to schools.
T- 4T-13 Evaluate options for pedestrian and bicycle safety improvements
at key routes to Hidden Creek Elementary School.
Port Orchard Sedgwick-Bethel Subarea Plan 47
Goals and Vision - DRAFT October 2024
Community Design
Goal CD-1 Transform Sedgwick- Bethel to a vibrant walkable neighborhood.
CD-1 In conjunction with transportation improvements along Sedgwick Road
and Bethel Road, integrate placemaking strategies such as plantings,
lighting, public art, or other techniques to create a more engaging and
human -scaled walking environment.
CD-2 Leverage redevelopment to obtain wider sidewalks and pedestrian -
friendly building design.
CD-3 Promote planting of street trees to Urban heat island effect can
improve livability, reduce urban heat cause higher temperatures in
islands, and reduce stormwater runoff, urban areas compared to
their rural surroundings,
CD-4 Work with property owners and
existing business to integrate murals
and public artworks that promotes
neighborhood identity.
Goal CD-2 Encourage the development of
public plaza and other gathering
spaces.
primarily due to the
concentration of buildings,
paving, and human activities
that absorb and retain heat.
Source: U.S Environmental
Protection Agency
CD-5 Work with property owners, developers, nonprofit organizations and other
agencies to invest in indoor/outdoor community spaces, such as
community gardens and event spaces.
CD-6 Explore public -private partnerships to designate significant corners as
public plazas to create a central public gathering spaces within the
business corridor and gateway feature into the neighborhood.
Port Orchard Sedgwick-Bethel Subarea Plan 48
Goals and Vision - DRAFT October 2024
EXHIBIT 3-4 Sedgwick-Bethel Concept
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Port Orchard Sedgwick-Bethel Subarea Plan 49
Goals and Vision - DRAFT October 2024
Parks, Open Space, and Critical Areas
Goal POC-1 Expand park and recreational assets within Sedgwick-Bethel.
POC-1 Use open space and recreation uses to buffer Blackjack Creek Greenbelt
from new commercial and residential development. Encourage
neighborhood parks to incorporate natural or environmental features.
POC-2 Provide trail connections to parks and open space that are accessible
and designed for both walking and biking.
POC-3 Explore options for developing "Salmonberry Park" into a community park,
featuring walking and biking trails, playgrounds, and nature observation,
while conserving Ruby Creek Greenbelt.
POC-4 Support the PROS Plan to develop "Geiger Park" as a multi -purpose
athletic park with playgrounds, athletics court, sports fields, and skate
features.
Goal POC-2 Create a well-connected low impact trail system that capitalizes
view opportunities of Blackjack Creek and connects open spaces.
POC-5 Explore opportunities to provide a multi -use trail along Blackjack Creek
that provides viewpoint and linkages to parks and open space areas
between Sedgwick-Befhel and Befhel-Lund, provided that habitat
mitigation is implemented in accordance with the critical areas code.
POC-6 Foster relationships with surrounding property owners to facilitate trail
development.
POC-7 Incorporate wayfinding, orientation, educational historic/cultural
interpretive signage or kiosks into frail design.
Goal POC-3 Ensure critical areas and wildlife habitats are protected consistent
with critical areas regulations
POC-8 Partner with other government entities and non-profit organizations to
manage natural areas and ensure healthy ecosystem functions that
contribute to site and community resilience.
POC-9 Promote extensive use of low impact development in project and street
design.
POC-10 Plan for active and passive recreational opportunities within parks
adjacent to sensitive areas and greenbelts.
POC-11 Support efforts to acquire property for conservation and mitigation
around the Blackjack Creek tributaries.
Port Orchard Sedgwick-Bethel Subarea Plan 50
Action Plan • DRAFT October 2024
4, Action Plan
This chapter describes the key steps to achieve the vision for Sedgwick-Bethel. Although
this is a long-term plan that includes actions to take place over the next 20 years,
several priority actions should be accomplished over the next few years. For this plan to
be realized, public and private investment will be required. Trends over the past 20
years show that, without change, private investment alone will not achieve the
Subarea vision, goals, and policies.
The following steps lay the groundwork for attracting private investment and shaping
the built environment. Port Orchard will need to dedicate staff resources for code
updates and secure additional funding sources for capital investments.
The following table of actions summarizes the recommended steps with ideal timing,
priority, and potential costs (represented generally from low to high as $, $$, and $$$).
Port Orchard Sedgwick-Bethel Subarea Plan 51
Action Plan - DRAFT October 2024
TABLE 4-1 Sedgwick-Bethel Action Plan
Sedgwick-Bethel
Action
Timing
Priority
Cost
Land Use and Zoning
Residential zoning: Expand middle housing options with
1 year
High
$
the adoption of the citywide middle housing zoning
strategy. Upzone select areas west of Ramsey Road.
Commercial and mixed -use zoning: Increase
1 year
High
$
commercial capacity and flexibility.
Adopt height overlay districts: Reference EXHIBIT 3.3 of
1-2 years
High
$
this plan. This will provide more opportunities for housing
supply, compact growth, and vertical mixed -use
buildings.
Decrease parking requirements. This will provide more
1-2 years
High
$
opportunities for housing supply, compact growth, and
reduced environmental impacts of development.
Expand and adjust the community design framework
1-2 years
Medium
$
maps (POMC 20.127.130). The maps should reflect
existing conditions from recent/near-term
developments, and add desired new streets that
reduce block sizes to promote connectivity. Designate
high visibility street corners in strategic locations (POMC
20.127.250) .
Increase non-residential open space requirements.
1-2 years
Low
$
Within the subarea boundaries, require at least 3% open
space for new non-residential development (POMC
20.127.350(3)).
Transportation
Construct the Bethel/Sedgwick Corridor Plan to build a
2-5 years
High
$$$
complete transportation network along Bethel Road
and Sedgwick Road.
Improve pedestrian and bike connectivity to access
2-5 years
High
$$
key neighborhood destinations, such as Hidden Creek
Elementary School and Fred Meyer. Some
improvements may go beyond what is
identified/designed in the Bethel/Sedgwick Corridor
Plan. Potential improvements could include new or
rebuilt sidewalks, midblock crossings, protected or
buffered bike facilities, street trees, traffic diverters, and
other features that enhance mobility and comfort.
Specific enhancements will be determined through
further study.
Port Orchard Sedgwick-Bethel Subarea Plan 52
Action Plan • DRAFT October 2024
Support the Kitsap Transit bus service enhancements,
5-10
Medium
$$
including the planned BRT route and new fixed -route
years
bus routes on Lund Avenue with service to McCormick
Woods. Coordinate on placement of bus stops,
pedestrian improvements (including sidewalks and
crosswalks), and BRT bus -priority features (such as
queue jumps and signal priority).
Support extension of local or BRT bus service between
5-10
Medium
$$
Sedgwick-Bethel and Ruby Creek. This can facilitate
years
desired transit -oriented development within both
neighborhoods.
Blackjack Creek trail: Study design options and
5-15
Low
$$
construct a trail that offers more transportation options,
years
access to nature, habitat protection, and healthy
recreational activities.
Capital Facilities and Parks
Geiger Sedgwick Park: Support the Port Orchard Parks,
2-5 years
Medium
$$
Recreation, and Open Space plan to develop this park
as a central, publicly accessible gathering and
recreational space for the community.
Public works and/or public safety facilities: Identify a
5-15
Low
$$$
location(s) and funding for necessary public works and
years
public safety facilities to support this area of the city
and future annexations of the eastern urban growth
area.
Port Orchard Sedgwick-Bethel Subarea Plan 53