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SedgwickBethel_DRAFT_2024-1017_PC as approved11 UN: FIND 1771 41? . Sedgw*ick Bethel Subarea Plan DRAFT November 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 November 2024 Contents Acknowledgements............................................................................................................................ i 1. Introduction.................................................................................................................................... I 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.........................................................................................................43 LandUse............................................................................................................................................43 Transportation.................................................................................................................................... 45 CommunityDesign...........................................................................................................................47 Parks, Open Space, and Critical Areas.........................................................................................49 4. Action Plan...................................................................................................................................50 Port Orchard Sedgwick-Bethel Subarea Plan DRAFT November 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....................................................................48 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.......................................................................................... 51 Port Orchard Sedgwick-Bethel Subarea Plan Introduction • DRAFT November 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 November 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 November 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 November 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 19.1 activity units per acre. Port Orchard Sedgwick-Bethel Subarea Plan 4 Introduction • DRAFT November 2024 TABLE 1-2 Sedgwick-Bethel Subarea Capacity Summary -.. - - Acres Vacant/Redevelopable Residential Acres Existing Pipeline (as of Sept.2024) Existing + Pipeline 235.7 Additional Land Capacity 26.8 Total 235.7 Vacant/Redevelopable Commercial Acres 5.2 Housing Units 292 457 749 855 1,604 Single Family 156 151 307 1 308 Condo 0 0 0 0 Multifamily 136 306 442 854 1,296 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 1,715 3,473 Jobs 619 10 629 388 1,017 Activity Units 1,335 1,052 2,387 2,103 4,490 AUs / Acre 10.1 19.1 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% 23% Required AUs/Acre 10 Actual AUs/Acre 10.1 19.1 Surplus / Shortfall 0.1 SOURCE: City of Port Orchard, LCG Port Orchard Sedgwick-Bethel Subarea Plan 5 Existing Conditions - DRAFT November 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 November 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 November 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 November 2024 EXHIBIT 2-3 Existing Zoning Zanfng M Gieenkrell fG@I = ?=nmmrxinl C"cxridnr (-C% Sedxwlck LU'rtl ResaenrnlI IRl) =Ccmmerlcd-ieadve CH) Pcr.CiKharo Hrc Y.-.nt al Z Ik"21 �r� Cc-mrroEwcla 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 November 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 November 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 November 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 November 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 November 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 November 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 November 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 November 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 November 2024 EXHIBIT 2-7 Bethel Sedgwick Corridor Plan LEGEND BeRhel Road- Typical Section A Bethel Road - Typical Section B Sedgwick Road - Typical Section Existing Single -lane Roundabout Propiumd Single -lane Roundabout Proposed Multi-I,9ne Roundabout Tremoat Arenue r� Mile Hill Drive 1166 Lincoln A4inue! 000 Lund Avenue Salmonherry Road Blueberry Road a ' SOURCE: Bethel Road and Sedgwick Road Corridor Plan, City of Port Orchard, 2018 I :.w. -- Port Orchard Sedgwick-Bethel Subarea Plan I Existing Conditions • DRAFT November 2024 EXHIBIT 2-8 Bethel Sedgwick Corridor Cross Sections Bethel Road - Typical Section A LZ ry' lY la'.:I". = . = . fi . YNd'i. Beth6 Dead - 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 November 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 November 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 November 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 November 2024 EXHIBIT 2-9 Port Orchard Transportation Improvement Program (TIP) Map 9 o. r.._._...... 9 2 e i i Rrd a AnUOisU ChinalSun ir itlttar° I }°: ar:-n B€iHEI x CENTRE y� h4 1 i ■ w ■ � r�r 1NestcoOsl ''�•r`�••• � Sf6G141r~K {� Fihr4ss SlarGucks PLAZA Par f4 Fred Me Mym A, ,iirnlr+ r5 f : i s TrampartaHanlmprnvemrnh� Program (TIP) 4,1q. Plan nea irier sec [ion r4ews•reet &ciF1115edgsvick %j}r Fnpnvcn-%en[ ■ ■ ■ conrcdbri f*ew irderseclion nP hoj�rl Tcr ^ Sedgwick Bethel WS Plonne•d street ner 1 XJ4-7079 pa+1 Orl.N31d 91111 snpfovcrr`ent Tef P W 2}.O Nkrl ❑rchwd UGA 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 November 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 November 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 November 2024 EXHIBIT 2-10 Planned Non -Motorized Routes �41CI+�7J}all6 w Ridya EE jr 7lilici ? :ChlhaT.Sun 'IF: BETHEL r CENTRE 46'rkex7 rr- ' Wesieoash �+�•�• Flines� .St ucks aSEDGWICK `+`+s PIA2A rF11111i1rr�11111111rI11e�i=• - _. •..;'Ire.1111111 � Crcok Frecf Mic"r 5 crhmenPa :1 i �Irlsrir�ili East posh Orchard I i i �11111(jy4�111111111�1 I y Y H¢n-MvioFisvd Routes &i Ih F tlA&Cjgwlr-k 11111 Arterial Pk3n.ned Cnnk-lm stiiny 11111 RexxAvjjliclrl(jrireci ._)5,,gWr.k30lhQl - Prx1 {7r41}:: d VOA l AM cooler SOURCE: City of Port Orchard Non -Motorized Transportation Plan, 2024 Port Orchard Sedgwick-Bethel Subarea Plan 26 Existing Conditions • DRAFT November 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 November 2024 EXHIBIT 2-11 Kitsap Transit Existing and Planned Facilities 4logrro5v 1 Nodge Antiorso V:Ipnr hlnaFsun M Buffei 1 1 eidge 6 ETHEL 1 w CENTRE 04ip i wosrcoasi SEDGwiCK Ir�`.�. East — _ — �FnCiB=larF3u[ks Pori Orchard PLAFA .�. 44 f'ot'efy Creek Fred Meyer Aporrrnenls u � u' 191'sap Trarrsllt Ffd61jn'q Po<nned �. SedgwickBethel Rau9 Saiihwcrih - rart Orchard FBCS-Iro Ydney Rand R4uto 9 P&R Rout-e Part Orchard UOA F, Slops Plonrticd Fi BRT Roule 0 AW &00'e N i r 1 SOURCE: City of Port Orchard, Kitsap Transit Port Orchard Sedgwick-Bethel Subarea Plan 28 Existing Conditions • DRAFT November 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 November 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 (—_')Se[igwi^k Mr.-' l ElackjackC: Ck OPul Orch{vd 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 November 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 November 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 November 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 November 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 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€k 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 NFcM �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 November 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 855 housing units (one single-family and 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 rlp,ort Or -chard 11L 5edg:Mck Parcel rlassifica#Ions i LAgmd Q Ibi:0-chwdGlyLimib - 'f 1—J 'lpr (),Ov0 UuAJ. Wakrk5adics '�� 4 Rmmds Style lflu:r Uy R'! 2 — Colaclar/ Ar7oml J 7''� 4 •_uCM �_a;; I l {' parcel 3fdtue - ?AfiTIAI '� ilTlLli'_p '- Et - UNL:?JllUfJJ A. SOURCE: Kitsap County, City of Port Orchard, LCG Port Orchard Sedgwick-Bethel Subarea Plan 35 Goals and Vision • DRAFT November 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 November 2024 EXHIBIT 3-1 Sedgwick-Bethel Opportunities, Assets, and Challenges 'r}rk:Ilk?f!y1 It71 {e Irpi F - Lund Ilrx'g -1Iprkjrsk Crf-44 I I r�pin llLYlsit ❑Iun^y Lk�Ylel 13oortJ ..ors. �� Duetslawn cnid IL) 13 E1'2 U 1] r1c u,Y OIL �r4 . ' ]O:n10iYL}erryl t � I Ridge Village ` L--' I r'ij� rcior erZZ I I_ Y 01'd 1•u-I -- Owcf� More prcMdes Cki K 1lreds a11d I �,ilh S"4r� Ftig�rw€rl•S. •`' whi--h PVpurfscl�o .,rfrrrn-ciri 1)tr5 wl c�icl bead ac?t �]S. ySl--al burr16T f.Dr mdestri3ns East Nefgbboirhaodi , �iiill�4�111 I!I# la. r lJc mUMeti- rou-� . ' . r x and Ljice horn IFL, sur &L<31u'I1.1 ❑vr,en�v . Hlddmx Lwrr. M I-1an1:11r Oppadwnitio-s Ocilenges Blaiirg Condil•Dns 4-0 h',alrx � cC —ricdions rllrl F'asl rrowi-u Iraflvl AMu s L3r.Ir,el�ScdQr i{:'t • • r Sirnr. t cAirnsion barrier Pending Corridor S14* Irlrrll drvrinrrnrnr F$�strpn-ordlonged lkwelopment Nuiurd arum Prxk WpnrtunihE?; nlersec lk:n • Bus slaps paw Nature iroll v hand use deveiopmenl bcxrler 41Corrme�cbl - $creams Centers Tru1 ail cnrUes 6 ty`- Fl Ihr3Od5 4' Port Orul arc • SCYlools Port Orvrard UCrA SOURCE: City of Port Orchard, MAKERS (;eneral Qpperlonitlesi obte- welrlow • Khsap Transit pinnned 6R1 mute on Bethel Road ult� !4G;Ilipt r111)F0 r:r--nr�fJr_t trlevpinrx))&m * 7ho BulhlsleSlfdgwick corridor prannod peaevrionjbicYale inkastrictwe'.vill create safes routes far all trowelers • Needloppoftni-y for parxs anctJ r gathering spaces to serve the subarea • t tartly owrllenNp and ptibllc Street 8rld 1€ hiWilY tnbgn 1�alted * Wend street grid as development occurs 1c enhance oonneaiivily Port Orchard Sedgwick-Bethel Subarea Plan 37 Goals and Vision - DRAFT November 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 November 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 November 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 info 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 November 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 � � � f SE $ALMONBER RY RD� , i r °s e� r R2 R3 SE FAY L7 o� r z ti J7 -IL}Jy+ Q u R2-RI i. a - w ChinaiSun � I i �� SE-BLUEBERki RD r 1� -• - CM U 6 Buffet f w 1r 1 IY1 - SE SY.rvIS LN w a I 1, L R3-RI BETHEL 1 f II R R3 SE KODACIR CENTRE m 1 PI SE ER IRx-wAr J, � o V 1 r" Ast East SR 161- Wesic SEP K Port Orchard Transit Center Fitness Starbucks AIA east of Stane T 1 L Fred Meyer a j w 1 �41, ■ 16 �♦ ■ SE IVES MILL RD Hidden Creek ;` A 0 400 800 Feet Elementary School N I Mahar, Microsoft 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 aexibei «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) ,2 Sedgwick-Bethel Park/plaza i 0 Planned bus routes Public Facilities (PF) 0 Port Orchard �► Roundabout =Zoning change 0 Port Orchard UGA .- - Ravine trail SOURCE: City of Port Orchard, MAKERS, 2024 Port Orchard Sedgwick-Bethel Subarea Plan 41 Goals and Vision - DRAFT November 2024 EXHIBIT 3-3 Sedgwick- Bethel Height Overlay Districts � �iiiair. �'�Ur•r: kRi r.. r . . . . . 4.01 d — r i i Etilit Pcrf Oschwd � srGrjrncK av u � t ld Hlddon O wk 0 40O 600 rcnl Ekrnrnl:} k1wul ++f.LNERG Sedywlok-WthW Hatghi Overlay INFNct (SBHM) SRHO 5: 56 fact - f v,o stories SRI K', 4: 45 feet - ftxJr sdorl�s SGHO-3 3: 35 feet -three stnri¢s SOURCE: City of Port Orchard, MAKERS, 2024 EKisfing Coltdi ws — Dlrx;kjtxk Crock !n 5t! IJq uk 6clhc'l I'nrt C>M.K xri Prarl Ord-Kxd UGA Port Orchard Sedgwick-Bethel Subarea Plan 42 Goals and Vision - DRAFT November 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. LU-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. LU-6 Provide flexibility in building types and land uses along Bethel Road using one or more commercial mixed -use zones and varied block frontage. LU-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. LU-8 Ensure adequate utility systems are available to support the development and buildout of the Sedgwick-Bethel center. Port Orchard Sedgwick-Bethel Subarea Plan 43 Goals and Vision - DRAFT November 2024 Goal LU-2 Support growth of neighborhood -serving retail, dining, services, and amenities. LU-9 Encourage ground floor shopfront development along Sedgwick Road and Bethel Rood through either single -story shopfront or mixed -use shopfront building types. LU-10 Allow residential uses above shopfront development where shopfront development is required. LU-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-12 Amend POMC. 20.127.350(3) to require at least 3% open space for new non-residential development. LU-13 Designate high visibility street corners as defined in POMC 20.127.250 in strategic locations. Port Orchard Sedgwick-Bethel Subarea Plan 44 Goals and Vision - DRAFT November 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. Complete streets are designed to ensure safe, convenient mobility options for all users, which vary based on community context. T-5 Coordinate with WSDOT to improve These may include a wide range SR-160 and the interchange at SR-160 of elements, including sidewalks, and SR-16. bicycle lanes, bus lanes, transit stops, crossing opportunities, T-6 Where contextually appropriate, medians, and landscape design bike lanes to be protected treatments. from automobile traffic with curbs, Source: Washington State Department of horizontal separation, or other Transportation techniques that improve safety and comfort. Port Orchard Sedgwick-Bethel Subarea Plan 45 Goals and Vision - DRAFT November 2024 Goal T-2 Provide a robust multi -modal transportation network that serves all users. T-7 Support 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-8 Adjust transit stop locations to maximize convenience as Bethel Road and Sedgwick Road develop, accommodating future road improvements and transit services, including bus rapid transit. 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 T-9 Plan for safe and convenient access Protection Agency to transit services for all modes of travel, including wayfinding and signage. T-10 Support bicycle infrastructure and provide bicycle amenities, including secure bicycle parking. Goal T-3 Plan a well-connected and efficient road network. T-11 Plana street pattern that improves internal street connectivity and provides multiple travel route options within the Subarea to access neighborhood destinations. T-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-13 Evaluate options for pedestrian and bicycle safety improvements at key routes to Hidden Creek Elementary School. Port Orchard Sedgwick-Bethel Subarea Plan 46 Goals and Vision - DRAFT November 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 47 Goals and Vision - DRAFT November 2024 EXHIBIT 3-4 Sedgwick-Bethel Concept IIIIII IIIIII w arm 11111 11111 11111 1111111111 SOURCE: MAKERS ffi11111111 � IIIIII � ME! 11111I 0 Port Orchard Sedgwick-Bethel Subarea Plan 48 Goals and Vision - DRAFT November 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 49 Action Plan • DRAFT November 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 50 Action Plan - DRAFT November 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 51 Action Plan • DRAFT November 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 52