HomeMy WebLinkAboutAppendix G - Sedgwick Bethel Subarea Plan FINAL 20241218I
Sedgwick Meth
__ Subarea Plan
December 2024
ON
December 2024
Acknowledgements
The Sedgwick-Bethel Plan would not be possible without the enthusiasm and support of
community stakeholders, including the businesses neighbors, and agency 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:
MAKERS
AHBL
Leland Consulting Group
Port Orchard Sedgwick-Bethel Subarea Plan
December 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................................................................................................23
BicycleFacilities................................................................................................................................24
Transit..................................................................................................................................................
26
2.3 Parks, Open Space, and Critical Areas.................................................................................28
Parksand Open Space....................................................................................................................28
CriticalAreas.....................................................................................................................................
28
2.4 Market Conditions Assessment................................................................................................30
EconomicProfile...............................................................................................................................30
DevelopmentPipeline......................................................................................................................
33
Buildable Lands & Future Capacity................................................................................................34
3. Goals and Vision..........................................................................................................................35
3.1 Opportunities, Assets, and Challenges..................................................................................35
3.2 Alternatives...............................................................................................................................37
3.3 Preferred Alternative: Planning Framework...........................................................................38
Values.................................................................................................................................................
38
PlanConcept....................................................................................................................................
39
3.4 Subarea Goals & Policies.........................................................................................................42
LandUse............................................................................................................................................42
Transportation....................................................................................................................................
44
CommunityDesign...........................................................................................................................46
Parks, Open Space, and Critical Areas.........................................................................................49
4. Action Plan...................................................................................................................................50
5. Notes.............................................................................................................................................53
Note 1: Port Orchard Comprehensive Plan - Centers Goals and Policies....................................54
Note 2: Bethel Subarea Plans Engagement Summary ....................................................................
56
Note 3: Sedgwick-Bethel Land Use Alternatives..............................................................................
66
Port Orchard Sedgwick-Bethel Subarea Plan
December 2024
Exhibit
EXHIBIT 1-2
Sedgwick-Bethel Study Area.........................................................................................
2
EXHIBIT 2-1
New Residential Developments in Sedgwick - Bethel................................................6
EXHIBIT 2-2
Existing Land Uses............................................................................................................
7
EXHIBIT 2-3
Existing Zoning.................................................................................................................9
EXHIBIT 2-4
Block Frontage Map #9...............................................................................................
14
EXHIBIT 2-5
Looking west from Sedgwick Road............................................................................
15
EXHIBIT 2-6
Bethel Sedgwick Corridor Plan Conceptual Rendering..........................................17
EXHIBIT 2-7
Bethel Sedgwick Corridor Plan....................................................................................
18
EXHIBIT 2-8
Bethel Sedgwick Corridor Cross Sections...................................................................19
EXHIBIT 2-9
Port Orchard Transportation Improvement Program (TIP) Map..............................21
EXHIBIT 2-10
Planned Non -Motorized Routes..................................................................................25
EXHIBIT 2-1 1
Kitsap Transit Existing and Planned Facilities..............................................................27
EXHIBIT 2-12
Parks, Open Space and Critical Areas.......................................................................29
EXHIBIT 2-13
Age in Sedgwick-Bethel Subarea and Port Orchard, 2023 .....................................30
EXHIBIT 2-14
Household Incomes in the Sedgwick-Bethel Subarea and Port Orchard, 2023 ...31
EXHIBIT 2-15
Top Job Sectors in Sedgwick-Bethel Subarea, 2012 and 2021 ................................32
EXHIBIT 2-16
Commuting Patterns in the Sedgwick-Bethel Subarea, 2021 ..................................32
EXHIBIT 2-17
Existing and Pipeline Units in the Sedgwick-Bethel Subarea...................................33
EXHIBIT 2-16
Vacant and Redevelopable Parcels in Sedgwick-Bethel Subarea .......................34
EXHIBIT 3-1
Sedgwick-Bethel Opportunities, Assets, and Challenges........................................36
EXHIBIT 3-2
Sedgwick-Bethel Subarea Framework Map..............................................................40
EXHIBIT 3-3
Sedgwick-Bethel Height Overlay Districts..................................................................41
EXHIBIT 3-4
Sedgwick-Bethel Concept Plan..................................................................................47
Table
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 Port Orchard 6/20 -Year Transportation Improvement Program (2025-2030/2030-
2043)................................................................................................................................... 21
TABLE 2-4 Planned Nonmotorized Routes.......................................................................................24
TABLE 4-1 Sedgwick-Bethel Action Plan..........................................................................................51
Port Orchard Sedgwick-Bethel Subarea Plan iii
Introduction • December 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 - December 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
SOURCE: City of Port Orchard, 2024
Port Orchard Sedgwick-Bethel Subarea Plan 2
Introduction ■ December 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
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 2025-2030/2031-2044 -
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 requiremen t.
The center supports multi -modal transportation,
There is existing transit service in the
including:
Subarea and some limited pedestrian
• Transit service
infrastructure. The Subarea plan identifies
multi -modal transportation investments that
• Pedestrian infrastructure and amenities
are in various stages of planning and
• Street pattern that supports walkability
design (see the priority' checklist item
• Bicycle infrastructure and amenities
above), including projects for enhanced
Port Orchard Sedgwick-Bethel Subarea Plan 3
Introduction • December 2024
bus service, new sidewalks and crossings,
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
- December 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
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. /
20% Res. / Emp.
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- December 2024
r
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 • December 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).
Retail
Community Shopping Center
Grocery
Restaurant/Eateries
Auto Service/Convenience Market
Office
SOURCE: City of Port Orchard, MAKERS, 2024
Medical
Storage Warehouse
Single Family Housing
Multifamily Housing (5+ Units)
Manufactured Home
School
Greenbelt
Undesignated
C;i Sedgwick Bethel
Port Orchard
Port Orchard UGA
0 400 800 Feet
N I i I
Port Orchard Sedgwick-Bethel Subarea Plan 7
Existing Conditions • December 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-1 9 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- December 2024
Zoning
j
r' p Magnolia
1 Ridge U
Andaiso
Village
�.�.r.I
— -.-- --
SE BLUEBERRY RD.
Sidney
Ridge SE
KODA aR' BETHEI
ENTII
4_P.IPE
V LTaqu�eriaj-E-I Rey
Westcoast
Fitness StarbucH
SE SALMONSLs I?'
SE FM CT
i1Mi_
- -
U
SEDGWIC-K Sudstar East
LA 'ar Pori Orchard
w
S05EDCRSICKRD ._._._.
Pottery
Creek
Fred Meyer Apartments
Q �
.......�....
q O
Zoning
Greenbelt (GB)
Commercial Corridor (CC)
(rte! Sedgwick Lund
Residential I (RI)
Commerical Heavy
(CH)
Q Port Orchard
16
Residential 2 (R2)
/V&/ Commercial Mixed Use (CMU)
O Port Orchard USA I
Residential 3 (R3)
Public Facilities [PFI
Residential 4 (R4)
0
40 800 Feet
N I
I
'SEMELINERR2
I
SOURCE: City of Port Orchard 2023 Zoning
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
Ilatrlrhari Hnl Ica
P P
P --
--
-- --
Port Orchard Sedgwick-Bethel Subarea Plan 9
Existing Conditions • December 2024
Building Type
Backyard Cottage
Residential Zones
R1** R2**
P P
R3
P
Commercial Zones
R4 CMU CC CH
-- -- -- --
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
R1** R2**
Residential
R3
R4
Commercial Zones
CMU CC CH
Single-family detached
P P
P
--
--
--
--
Two-family
-- P
P
--
--
--
--
Single-family attached (2
units)
-- P
P
--
--
--
--
Single-family attached (3-4
units)
-- P
P
P
P
P
--
Single-family attached (5-6
units)
-- --
P
P
P
P
--
Multifamily (3 or more units)
-- --
P
P
P
P
--
Permanent supportive housing
C C
C
C
C
C
C
Commercial
Group day care (7 to 12)
C C
C
--
P
P
--
Day care center (13 or more)
-- --
--
--
C
P
P
Indoor recreation*
-- --
--
--
P
P
P
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 • December 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 -- --
5,001 - 15,000 SF GFA -- --
15,001 - 50,000 SF GFA -- --
Over 50,000 SF GFA -- --
-- -- P
-- -- P
-- -- --
-- -- --
P
P
P
C
P
P
P
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 R 1 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
Existing Conditions • December 2024
Middle Housing
The City is taking proactive measures to ensure compliance with Washington State's
new middle housing bills, HB 1 1 10 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
�SI
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 1 110 in
the R2 zoning district.
Port Orchard Sedgwick-Bethel Subarea Plan 1 2
Existing Conditions • December 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 1 3
Existing Conditions • December 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 1 4
Existing Conditions • December 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 • December 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 1 6
Existing Conditions- December 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 1 7
Existing Conditions • December 2024
EXHIBIT 2-7 Bethel Sedgwick Corridor Plan
LEGEND
Bethel Road- Typical Section A
Bethel Road - Typical Section a
Sedgwick Road - Typical Section
O Existing Single -lane Roundabout
O Proposed Single -lane Roundabou'
• Proposes M ;L'';r•'t „ ;t
Tremont Avenue
Mile Hill Drive CSR 166
Lincoln Avenue
TLund Avenue
a?
Salmonberry Road
- . \.: Blueberry Road
SR 16 •ir
O
SR 160
SOURCE: Bethel Road and Sedgwick Road Corridor Plan, City of Port Orchard, 2018
Port Orchard Sedgwick-Bethel Subarea Plan 18
Existing Conditions • December 2024
EXHIBIT 2-8 Bethel Sedgwick Corridor Cross Sections
Bethel Road - Typical Section A
Bethel Road - Typical Section B
fir
Sidewalk
Biaswaie Bike IanP . --.1 :
Vehicle lane Bike lane Bioswale
Sidewalk
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 • December 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 Route 160) 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 • December 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 Planned Transportation Improvements in Sedgwick-Bethel
Bethel Road: Blueberry
1 Blueberry roundabout Phase 1 a. Bethel/Blueberry roundabout 2022
intersection
Salmonberry Bethel Road: Phase 1 b. Bethel/ Salmonberry
2 Salmonberry roundabout and roadway segment 2023
roundabout intersection design from Blueberry to Salmonberry
Right-of-way and Sedgwick Road: SR -1 6 Design, right-of-way acquisition and
3 construction of Phase 2 per the 2030
construction interchange to Bethel
Bethel/Sedgwick Corridor Plan
Design, right-of-way acquisition and
4 Right-of-way and Bethel Road: Lund to construction of the fourth phase of the 2034
construction Salmonberry street improvements per the
Bethel/Sedgwick Corridor Plan
New rounabout mid way between SR16
5 SR160/Sedgwick New intersection and Bethel Road right-of-way acquisition 2027
and design
Sedgwick Road to Widen road to two travel lanes with bike
6 Geiger Road Widening lanes, sidewalks and stormwater system 2034
Blueberry Road
improvements
Provide an extention of Piperberry from
7 Piperberry Way Extention Geiger Road to Ramsey to Geiger and a new street 2034
Ramsey Road connection to the proposed round about
on Sedgwick
Widen road to two travel lanes with bike
Salmonberry Road Ramsey Road to
8 Widening Bethel Road lanes, sidewalks and stormwater system 2028
improvements
Sedgwick Road to Widen road to two travel lanes with bike
9 Ramsey Road Widening lanes, sidewalks and stormwater system 2029
Salmonberry Road
improvements.
Blueberry Road Geiger Road to Bethel Widen road to two travel lanes with bike
10 Widening Road lanes, sidewalks and stormwater system 2036
improvements
SOURCE: City of Port Orchard Transportation Improvement Plan (TIP) Tier 1 2025-2030 and Tier 2 2031-2044.
Port Orchard Sedgwick-Bethel Subarea Plan 21
Existing Conditions • December 2024
EXHIBIT 2-9 Planned Transportation Improvements in Sedgwick-Bethel Map
s. �r�rr 8 2 ESgLMONBERRN RC 'r
!'
j Magnolia < 1
O�aG
j Ridge U Andaiso [q] „�
¢ �r
j Village China[Sun
j
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n SF 3L UEBCRRY RJ :�
1
1... Sidney ■
SE SYSVs LN
U
Ridge tss SODA cis BETHEL
1
4 w
■ CENTRE
j
o
- 0SL PIPERBERRY ISAY
1 r
1
U
■
■ Wesicaast
East
■ SEDGWICK
Fitness Starbucks PLAZA
Port Orchard
SESEDC W;CK R]
3 j
j
Pottery
Creek
Meyer Apartments
U
u >
c —
__ ___
Transportation Improvements Program (TIP)
Transportation Projects
"-I Sedgwick-Bethel
#I►# Planned intersection New street
e
Bethel/Sedgwick
l5 Port Orchard
%C' improvement connection
Corridor Plan
{►� Planned street
• Other street
0 Port Orchard UGA
Newinstersection■■■■ improvement
improvements
0 400 800 Feet
SOURCE: City of Port Orchard Transportation Improvement Plan (TIP) Tier 1 2025-2030 and Tier 2 2031-2044.
Port Orchard Sedgwick-Bethel Subarea Plan 22
Existing Conditions • December 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 23
Existing Conditions • December 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 24
Existing Conditions- December 2024
EXHIBIT 2-10 Planned Non -Motorized Routes
Gam' - J _ rr,—r ....�
Ti Magnolia u
Ridge Andaiso
• Village
1 d
irrrr. rr SEBLUEEIERRY RD
�.� Sidney 'T W
Ridge SE KODA DIR BE
THE
CENTR
Sr PIFERBEF:
Westcoast
SEP
Fitness Starbucks �PLLAZAA1A
1111111111111111111111111IIIIIIISElsEDG.WICKIRD]I1i111 iil
r . #� Pottery
� Creek
� Fred Meyer ppartmenfs
j � o
3lullsE�s:L.:aN..ERR, y
InnulullM
SE FAY CT
..ry
'ChinalSun
Buffet, —.r'1
� SE SYLVIj LIB U j
r"7
1 O
E
East
Port Orchard
1!1!1 160 11lI1l11l11
U
C
C
n w
Non -Motorized Routes Bethel/Sedgwick
11111 Arterial Planned Corridor Plan
SE IVES MILL RD 11111 Residential Planned Sedgwick-Bethel
Q Port Orchard
] d 0 Port Orchard UGA
0 400 800 Feet
N I I
.4
LE MELINE RD
SOURCE: City of Port Orchard Non -Motorized Transportation Plan, 2024
Port Orchard Sedgwick-Bethel Subarea Plan 25
Existing Conditions • December 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 26
Existing Conditions- December 2024
EXHIBIT 2-11 Kitsap Transit Existing and Planned Facilities
jc7h,i7aisun
uffet —.—.I
SEDGWICK
PLAZA
.4
Pottery
o Creek
Fred Meyer Apartments
' 16
1,SIEMEE RD
SOURCE: City of Port Orchard, Kitsap Transit
East
Port Orchard
a 160 —
Kitsap Transit
Existing
— — Planned
) Sedgwick Bethel
Route 8
Southworth -
O Port Orchard
Existing
O
Sidney Road
P&R Route
Port Orchard UGA
Route 8
stops
Planned
BRT Route
0 100 800 Feet
Port Orchard Sedgwick-Bethel Subarea Plan 27
Existing Conditions • December 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 stormwater. 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
Kitsap. 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.
Port Orchard Sedgwick-Bethel Subarea Plan 28
Existing Conditions- December 2024
Surface water and stormwater capital improvement projects were developed to
address the problems identified in the plan. Among the ten prioritized projects is the
Salmonberry Road Lower Blackjack Creek 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 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
I N '\ q" - - - I ' -
er Blackja k �.�---r---�
II N!'L ^ek
1
.•!!-- �. w.� 1 L
a -` 1
Andaiso 1-,•.,.,
Village China Sun
Buffet,.....
F5I L r- 'r
or,ry' SETH EL
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zI
N
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SED
Fitness PLAZA
pOli OrchardOrchardStarbocks
G N NN. IIIr-----r-
N
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SE!VES•MILLRNNNNN
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SOURCE: City of Port Orchard, MAKERS 2024
Pottery
Creek
L__Fred Meyer apartments
� u
m J
GreenbeB
. Park Opportunities
Wetlands
[ 1Sedgwick Bethel
— Blackjack Creek 0 Port Orchard
Slopes
O Port Orchard VGA
Hydric Soil
0 400 800 Feet
N I I
Source Esri, Maxar. Earthstar Geographlcs, and the GIS User Communi
Port Orchard Sedgwick-Bethel Subarea Plan 29
Existing Conditions- December 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
23% o
■ 45-64
15% 15% ■ 35-44
25-34
14% 14% ■ 15-24
■0-14
Sedgwick Port Orchard
SOURCE: ESRI
Port Orchard Sedgwick-Bethel Subarea Plan 30
Existing Conditions- December 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 31
Existing Conditions- December 2024
EXHIBIT 2-15 Top Job Sectors in Sedgwick-Bethel Subarea, 2012 and 2021
70.0%
60.0%
50.0%
40.0%
30.0%
20.0%
10.0%
0.0%
Retail Trade Food / Lodging Other Services
SOURCE: LEHD via Census OnTheMap
Commuting
.2021
■2012
Wholesale Health Care / Arts,
Social Entertainment,
Assistance and Recreation
The map below shows estimated commuting patterns in the Subarea. As shown,
essentially no residents of the Subarea also work in the Subarea. Given the commercial
activity centered around the Bethel-Sedgwick intersection, there is a significant net
inflow of commuters into the Subarea.
EXHIBIT 2-16 Commuting Patterns in the Sedgwick-Bethel Subarea, 2021
Q z
mot, r
575' 121
jyy.
{
i#
h4
SOURCE: LEHD via Census OnTheMap
Port Orchard Sedgwick-Bethel Subarea Plan 32
Existing Conditions • December 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
Port Orchard
Sedgwick Existing and Pipeline Units
Legend
Q Port Orchard City Limits
[_j Port Orchard UGA
Water Bodies
Leora Park Sr
Roads
State Highway
Collector I Arterial
Local Road
Existing Units by Parcel
it 0 0
om
2
3-5
-5+
Pipeline Units by Parcel
Em
Em
O 2
-3-5
I
5 +
\\d.
y4
SOURCE: Kitsap County, City of Port Orchard, LCG
Note: Pipeline data is as of September 2024.
M
Salinonberry Rd
MR2!t�f Porc Orchard, CCG
Port Orchard Sedgwick-Bethel Subarea Plan 33
Existing Conditions • December 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
Port Orchard��ETJI
I `Se����,�
Sedgwick Parcel Classifications '"� ��
Legend _ - ,�S+a I qe ry_RdI -- es C BERRY.RD
Port Orchard City Limits �� �/" a
Leon Park St - `
Port Orchard UGA 's/ -
_____
Roads
State Highway R - _
Collector / Arterial * _
Local Road _ _ __ -s'e Blucnerry ed se-va
Parcel Status
PARTIALLY UTILIZED I sErsywis,Lr, .
- UNDERUTILIZED 4 -1 I ` m ;
i "Se KotJa Cir Q
Z _ VACANT i- � se epemcrry ways
SED WICK RD
r� aPq�V JIIiiI
i�zsti
m � _ H2LWo� t i,/fA!2(
�t 0,dl d, LCG
SOURCE: Kitsap County, City of Port Orchard, LCG
Port Orchard Sedgwick-Bethel Subarea Plan 34
Goals and Vision • December 2024
3. 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 35
Goals and Vision • December 2024
EXHIBIT 3-1 Sedgwick-Bethel Opportunities, Assets, and Challenges
• Opportunity fora trail
along Blackjack Creek
Tremont with connections
to/from subdivisions
Opportunity on this southwest
corner to create a mixed -use
\ development with park/plaza
?otential site to develop local or
neighborhood park to increase
recreation capacity
Longtime vacant
commercial land; likely
indicates a surplus of
commercial zoning and
large opportunity for
new multifamily
Ii
_ e•L
I eep slopes
west of
1 the sjharea
� I
I SR1S
Transit Center,
Ruby
Creek
11
The subarea has
good regional access \
with state highways. I
which supports the
commercial uses \ {
\,I
0 0.1 0.2 Mles
' I ._�-aitr:• iI0 Bethel'
Bethel
Kitsap Transit is bus
Lund
planning
rapid transit along Bethel Road
between Downtown and
'(5
Sedgwick Road
-21
0 0
LIL
010
oIi
I
Flo°-
East
I
I
Port Orchard
L'
I I
Grocery and home
goods store
provides daily
needs and
supports jobs
Sedgwick Road acts
as physical barrier
for pedestrians
East
Neighborhood
J
Southworfh
�6� ill�lluuil_rai niul
No indirect routes for
students to safely walk
and bike from the
subarea lathe
Elementary School
Hidden Creek
Elementary
Opportunities
Challenges
Existing Conditions
a Major connections
ruir Fast moving traffic/
*Assets
Bethel/Sedgwick
E -, Street extension
barrier
Pedestrian -challenged
Pending
development
Corridor Plan
M Natural areas
i///, Infill development
�` intersection
I Parks
• Park opportunities
• Bus stops
- T' Nature trail
v Land use
development barrier
Commercial
— Streams
_
*SR16
Centers
J Sedgwick Bethel
Transit Center
• Neighborhoods
1 Port Orchard
Schools
Port Orchard UGA
SOURCE: City of Port Orchard, MAKERS
General Opportunities/Observations:
• Kitsap Transit planned BRT route on Bethel Road
could facilitate more compact development
• The Bethel/Sedgwick corridor planned
pedestrian/bicycle infrastructure will create
safer routes for all travelers
• Need/opportunity for parks and/or gathering
spaces to serve the subarea
• Property ownership and public street grid is
highly fragmented
• Extend street grid as development occurs to
enhance, connectivity
Port Orchard Sedgwick-Bethel Subarea Plan 36
Goals and Vision- December 2024
3.2 Alternatives
The 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 Note 3: Sedgwick-Bethel
Land Use 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 3
Alternative 2
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 37
Goals and Vision • December 2024
3.3 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 38
Goals and Vision • December 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 39
Goals and Vision- December 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 Kitsap
Transit's planned
bus service
enhancements and
propose extending
the planned BRT
route to the SR 16
Transit Center to link
Sedgwick-Bethel and
Ruby Creek
'A Connectto \ y
,'Bethel -Lund trail )
sE SALMON ES
r ;
I'
° I R2 R3
GN0¢ f N SE FAY C'
/ c R71 h
0 China sun
Buffeh
1 i ������ SE BLUEBERRY RD ,
, 1 Iii sesvrvlsLN
1 � _ R3>R1 BETHEL u
se Koon ag. CENTRE m
i` RI+R3 _ sg.,igeRaeRRvwnr o
SR r6'-; wesfcousit — East
i� SECIGWI-K P0rI OfChard
Transit [enter �`. � �'IF�%sg S�iarbucks PfAZp
east of Sidne
lso �
.T ❑
►, �,���.—.—w Fred M yer i��
c� u
_ c
y--------,
i o
o i-------- m
16
SE IVES MILL RD
Hidden Creek
0 400 800 Feet ElementarySchool
N I �
Ma r, M'i[rosoft
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 midblock crossing
and sidewalk buffer
enhancements,
along key routes to
schools and
other destinations
Hub Features
Transportation Ideas
Zoning
Existing Conditions
yxoevon
nexbMt
Mobility
Safe routes ('\ SR 16 Transit
Residential 1 IR1 i
Commercial Corridor (CC)
— Blackjack Creek
•Mixed
use
improvements
to school Center
Residential 2 IR21
Commerical Heavy ICH)
— Greenbelt
Parks and Recreation
hub; investment
a-i Potential street
4' Support BRT
Residential 3 IR3)
fZ Commercial Mixed Use ICMU)
focus area
connection
4--' Potential new
Residential 4 (R4)
WW. Business Prof, Mixed Use IBPMU)
-2 Sedgwick-Bethel
Park/plaza
�'4� Planned
bus routes
Public Facilities (PF)
Port Orchard
A Roundabout
O Zoning change
Port Orchard UGA
- -
Ravine trail
SOURCE: City
of Port Orchard, MAKERS, 2024
Port Orchard Sedgwick-Bethel Subarea Plan 40
Goals and Vision- December 2024
EXHIBIT 3-3 Sedgwick-Bethel Height Overlay Districts
r
rE S��MON6LRRY t:] 6
i
o �
Gte1 I7
SP GAY U
f U �
i Q -� Cheri a[SUn
-r-_-_-ter SE BLUEBERRY RD
r iusIIIIIIJIP!LVL.
EIY
U
Wesfcoast SEDGWICK Port Orchard
Fdness Starbucks PLA'i-A
.�'j SE SEDGWICK RD 6D
Fred Meyer
L___4.
a
� H 6 �
�
W O
> i U
O -ter
16
SE IVES MILL RD
Hidden Creek
0 0 400 800 Feet Elementary School
N �I
Maxar, Microsoft
SE MELINE RD
Sedgwick-Bethel Height Overlay District (SBi1OD)
SBHOD 5: 55 feet - five stories
C SBHOD 4: 45 feet - four stories
SBHOD 3:35 feet - three stories
SOURCE: City of Port Orchard, MAKERS, 2024
Existing Conditions
— Blackjack Creek
r i Sedgwick Bethel
O Port Orchard
O Port Orchard UGA
Port Orchard Sedgwick-Bethel Subarea Plan
41
Goals and Vision- December 2024
3.4 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 Create a large iconic park and public gathering space that is integrated
with mixed -use and multifamily developments and functions as the heart
of the community.
LU-4 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-5 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-6 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-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
42
Goals and Vision- December 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 and
encourage multifamily residential development.
Goal LU-3 Ensure that development in Sedgwick-Bethel is attractive and
provides variety and visual interest.
LU-12 Apply Port Orchard's Design Standards, as set forth in POMC Chapter
20.127 to enhance the layout and design of subarea sites and buildings.
LU-13 Apply block frontage standards that emphasize pedestrian -friendly
development frontages in mixed -use areas while providing strategic
flexibility to integrate off-street parking areas and landscaped setbacks
where necessary.
LU-14 Require the integration of usable open space within multifamily residential
developments as set forth in POMC 20.127.350(2).
LU-15 Amend POMC. 20.127.350(3) to require at least 3% usable open space for
new non-residential development.
LU-16 Designate high visibility street corners as defined in POMC 20.127.250 in
strategic locations.
Port Orchard Sedgwick-Bethel Subarea Plan 43
Goals and Vision- December 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 -1 60 and the interchange at SR -1 60
and SR -1 6.
T-6 Where feasible, design bike lanes to
be protected from automobile traffic
with curbs, horizontal separation, or
other techniques that improve safety
and comfort.
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
treatments.
Source: Washington State Department of
Transportation
Port Orchard Sedgwick-Bethel Subarea Plan 44
Goals and Vision- December 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.
T-9 Plan 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-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 Require the integration of through -block connections in the CMU, R4 and
R5 zones where block -lengths are greater than 500 feet. This could come
in the form of private streets with sidewalks, woonerfs (low volume street
where vehicles share space with pedestrians), landscaped pathways or
urban passageways, and alleys.
Port Orchard Sedgwick-Bethel Subarea Plan 45
Goals and Vision- December 2024
Examples of through -block connections, from left, a woonerf, or shared street, a
landscaped passageway, and an urban passageway.
Source: MAKERS
T-13 Promote coordinated patterns of development that create a network of
off-street pedestrian and bicycle routes.
Goal T-4 Provide safe multimodal access to schools.
T-14 Evaluate options for pedestrian and bicycle safety improvements at key
routes to Hidden Creek Elementary School.
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.
primarily due to the
concentration of buildings,
paving, and human activities
that absorb and retain heat.
Source: U.S Environmental
Protection Agency
Port Orchard Sedgwick-Bethel Subarea Plan 46
Goals and Vision- December 2024
Goal CD -2 Encourage the development of public plaza and other gathering
spaces.
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 create public open spaces
integrated with surrounding development - ranging from large
neighborhood parks, high visibility street corner public plazas, to
neighborhood gateway features.
Illustrative Conceptual Site Plan
Given the undeveloped state of large portions of the subarea, the planning team
crafted a site plan to illustrate how a portion of the subarea could be developed over
20 years consistent with the goals and policies of this plan.
This is an example only and illustrates just one of many ways that the area could be
transformed consistent with the plan's goals and policies. The site plan is particularly
useful to illustrate how future development can be coordinated. Specifically note:
New street extensions and connections.
Connected network of trails.
New park bordered by residential, civic, and mixed -use developments that face
and complement the park.
Commercial buildings front onto Sedgewick Road, with the intent of creating a
more walkable, pedestrian -friendly corridor.
The integration of usable open space for residential uses.
Port Orchard Sedgwick-Bethel Subarea Plan 47
Goals and Vision • December 2024
EXHIBIT 3-4 Sedgwick-Bethel Concept
Magnolia
Ridge
Townhomes feature Andaiso
on -street parking I Village
with vehicle access Coordinating Creating centralized
in back street access common open space
SE SALMON BERRY RD
Organizing new
developments
around an integrated _ _ _ ij Sound
trail system w ( o Storage
Sidney Ij w
Ridge NEW INTERNAL STREET Z
Townhomes, Koda BETHEL
New multi -use park apartments, and Circle CENTRE
with mix of active civic uses face park
and passive uses
(i.e, playground,
community
garden, mini -pitch
and skatedot)
Potential future
5 -story apartment connections
building with NEw srREEr
in -structure parking. Trail connection
but featuring ground
floor townhomes westcoast
along perimeter Fitness
a
Single -story retail commercial;
long term mixed -use opportunity
Small plaza spaces integrated
with commercial development
nned
rroaund blA
0 50 200 feet
N I I I 1 1
= Commercial !) Sedgwick-Bethel
= Civic ® Port Orchard UGA
i Apartments
Townhomes
Note: This concept is an example only and illustrates just one of many ways that a portion of the subarea could
be developed consistent with the plan's goals and policies. Source: MAKERS.
Port Orchard Sedgwick-Bethel Subarea Plan 48
Goals and Vision- December 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-Bethel and Bethel -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 trail 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 • December 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- December 2024
TABLE 4-1 Sedgwick-Bethel Action Plan
-.. - -
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- December 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
DRAFT December 2024
5. Notes
Note 1: Port Orchard Comprehensive Plan - Centers Goals and Policies
Note 2: Bethel Subarea Plans Engagement Summary
Note 3: Bethel Subareas Alternatives
Port Orchard Sedgwick-Bethel Subarea Plan 53
Notes • DRAFT December 2024
Note 1: Port Orchard Comprehensive Plan -
Centers Goals and Policies
The Port Orchard Comprehensive Plan contains the following centers policies. These
policies are not tailored this Subarea but should be implemented across all centers. For
specific policies related to Sedgwick-Bethel, see 3.4 Subarea Goals & Policies.
Policy CN-1. Prioritize the City's residential, commercial and light industrial growth
and infrastructure investments within designated Centers, in
accordance with VISION 2050 and the Countywide Planning Policies.
Policy CN-2. Focus future growth in designated, higher intensity areas in an effort to
encourage the preservation of open space and maintain surrounding
neighborhood character.
Policy CN-3. Shorten commutes by concentrating housing and employment in
strategic locations, which provides residents opportunities to live and
work in the same neighborhood.
Policy CN-4. Provide commercial services that serve the population of the Center,
surrounding neighborhoods, the city, and the region (dependent on the
suitability of the scale of each Center).
Policy CN-5. Support pedestrian and transit uses by promoting compact, mixed -use
areas with appropriate infrastructure that provide a variety of activities.
Policy CN-6. Balance objectives for accommodating growth, encouraging
compatibility, promoting housing affordability, and offering a wide
range of housing types.
Policy CN-7. Provide access to parks and public pedestrian spaces by creating them
within each Center or by creating connections to existing public and
open spaces.
Policy CN-8. During subarea planning for Centers, develop an implementation plan
that addresses how the City will meet Center goals through appropriate
land use designations, annexation, development of capital facilities and
utilities, and related measures.
Policy CN-9. The City shall direct growth to Centers of all types through focused
regulations and directed capital projects.
Policy CN-10. The City should support employment growth, the increased use of non -
automobile transportation options, and the preservation of the
character of existing built-up areas by encouraging residential and
mixed -use development at increased densities in designated Centers.
Port Orchard Sedgwick-Bethel Subarea Plan 54
Notes • DRAFT December 2024
Policy CN-1 1. The City shall ensure that higher density development in Centers is either
within walking or biking distance of jobs, schools, and parks and is well -
served by public transit.
Policy CN-12. The City shall create and designate zoning that allows a mix of uses to
accommodate concentrations of employment and housing.
Policy CN-13. The City shall encourage a broad range of housing types and
commercial uses within designated Centers, through zoning and
development regulations that serve a local, Citywide, or regional
market.
Policy CN-14. The City shall encourage the creation of public open space, private
open space, and parks within and serving designated centers
Port Orchard Sedgwick-Bethel Subarea Plan 55
Notes • DRAFT December 2024
Note 2: Bethel Subarea Plans Engagement
Summary
FROM: Makers Architecture and Urban Design
DATE: August 15, 2024
Subarea Workshop Summary
On July 29, 2024, the project team, which included the
City, AHBL, and MAKERS, organized an in -person open
house at the Kitsap Regional Library Port Orchard
branch. An online survey ran concurrently with the
open house and remained active until August 12, 2024,
allowing those unable to attend the in -person workshop
to share their feedback. The purpose of these events is
to share project information and invite the community
to provide feedback on the following key topics:
Bethel -Lund and Sedgwick-Bethel Existing Conditions
Report. Confirm preliminary findings of
neighborhood assets and challenges and gather
additional input on community priorities
Bethel -Lund and Sedawick-Bethel Land Use
Alternatives. Community members voted for their
preferred land use alternative or shared feedback
on specific elements to be included in the preferred
concept. Ensuring the preferred land use alternative aligns with the community's
vision for the Subareas.
Consultants and City Staff address questions from attendees during the presentation and open house
portion of the workshop.
Port Orchard Sedgwick-Bethel Subarea Plan 56
Notes • DRAFT December 2024
Main Takeaways
Themes that arose from the open house and online survey include the following:
Safe, efficient, and comfortable multimodal mobility. Many respondents desire
improvements to pedestrian and bicycle infrastructures to improve walkability,
reduce reliance on cars, and boost access to neighborhood amenities (i.e., parks,
neighborhood shopping centers, schools, etc.)
Protect people on foot, wheel, or bicycle by physically separating them
from fast-moving vehicles (e.g., enhanced, buffered, or protected bike
facilities and sidewalks).
Encourage a network of trails, bike facilities, and crossing that safely
connect grocery stores, bus stops, schools, and parks to and within the
Subareas.
Develop connectivity between Bethel -Lund and Sedgwick-Bethel.
Fill gaps and maintain sidewalks to improve walkability
Safety enhancements and traffic calming measure at key intersections
and destinations
Public supportive statements:
"It is lacking safe biking corridors. Safe means separation from cars. Paint is not
protection. Bike paths need to be protected from cars by a barrier or planting strip."
"I want to see a healthier community with alternative and safe options to commute
without the need for cars."
"Wider roads and side walks to improve walkability along with bike lanes would be
amazing."
"How do residents west of Bethel cross safely to catch a bus downtown?"
"Pedestrian crossings across major streets such as Bethel and Sedgwick; we live
across Bethel but cannot safely cross to get to the bus stop. As mentioned above,
sidewalks need to connect - I live a short distance from Fred Meyer but cannot walk
there safely given the lack of sidewalks along Bethel. As older residents we would
like to increase our bus ridership and walk to various errands - but we all require
sidewalk connectivity and crosswalks to do so safely."
Efficient transportation system and traffic management. Residents have expressed
concerns about the strain on existing road infrastructure due to ongoing and future
development and call for enhancements to increase capacity, safety, and improve
traffic flow.
Residents living in the northwest subdivision of Sedgwick-Bethel (ex. Ridge
Village) describe the challenges they face to turn onto Sedgwick Road
and Bethel Road
Mixed views about the Bethel/Sedgwick Corridor improvements,
particularly the addition of roundabouts. Some residents believe that a
signalized intersection would enhance traffic flow more effectively.
Port Orchard Sedgwick-Bethel Subarea Plan 57
Notes • DRAFT December 2024
Overall support for the installations of sidewalks, bicycle lanes, and green
stormwater infrastructures
Public supportive statements:
"Less traffic hold up. It's wild in the afternoon. But I think owing forward with significant
expansion is fantastic. We just need the roads and safety to support it."
"Vastly improved traffic flow and sufficient infrastructure to accommodate the
expected influx of residents and housing."
"We live in Magnolia Ridge. Off Geiger, you can't turn left on Sedgwick. From Blueberry,
turning left on Bethel is very difficult. Heavy traffic on Sedgwick and Bethel in the
afternoon more than double my drive to work (SKHS 2.2 miles)."
"One of the main concerns I have heard since living here, on all sides of the political
spectrum, is that people are concerned about the new housing developments and the
traffic load that they will bring. If we prioritize cars over people, then this will not help
with the traffic problem that everyone complains about....Also, many people in this
area drive cars that must be way over the decibel levels according to the laws and
drive at extreme speeds through the neighborhood streets that are only 30 mph, like
Salmonberry Rd. Speed bumps or rain gardens need to be put in place to slow down
traffic to safe speeds since more enforcement is not working. I have been told
Salmonberry is an arterial vein and therefore cannot have speed bumps put in based
on the amount of traffic flow, but I would question the statistics on traffic there to
believe this is true."
Thriving centers with diverse uses for people to work, live, and play. Many residents
expressed interest in an attractive, walkable neighborhood that has a mix of
activities and diverse commercial and retail use
Retain and attract businesses in the Subareas with focus on restaurants,
shops, fitness, entertainment, and other services. (i.e., farm -to -table -style
restaurants, local brewery, independent movie theater, etc.)
Encourage mixed use developments with shared parking.
Promote green/plaza spaces as central features of shopping centers (i.e.,
courtyard shopping centers)
Reduce parking ratios to promote land use that make use of transit and
active transportation
Port Orchard Sedgwick-Bethel Subarea Plan 58
Notes • DRAFT December 2024
Public supportive statements:
"I wish to see it become a little area on its own with shops, food, accessibility, and
adequate infrastructure that families can bike around together and have a community
park."
"It would be nice for this area to feel similar to Gig Harbor North with walkability, public
parks and plazas. It will give the residents the feel of community."
"I wish I could see harmony and beauty. Less strip malls, parking lots, and congestion,
more pedestrian courtyards and safe bike routes."
"We need more sidewalks for safe running and walking. Also more public parks for kids
and families. Fewer housing developments- keep the green!"
- Access to recreational facilities, parks, and open space. Promote recreational and
park opportunities that celebrate the beauty of Port Orchard and support play and
gathering, especially for youth and teens.
The community brought forth ideas such as athletic fields, disc golf
courses, mid -size parks with playgrounds, and walking and biking trails.
Improve park security and regulate access
Some residents are supportive of the Blackjack Creek nature trail. Others
were concerned it would pose safety concerns if not maintained.
Public supportive statements:
"The parks are really nice here, but sometimes go unmonitored or protected at night
and become vandalized. It would be nice if there was better patrol or times when the
park gates could be closed at night. Additionally, it would be nice to see more
community gardens and disc golf courses, and if possible, I would like to see nature
trails added to view wildlife around the creeks."
"By ten years' time we'd hope that additional parks, tennis/pickleball/basketball courts,
baseball and soccer fields would be available within Port Orchard - not specific to
Sedgwick-Bethel however."
"Parks and hiking trails that maintain the overall fee[l] and beauty of Port Orchard"
"Please don't make a trail along Blackjack Creek. It will only encourage traffic through
quiet neighborhoods and create more encampments."
Resilient and sustainable community. Residents encourage to preserve greenery
and encourage sustainable features (considering climate change and heat risk)
such as using green stormwater infrastructure (GSI) in transportation improvements
or other developments.
Seek opportunities to promote community amenities such as health
facilities and community gardens
Protect greenery and open space and promote planting of native trees
and vegetation
Port Orchard Sedgwick-Bethel Subarea Plan 59
Notes • DRAFT December 2024
Public supportive statements:
"Pea patches or community gardens would be an awesome addition to any park
added. A native plant or medicinal plant garden would be cool. Disc golf is always
fun."
"More bus routes & stops, sidewalks. More health and human services"
"Please preserve as much greenbelt as possible"
"Would love to see increased maintenance of vacant spaces - possibly to include
wildflowers or other plantings instead of weeds."
"Please preserve as much of the greenbelt as possible. Also, keeping it family and pet
friendly/safe is very important."
Some residents want to make limited changes within the subareas and expect the
development to occur with a density similar to existing conditions, but with improved
infrastructure
Port Orchard Sedgwick-Bethel Subarea Plan 60
Notes- DRAFT December 2024
Reactions to the Land Use Alternatives
About 60% of online survey respondents supported Alternative 3 in both Subareas. The
reaction amongst workshop attendees were generally split, vocal comments following
the presentation geared toward Alternative 1. Attendees expressed concerns about
the increase in height and density changes and related transportation impacts, as well
as limited internal connectivity with the assumed developments. Comments by other
participants during the open house favored components of Alternative 2 and 3
Based on the general feedback received during the workshop and online survey,
community members were receptive to elements that support mixed -use
developments with plaza spaces, improve commercial opportunities near arterial
corridors, enhance access to parks and trails, and advance multimodal transportation.
Alternative 1 I
No Action
.. ..
Alternative 2
Light Touch
Alternative 3
Mixed Use/Transit-Oriented
Development
Utilize current zoning and
Create flexible regulations
Leverage planned
moves forward with
and implement strategic
transportation
existing policies and
zoning changes to
improvements and
planned public
accommodate growth
expand growth through
improvements. A notable
and promote efficient mix
mixed use opportunities to
exception will be zoning
of uses. Improve
support walkable
changes necessary to
pedestrian mobility and
neighborhoods and
comply with the State's
access to parks and open
economic vitality.
middle housing legislation.
space.
Advance regional trail and
safe routes to school to
support multimodal
network.
For more information on the Sedgwick-Bethel land use alternative, see Note 3:
Sedgwick-Bethel Land Use Alternatives.
Port Orchard Sedgwick-Bethel Subarea Plan 61
Notes • DRAFT December 2024
Bethel -Lund
Alternative 1 received the most votes in support of no
changes in zoning or land use regulations. Alternative 3
received the second most votes. Comments by
workshop attendees favored Alternative 1, while online
respondents preferred Alternative 3.
The chart represents the combined votes for each proposed alternative from the open house
and online survey. There are 14 total votes, with 7 from the open house and 7 from the online
survey.
Port Orchard Sedgwick-Bethel Subarea Plan 62
Notes • DRAFT December 2024
ALTERNATIVE 3- RirxED USEr
ALTERNATI iE 1 - NO ACTION ALTEI$MATIVE 2- LIGHT TOUCH TRANSIT'ORIENTED DEVELOPMENT S
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Above is the poster of the Bethel -Lund alternatives displayed at the workshop. Each dot stickers represent a
vote.
Port Orchard Sedgwick-Bethel Subarea Plan 63
Notes • DRAFT December 2024
Sedgwick-Bethel
The results showed that Alternative 3 received the most
votes, assuming an increase in mixed -use residential
and commercial retail along arterials. Alternative 2
received the second -highest number of votes.
Workshop attendees preferred Alternative 2, with
limited increase in building height and densities and
online survey respondents favored Alternative 3.
Alters
2
The chart represents the combined votes for each proposed alternative from the open house and online
survey. There are 33 total votes, with 17 from the open house and 16 from the online survey.
Port Orchard Sedgwick-Bethel Subarea Plan 64
Notes • DRAFT December 2024
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Above is a photo of a poster of the Sedgwick-Bethel alternatives displayed at the workshop, including public
comments posted at the meeting.
Port Orchard Sedgwick-Bethel Subarea Plan 65
Notes- DRAFT December 2024
Note 3: Sedgwick-Bethel Land Use
Alternatives
FROM: Makers Architecture and Urban Design
DATE: August 28, 2024
Sedgwick-Bethel Land Use Alternatives
The Sedgwick-Bethel land use alternatives present potential development scenarios
tailored to the unique characteristics of the Subarea, informed by a thorough analysis
of existing assets, challenges, and opportunities. These alternatives serve as a
framework for evaluating different development pathways and engage the public in
the decision -making process. Through a combination of an in -person workshop and an
online survey, residents had the opportunity to choose the most desirable components
and design elements from these alternatives, ultimately leading to the development of
a locally -preferred land use alternative.
The chart below describes the key features recommended in each of the land use
alternatives.
Alternative 1 I
No Action
Alternative 2
Light Touch
Alternative 3 1
Mixed Use/Transit-Oriented
Development
Utilize current zoning and
Create flexible regulations
Leverage planned
moves forward with
and implement strategic
transportation
existing policies and
zoning changes to
improvements and
planned public
accommodate growth
expand growth through
improvements. A notable
and promote efficient mix
mixed use opportunities to
exception will be zoning
of uses. Improve
support walkable
changes necessary to
pedestrian mobility and
neighborhoods and
comply with the State's
access to parks and open
economic vitality.
middle housing legislation.
space.
Advance regional trail and
safe routes to school to
support multimodal
network.
Port Orchard Sedgwick-Bethel Subarea Plan 66
Notes • DRAFT December 2024
The table below present the distinctions between each alternative, focusing on
whether the assumed future development will prioritize greater vertical mixed -use
development or retain the current configuration while strategically redesignating zones
to encourage more commercial and residential capacity within Sedgwick-Bethel.
Height limits
Commercial/
mixed -use
zoning
Residential
zoning
Affordable
housing
Parking
Public
space/plaza
No change, current
limits of 35-40'
Limited or no
changes. There is a
mix of CC, CMU,
and CH zoning in
the areas today.
No change
No change
No change
No change
Adopt the "proposed base
height limit" from HAP
Strategy 2.3.2. These
chances would only apply
within subarea boundaries
and not citywide.
R3-45 feet (+10 feet)
R4 - 45 feet (no change)
CC - 45 feet (+10 feet)
CMU - 55 feet (+15 feet)
Retain CH zoning only for
gas stations and the big
box stores (i.e., Fred
Meyer). Other CH sites get
rezoned to CC or CMU.
Consider rezoning CC to
CMU in strategic locations.
This creates some non-
conforming uses.
Rezone Rl and R2 zones to
R3 or R4, except for
residential lots which were
recently developed.
Explore MFTE opportunities
for the subareas.
Reduce multifamily and
commercial minimum
parking requirements
within the subarea
boundaries. For example,
up to 1 space for
studio/one-bedroom
apartment and do not
require extra parking when
on -street parking is not
present.
POMC 20.127.350(3) is
amended to apply larger
commercial open spaces
Adopt the "proposed
bonus height limit" from
HAP Strategy 2.3.2 as
the base height limit.
These chances would
only apply within
subarea boundaries
and not citywide.
R4 - 55 feet (+10 feet)
CMU - 75 feet (+35 feet)
Rezone all CH and CC
sites to CMU. This
creates some non-
conforming uses.
Rezone all residential
lots to R4. Rezone some
commercial properties
to R4 when such
properties are some
distance from an arterial
street (e.g. southwest
corner of Sedgwick-
Bethel subarea).
Same as Alternative 2.
Remove all minimum
parking requirements
within the subareas
boundaries, per HAP
Strategy 4.2.4. Apply a
maximum parking
requirement for
commercial use.
POMC 20.127.350(3) is
amended to apply
larger commercial open
Port Orchard Sedgwick-Bethel Subarea Plan 67
Notes • DRAFT December 2024
Public
parks/green
space
Off-street trails
Street design
No change.
Lundberg Park and
Sedgwick-Bethel
properties remain in
limbo with no
development plans
and are at risk of
disposition.
No change
Bethel/Sedgwick
improvements and
other TIP projects
occur as currently
planned.
within the subarea
boundaries, e.g. 3% of site
area.
Develop PROS
identified potential
park north of the
Sedgwick-Geiger
intersection.
Bethel South property is
leveraged to acquire
adjacent properties
and create a
neighborhood park on
the southwest corner
of Bethel-Sedgwick
intersection.
An additional future
neighborhood park
location is identified
east of the Bethel-
Blueberry intersection.
A limited Blackjack Creek
ravine trail is planned
adjacent to Sedgwick-
Bethel. An additional trail is
planned in the Geiger
Road corridor north and
south of Sedgwick and in
the northeast area
between Sedgwick and
Salmonberry.
Bethel/Sedgwick
improvements and other
TIP projects occur as
currently planned. In
addition:
• Mid block crossings are
added on Lund and
Sedgwick east and west
of Bethel
• Sidewalks and bike
lanes are added on
Lund and Sedgwick
east of Bethel.
• Existing commercial
driveways are right -sized
for pedestrian safety
and comfort
spaces within the
subarea boundaries,
e.g. 4% of site area.
Same as Alternative 2;
focus investments on
Geiger Park
Same as Alternative 2,
but a longer Blackjack
Creek ravine trail is
planned to connect
between the two
subareas. A new east -
west pedestrian/bike
connection across the
ravine is planned in the
vicinity of Salmonberry
Road.
Same as Alternative 2. In
addition, new all -ages -
and -abilities walking
and biking routes (such
as a wider sidewalk or
off-street trail and
protected bike lanes)
are added to connect
the subareas to Hidden
Creek Elementary
School.
Port Orchard Sedgwick-Bethel Subarea Plan 68
Notes • DRAFT December 2024
New street
connections
None except for
minor street
extensions as part of
new developments.
New planned streets as
shown in the block
frontage maps (POMC
20.127.130) are
implemented by future
development.
Same as Alternative 2. In
addition, new through -
block connection
requirements are added
to add more frequent
vehicle and pedestrian
routes.
Transit service
Kitsap Transit
Kitsap Transit provides bus
Kitsap Transit provides
provides enhanced
rapid transit to Downtown,
bus rapid transit to
bus service on
with a terminus at
Downtown, with service
Bethel Road at a
Sedgwick-Bethel.
extending west on
undetermined future
Sedgwick (possibly to
date.
the Ruby Creek area at
Sedgwick-Sydney).
Capital facilities
No change.
In a citywide facilities plan,
Same as Alternative 2.
assess whether Sedgwick-
Bethel, which has more
vacant land available, is a
viable location for public
works and/or public safety
facilities needed to
support the eastern part of
the city and the adjacent
urban growth area (future
annexation area).
Utilities
TBD.
TBD
TBD
Bethel/Sedgwick
improvements
appear to include
some stormwater
system upgrades.
Natural systems
TBD. Continue
TBD
TBD
preserving the
Blackjack Creek
ravine. Some
existing vegetated
properties could be
opportunities for
open space
preservation and/or
City acquisition for
park space.
Port Orchard Sedgwick-Bethel Subarea Plan 69
Notes • DRAFT December 2024
Sedgwick-Bethel Land Use Alternatives
Alternative I - No Action
No action would assume no change to zoning or other land use regulations. This
alternative assumes that development will still occur, but at a density similar to the
existing conditions.
Adopt proposed
zoning changes to
promote middle
housing (This citywide
effort is separate
from the subarea
planning process)
Minor street
extensions as part of
new developments
Support Kitsap
Transit bus service
enhancements
Tr
Mobility
H Support BRT
= Greenbelt (GB1/35 feet
— Blackjack Creek
improvements
't. _ Potential new
Residential 1 (R 11/35 feet
r•� Sedgwick Bethel
4—* Potential street
bus routes
Residential 2 (R21/35 feet
p Port Orchard
connection
SR 16 Transit
Residential 3 (R3)/35 feet
U Fort Orchard UGA
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Residential 4 (R4l/45 feet
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35 feet
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40 feet
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in zoning and code
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improvements and
other street projects
occur as currently
planned
fisting Conditions
Port Orchard Sedgwick-Bethel Subarea Plan 70
Notes • DRAFT December 2024
Alternative 2 - Light Touch
This alternative focus on increasing residential and commercial capacity with zoning
changes to accommodate multifamily residential options and commercial and mixed -
use development along arterials. The maximum building height and densities would see
increases.
Create a limited trail
along the Blackjack
Creek ravine
Encourage park/
open space with any
new development
Zoning. Create more
flexible development
regulations within
the subarea to allow
more housing and an
efficient mix of
land uses
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35 feet {no change)
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55 feet 1+15 feet)
Public Facilities IPF)185 feet no change)
BETHEL BLUEBERRY
(NAME TBD)
Create open/plaza
space to support
commercial centers
and public life
SEDGWICK CENTER
(NAME TBD)
Encourage a central
gateway plaza
through public
private development
Include additional
multimodal
improvements, and
consider midblock
crossing and
complete streets
features including
green stormwater
infrastructure
Existing Conditions
— Blackjack Creek
E Sedgwick Bethel
i= Port Orchard
—i Port Orchard UGA
Port Orchard Sedgwick-Bethel Subarea Plan 71
Notes' DRAFT December 2024
Alternative 3- Mixed use/ Transit Oriented Development
This alternative assumes an increase in mixed -use residential and commercial retail
development. Potential zoning changes focus on increasing residential capacity in
both existing commercial and residential zones. The maximum building height and
densities increase within the Subarea to encourage more vertical mix use buildings.
Create a trail
network to connect
parks and open
spaces between
Sedgwick-Bethel and
Bethel -Lund
GEIGER SEDGWICK
(NAME TBD)
Create an iconic
park and public
gathering space
within mixed use
developments and
make use of active
transit corridor
Support BRT
expansion to SR 16
Transit Center to
connect Sedgwick-
Bethel and
Ruby Creek
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Zoning. Create more
flexible development
regulations within
the subarea to allow
more housing and an
efficient mix of
land uses
Support a
more walkable
neighborhood
through mixed use
development
Improve active
transportation routes
to school, and
better buffering for
people walking,
biking, and rolling
Hub Features
Transportation Ideas
Zoning/Height Limits
Existing Conditions
tooter 'lexibiet
Mobility
Safe routes
Greenbelt (GB)/35 feet {no change) O Zoning change
--- Blackjack Creek
Mixed use
improvements
to school
Residential 2 (R2)/35 feet {no Change)
C.'r' Sedgwick Bethel
hub; investment
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Port Orchard
toots area
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Port Orchard UGA
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bus routes
j// Comme(cial Mixed Use {CMU)/
�► Roundabout
75 feet [+35 feet)
- a Ravine trail
Public Facilities (PF)/85 feet (no change)
Port Orchard Sedgwick-Bethel Subarea Plan 72
Notes • DRAFT December 2024
Sedgwick-Bethel Preferred Alternative
Based on feedback gathered from community engagement activities, including
workshops and an online survey, community members expressed strong support for
specific design elements within the land use alternatives. These elements emphasize the
importance of mixed -use developments featuring neighborhood parks, enhancing
commercial opportunities along arterial corridors, improving access to parks and trails,
and expanding multimodal transportation options.
Many online survey respondents favored Alternative 3, while opinions were split among
workshop attendees. Some workshop attendees raised concerns about the increase in
height and density and impact of these changes on transportation infrastructure and
the overall character of the neighborhoods.
The community outreach process highlighted several core values that align with the
desired elements of the Subarea land use alternatives
Safe, efficient, and comfortable multimodal mobility
Thriving centers with diverse uses for people to work, live, and play
Access to recreational facilities, parks, and open space
Resilient and sustainable community
For more detailed information on the engagement effort and feedback regarding the
subarea, refer to the Note 2: Bethel Subarea Plans Engagement Summary
The community engagement results guide the preferred alternatives to realize the vision
of creating a walkable, vibrant community. These alternatives leverage planned
transportation improvements, increase commercial and residential capacity through
flexible development options, and expand community assets where residents can
gather. With these goals in mind, the Sedgwick-Bethel preferred alternative aim to
revitalize the community and improve the well-being of residents
Port Orchard Sedgwick-Bethel Subarea Plan 73
Notes • DRAFT December 2024
Sedgwick-Bethel Preferred Alternative
The map below illustrates the key features that support a thriving, well-connected
neighborhood.
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 Kitsap
Transit's planned
bus service
enhancements and
propose extending
the planned BRT
route to the SR 16
Transit Center to link
Sedgwick-Bethel and
Ruby Creek
Al Connectto
Bethel -Lund frail N
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Hidden Creek
0 400 800 Feet
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N
nnaxar, 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 midblock crossing
and sidewalk buffer
enhancements,
along key routes to
schools and
other destinations
Hub Features
Transportation Ideas
Zoning
Existing Conditions
Novorv" Fexrbiei
Mobility
Safe routes SR 16 Transit
Residential 1 (Rl)
Commercial Corridor toot
— Blackjack Creek
Mixed use
improvements
to school Center
Residental 2 (R21
t Commerical Heavy [CH)
M Greenbelt
hub; investment
Potential street
'4 Support BRT
Residential (R31
0W.. Commercial Mixed Use (CMu]
Parks and Recreation
focus area
connection
- - ► Potential new
Residential 4 (R4)
Business Prof. Mixed Use I BPMU)
2Sedgwick-Bethel
Park plaza
�1 Planned
�
bus routes
Public Facilities PF
( )
Port Orchard
Port Orchard UGA
1► Roundabout
Zoning change
- Ravine trail
See 3.3 Preferred Alternative: Planning Framework for more details on the urban design
vision and investments priorities.
Capacity
In addition to the PSRC Countywide Growth Centers eligibility requirements, Kitsap
County's Countywide Planning Policies establish that Countywide Centers must show a
minimum of 10 Activity Units per acre. An Activity Unit is one person or one job. For more
information about the PSRC Countywide Growth Centers criteria see 1.3 PSRC Regional
Centers Framework.
Port Orchard Sedgwick-Bethel Subarea Plan 74
Notes • DRAFT December 2024
The table below shows the Sedgwick-Bethel
existing
and pipeline development meets
the Countywide Centers Designation
Criteria and, with additional land
capacity based
on the development pattern outlined in this preferred
alternative, can
accommodate
up to 19.1 Activity Units per acre.
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
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
Required Acres
160-500
160-500
Actual Acres
235.7
235.7
Surplus / Shortfall
75.7
75.7
Required Use Mix
20%
Res. /
20% Res. / Emp.
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
Port Orchard Sedgwick-Bethel Subarea Plan 75
Notes • DRAFT December 2024
Height Overlays
In Sedgwick-Bethel, the general maximum building height allowed is three stories or 35
feet. The purpose of the Sedgwick-Bethel height overlay districts (SBHOD) is to provide
more opportunities for housing supply, compact growth, and vertical mixed -use
buildings. As shown on the map below, the three different SBHOD height zones are as
follows:
a) SBHOD 5: 55 feet - five stories
b) SBHOD 4: 45 feet - four stories
c) SBHOD 3: 35 feet - three stories
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lii IsEL5
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ETHEL E �'
E ' K o IR C-ENTRE Q
SE PIFERBERRY WAY ,,, O
V
East
Wesfcoast SK Port Orchard
` Fitness Starbucks PL +A_' .
SE SEDG WICK RD L4_._t 7 60
Fred Meyer
a a
jZ
i o
16
SE 1555 MILL RD
Hidden Creek
0 400 800 Feet
I I Elementary School
N Maxar. Miaosoff
SE MELINE RD
Sedgwick-Bethel Height Overlay District (SBHOD)
SBHOD 5: 55 feet - five stories
SBHOD 4:45 feet - four stories
SBHOD 3: 35 feet - three stories
Existing Conditions
— Blackjack Creek
C-3 Sedgwick Bethel
Q Port Orchard
Port Orchard UGA
Port Orchard Sedgwick-Bethel Subarea Plan
76
ORCHARD_
December 2024