SR 305
Current Status and Future of SR 305
SR 305 Existing Conditions
State Route 305 is a highway that connects the Bainbridge Island Ferry Terminal to SR 3 in Poulsbo and serves as a vital corridor for residents, businesses, and visitors. The highway provides connections to other major arterials, including SR 307 and Viking Way NW, and runs through a commercial hub. In 2021, the highway saw a range of approximately 22,000 to 37,000 average daily counts of traffic, and with the projected growth in Poulsbo’s population and job sectors, commerce and traffic will increase.
SR 305 has two designations under State and Federal systems. The Washington State Department of Transit (WSDOT) has 305 designated as a Highway of Statewide Significance (HSS). This classification includes major arterials which connect major communities throughout the state. The National Highway System (NHS) classifies 305 as a Principal Arterial. Similar to WSDOT's designation, this includes arterials which are seen as important to commerce and mobility.
The area of commerce surrounding the highway is known as the SR 305 Corridor. The corridor is mostly occupied by the C-3 SR 305 Corridor, with some residential zoning on the outskirts.
Critical Areas
South Fork Dogfish Creek runs along much of the study area, from NE Lincoln Road northward. There are several delineated wetlands near SR 305, and there are known hydric soils in much of the corridor, especially from NE Lincoln Road to approximately Viking Avenue NW. South Fork Dogfish Creek crosses SR 305 in several places via large culverts, and the highway is built on gabion or similar walls to minimize the highway footprint and impacts to wetlands and their buffers, especially between Forest Rock Lane NE and Viking Avenue NW.
Countywide Center
Anticipating designating SR 305 as a countywide growth center.
High Capacity Transit Community
PSRC Vision 2050: 34 cities and unincorporated areas that are connected to the regional high-capacity transit system.
On September 13, 2023, the Poulsbo City Council passed Ordinance 2023-13 approving a 12-month development moratorium for vacant properties and properties not improved with permanent structures located within the SR 305 Corridor zoned C-3 SR 305 Corridor. The moratorium was enacted in interest to update the zones current code and expanding development options for residential development within the area.
Transportation Study
Completed by Parametrix in June of 2023.
The study examined conditions of numerous aspects of the highway and traffic through it.
Improvement Concepts
Draft improvements can be summarized into four general types of treatments.
- Shared use paths
- Sidewalks and protected bike lanes
- Intersection improvements
- Off-corridor improvements are proposed along 7th/8th Avenue NE
Market Study
A market analysis and feasibility study was done in June of 2023 by Leland Consulting Group (LCG). The study focused on the commerce of Poulsbo and opportunity within the outlined 305 corridor. The study examined existing conditions of Poulsbo’s commerce, and a real estate analysis of the SR 305 corridor. It also included conclusions from a community stakeholder interview.
Stakeholder Interviews
The stakeholder interview found that developers are interested in Poulsbo, but the SR 305 study area is a difficult place to develop because of physical and regulatory barriers, including slope, streams, low quality soils, and zoning restrictions.
As for zoning restrictions, most of the demand in the area is for housing, and most of the SR 305 corridor is zoned commercial or office. The retail market is active in existing buildings but with less demand for new development, and office demand has dropped significantly because of the COVID-19 pandemic.
The stakeholders voiced opinions for less restrictions and barriers for development, including zoning changes, setback changes, and parking changes. They also included interests for the SR 305 area, and considered mixed-use and multifamily residential housing.
When compared with nearby comparison areas, the SR 305 corridor area has seen considerably less development than corridor areas in Silverdale, University Place, Shoreline, and Bothell, particularly in multifamily development.
Improvement to Land Value Ratio
“Improvements” are generally buildings or other structures on the land.
A lower ratio, shown in green, indicates that the land is more valuable than the building, and a higher value, shown in brown, indicates that the building is more valuable than the land.
All other factors equal, properties with lower I-LV ratios are more likely to redevelop since the land is worth more as a development/ redevelopment opportunity than the structure. However, the data is imperfect since slopes, streams, and other issues can create challenges for development.
Property Value Per Square Foot
All other factors equal, lower-value land is more likely to be redeveloped since developers can acquire the land at lower cost, complete demolition or site improvements, and then complete vertical development. High-value properties are less likely to be demolished and redeveloped but are good candidates for incremental building improvements since they are valuable. Low value properties near high value properties represent particularly interesting development opportunities since this indicates an underutilized property near amenities or concentrated private investment.
Market Study Recommendations
- Reducing minimum front yard setback to 0’
- Allowing/encouraging shared parking ratios
- Lower parking levels
- More height
- Consider allowing residential only in the east and west hillside areas
Planning Commission Considerations
Parking Reductions
Modest reduction in parking minimums to encourage residential development in the area. Interviews and market studies have shown that a slight reduction in parking would provide greater flexibility.
Use
Removing inconsistent or conflicting uses to residential/mixed use projects, and allowing a residential/commercial flex use on the ground floor.
Enhance:
- Mixed Use, Flexible First Floor
- PMUD – already done with the Olhava Amendments
Eliminate:
- Auto/RV/Boat Sales and Storage
- Large Machinery Rental/Sales (unless within an enclosed building)
- Fabrication and Assembly
- Commercial Parking
- Car Wash (but allow existing to be maintained, expanded)
- Recycling Center
Lot Coverage/Setback
Lot Coverage: 60%, or 80% if at least 50% of the required parking is under the building (matching C-4 changes)
Front Setback: from 15' to 10'
Building Stories Increase
Existing = 3 stories or 4 stories, with underbuilding parking
Proposed = 4 - 6 stories, depending on location