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Bethel Lund
Subarea Plan
DRAFT November 2024
Acknowledgements
The Bethel -Lund Subarea Plan would not be possible without the enthusiasm and
support of community stakeholders, including the businesses, neighbors, and
institutional partners in and around the Bethel -Lund area. A special thanks to everyone
who contributed their time and effort to the development of this plan.
Mayor
Rob Putaansuu
City Council Members:
Mark Trenary
Jay Rosapepe
Scott Diener
Eric Worden
Heidi Fenton
Fred Chang
John Morrissey
Planning Commission:
Annette Stewart
Stephanie Bailey
Tyler McKlosky
Wayne Wright
Louis Ta
Paul Fontenot
Joe Morrison
City Staff:
Nicholas Bond, AICP, Community
Development Director
Jim Fisk AICP, Principal Planner
Stephanie Andrews, Senior Planner
Shaun Raja, Associate Planner
Connor Dahlquist, Assistant Planner
Consultant Team:
AHBL
MAKERS
Leland Consulting Group
Port Orchard Bethel -Lund Subarea Plan
Introduction • DRAFT November 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
Previous Transportation Planning Efforts.........................................................................................
17
Vehicular Circulation and Access..................................................................................................20
Pedestrian Circulation and Access................................................................................................23
BicycleFacilities................................................................................................................................24
Transit..................................................................................................................................................
25
2.3 Parks, Open Space, and Critical Areas.................................................................................27
Parksand Open Space....................................................................................................................27
CriticalAreas.....................................................................................................................................
27
2.4 Market Conditions Assessment................................................................................................29
EconomicProfile...............................................................................................................................29
DevelopmentPipeline......................................................................................................................32
Buildable Lands & Future Capacity................................................................................................33
3. Goals and Vision..........................................................................................................................34
3.1 Opportunities, Assets, and Challenges..................................................................................34
3.2 Alternatives...............................................................................................................................36
3.3 Preferred Alternative: Planning Framework..........................................................................37
Values.................................................................................................................................................
37
PlanConcept....................................................................................................................................38
3.4 Subarea Goals & Policies.........................................................................................................41
LandUse............................................................................................................................................41
Transportation....................................................................................................................................
43
CommunityDesign...........................................................................................................................45
Parks, Open Space, and Critical Areas.........................................................................................47
4. Action Plan...................................................................................................................................48
Port Orchard Bethel -Lund Subarea Plan
Introduction • DRAFT November 2024
Exhibit
EXHIBIT 1-1
EXHIBIT 2-1
EXHIBIT 2-2
EXHIBIT 2-3
EXHIBIT 2-4
EXHIBIT 2-5
EXHIBIT 2-6
EXHIBIT 2-7
EXHIBIT 2-8
EXHIBIT 2-9
EXHIBIT 2-10
EXHIBIT 2-1 1
EXHIBIT 2-12
EXHIBIT 2-13
EXHIBIT 2-14
EXHIBIT 2-15
EXHIBIT 2-16
EXHIBIT 2-17
EXHIBIT 2-18
EXHIBIT 3-1
EXHIBIT 3-2
EXHIBIT 3-3
EXHIBIT 3-4
• • A
Bethel -Lund Study Area..............................................................................................
BethelJunction............................................................................................................
ExistingLand Use.........................................................................................................
ExistingZoning.............................................................................................................
Block Frontage Map #7 and Map #8......................................................................
Looking west from Lund Avenue...............................................................................
Bethel Sedgwick Corridor Plan Conceptual Rendering ........................................
Bethel Sedgwick Corridor Plan..................................................................................
Bethel Sedgwick Corridor Cross Sections.................................................................
Port Orchard Transportation Improvement Program (TIP) Map ............................
Planned Non -Motorized Routes................................................................................
Kitsap Transit Existing and Planned Facilities............................................................
Parks, Open Space, and Critical Areas....................................................................
Age in Bethel -Lund Subarea and Port Orchard, 2023............................................
Household Incomes in the Bethel -Lund Subarea and Port Orchard, 2023..........
Top Job Sectors in Bethel -Lund Subarea, 2012 and 2021......................................
Commuting Patterns in the Bethel -Lund Subarea, 2021........................................
Existing and Pipeline Units and Commercial Development in the Bethel -Lund
Subarea........................................................................................................................
Vacant and Redevelopable Parcels in Bethel -Lund Subarea ..............................
Bethel -Lund Opportunities, Assets, and Challenges ...............................................
Bethel -Lund Subarea Framework Map....................................................................
Bethel -Lund Height Overlay Districts.........................................................................
Bethel -Lund Concept................................................................................................
.2
.6
.7
.9
14
16
17
18
19
22
25
26
28
29
30
31
31
32
33
35
39
40
46
TABLE 1-1 Designation Criteria for Countywide Growth Centers...................................................3
TABLE 1-2 Bethel -Lund Subarea Capacity Summary.......................................................................5
TABLE 2-1 Permitted Building Types.................................................................................................... 9
TABLE 2-2 Permitted Land Uses......................................................................................................... 10
TABLE 2-3 Port Orchard 6/20-Year Transportation Improvement Program (2024-2029/2030-
2043)...................................................................................................................................21
TABLE 2-4 Kitsap County 6-Year Transportation Improvement Program (2024-2029) ................23
TABLE 2-5 Planned Nonmotorized Routes.......................................................................................24
TABLE 4-1 Bethel -Lund Action Plan...................................................................................................49
Port Orchard Bethel -Lund Subarea Plan
Introduction • DRAFT November 2024
1. Introduction
1.1 Plan Background and Context
The centers approach to planning was first introduced in the 2016 Port Orchard
Comprehensive Plan. This approach fosters a sustainable future by accommodating
growth through concentrated development patterns and preserves the community's
valued traits through collaborative planning efforts. This centers approach is also
reflected in Vision 2050, the regional plan adopted by the Puget Sound Regional
Council (PSRC), and in the Countywide Planning Policies managed by Kitsap County.
According to Vision 2050, centers are hubs that serve as important focal points for jobs,
housing, shopping, and recreation, and are supported by multimodal transportation
including transit. Centers create spaces where people can gather, live, and thrive. In
alignment with PSRC's criteria outlined in Vision 2050, the 2024 Port Orchard
Comprehensive Plan designates six "countywide centers" and three "local centers."
Bethel -Lund is a countywide center.
Port Orchard Bethel -Lund Subarea Plan
Introduction • DRAFT November 2024
The City of Port Orchard gathered community input to inform this Subarea plan. Input
was collected through a an in -person workshop and an online survey to evaluate
alternative concepts. This feedback informed the locally preferred land use and urban
design vision in the plan. The plan presents a vision for Bethel -Lund 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 Bethel -Lund Subarea is centrally located at the intersection of Bethel Road and
Lund Avenue. It is bounded on the west by Blackjack Creek and on the east by Port
Orchard's unincorporated area. The Subarea covers a total of 211.2 acres. Following a
thorough evaluation, the Bethel -Lund Subarea is larger than initially mapped in the 2016
Port Orchard Comprehensive Plan. The larger area includes more areas of potential
development along Bethel Road and recently constructed residential subdivisions. This
updated boundary better aligns with PSRC guidance for countywide growth centers.
*M11:llidl
Bethel -Lund Study Area
SOURCE: City of Port Orchard, 2024
Port Orchard Bethel -Lund Subarea Plan 2
Introduction - DRAFT November 2024
1.3 PSRC Reaional 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 identifies
Sedgwick/Bethel Center as a countywide
center candidiate.
Located within a city or unincorporated urban area Bethel -Lund is located within the Port
Orchard city limits.
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 the 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
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 transportation investments are
planned within Bethel -Lund, detailed in
Section 2.2. These include:
■ Bethel Road and Sedgwick Road
Corridor Plan
■ Kitsap Transit Long -Range Transit Plan
2022-2042
■ Port Orchard - 6 Year/20 Year
Transportation Improvement Program
■ 2024-2029 Kitsap Couny Six -Year
Transportation Improvement Program
TABLE 1-2 Bethel -Lund Subarea
Capacity Summary indicates that Bethel -
Lund meets the minimim existing activity
unit density, and has capacity to
accommodate 13.6 activity units per acre.
Existing mix of residential (53%) and
employment (47%) use surpass the
minimum mix requirement.
Port Orchard Bethel -Lund Subarea Plan 3
Introduction • DRAFT November 2024
The center supports multi -modal transportation,
including:
Transit service
Pedestrian infrastructure and amenities
Street pattern that supports walkability
Bicycle infrastructure and amenities
There is existing transit service in the
Subarea and some limited pedestrian
infrastructure. The Subarea plan identifies
multi -modal transportation investments that
are in various stages of planning and
design (see the `priority' checklist item
above), including projects for enhanced
bus service, new sidewalks and crossings,
potential off-street trails, and bike facilities.
The Subarea plan also identifies conceptual
locations for multiple new streets to create
a more compact street pattern.
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 Bethel -Lund Subarea is 211.2 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 establish that Countywide Centers must show a minimum
of 10 activity units per acre. An activity unit is one person or one job. TABLE 1-2 below
summarizes the existing, pipeline, and additional land capacity for housing and jobs in
the Subarea. 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 13.1 activity units per acre.
Port Orchard Bethel -Lund Subarea Plan 4
Introduction - DRAFT November 2024
TABLE 1-2 Bethel -Lund Subarea Capacity Summary
Bethel -Lund
Existing Pipeline (as
of Sept. 2024)
Acres
Vacant/Redevelopable
Residential Acres
Existing +
Pipeline
211.2
Additional
Land
Capacity
16.9
Total
211.2
Vacant/Redevelopable
Commercial Acres
0.1
Housing Units
259
213
472
301
773
Single Family
174
39
213
34
247
Condo
0
0
0
0
Multifamily
85
174
259
267
526
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
665
460
1,124
632
1,756
Jobs
988
0
988
21
1,009
Activity Units
1,653
460
2,112
653
2,765
AUs / Acre
10.0
13.1
Requirements
Required Acres
160-500
160-500
Actual Acres
211.2
211.2
Surplus /Shortfall
51.2
51.2
Required Use Mix
20% Res. /
Emp.
20% Res. /
Emp.
Actual Res. Mix
53%
64%
Actual Emp. Mix
47%
36%
Required AUs/Acre
10
10
Actual AUs/Acre
10.0
13.1
Surplus /Shortfall
0.0
SOURCE: City of Port Orchard, LCG
Port Orchard Bethel -Lund Subarea Plan 5
Existing Conditions - DRAFT November 2024
2. Existing Conditions
2.1 Existing Land Use and Zoning
Bethel -Lund is a commercial hub that is EXHIBIT 2-1 Bethel Junction
surrounded by residential neighborhoods. It
contains a mix of land uses including
detached single-family homes,
mobile/manufactured homes, grocery
stores, restaurants, and a variety of retail and
service businesses (see EXHIBIT 2-2). At the
heart of Bethel -Lund lies a commercial
cluster that includes big box store shopping
centers with anchors like Safeway and
Walmart, alongside smaller retail and
restaurant establishments. SOURCE: Google Earth, 2024
Additionally, civic uses and religious institutions, such as East Port Orchard Elementary
School and Christian Life Center, are located just beyond the Subarea extent to the
north.
Port Orchard Bethel -Lund Subarea Plan 6
Existing Conditions • DRAFT November 2024
Clusters of residential uses are located to the east and west, including Orchard Bluff
Mobile Home Park, an 88-lot low-income affordable senior living community owned
and managed by Housing Kitsap, and two multifamily residential complexes, Lund
Pointe and Lund Village. Along Harold Drive, pockets of detached -single family homes
are expected to expand with new subdivision development. Several multifamily
projects are in the pipeline (see 2.4 Development Pipeline).
EXHIBIT 2-2 Existing Land Use
Lundberg
Park
Life
Center
IFN.
Rom.
M
SOURCE: City of Port Orchard, MAKERS, 2024
j
Retail
d � Community Shopping Censer
fe /
Grocery/Market /
d � Restaurant/Eateries
Bank
_ Auto Service/Convenience Store
Office
Church
School
veierinary Hospital
Storage Warehouse
Single Family Housing
Duplex,Townhouse
/ Multifamily Housing (5+ Units)
Manufactured home
Greenbelt /
Parks and Recreation
Undesignated
J Bethel Lund
Q Port Orchard /
/F771/ Port Orchard UGA
SESALIv p 0 400 800 Feet
Port Orchard Bethel -Lund Subarea Plan 7
Existing Conditions • DRAFT November 2024
The Subarea is currently zoned Commercial Mixed Use (CMU), Commercial Heavy (CH),
Commercial Corridor (CC), and Residential 1 (RI), Residential 2 (R2), and Residential 3
(R3). (EXHIBIT 2-3). TABLE 2-1 and TABLE 2-2 list the building types and land uses permitted
in these zoning districts.
Generally, the maximum building height allowed within Sedgwick-Bethel is three stories
or 35 feet. Port Orchard's subarea policies (established in the Land Use element of the
City's Comprehensive Plan) describe a need to support focused growth with compact
development forms. Low height limits can be a barrier to achieving the added dwelling
units and vertical mixed -use buildings necessary to concentrate growth in the Subarea,
as envisioned by the City's land use and centers policies.
The increased cost and risk of developing mixed -use structures and leasing ground -floor
commercial space (compared to a single -use, low-rise apartment building) can be
offset by a higher amount of residential floor area. This is because allowing additional
dwelling units which can help spread out of the cost of construction across more units.
Since the COVID-19 pandemic, developers are indicating increased risk associated with
commercial development due to continued uncertainty about retail and office
markets (this is a nationwide trend but was also confirmed in local stakeholder
interviews for the Port Orchard Housing Action Plan). This further increases the
attractiveness of developments with a higher share of residential floor area.
Port Orchard allows height increases through the use of a transfer -of -development -
rights (TDR) ordinance adopted in 2019 in partnership with Kitsap County (Chapter 20.41
POMC). TDR programs are complex and require savvy and willing participants. To date,
no project has used Port Orchard's TDR program and other Washington jurisdictions
have found it difficult to attract participants to TDR programs outside of the highest -
priced markets.
Increased height limits and potentially larger buildings will be mitigated by a broad set
of multifamily and commercial design standards that Port Orchard already has in place
(Chapter 20.127 POMC). These include but are not limited to standards for building
massing, light and air access, useable open space, building materials, and windows
and entries.
According to the Port Orchard Housing Action Plan (HAP), the economic benefits of
light wood frame construction are maximized with height limits in the 65-85 feet range.
The HAP makes specific recommendations for height limits in several zones that exist in
the Subarea.
Port Orchard Bethel -Lund Subarea Plan 8
Existing Conditions - DRAFT November 2024
EXHIBIT 2-3 Existing Zoning
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Fnrk F{]si
Fart Orchard
f
1.El emenlary
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^a� . � i �PQffoQ�l � tlill �'�•.
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". Mon sro., A.
a Wyo 511im
—
K
r Klisap V t9r:inury . i Eos!
4$pirpl Fort 0TChard
Crc1,0rd 0r4N
Mubile Home.
l�al ICrla Wa yler nx -
.r tr 4&
&alewa '
T
Aid land
_._. 3il rsfl ps Faln�
i V�Ifnrar. Gree-ibert f ]
Re4dentloi I pt�F
SOURCE: City of Port Orchard 2023 Zoning
TABLE 2-1 Permitted Building Types
Building Type Residential Zones
R1** R2**
Townhouse -- P*
Fourplex (and Triplex) -- --
Apartment -- --
Mixed Use Shopfront -- --
Single-Story Shopfront
Detached House
P P
Resiaerflw2 g2F
3:1 RestdermaJa M3a
Commerexnl C-Drlialur jr-Cl
_ Con,rrerticU Heavy IC HI
3usiness fmi. hYAnd Uca (8Pr,1L1[
Commercrol Mh ,ed Use ?0AUl
_ G%iC cir,tl ns111t,1Larlarl yGIJ
Public Fo Him%iPFI
-'mks and Pnaaotian Frj
or,1heI Luhtl
'arc Orchard
Corr Orchard uG,%
'7 ?et
' I
R3
P
P
P
P
Commercial Zones
CMU CC CH
P -- --
P --
--
P P
--
P P
P
Port Orchard Bethel -Lund Subarea Plan 9
Existing Conditions - DRAFT November 2024
Building Type
Backyard Cottage
Cottage Court
Duplex: Side -by -Side
Duplex: Back -to -Back
Residential Zones Commercial Zones
R1** R2** R3 CMU CC CH
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
Land Uses Residential Zones
Commercial Zones
R1 **
R2**
R3
CMU
CC
CH
Residential
Single-family detached P
P
P
--
--
--
Two-family --
P
P
--
--
--
Single-family attached --
P
P
--
--
--
(2 units)
Single-family attached --
P
P
P
P
--
(3-4 units)
Single-family attached --
--
P
P
P
--
(5-6 units)
Multifamily (3 or more units) --
--
P
P
P
--
Permanent supportive C
C
C
C
C
C
housing
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 Bethel -Lund Subarea Plan 10
Existing Conditions • DRAFT November 2024
Land Uses Residential Zones
R1 ** R2** R3
Restaurants -- -- --
Retail sales:
Up to 5,000 SF GFA -- -- --
Commercial Zones
CMU CC
P P
P P
CH
P
P
5,001 - 15,000 SF GFA -- -- --
P
P
P
15,001 - 50,000 SF GFA -- -- --
--
P
P
Over 50,000 SF GFA -- -- --
--
C
P
Convenience store w/ fuel -- -- --
--
--
C
Convenience store w/o fuel -- -- --
C
P
P
Drive -through facilities -- -- --
C
P
P
Industrial
Light manufacturing -- -- --
--
--
--
Brewery, distillery:
Up 5,000 square feet -- -- --
--
--
P
5,001 - 15,000 square feet -- -- --
--
C
P
Over 15,000 square feet -- -- --
--
--
Food processing, boutique -- -- --
P
P
P
Self-service storage -- -- --
C
C
C
Key: P= Permitted Use C=Conditional Use -- = Use Note Permitted
SOURCE: Port Orchard Municipal Code 20.30.040 Use Table
*Note: Some specific types of uses within these categories have further restrictions per POMC 20.39.040
**Note: Permitted land uses in the R1 and R2 zone may change to comply with RCW 36.70A.635. See next section
on middle housing.
Commercial zoning represents a large share of the Subarea. The CMU zone offers the
most flexibility for residential uses because it allows single -purpose apartment buildings,
townhouses, and mixed -use buildings. The CC zone allows apartments only in mixed -use
buildings and residential use is mostly prohibited in the CH zone.
Port Orchard Bethel -Lund Subarea Plan 11
Existing Conditions • DRAFT November 2024
Middle Housing
The City is taking proactive measures to ensure compliance with Washington State's
new middle housing bills, HB 1110 and HB 2321, adopted during the 2023 and 2024
legislative sessions respectively. HB 1 1 10 mandates cities of specific sizes and locations
to permit multiple dwelling units per lot in areas that are traditionally exclusive to single-
family detached homes. HB 2321 modified the requirements created under HB 1 1 10.
The law is codified primarily under RCW 36.70A.635.
What is Middle Housing?
"Middle housing" includes duplexes, townhouses, cottages, courtyard apartments, and
other building types that fall between the scale of single-family detached houses and
larger apartment buildings. Middle housing units tend to be more affordable to build than
single-family homes and offer greater varieties of layout and sizes that are suited for a
wider range of households. Expanding the areas where middle housing is allowed offer
greater opportunities for "starter homes", or homeownership, to all residents of a
community.
ADUs Duplexes/ Triplexes Fourplexes Cottage Clusters
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.
Port Orchard Bethel -Lund Subarea Plan 12
Existing Conditions • DRAFT November 2024
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.
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 Lund Avenue 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.
The large commercial site hosting Safeway and other stores on the southeast corner of
the Bethel Road and Lund Avenue intersection is designated as subject to "optional
community design framework master plan approval." This designation allows such
recently rezoned sites the option to propose alternative and/or additional block
frontages. It is intended to promote the arrangement of streets, buildings, open space,
parking, and service areas that enhance the pedestrian experience and reinforce Port
Orchard's community character.
In addition to the existing streets, EXHIBIT 2-4 Block Frontage Map #7 and Map #8
use 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. Planned streets are subject to the "other
block frontage standards" under POMC 20.127.210.
Port Orchard Bethel -Lund Subarea Plan 13
Existing Conditions • DRAFT November 2024
Block Frontage Map #7 and Map #8
a
- r
ow
■
■
■
a
t
•
■
■
a
■
■
■
■
i
4
■
�r,Mra
r k.•��. -r§fir
�}F Ailrc��oa•�
1a i��x gwrrtie�ybr
Y�w�w••�r �ywv�
SOURCE: POMC 20.127.130 Community design framework maps
Port Orchard Bethel -Lund Subarea Plan 14
Existing Conditions • DRAFT November 2024
Existing Aesthetics and Design Standards
The Subarea aesthetic is typical of low -density, auto -oriented commercial and
residential development in the Puget Sound region. 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.
Residential development mostly consists of detached single-family homes. Older
subdivisions are typically isolated on dead-end side streets while newer subdivisions in
the northwest portion of the Subarea include street networks that provide multiple
external connections. There are a few single-family properties on larger lots fronting
Bethel Road and Lund Avenue. Orchard Bluff Mobile Home Park, owned by Housing
Kitsap, is located behind a wide landscape buffer along Lund Avenue. Multifamily
residences include three small apartment complexes located on the eastern and
southern fringes of the Subarea, all of which consist of two-story buildings.
Landscaping is inconsistent across the Subarea. Some properties have landscaped
perimeters and parking lots, while other developed areas, including segments of Bethel
Road and Lund Avenue, are void of any plantings. Several vacant and/or
undeveloped properties are densely vegetated and contain stands of mature trees,
particularly to the west. The Subarea is mostly flat with the exception of the Blackjack
Creek ravine.
Port Orchard Bethel -Lund Subarea Plan 15
Existing Conditions • DRAFT November 2024
EXHIBIT 2-5 Looking west from Lund Avenue
SOURCE: Google, 2024
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
These design standards consist of:
• Article II - Block Frontage Standards (described above). Most importantly, new
buildings must be located adjacent to Bethel Road and Lund Avenue 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 Bethel -Lund Subarea Plan 16
Existing Conditions • DRAFT November 2024
2.2 Transportation
Previous Transportation Planning Efforts
Bethel Road and Sedgwick Road Corridor Plan
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 safe mobility for all users,
including pedestrians, bicyclists, 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 SOURCE: Bethel Road and Sedgwick Road
among the area neighborhoods. Phase I of Corridor Plan, City of Port Orchard, 2018
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 Rendering
"'-
Port Orchard Bethel -Lund Subarea Plan 17
Existing Conditions - DRAFT November 2024
EXHIBIT 2-7 Bethel Sedgwick Corridor Plan
LEGEND
Bethel Road- Typical Section A
—
Beihel Road - Typical Section 0
—
Sedgwiek Road - Typical Section
Eidming Single -lane Roundabout
Proposed Single -lane RDundabaur
Proncsec� Multi -lane Roundabout
Tremont ALIIEGL12
We Hill Drive SR 1 S r
SOURCE: Bethel Road and Sedgwick Road Corridor Plan, City of Port Orchard, 2018
Port Orchard Bethel -Lund Subarea Plan
I
Existing Conditions • DRAFT November 2024
EXHIBIT 2-8 Bethel Sedgwick Corridor Cross Sections
Bethel Road - Typical Section A
LZ
ry' lY 1J'.:I". = . = . fi . YNd'i.
Beth6 Load - Typical Section B
B A' S' -: 3 U' i 8'
&kw.( 14 "j, •140-rr Wh C017:in, Or aw br£ualC
Sedgwick Road -Typical Section
SOURCE: Bethel Road and Sedgwick Road Corridor Plan, City of Port Orchard, 2018
Port Orchard Bethel -Lund Subarea Plan 19
Existing Conditions • DRAFT November 2024
Vehicular Circulation and Access
Bethel Road and Lund Avenue are crucial streets providing access and mobility
through Bethel -Lund. Salmonberry Road is a residential street that connects the outlying
neighborhood within the Port Orchard Urban Growth Area to the Bethel Road
commercial corridor.
Bethel Road is a key north -south connection that provides access to transit centers,
ferry terminals, and other major commercial centers, such as Downtown Port Orchard.
Bethel Road also links State Route 160 and State Route 166, connecting the City to
other parts of the County. Bethel Road is generally a three -lane street with a center turn
lane, and carries 11,500 to 16,900 Average Weekly Daily Traffic (AWDT), depending on
the segment.
The Bethel and Sedgwick Corridor Plan analyzed the crash frequency along the study
segments from 2013-2017. Intersections with the most crashes were at Lund Avenue,
Salmonberry Road, and Mitchell Road. Crashes related to turning movements s were
more common on Bethel Road than Sedgwick Road, due to Bethel Road having more
driveways and intersections which increases the likelihood of crashes occurring. The
study recommends access management strategies along Bethel Road to address these
issues and preserve safety, function, and capacity of the corridor.
Lund Avenue is a minor arterial street connecting neighborhoods between Tremont
Center and East Port Orchard. Lund Avenue is primarily a three -lane street with a center
turn lane and serves 16,000 AWDT. West of Bethel Road, Lund Avenue transitions to a
four -lane street and changes names to Tremont Street.
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 and connectors to East Port Orchard Elementary School. This plan
envisions a few new streets, particularly between Walmart and Salmonberry Road, to
allow greater options for vehicular access and circulation. See EXHIBIT 2-9.
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 lists the planned transportation projects related to Bethel -Lund, and
EXHIBIT 2-9 illustrate these projects.
Port Orchard Bethel -Lund Subarea Plan 20
Existing Conditions - DRAFT November 2024
TABLE 2-3 Port Orchard 6/20-Year Transportation Improvement Program
(2024-2029/2030-2043)
Bethel/Sedgwick Bethel/Lincoln/ Safety and capacity improvements to
1 Phase 5a - Lunberg/Mitchel intersection 2022 $3,674,000
Bethel/Lincoln RAB
Bethel Road / Road extension and intersection
2 Vallair Ct Walmart Drive improvements previously included in 2027 $1,000,000
Connector Intersection the Bethel Road Corridor ROW &
Construction project
Bethel/Corridor Bethel Road: Phase 1 b. Bethel/ Salmonberry RAB
3 Phase 1 b - Salmonberry Round and roadway segment design 2023 $1 1,467,000
Salmonberry RAB intersection from Blueberry to Salmonberry
NOTE: Table 2-3 and Exhibit 2-9 will be updated once
TIP is finalized.
Salmonberry
Ramsey Road to
Widen road to two travel lanes with
4 Road Widening
Bethel Road
bike lanes, sidewalks and stormwater 2028 $225,000
system improvements
Bethel/Sedgwick
Design, ROW acquisition and
5 Corridor Phase 4
Bethel Road: Lund
construction of the fourth phase of the 2021 $8,744,000
- ROW and
to Salmonberry
street improvements per the
Construction
Bethel/Sedgwick Corridor Plan
Ramsey Road
Design, ROW acquisition and
Bethel/Sedgwick
Bethel Road: Mile
construction of the fifth phase of the
6 Corridor Phase 5
Hill Drive to Lund
street improvements per the 2036 $1 1,467,000
- ROW and
Bethel/Sedgwick Corridor Plan
Construction
Walmart to
7 Salmonberry Salmonberry Complete roadway connector 2040 $800,000
Connector
SOURCE: City of Port Orchard Transportation Improvement Plan (TIP) Tier 1 2024-2029 and Tier 2 2030-2043
Port Orchard Bethel -Lund Subarea Plan 21
Existing Conditions • DRAFT November 2024
EXHIBIT 2-9 Port Orchard Transportation Improvement Program (TIP) Map
W.
Lu ndberq I
pwk Eml
Port Orchard
.�.r.t Elementary
School
';I
I
:s, St4riAgw Lffc ,
'
confer
- hlQnstm Cqr
-- S11oih -
r E
Kihap Veierinafy
Epsr
Hospital M
Fort Qrch.md
h Yvlltarft Walgrowns
.i_ .'.
saiewuy
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Aid BETHEL _ ;,,„r
J[tNcriDN '
TronsPWtalCon
�' �t'inlfi
I ■ 14ilsap
�•�... Bank
1rnpror•menls FragMM (11P}
Plnr,neci irrinFxnrt"Inn . +
....� J Safeway
nlp rpvprowl
4 s
PWnrladI
1
JJrn
rnprowcrr"il `
14tndy'!l
vsrwf sneCt
_
f Vfalmari
` ..orin�-c:tion
f'
rip Project Tler
ricr 1 2024-2029
a ura, Bras
fer 2 2M0--X.Q
coMee r
.
_ _ _ �
� B�ihel�5eripw3rx
f
Y
C:ooiAar Study
Beihel Lund
Part LKrhard
f f
port (.*chardi uGA
4
J 4W +if..1 •elel
L L I
SOURCE: City of Port Orchard Transportation Improvement Plan (TIP) Tier 1 2024-2029 and Tier 2 2030-2043
Note: Additional transportation improvements are planned for Lund Avenue as
part of the County capital
projects, see Table 2-4.
As shown on TABLE 2-4, the Kitsap County Six -Year Transportation Improvement Program
(2024 - 2029) also includes planned transportation enhancements for Lund Avenue.
Planned transportation projects include roundabouts and pedestrian and bicycle
facility enhancements. These transportation improvements will create safer, more
accessible routes for all road users in the area and improve connectivity between
Bethel -Lund and East Port Orchard.
Port Orchard Bethel -Lund Subarea Plan 22
Existing Conditions - DRAFT November 2024
TABLE 2-4 Kitsap County 6-Year Transportation Improvement Program (2024-2029)
Road Segment Description
P hase
Start Total Est. Cost
Median, sidewalk, and bike lane from Harris to
Lund - Harris to Chase
2024
$4,586,000
Chase. Rounabout at Harris
Median, sidewalk, and bike lane from Harris to
Lund & Hoover
2024
$3,318,000
Chase. Rounabout at Hoover
Lund & Chase Rounabout
2027
$3,335,000
Lund - Chase to
Median, sidewalk, and bike lane, and u-turn
2023
$3,275,000
Jackson
SOURCE: Kitsap County Six -Year Transportation Improvement Program
Pedestrian Circulation and Access
The majority of existing Subarea sidewalks are located along Bethel Road and Lund
Avenue. Sidewalks are being installed in concert with new development, such as
residential subdivisions Many older sidewalks have substandard widths and curb cuts.
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 and bicyclists.
Safe pedestrian crossings are limited to the two signalized intersections on Bethel Road.
Side street intersections and private driveways often have wide turning radii, which
increases pedestrian crossing distances and allows vehicles to turn at higher speeds.
Street lighting is limited, which can reduce the safety and comfort of walking at night.
The fragmented active transportation network has resulted in a lack of safe and
attractive connections to neighboring destinations and car dependency. Notably,
there is no attractive active transportation option for travelling east -west between
Bethel Road and Harris Road for a distance of one-half mile although Harris Road has
numerous residential developments that are physically close to the shopping and job
opportunities in the Bethel -Lund Subarea. A similar challenge exists for the Hoover
Avenue/Green Dale Drive neighborhood northeast of the subarea.
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 Bethel -Lund Subarea are listed
in TABLE 2-5.
Port Orchard Bethel -Lund Subarea Plan 23
Existing Conditions - DRAFT November 2024
Bicycle Facilities
There are no existing bicycle facilities within Bethel -Lund. However, the City's planned
nonmotorized routes will improve pedestrian and bicycle access and connection from
residential neighborhoods to commercial centers, recreation areas, and other
nonmotorized routes outside of the city limits. These routes include Bethel Road (Bay
Street to Sedgwick Road), Tremont Lund (State Route 16 to Jackson Avenue), and
Salmonberry Road West (Bethel Road to Jackson Avenue). Both Bethel Road and
Tremont Lund connect to Kitsap County nonmotorized routes and are included the
Kitsap County Non -Motorized Facilities Plan.
The Bethel and Sedgwick Corridor Plan includes street improvements on Bethel Road.
The Tremont Street Improvement project is partially constructed, and other phases of
development are ongoing. The Kitsap County TIP identifies four improvement projects
along Lund Avenue including sidewalks and bicycle lanes and three new roundabouts
from the Port Orchard city limits to Jackson Avenue. The eastern end route to Jackson
Avenue extends beyond the city limits requiring collaboration with Kitsap County.
Continued design improvements for Salmonberry Road West are part of the Bethel
Phase 1 project.
TABLE 2-5 Planned Nonmotorized Routes
Bethel Road
(Bay Street to Sedgwick
Arterial Street - Bike Lane/Sidewalk 2.62 Planned
Art
Road)
Tremont Lund
On -Street - Bike Lane/Sidewalk 2.63 Partialy Built
(SR 16 to Jackson Avenue)
Arterial
Salmonberry West
(Bethel Avenue to Jackson
On -Street - Residential Bike Lane/Sidewalk 0.98 Planned
Avenue)
SOURCE: City of Port Orchard Non -Motorized Transportation Plan, 2024
Port Orchard Bethel -Lund Subarea Plan 24
Existing Conditions • DRAFT November 2024
EXHIBIT 2-10 Planned Non -Motorized Routes
lu ndberq I "
Eos1
ti
Pori Orchwd
7.
111116511411 ANal11111liiei
Nen-hS*terLxed Raw Pei
11111 Arteriol Mnnod
i.r f
s: kr 'ra _7L milli kesdwnflniPlanrmd
Be+h4ldp+lck
Camckw Study
'arks
150hel Lund
®®
J Port;kd-�ra uGA
R7�TIlIIn a arXI aos Fn
I t r
SOURCE: City of Port Orchard Non -Motorized Transportation Plan, 2024
Transit
Kitsap Transit currently provides bus service in the Bethel -Lund Subarea six days a week
with half-hour headways via Routes 8 and 9. Route 8 serves the Bethel Corridor
operating between the Port Orchard Ferry Dock and the Fred Meyer at Sedgwick
Road. Route 9 serves East Port Orchard with stops at Town Square, Annapolis Ferry
Dock, and the Port Orchard Ferry Dock.
Projects outlined in the Kitsap Transit 2022-2042 Long -Range Transit Plan are expected to
bring significant improvements to the transit service in Bethel -Lund. In the near -term,
frequency upgrades for Route 9 will reduce transit service headways to fifteen minutes.
Port Orchard Bethel -Lund Subarea Plan 25
Existing Conditions' DRAFT November2024
In the long-term, Bethel Road has been identified as a potential location for high -
capacity transit options, such as bus rapid transit (BRT) (See EXHIBIT 2-1 1). Additionally, a
new fixed -route bus route is planned on Lund Avenue, connecting to McCormick
Woods. 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.
EXHIBIT 2-11 Kitsap Transit Existing and Planned Facilities
_ .-." F
T
Lu ndberg
ra•k
EOFr
.—.—.—.."
Port Orr;hard
1
Elementary
1
�•�.�y
School
j
'! dorrudil; C�Ylsita
--
_
u+ 5lproyt Llfe
y
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_
-
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r
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-
i
Kihap Veierir4dr}
'
East
Nosplral
T M
Port Orchord
chard 9Jurr
L
tiJ
n�lnbffr r0brm!
...........
Pucrtv
vigr"M
_
Yallarla
Soleway
Rilr.
Aid BETHEL
Fu el
t- Mind
JUNCTION
?q'n
1
ICltsap
4.—.—• .�.—.41
Bank Safeway
1
13%?ap Trarmt
1
bL
* 1
EAslingRloiit� g
ti4end y
E54SIlnQ Route 8 S"ops
it
+
Vfalmat
- j
Si 'it}:h'{�
E�isliris; Rvuic B
E;asling Route 9 s.olm
utch Bras
Ptanned Part
N.
Coffee
Orcha'd - mccorTYllck
woods RoUIC
Flp7na,-j MT Route
Parks
1 Sylvan
�._� Bafhel Lord
Y4rc.YCYrond
+
rcr Orchard L.L'.A
p e FA KAI Feri
1. I
L
SOURCE: City of Port Orchard, Kitsap Transit
Port Orchard Bethel -Lund Subarea Plan 26
Existing Conditions • DRAFT November 2024
2.3 Parks, Open Space, and Critical Areas
Parks and Open Space
The Port Orchard Parks, Recreation & Open Space Plan (PROS) identifies Lundberg Park,
South Kitsap Regional Park, and East Port Orchard Elementary School as the nearest
existing parks and recreation spaces to the Bethel -Lund Subarea.
Lundberg Park is an undeveloped, forested city -owned property located just outside
the northwest Subarea boundary. It currently has no public access or amenities, but its
proximity to Blackjack Creek and a steadily growing residential area makes it suitable to
become a neighborhood park. South Kitsap Regional Park, also known as Jackson Park,
is on 209 acres one mile east of the Subarea and provides a range of amenities
including sport fields, a playground, skate park, and walking and biking trails.
Additionally, East Port Orchard Elementary School includes a playground and large
playfield open for use by residents.
There are opportunities to promote local neighborhood parks or park plaza spaces
within the subarea through mixed -use and residential developments, particularly near
the planned commercial development in the south and pending multifamily homes on
Salmonberry Road. A large park could be sited on the undeveloped parcels south of
Vallair Connector, which, due to its size, has the potential to include a mix of recreation
facilities and/or programming (playground, picnic shelters, nature trail, etc.) (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. Blackjack Terrace Open Space,
located west of Vallair Connector, acts as a dedicated natural wooded buffer and
much of the area surrounding Blackjack Creek is zoned Greenbelt.
There is no public access to Blackjack Creek near Bethel -Lund, presenting an
opportunity for a potential new trail connecting Blackjack Creek to adjacent
Port Orchard Bethel -Lund Subarea Plan 27
Existing Conditions • DRAFT November 2024
subdivisions. The creation of such a trail would promote outdoor recreation and
cultivate environmental stewardship within the Subarea.
The 2023 the Port Orchard Stormwater and Watersheds Comprehensive Plan assessed
stormwater system impacts on local receiving waters based partly on impervious
surface land coverage. Lower Blackjack Creek was ranked Moderate/High, indicating
a greater level of water quality degradation. Impacts to water resources could increase
due to new and upcoming development in the area. Surface water and 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
5�-,th Klr; fljj
Rugic nay Pc i k
� �'rr�'`Hoiplh711
1
'0r hOrd 9iod
kiobilcPVafO walgms
w 4allaria
jam:' a
Eosf
Poi! prrhard
- �e■r�■n
Open' ■ce
Pyks
Pt�kCpparludlfrs r.
- — Sk3ckjack L'cek
wqikrwh
kyckic $go
cs
ce
Pc rcienwci
SOURCE: City of Port Orchard, MAKERS 2024
Port Orchard Bethel -Lund Subarea Plan
m
Existing Conditions • DRAFT November 2024
2.4 Market Conditions Assessment
Economic Profile
Demographics
Port Orchard is a rapidly growing city with population growth rates in recent decades
exceeding those of the county and state due to annexation, in -migration, and natural
population growth. This has driven a rapid increase in housing unit demand and
production, including in the Bethel -Lund 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 Bethel -Lund 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 Bethel -Lund Subarea and Port Orchard, 2023
23% 24%
15% 15%
14%
14%
Lund Port Orchard
SOURCE: ESRI
■ 65+
■ 45-64
■ 35-44
25-34
■ 15-24
■ 0-14
Port Orchard Bethel -Lund Subarea Plan 29
Existing Conditions - DRAFT November 2024
Incomes in the Subarea are somewhat higher than in Port Orchard as a whole, based
on American Community Survey data, however, estimates for smaller geographies can
be subject to significant margins of error.
EXHIBIT 2-14 Household Incomes in the Bethel -Lund Subarea and Port Orchard, 2023
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0%
Lund 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 988 jobs in the Bethel -Lund 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 food and other service jobs also present in smaller
quantities. The employment mix has shifted in the past decade towards retail, and, with
the forthcoming Home Depot, this shift is likely to continue.
Port Orchard Bethel -Lund Subarea Plan 30
Existing Conditions • DRAFT November 2024
EXHIBIT 2-15 Top Job Sectors in Bethel -Lund 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 Wholesale
SOURCE: LEHD via Census OnTheMap
■ 2021
■2012
Health Care / Arts,
Social Entertainment,
Assistance and Recreation
Commuting
The map below shows estimated commuting patterns in the Subarea. As shown,
essentially no residents of the Subarea also work in the Subarea. Given the commercial
activity in the area, there is a significant net inflow of commuters into the Subarea.
EXHIBIT 2-16 Commuting Patterns in the Bethel -Lund Subarea, 2021
�heh�n Lahe�rrrgeau
&Pe Na.b,�9 rae re sourheas� �
h bej'9 ?a„H
BglhVreq S'reer `/ n
'r Port Orchar� rcc
108
71
e ¢ 5p
Yqb _
�1 �r ' '- aiheaprn
I / tOUM
/� 5`lhyge od hVi[rayraM f°arheasr uf>n� �brheaw
J
z 8lac q a
a berr � c horr C.
SOURCE: LEHD via Census OnTheMap
Port Orchard Bethel -Lund Subarea Plan 31
Existing Conditions - DRAFT November 2024
Development Pipeline
The map below, EXHIBIT 2-17, shows the current housing unit counts as well as pipeline
development in the Subarea. There are currently 174 single-family units and 85
multifamily units, for a total of 259 existing units. There are an additional 39 single-family
units and 174 multifamily units currently under construction or in the development
pipeline (as of September 2024). Once completed, this will total 472 units in the
Subarea.
EXHIBIT 2-17 Existing and Pipeline Units and Commercial Development in the Bethel -
Lund Subarea
Port Orchard
Lund Existing and Pipeli
Legend
Port Orchard City Limits
Port Orchard UGA
Water Bodies
Roads
State Highway
Collector / Arterial
Local Road
Existing Units by Parcel
�0
Lipp o 2
3-5
- 5+
Pipeline Units by Parcel
0 6 `ago
2
® 3-5
5+
3
Commercial Pipeline
s �
v
- u
G
F'ir=_cared 5-
SOURCE: Kitsap County, City of Port Orchard, LCG
Note: Pipeline data is as of September 2024.
Port Orchard Bethel -Lund Subarea Plan 32
Existing Conditions • DRAFT November 2024
Buildable Lands & Future Capacity
The map below in EXHIBIT 2-18 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 updated to reflect recent development in the
Subarea. After deducting critical areas, future infrastructure, right-of-way, and market
factor considerations, there are a total of 16.9 acres available for residential
development and 0.1 acres available for commercial development in the Subarea. This
equates to a capacity for 301 housing units (34 single-family and 267 multifamily), and
21 jobs, given the assumptions used in the Land Capacity Analysis for Port Orchard's
2023 Comprehensive Plan (see TABLE 1-2 Bethel -Lund Subarea Capacity Summary).
EXHIBIT 2-18 Vacant and Redevelopable Parcels in Bethel -Lund Subarea
Port OrCFiard`
Lund Parcel Classifications
Legend L ��•� � _ sr,�;,,�
0 Port Orchard City Limits �,=� - J
1
Port Orchard UGA
Water Bodies tr
Roads
State Highway
Collector / Arterial
Local Road
Parcel Status
U PARTIALLY UTILIZED
- UNDERUTILIZED
VACANT
o
I
s eor�Phs,
SOURCE: Kitsap County, City of Port Orchard, LCG
1,060 kA
sap Counry, cay o/ porc Orchard, LCG
Port Orchard Bethel -Lund Subarea Plan 33
Goals and Vision • DRAFT November 2024
I Goals and Vision
3.1 Opportunities, Assets, and Challenges
Bethel -Lund 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 Bethel -Lund Subarea Plan 34
Goals and Vision • DRAFT November 2024
EXHIBIT 3-1 Bethel -Lund Opportunities, Assets, and Challenges
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SOURCE: City of Port Orchard, MAKERS
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Port Orchard Bethel -Lund Subarea Plan 35
Goals and Vision • DRAFT November 2024
3.2 Alternatives
Sedgwick-Bethel Land Use alternatives presented potential development scenarios
tailored to the unique characteristics of the Subarea, informed by a thorough analysis
of existing assets, challenges, and opportunities. These alternatives provided a
framework for evaluating different development pathways.
The chart below described the key features considered in the alternatives. For greater
detail about the distinction between each alternative, see Appendix C: Bethel
Subareas Alternatives.
Alternative 1
No Action
Utilize current zoning and
move forward with existing
policies and planned
public improvements. A
notable exception will be
zoning changes necessary
to comply with the State's
middle housing legislation.
Alternative 2 Alternative 3
Light Touch Mixed Use/Transit-Oriented
Development
Create flexible regulations
and implement strategic
zoning changes to
accommodate growth
and promote an efficient
mix of uses. Improve
pedestrian mobility and
access to parks and open
space.
Leverage planned
transportation
improvements and
expand growth through
mixed use opportunities to
support walkable
neighborhoods and
economic vitality.
Advance regional trail and
safe routes to school to
support multimodal
network.
Port Orchard Bethel -Lund Subarea Plan 36
Goals and Vision • DRAFT November 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
underscores 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. Foster the growth of vibrant community center
that offers a harmonious blend of residential, commercial, and recreational spaces.
This center will act a hub where people can work, live, and play. The neighborhood
is economically resilient and has a lively, multifaceted environment that meets 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. Build 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 Bethel -Lund Subarea Plan 37
Goals and Vision • DRAFT November 2024
Plan Concept
The plan concept is informed by the community engagement, an analysis of existing
assets, and a review of challenges and opportunities. The concept consists of a set of
actions to transform Bethel -Lund 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 Bethel -Lund Subarea Plan 38
Goals and Vision • DRAFT November 2024
EXHIBIT 3, Bethel -Lund Subarea Framework Map
Support efforts
to activate
Lundberg Park
Zoning. Create more
flexible development
regulations, including
height overlay
zones, and parking
requirements to allow
for more housing and
a mix of land uses
Create a trail
network to connect
parks and open
spaces between
Sedgwick-Bethel and
Bethel -Lund
SALMONBERRY PARK.
{NAME TBD)
Create a central
park to buffer the
ravine and support
recreational
needs in the area
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Improve connectivity
and explore other
active transportation
improvements, such
as midblock crossing
and sidewalk buffer
enhancements,
along key routes to
schools and
other destinations
Bethel/Sedgwick
improvements and
other street projects
will occur as planned
Support Kitsap Transit
bus service
enhancements
Hub Features
Transportation Ideas
Zoning
Existing Conditions
o ar;o fexbleJ
Mobility
»i
Safe routes
Residential I (RI)
Commercial Corridor (CC)
— Blackjack Creek
Park/plaza
improvements
to school
Residential 2 (R2)
Commerical Heavy (CH)
M Greenbelt
Potential street
FI Support BRT
Residential 3 (R3)
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M Parks and Recreation
r - + Ravine trail
connection
Public Facilities (PF)
AW Business Prof. Mixed Use (BPMU)
C 3 Bethel -Lund
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Potential new
0 Port Orchard
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bus routes
=Zoning change
0 Port Orchard UGA
SOURCE: City of Port Orchard, MAKERS, 2024
Port Orchard Bethel -Lund Subarea Plan 39
Goals and Vision - DRAFT November 2024
EXHIBIT 3-3 Bethel -Lund Height Overlay Districts
4
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yFS
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+ ----------
Port Orchard \AGO
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Maxar, Microsoft
Bethel -Lund Height Overlay District (BLHOD)
Existing Conditions
BLHOD 5: 55 feet - five stories
Blackjack Creek
BLHOD 4: 45 feet - four stories
Bethel Lurid
BLHOD 3: 35 feet - three stories
Part Orchard
Part Orchard UGA
SOURCE: City of Port Orchard, MAKERS, 2024
Port Orchard Bethel -Lund Subarea Plan 40
Goals and Vision - DRAFT November 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 1,873 residents in the Bethel -Lund Countywide Center.
LU-2 Adopt the Bethel -Lund Height Overlay Districts (BLHOD) as shown on
EXHIBIT 3-3. BLHOD height limits are established as follows:
• SBHOD 3: 35 feet - three stories
• SBHOD 4: 45 feet - four stories
■ SBHOD 5: 55 feet - five stories
LU-3 Promote incentives to encourage the development of affordable housing
within the Subarea, including multifamily tax exemption (MFTE) and other
development standards bonuses that prioritize a wide range of housing
affordability.
LU-4 Right -size minimum off-street parking requirements in the Subarea to
incentivize economical housing construction and housing prices, reduce
impervious surfaces and stormwater runoff, reduce the urban heat island
effect, and improve the aesthetic appeal of development.
LU-5 Provide opportunities for a variety of housing types to be developed, with
a focus on attached and compact housing. Support the citywide middle
housing strategy to expand middle housing options for individuals and
families at all stages of live and income levels living in Bethel -Lund.
LU-6 Provide flexibility in building types and land uses along Bethel Road using
one or more commercial mixed -use zones and varied block frontages.
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 Junction.
LU-8 Ensure adequate utility systems are available to support the development
and buildout of the Bethel -Lund center.
Port Orchard Bethel -Lund Subarea Plan 41
Goals and Vision - DRAFT November 2024
Goal LU-2 Support growth of neighborhood -serving retail, dining, services, and
amenities.
LU-9 Encourage ground floor shopfront development along Bethel Road and
Lund Avenue through either single -story shopfront or mixed -use shopfront
building types.
LU-10 Allow residential uses above shopfront development where shopfront
development is required.
LU-11 Invest in public realm improvements such as streetscape updates,
sidewalk improvements, and public plazas to strengthen retail clusters.
Goal LU-3 Ensure that development in Bethel -Lund is attractive and provides
variety and visual interest.
LU-12 Amend POMC. 20.127.350(3) to require at least 3% open space for new
non-residential development.
LU-13 Designate high visibility street corners as defined in POMC 20.127.250 in
strategic locations.
Port Orchard Bethel -Lund Subarea Plan 42
Goals and Vision - DRAFT November 2024
Transportation
Goal T-1 Design streets to complement desired future land uses and ensure
safe, comfortable mobility for all.
T-1 Ensure new streets carry forwards streetscape themes found in other parts
of the Subarea. Key streetscape elements include landscape, lighting,
sidewalks, bicycle lanes, 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 Support Kitsap County planned
improvements on Lund Avenue,
including roundabouts at Hoover
Road, Harris Road, and Chase Road,
and medians, sidewalks and bike
lanes from the city limits to Jackson
Avenue.
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
T-6 Where contextually appropriate,
design bike lanes to be protected from automobile traffic with curbs,
horizontal separation, or other techniques that improve safety and
comfort.
Port Orchard Bethel -Lund Subarea Plan 43
Goals and Vision - DRAFT November 2024
Goal T-2
T-7
T-8
Provide a robust multi -modal
transportation network that serves
all users.
Support Kitsap Transit planned transit
frequency and service upgrades.
Adjust transit stop locations to
maximize convenience as Bethel
Road and Lund Avenue 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.
T-10 Support bicycle infrastructure and
provide bicycle amenities, include
secure bicycle parking.
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
Goal T-3 Plan a well-connected and efficient road network.
T-11 Plan a street pattern that improves internal street connectivity and
provides multiple travel route options within the Subarea to access
neighborhood destinations.
T-12 Explore opportunities to include well -marked, highly visible midblock
crossings at intervals no greater than 500 feet.
Goal T-4 Provide safe multimodal access to schools.
T-13 Evaluate options for pedestrian and bicycle safety improvements at key
routes to East Port Orchard Elementary School.
Port Orchard Bethel -Lund Subarea Plan 44
Goals and Vision - DRAFT November 2024
Community Design
Goal CD-1 Transform Bethel -Lund to a vibrant walkable neighborhood.
CD-1 In conjunction with transportation improvements along Bethel Road and
Lund Avenue, 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 improve livability, reduce urban heat
islands, and reduce stormwater runoff.
CD-4 Work with property owners and
existing business to integrate murals
and public artworks that promote
neighborhood identity.
Goal CD-2 Encourage the development of
public plaza and other gathering
spaces.
Urban heat island effect can
cause higher temperatures in
urban areas compared to
their rural surroundings,
primarily due to the
concentration of buildings,
paving, and human activities
that absorb and retain heat.
Source: U.S Environmental
CD-5 Work with property owners, Protection Agency
developers, nonprofit organizations
and other agencies to invest in indoor/outdoor community spaces, such
as a YMCA, event spaces, and community gardens.
CD-6 Explore public -private partnerships to designate significant corners as
public plazas to create a central public gathering spaces within the
business corridor and gateway feature into the neighborhood.
Port Orchard Bethel -Lund Subarea Plan 45
Goals and Vision • DRAFT November 2024
EXHIBIT 3-4 Bethel -Lund Concept
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Port Orchard Bethel -Lund Subarea Plan 46
Goals and Vision - DRAFT November 2024
Parks, Open Space, and Critical Areas
Goal POC-1 Expand park and recreational assets within Bethel -Lund.
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 a new "Salmonberry Park" as a community
park with walking and biking trails, playgrounds, and nature observation,
while conserving Ruby Creek Greenbelt.
POC-4 Support opportunities to activate Lundberg Park to serve the growing
neighborhood on Harold Drive.
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 Sedwick-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 the 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 Bethel -Lund Subarea Plan 47
Action Plan • DRAFT November 2024
SAF EWA►Y �
4, Action Plan
This chapter describes the key steps to achieve the vision for Bethel -Lund. 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 Bethel -Lund Subarea Plan 48
Action Plan - DRAFT November 2024
TABLE 4-1 Bethel -Lund 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.
Commercial and mixed -use zoning: Increase
1 year
High
$
commercial capacity and flexibility. Rezone along
Bethel Road, west of Walmart and the northwest
intersection of Bethel Road and Lund Avenue, to
promote a more pedestrian friendly mix of uses.
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
$$$
complete transportation network along Bethel Road.
Improve pedestrian and bike connectivity to access
2-5 years
High
$$
key neighborhood destinations, such as East Port
Orchard Elementary School and South Kitsap Regional
Park. 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.
Port Orchard Bethel -Lund Subarea Plan 49
Action Plan • DRAFT November 2024
Specific enhancements will be determined through
further study.
Support the Kitsap Transit bus service enhancements,
5-10
Medium
$$
including the planned BRT route and new fixed -route
years
bus routes on Lund Avenue with service to McCormick
Woods. Coordinate on placement of bus stops,
pedestrian improvements (including sidewalks and
crosswalks), and BRT bus -priority features (such as
queue jumps and signal priority).
Blackjack Creek trail: Study design options and
5-15
Low
$$
construct a trail that offers more transportation options,
years
access to nature, habitat protection, and healthy
recreational activities.
Capital Facilities and Parks
Lundberg Park: Design and operate a park on this City-
2-5 years
Medium
$$
owned site to improve access to recreation and open
space for residents. The park design should incorporate
protective features for Blackjack Creek.
"Salmonberry Park": Study the potential development
5-10
Medium
$$
of park near the intersection of Bethel Road and
years
Salmonberry Road to improve access to recreation and
open space for residents.
Identify a location, funding, and partnerships for a
5-15
Low
$$$
community facility, such as a recreation/athletics
years
center, culture and arts center, library branch, senior or
teen center, event venue, or similar gathering space.
This could be a publicly -operated facility or created
and operated by a private or non-profit partner. The
facility should be located with good transit access and
sized to serve all Port Orchard residents.
Port Orchard Bethel -Lund Subarea Plan 50