SUBAREAS OVERVIEW
Regional Context
Bethel-Lund and Sedgwick-Bethel are rapidly growing centers, bordered by the 
City’s unincorporated area to the east and Blackjack Creek to the west. State Route 3 and State Route 16 serve as regional connections to the county and Puget Sound. The Subareas are candidates for Countywide Growth Centers designation under the Puget Sound Regional Council (PSRC) Vision 2050.
The Bethel-Lund and Sedgwick-Bethel Subarea Plans are two separate long-range policy documents that will guide future development, public investments, and improvements in the area. With input from residents and in alignment with County and State plans and policies, a preferred land use concept will be developed to illustrate how the Subareas could evolve over time.
Bethel-Lund and Sedgwick-Bethel boundaries have expanded to align with PSRC's latest guidance for Countywide Growth Centers, exclude critical areas, and encompass areas of recent development and other vacant and redevelopable lots. This expansion presents Port Orchard with new prospects for residential and commercial growth. The Bethel-Lund and Sedgwick-Bethel Subareas encompass an area of 211.2 acres and 235.7 acres respectively.
Subareas Planning Preliminary Objectives
- Accommodate an appropriate share of urban growth
- Preserve open space and habitat areas
- Provide employment opportunities in proximity to new housing
- Provide adequate public facilities and services
BETHEL-LUND SUBAREA BOUNDARY
BETHEL-LUND SUBAREA LAND USE & ZONING
Bethel-Lund features big box store shopping centers with anchors like Safeway and Walmart, alongside smaller retail and restaurant establishments. Other recreational and civic uses, such as East Port Orchard Elementary School and South Kitsap Regional Park, are within a mile, or a 20-minute walk, from the Subarea.
The Subarea is zoned Commercial Mixed Use (CMU), Commercial Heavy (CH), Commercial Corridor (CC), and Residential 1 (R1), Residential 2 (R2), and Residential 3 (R3). Generally, the maximum building height allowed within Bethel-Lund is three stories, or 35 feet.
Additional single-family and multifamily homes are planned for construction in the near future. (see Existing and Planned Residential Development map). The City is also taking proactive measures to diversify housing options by promoting middle housing.
Market Conditions
There are currently 174 single-family units and 85 multifamily units, for a total of 259 existing units, with an additional 39 single-family units and 194 multifamily units currently under construction or planning. Once completed, this will total 492 units in the Subarea.
There are 19.5 acres available for residential development and 1.1 acres available for commercial development in the Subarea, which equates to a capacity for 380 housing units (37 single-family and 343 multifamily) and 127 jobs, according to the assumptions used in the Land Capacity Analysis for Port Orchard’s 2023 Comprehensive Plan.
Key findings
- Current height limits are a significant barrier in achieving the added dwelling units and vertical mixed-use buildings necessary to focus growth into the subarea.
- Expansion of CMU zone offers the most flexibility for residential uses because it allows single-purpose apartment buildings, townhouses, and mixed-use buildings.
- Port Orchard multifamily and commercial design standards under Chapter 20.127 POMC ensures that new development is high quality, contributes to Port Orchard’s character, and upgrades the visual appearance of the area.
- Most of the developable land in the Subarea is west of Bethel Road, but much of it is affected by wetlands or steep slopes that limit the potential for growth.
BETHEL-LUND SUBAREA TRANSPORTATION
Mobility Network
Road
Bethel Road and Sedgwick Road provide access to transit centers, ferry terminals, and commercial centers, such as Downtown Port Orchard. Side streets primarily function as low-volume, local residential streets. The Subareas lacks a traditional grid system which leads to congestion and safety concerns on certain streets. Developers are expected to complete the roadway connections (blue dashes on the map below) to improve circulation.
Pedestrian, Bike, and Transit
Older sidewalks are fragmented and have substandard widths and curb cuts. Most streets outside of the commercial areas have paved or gravel shoulders, forcing pedestrians to share the road with vehicles and cyclists. The fragmented active transportation network has resulted in a lack of safe and attractive connections to neighboring destinations and maintained residents' dependency on cars for local transportation.
Planned Improvements
Bethel/Sedgwick Corridor Study
The Bethel/Sedgwick Corridor Study, completed in 2018, proposed roundabouts, continuous sidewalks, bicycle facilities, and green stormwater infrastructure. Phase I of the improvements are included in the City’s Transportation Improvement Program (TIP) to install roundabouts at the intersections of Bethel Road with Blueberry Road and Salmonberry Road.
Kitsap Transit Long Range 2022-2042 Transit Plan
- Frequency upgrades for Route 9 - East Port Orchard
- SR 16 Transit Center, located on Ruby Creek, could feature mixed use buildings and a park and ride facility
- Bethel Road is a potential location for high capacity transit options (i.e., BRT) connecting to Downtown
- Potential new east-west bus routes on Lund Avenue to service McCormick Woods and Southworth
City Planned Nonmotorized Routes
Planned nonmotorized routes will improve citywide bicycle and pedestrian access. Nonmotorized routes within the Subareas are located on Sedgwick Road, Salmonberry Road, and Lund Avenue.
Transportation Improvement Program (TIP) 2024-2043
The map show the City’s planed transportation projects and enhancements including pedestrian and bicycle facilities, new street connectors, and intersection improvements.
Key Findings
- Bethel/Sedgwick Corridor improvements will promote pedestrian friendly streets and create an attractive, distinct corridor.
- Continuous active transportation infrastructure would improve the functionality of the existing network and quality of the pedestrian environment, providing a convenient, safe, and attractive alternative to driving for some types of trips.
- New through-block connections could provide an opportunity for easier pedestrian and vehicular movement through the neighborhoods.
BETHEL-LUND SUBAREA PARKS & CRITICAL AREAS
Parks
Bethel-Lund have limited formal open spaces and parks. There are opportunities to promote neighborhood parks or park plaza spaces within the Subarea through mixed use and residential developments. Potential park and plaza spaces are marked by purple dots on the map below.
These sites were identified due to its central location and potential for development or redevelopment. These sites are unconfirmed and remain flexible, but could be (1) possible sites for City acquisition for parkland development, (2) possible sites for public-private development partnerships (in conjunction with new development), or (3) creation of new publicly accessible plaza/open space in conjunction with new development.
Critical Areas
Bethel-Lund's western half has significant topography, including a north-south ridge formed by Blackjack Creek. In contrast, the eastern half of the area is much flatter. The Subarea has wetlands and hydric soil (soil that is saturated by water) which are protected by the city’s regulations. The 2023Port Orchard Stormwater and Watersheds Comprehensive Plan identified the Salmonberry Road, Lower Blackjack Creek Culvert Retrofit as a priority project to protect downstream creeks and waterways.
Key Findings
- Opportunities to promote local neighborhood parks or park plaza spaces within the subareas to support growing need of recreational and open space; larger undeveloped parcels could support larger parks.
- Promote public access and trails near Blackjack Creek to encourage outdoor recreation and cultivate environmental stewardship.
- Port Orchard has taken steps to safeguard environmentally critical areas, achieving no overall losses and enhancing the quality and function of natural landscapes through regulations and infrastructure upgrades.
BETHEL-LUND SUBAREA OPPORTUNITIES & CHALLENGES
HOW DO YOU ENVISION THE FUTURE OF THE BETHEL-LUND SUBAREA?
BETHEL-LUND SUBAREA ALTERNATIVES
ALTERNATIVE 1 - NO ACTION | ALTERNATIVE 2 - LIGHT TOUCH | ALTERNATIVE 3 - MIXED USE/TRANSIT-ORIENTED DEVELOPMENT |
| Utilize current zoning and moves 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. | Create flexible regulations and implement strategic zoning changes to accommodate growth and promote 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. |
 |  |  |
|
|
|
