Gas stations · Washington
Manchester Stormwater Park (Manchester)
Completed public stormwater park on former gas station; no development opportunity. · summary, model-written
Solid = from the authors' map · outlined = public source · dashed = model-written, not yet reviewed by a person. Tap any value's source label to see where it came from. documented = a quoted excerpt (click to read it) · reported = a source named, no excerpt yet · no source.
Site profile4 elements · what this retrofit is built with · tap a chip for the evidence
County typical rent $2,000+
This site: $2,052/mo zillow · all sites with thisUnder 20 acres
This site: 0.5 acres newtypes-extraction · all sites with thisRegreened
This site: …a multiuse stormwater treatment facility and park record · all sites with thisPark and open space
This site: …a multiuse stormwater treatment facility and park newtypes-extraction · all sites with thisNow
| Status | Retrofit builtWikipedia no source |
|---|---|
| Strategy | RegreenedWikipedia no source |
| New uses | parkWikipedia no source |
| What is there now | a multiuse stormwater treatment facility and parknewtypes-extraction reported |
| Redeveloper | Kitsap Countynewtypes-extraction reported |
Site context
| Housing permits, Kitsap County (WA), 2024 | 302 units in 5+ unit buildings, 16 in 2–4, 976 single-family; 2023: 1,246 in 5+Census BPS |
|---|---|
| Other atlas sites nearby | 0 within 10 km, 8 within 25 kmcomputed |
| Retail trade in the county, 2025 (BLS QCEW) | 10,485 jobs in 691 establishments; average annual pay $45,280; employment location quotient 1.13; employment -1.0% on the yearBLS QCEW 2025, NAICS 44-45, private |
| Jobs located in the tract, 2022 | 316 jobs; 4 in retail trade, 12 in accommodation and food (workplace blocks summed to tract 53035092600)Census LEHD LODES8 WAC 2022 |
| Upward mobility (Opportunity Atlas, 2010 tract) | children of low-income (25th percentile) families reached the 40th income percentile as adults; 1.9% incarcerated at the 2010 count (472 children in the sample); born 1978–83, measured 2014–15Opportunity Insights |
| Food access (USDA FARA 2019, 2010 tract) | low-access at 1 mile, not low-income; 100% of residents more than 1 mile from a supermarket; poverty rate 16.4%; median family income $79,972; 149 SNAP householdsUSDA ERS |
| Schools | South Kitsap School District (PK-12); 1 public school within 1 mile: Manchester Elementary SchoolNCES EDGE |
| Elevation | 204 ft above sea level at the site pointUSGS 3DEP |
| Storm events in the county, 2016-2025 | 1 county-logged events: 1 tornado; $1,180,000 property damage reported; forecast-zone events (most flood, winter and heat) not countedNOAA Storm Events |
| Homes for sale in ZIP 98366, 2026-09 | median list price $525,000 (-8.7% on the year); 94 active listings; median 51 days on market; 35% with a price cutRealtor.com Research |
| Retail trade in the county, 2012 to 2023 | 695 establishments (-5%); 11,359 jobs (+7%)Census CBP |
| Housing market in the county | typical home value $579,133 (+1% 1 yr, +8% 5 yr); typical rent $2,052/mo (+3% 1 yr), 2026-09Zillow Research |
| Traffic on the busiest road within 600 m (2024) | 3,905 vehicles a day on CALIFORNIA AVE E (major collector, 2 lanes); 12 counted segmentsFHWA HPMS |
Summary, model-written
Former gas station (0.5 acres) at Manchester, WA, converted to a stormwater treatment facility and park. Built in 2015 by Kitsap County (public owner), now operational as a multiuse park.
Why. Not an opportunity: retrofit already built (opp_score 0.0). Public ownership and completed status prevent new development. Peer comparison includes a duplicate Manchester, NH entry (likely data error).
Where it stands. Status: built. No development potential (park use). Housing market shows rising rents ($1,741 median), but no link to site performance. Traffic: 3,905 ADT on California Ave E (major collector).
For a planner
- Public stormwater function confirmed
- No private development potential
For a developer
- Not available for new development
- No opportunity indicated (opp_score 0.0)
What we do not know yet
- Peer list contains Manchester, NH (incorrect, site is WA)
- No metrics on park usage or stormwater efficacy
Generated by qwen3-30b-a3b-64k:latest on Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b) from the fields, parcels, deals and context layers on this page, with no outside knowledge. It is regenerated when the record changes and has not been checked by a person. How it is made.
Similar sites
- Totem Lake Mall, Kirkland, WA · Malls · same strategy: regreen; also in WA; 33 km away
- Manchester Stormwater Park, Manchester, NH · Other · similar size (0.5 acres); same strategy: regreen
- Northgate Mall, Seattle, WA · Malls · same strategy: regreen; also in WA; 24 km away
- Hart Field, Spokane, WA · Golf courses · same strategy: regreen; also in WA
Elsewhere on the web
Search images: Google · Bing · Commons · references: ULI case studies · Google Scholar
Multifamily screen
- retrofit already built
- county grew 5.4% 2018–23
- median rent $1,741
- public owner
Inputs: record fields (size, status) and county Census ACS 2018–2023 figures (growth, rent). How the points work. Not a recommendation.
History and original facts
| Acres | 0.5newtypes-extraction |
|---|---|
| County | Kitsap County |
| Census division | 9 · Pacific |
| Notes | Draft from nwcascade.com, model-extracted, unreviewed: A former gas station lot was transformed into a stormwater treatment facility and public park in Manchester, WA, completed in 2015. |
Not yet recorded: GLA, year opened, original developer, retrofit year. Know it? Tell us.
Timeline
- 2012 KCPW initiated the Manchester Community Stormwater Retrofit Plan study
- 2013 Property acquisition was completed
- 2015 Construction completed
- 2016 Article published describing the completed stormwater park
Sources
- Manchester Stormwater Park - NW Cascade
2 quoted sentences
Manchester Stormwater Park
Construction period: 4/2015 to 11/2015 (completed six weeks ahead of schedule)
- Manchester's Stormwater Park | Stormwater Solutions
4 quoted sentences
Manchester Stormwater Park
In 2012, as part of a countywide effort to identify and prioritize potential stormwater retrofit projects, KCPW initiated the Manchester Community Stormwater Retrofit Plan study.
Property acquisition was completed in 2013, and design work moved forward with input from the Manchester community and other stakeholders, including the Port of Manchester, which owned the outfall property, and WA-DOE, which was helping to fund construction.
Manchester’s Stormwater Park ============================ Chris May, Tim Beachy, Phil Struck, David Dinkuhn, Norman Olson, and Michelle Perdue May 5, 2016
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