Poulsbo hearing examiner hears Sandstone Ridge PRD; dispute over Knoll Road frontage and pedestrian path through stream buffer

Poulsbo Hearing Examiner Gary McLean held an open-record public hearing on the Sandstone Ridge planned residential development and preliminary plat, during which city staff and the Planning Commission recommended approval and the applicant sought changes to specific conditions related to frontage improvements on a north–south segment of Knoll Road and the alignment of a required public pedestrian connection.

The project is an 18+ acre planned residential development (PRD) proposed adjacent to Knoll Road. The staff report concluded that “As conditioned, the project is consistent with and meets the city's requirements, all other applicable city regulations, and Poulsbo comprehensive plan,” and recommended approval to the hearing examiner, a recommendation the Planning Commission also forwarded.

Why it matters: the key contested items affect the project’s environmental footprint, public access, and the extent of improvements required on a roadway that transitions from city jurisdiction to unincorporated Kitsap County. Neighbors told the examiner they are concerned about loss of forest buffer, privacy and construction traffic; the applicant argues the city’s preferred pedestrian alignment would cause unnecessary disturbance to a 200-foot stream buffer (identified on project plans as “Track A”) and that requiring full curb-and-gutter frontage on the north–south Knoll Road segment is not supported by the record.

Most important facts - Project scope and staff position: Senior Planner Edie Burghoff told the examiner that the preliminary plat, as conditioned, meets applicable Poulsbo zoning, environmental and subdivision regulations and the comprehensive plan. SEPA review was completed; Exhibit 25 in the record contains the SEPA threshold determination and associated mitigations, and the Planning Commission recommended approval before this hearing.

- The disputed public…