Kitsap County Planning Commission recommends approval of open-space tax classification for Falcone–Nagle property

The Kitsap County Planning Commission on June 2 recommended approval of an application to reclassify most of a 15.12‑acre parcel in Poulsbo as current‑use open space, a step that would reduce the land’s assessed value for property‑tax purposes.

Jason Robert Walsh, a planner with the county Department of Community Development, told the commission that application 26‑00056 (Falcone–Nagle) would reclassify 14 of 15.12 acres at 257 NW 2 Crane Lane and that staff found the property eligible under RCW 84.34 and Kitsap County Code 18.12 because it contains two high‑priority resources (wetlands/streams and associated hydric soils and forested/shrub wetland) plus other qualifying features. Walsh said the change is for tax classification only and does not alter zoning.

The commission's recommendation follows a staff presentation in which Walsh said the owners opted not to take the optional additional 10% reduction that requires public access, but did seek the standard 50% reduction in land‑value assessment. Walsh also told commissioners that a black‑lined portion of the site will remain taxed at the single‑family residential rate because that area is set aside for the residence and is not proposed for open‑space designation.

Commissioners pressed staff on site details during deliberations. Commissioner David Vliet asked about a structure listed online as "Meadow Hawk Sanctuary," which appeared to be a treehouse or short‑term rental; Walsh said the structure was noted on the site visit and that applicants reported it pre‑dated their ownership and is currently used as office/relaxation space. Staff committed to confirm whether the structure lies inside the single‑family portion reserved from the reclassification, and said that if it is outside the reserved area the application would need to be adjusted.

Another point of concern was an unpermitted 8‑inch PVC pipe observed discharging onto the subject parcel from an adjacent property. Walsh said the pipe appears to carry stormwater into a mapped Department of Natural Resources wetland and recommended a condition of approval requiring its removal because it directly affects the high‑value resource that supports the open‑space eligibility. He characterized removal as a civil matter between property owners but noted the condition could require applicants to negotiate removal or adjust the application footprint.

The commission also clarified the term of the designation. Walsh said the minimum designation period is 10 years and that after that period the designation automatically extends unless the applicant elects to remove the parcels; he said removal after the minimum does not trigger back taxes or penalties.

A motion to approve the commission's recommendation to the Board of County Commissioners was made, seconded and carried by a majority with one opposed. The commission directed staff to proceed with findings of fact and to follow up on the treehouse and pipe issues. The findings of fact were then moved, seconded and adopted unanimously.

Next steps: the Planning Commission's recommendation proceeds to the Board of County Commissioners for final action; staff said they will follow up with the applicants about the treehouse location and work to resolve the pipe condition prior to the BOCC decision.