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Planning commission backs Knoll Point PRD amid resident concerns over water, trees and traffic
Summary
Poulsbo planners recommended approval of the Knoll Point 69-lot planned residential development and preliminary subdivision to the hearings examiner while residents raised sustained concerns about aquifer capacity, tree removal, and sidewalk/frontage impacts.
Edie Berghof, planning staff, presented Knoll Point, a proposed 69-lot single-family fee-simple planned residential development on just over 15 acres, and requested staff-driven corrections and two condition modifications (P38 and P40) to incorporate a landscape declaration and drought-focused irrigation guidance. "Knoll Point is a 69 lot, single family, fee simple development of just over 15 acres of property," Berghof said, and staff noted SEPA mitigation will be issued with a comment period through July 8 and that the commission's recommendation will go to the hearings examiner on July 16.
Engineering staff described required frontage improvements along Knoll Road that will include curb, gutter, sidewalk and a bike lane under the interlocal agreement with Kitsap County, utility loop connections, and stormwater collection into an on-site detention pond. Sherman Leaden told the commission the county retains permitting authority for the property frontage within the urban growth area but city and county staff have coordinated required standards. Public commenters pressed on tree retention, fencing, and water supply: neighboring residents asked what trees will remain and whether the aquifers can support further growth. Planning and engineering staff responded that tree removal along much of the south property line is proposed because of windthrow risk, that the city adopted a water comprehensive plan last year and is engaged with the Department of Ecology on drought-related measures, and that frontage improvements will be constructed to connect sidewalks to Avondale Glen.
The planning commission moved and seconded a recommendation to the hearings examiner for approval of the Knoll Point PRD (planning file P09102501) subject to SEPA mitigations and the corrected/modified conditions; the motion carried after commissioners voted 'aye.' The hearings examiner will consider staff conditions, SEPA mitigations and public comments received during the comment window.
