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Poulsbo hearing reviews Knoll Point subdivision; examiner takes matter under advisement
Summary
A Poulsbo hearing examined a proposal for 69 single-family lots at Knoll Point. Staff recommended approval with conditions, engineering required frontage and stormwater improvements, neighbors raised tree-retention and construction-impact concerns, and the hearing examiner reserved decision and may visit the site.
Hearing Examiner Gary McLean on Thursday held a public hearing in Poulsbo on the Knoll Point Planned Residential Development, a proposed 69-lot subdivision on about 15.12 acres.
Senior planner Edie Berghof told the examiner the application proposes 69 single-family lots, approximately 4.6 units per acre, about 2.27 acres of open space (15 percent of the site) and a roughly 6,300-square-foot community park. Berghof said staff's review found the proposal meets city code with SEPA mitigations and recommended conditions of approval, including a tree-retention condition (P-20) that requires follow-up arborist coordination.
Donald Washburn of the City of Poulsbo engineering department told the hearing the project meets construction standards for utilities and access, proposes a detention pond consistent with the Department of Ecology stormwater manual, and will provide two points of access: Lincoln Road and Knoll Road. He said SEPA condition S-2 will require curb, gutter, sidewalk and a bike lane on the eastern property boundary where the site fronts Kitsap County's unincorporated urban growth area.
Neighbors asked detailed questions during public comment. Property owner Jeffrey Float raised concerns about tree-replacement math in the project's tree reports and asked whether the planned 6-foot fence would be built in addition to existing backyard fences. Cathy Ames asked where the bus stop and playground would be located and expressed concerns about clearing operations; Doreen Malone raised questions about a driveway easement that crosses the site.
Applicant Jeff Sherwin, director of land entitlement for Trumark Homes, said the developer accepts staff's conditions, will build the 6-foot solid board fence along the south property line at the developer's expense, and that his arborist re-counted smaller trees to reconcile the inventory with the code and the city arborist. He also said bus-stop locations will be coordinated with the school district during later engineering work.
After public comment and responses, McLean closed the hearing, said he would take the matter under advisement, reserved the right to perform site visits, and promised a written decision with appeal instructions. No final action was taken at the hearing.
