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Developer and city differ on whether Knoll Road segment is rural; curb-and-gutter requirement in dispute
Summary
The applicant said Kitsap County materials classify the north–south segment of Knoll Road as a rural local collector and outside the urban growth area; city engineering said county staff supported frontage improvements including curb, gutter and sidewalk, creating a disagreement the commission must reconcile before final conditions are set.
A central point of disagreement at the hearing was the classification and jurisdiction of the north–south segment of Knoll Road adjacent to the Sandstone Ridge site.
Applicant representative Craig Steepe described contacting Kitsap County real-estate staff and the county surveyor, and said their documentation placed the city limit and urban growth boundary on the westerly right-of-way line of Knoll Road — which, he argued, makes that road segment rural and not subject to urban curb-and-gutter frontage upgrades. "They determined that both the city limit line and the urban growth boundary in this area is the westerly right of way line of Knoll Road," Steepe said, and concluded "no frontage improvements are shown on that road because it currently meets all current standards."
City engineering staff offered a different account, saying county contacts had supported frontage improvements. Engineer Josh Rains said the intent behind curb and gutter is to create an urban context and slow traffic; he also explained technical compromises such as curb cuts to maintain hydrology where curb and gutter are installed. City staff said they had met with county engineers and that the county identifies Knoll Road as a bike route and had discussed curb, gutter and sidewalk in prior coordination.
Both sides said further coordination with Kitsap County is needed; city staff and the applicant agreed that resolving the classification and exact frontage requirements may require additional county input before the hearing examiner or permit-stage drawings finalize the conditions.
