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The City of Poulsbo is officially opposing the rezoning of the Stottlemeyer/Bond road property by Raydient. The rezoning would allow for clustered housing and commercial development right below the Port Gamble Heritage Forest. They join both the Suquamish and Port Gamble S’Klallam tribes and many non profits in the opposition to this project.
Department of Community Development
Planning and Environmental Programs
614 Division St. MS-36
Port Orchard, WA 98366
Email:
Subject: EIS Alternative, City of Poulsbo Opposition to Alternative 3 rezone request
I am writing on behalf of the Poulsbo City Council to express our strong opposition to the rezone application submitted by Jon Rose (aka Raydient) for the vacant, 413.9 acres located off of and north of Bond Road, which seeks to change the zoning designation from Rural Wooded (RW) to Rural Residential (RR) (aka Reclassification Request #72). We understand that this request has been included in the Alternative 3 “Dispersed Growth Focus” land use alternative of the 2024 Comprehensive Plan.
The Growth Management Act was enacted to promote responsible and sustainable growth within city limits and urban growth areas (UGAs) and to preserve rural areas for agriculture, open space, and other valuable purposes. Upzoning land outside of UGAs runs counter to the fundamental purpose of the GMA and undermines the careful planning and thoughtful development that the Act seeks to achieve.
The rezone would result in an increase of at least 60 units by increasing the density from one (1) unit for every 20 acres (20 units) to one (1) unit per every five (5) acres (82 units). We have several concerns regarding this application:
1. Environmental Impact: The area currently designated as Rural Wooded (RW) contains valuable natural habitats and forested areas that play a crucial role in maintaining the ecological balance of our region.
The approximate 414 acres has multiple watercourses designated by DNR and the Wildfish Conservancy that includes fish bearing streams, nonfish bearing streams, as well as unknown, unmodeled hydrographic features. Moderate landslides and erosion hazard occur as well as a mapped wetland.
Furthermore, the Port Gamble S’Klallam tribe submitted a comment (April 6, 2023) against this requested siting that it is within the Gamble Creek Watershed that feeds directly into the Port Gamble Bay. They are concerned that the watershed will be directly impacted by any development, but most intensely impacted with Rural Residential development.
Changing the zoning to Rural Residential could lead to increased deforestation, habitat disruption, and environmental stress.
2. Traffic and Infrastructure: Bond Road is already a heavily trafficked route, and the proposed rezone will result in increased traffic congestion, putting additional strain on our infrastructure. We are concerned about the adequacy of infrastructure and roadways to support the proposed development. The project will have significant impact on the LOS for major intersections on Bond and must be addressed.
3. Inconsistent with the Purpose of the R zone:
The purpose of the RW zone is to encourage the preservation of forest uses and agricultural activities, retain an area’s rural character and conserve the natural resources while providing for some rural residential use. This zone is further intended to discourage activities and facilities that can be considered detrimental to the maintenance of timber production. Residents of rural wooded (RW) residential tracts shall recognize that they can be subject to normal and accepted farming and forestry practices on adjacent parcels.
The purpose of the RR zone is to promote low-density residential development and agricultural activities that are consistent with rural character. It is applied to areas that are relatively unconstrained by environmentally sensitive areas or other significant landscape features. These areas are provided with limited public services.
The properties do not appear to meet the purpose of the RR zone as they are relatively constrained by environmentally sensitive areas. As stated, the site is largely covered in moderate geological hazard slopes and contains fish and non-fish habitat streams as well as a mapped wetland and hydric soils. It is also within the Gamble Creek Watershed that feeds directly into the Port Gamble Bay.
4. Community Character and Increased Demand for Services: The proposed area abuts Port Gamble Heritage Park (Park zone) to the west and Rural Protection zoned areas to the east. An increase in density from one unit per 20 acres to one unit per 5 acres would be a dramatic increase immediately abutting a Park zone and is inconsistent with the existing zoning pattern. Additionally, and as stated in the comment letter from the Suquamish Tribe dated April 14, 2023, increasing rural housing densities will also increase the need for school, libraries, churches, transit, road maintenance, availably commercial and retail opportunities as well as other public amenities. The densification projects require urban services and the extension of services to projects located in the rural areas and is not only expensive but contrary to the GMA.
Given these concerns, we respectfully request that the Kitsap County Board of County Commissioners carefully consider the implications of this rezone application on the environment, traffic, and the character of our community. We appreciate your attention to this matter and urge you to consider the impacts to the residents of Poulsbo and the surrounding natural and manmade environment.
Thank you for your time and consideration.
Sincerely,
Mayor Becky Erickson
200 NE Moe Street
Poulsbo, Washington 98370-73