Pinnacle at Liberty Bay Planned Residential Development and Preliminary Plat
Overview
Pinnacle at Liberty Bay is a proposed Subdivision and Planned Residential Development (PRD) located on approximately 42 acres in the Residential Low (RL) zone of Poulsbo. The site is situated between the existing Crystal View and Baywatch neighborhoods. Physical characteristics of the property include a mix of gentle to steep slopes, second- and third-growth forest consistent with historical logging activity, several wetlands, and three stream segments or drainages. The proposal includes 138 single-family residential lots, along with associated infrastructure such as internal roads, open space, stormwater management facilities, and preservation of critical areas and required buffers. Vehicular access is proposed via Johnson Parkway NE on the east. The development also proposes to complete a segment of Sunrise Ridge Avenue NE, connecting to the Johnson Parkway NE roundabout, which would establish a continuous east-west connection and improve access for public and emergency services in the area.
Quick Facts
General Project Summary
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Project Name: Pinnacle at Liberty Bay
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Location: Between Crystal View and Baywatch developments in Poulsbo, WA
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Site Size: ~42 acres over 4 parcels
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Zoning: Residential Low (RL)
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Development Type: Preliminary Subdivision + Planned Residential Development (PRD)
- Mix of “daylight”, “tuck-under”, and “flat” lots with 1detached single-family homes
Open Space and Amenities
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Tree Retention: 840 significant trees retained (exceeds 25% requirement). Tree Retention peer reviewed.
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Open Space Tracts: Multiple tracts throughout the site providing passive and active space
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Parks: Includes several small parks distributed across the three phases
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Trails: Soft-surface trails connect open spaces and follow critical areas
Traffic and Access
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Primary Access Points: Johnson Parkway NE (east), Completion of Sunrise Ridge Avenue NE (internal arterial connection)
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Trip Generation: AM Peak: 114 trips, PM Peak: 151 trips
- TIA peer reviewed
Stormwater Facilities:
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Multiple storm ponds located throughout the site
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Designed per 2019 SWMMWW (Stormwater Manual for Western Washington)
- Stormwater Report peer reviewed
Critical Areas
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Streams and Wetlands: Several on site (Streams A–D, Wetlands A–D)
- Habitat Management Plan peer reviewed
Project Documents
Technical Review No. 5
July 21, 2026 - Application Resubmittal
Technical Review No. 4
Public Notices
- Notice of Application (8/27/25-9/11/25)
- Public comment received during Notice of Application comment period (provided to applicant)
- Revised Notice of Application and Optional DNS (6/17/26-7/1/26)
- Notice of Planning Commission Public Meeting – Postponed – Tentative for August 11
- Notice of SEPA Determination (coming soon)
- Notice of Hearing Examiner Public Hearing (coming soon)
Staff Report
The July 7, 2026, Planning Commission Public Meeting for the Pinnacle at Liberty Bay Planned Residential Development and Preliminary Subdivision has been postponed.
Following review of the applicant’s most recent resubmittal materials from June 25th, City staff determined that additional technical revisions are necessary before the application can proceed. The requested revisions include roadway design information necessary to demonstrate compliance with the City’s adopted engineering and construction standards and to allow completion of the City’s technical review.
Once the requested information has been submitted and reviewed, the application will be rescheduled for a future Planning Commission Public Meeting. At this time, the City anticipates presenting the application to the Planning Commission on August 11, 2026, although that date remains subject to change based on the completeness of the applicant’s resubmittal and the City’s review.
Updated meeting information and public notice will be provided in accordance with the City’s standard noticing procedures.
- Staff Report
- Exhibits
- A: Application Materials
- B: Civil Plan Set
- B.1: Overall Site Plan
- B.2: Existing Conditions
- B.3: Preliminary TESC and Grading Plans
- B.4: Overall Infrastructure Plan
- B.5: Road and Utility Plan
- B.5.i: Technical Justification for Vertical Roadway Geometry Failures at Stream C Crossing (4/6/26)
- B.5.ii: Deviation Request of ROW Standards for Residential Collector Road (12/5/25)
- B.6: Overall Phasing Plan
- B.7: Access Separation
- C: Preliminary Landscaping, Open Space, and Amenity Plan
- D: Individual Identity Plan and Home Designs
- E: Critical Areas
- E.1: SWC Pinnacle at Liberty Bay Critical Area Report & Habitat Management Plan (7/14/25)
- E.2: Grette Associates Peer Review (8/29/25)
- E.3: SWC Critical Area Report Addendum (11/19/25)
- E.4: Grette Associates Peer Review (12/4/25)
- E.5: SWC Critical Area Report Addendum No. 2 (4/6/26)
- E.6: Grette Associates Peer Review (4/27/26)
- E.7: Wetland Buffer Averaging Civil Sheet
- F: Geotechnical
- G: Tree Retention Information
- H: Stormwater
- I: Traffic
- I.1: Traffic Impact Analysis (4/9/26)
- I.2: Parametrix Peer Review (9/8/25)
- I.3: Parametrix Peer Review (TBD)
- I.4: Concurrency Application
- I.5: Engineering Memo
- J: Gray and Osborne Water System Analysis (11/14/25)
- K: Public Comment
- K.1: Comments received during Notice of Application Comment Period 1
- K.2: Comments received after Notice of Application Comment Period 1
- K.3: Comment received during Notice of Application Optional DNS Comment Period 2
- K.4: Comments received after Notice of Application and Optional DNS Comment Period 2
- L: Original Notice of Application and Noticing Materials
- M: Revised Notice of Optional w/Optional DNS Noticing Materials
- N: Lockhart Administrative Determination 1 (P-03-02-26-01)
- O: Lockhart Administrative Determination 2 (P-06-01-26-01)
- P: Lockhart Administrative Determination 2 (P-07-27-26-01)
June 25, 2026 - Application Resubmittal
June 18, 2026 - Application Resubmittal
Technical Review No. 3
Technical Review No. 2
- Request for Revisions Technical Review No. 2 – Sent 12/31/25
- Revised Request for Revisions – sent 1/9/26
- 90-Day Extenstion Request
December 2, 2025 - Application Resubmittal
- Technical Review No. 1 Response Letter
- Public Comment Response Matrix
- Civil Plans
- Phasing Plan
- Landscape and Open Space Plan
- Individual Identiy Plan
- SEPA Checklist (not yet reviewed by staff)
- Traffic Impact Analysis
- Stormwater Report
- SWC Peer Review Addendum
- Geotech Report Peer Review Addendum
- Draft CC&Rs
April 13, 2026 - Application Resubmittal
Technical Review No. 1
- Counter Complete Letter – Sent 7/18/25
- Technically Complete Letter– Sent 8/14/25
- Request for Revisions Technical Review No. 1 – Sent 9/8/25
July 2025 - Application Submittal
- Preliminary Subdivision Application Form
- Planned Residential Development Application Form
- Critical Areas Review Application Form
- Cover Letter
- PRD Narrative
- General Site Plans
- Landscape and Open Space Plans
- Tree Retention Arborist Report
- Grading Plans
- Utility and Street Plans
- Stormwater Report
- Geotechnical Report West and East
- Buffer Mitigation Plan and Habitat Management Plan
- Traffic Impact Analysis and Concurrency Application
- SEPA Checklist (not yet reviewed by staff)
- Individual Identity Plan and Preliminary Elevations
Project Timeline
Consistent with PMC Title 19, Project Permit Application Procedures for a Type III Application – Note: This is Step 2 in a 6-Step Review Process for Subdivisions
| Pre-Application Conference 1 | November 5, 2024 |
| Pre-Application Conference 2 | April 10, 2025 |
| Neighborhood Meeting | April 21, 2025 |
| Application Submittal Counter Complete | July 28, 2025 |
| Technically Complete | August 14, 2025 |
| Notice of Application Issued (14-Day Comment Period) | Issued August 27, 2025 (comments due September 11, 2025) |
| Request for Revisions Provided to Application | September 8, 2025 |
| Application Resbumitted | December 2, 2025 |
| Request for Revisions Provided to Application | January 9, 2026 |
| Application Resbumitted | April 13, 2026 |
| Request for Revisions Provided to Application | June 5, 2026 |
| Revised Notice of Application and Optional DNS Issued (14-Day Comment Period) | June 17, 2026 |
| Application Resbumitted | June 18, 2026 |
| Notice of Planning Commission Public Meeting Issued | TBD |
| Planning Commission Staff Report Issued | TBD |
| SEPA Determination Issued (14-Day Comment Period) | TBD |
| Planning Commission Public Meeting | TBD |
| Notice of Hearing Examiner Public Hearing Issued | TBD |
| Notice of Hearing Staff Report Issued | TBD |
| Hearing Examiner Public Hearing | TBD |
| Hearing Examiner Decision | TBD |
| Request for Reconsideration | TBD |
| Notice of Decision Issued | TBD |
| Appeal Period | TBD |
* Additional technical review cycle may be required. TBD.
Email Notification
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