Oslo Bay Apartments
Overview
The Oslo Bay Apartments project is a residential community comprised of thirteen apartment buildings and a Community Building that encompasses 56-acre. The Oslo Bay Apartments project is located northwest of the intersection of State Route 305 (SR305) and State Route 307 (Bond Road, SR307) and will consist of 468 multi-family residential units including 244 one-bedroom, 208 two-bedroom, and 16 three-bedroom units on three levels within the thirteen buildings, as shown below. A variety of common areas and resident amenities are located throughout the site and within the Community Building. The project also includes the construction of private roads, parking lots, pedestrian pathways, utilities, landscaping, and stormwater management systems. The project will also develop a public road system from SR305 to Viking Ave NW. The Vetter Road NW right-of-way (ROW) which bisects the site is proposed to be improved as a residential collector. A portion of this ROW is proposed to be vacated and relocated to facilitate connection to SR305.
The majority of the 56-acre total project site is undeveloped forest, and includes two on-site wetlands, Dogfish Creek which runs east-west along the southern portion of the property, and an existing stream identified as the ‘western stream’ that runs on-site west of the Vetter Road ROW. Dogfish Creek is identified as a Type F1 stream adjacent to the project, and the western stream is identified as a Type Ns1 stream through the off-site portion of the project before transition to a Type F2 stream onsite, as shown below.
Site History and Application Review
The Rose Master Plan was approved by the Poulsbo City Council on June 28, 2011, which coordinated the development of approximately 55 acres located northwest of the intersection of State Route 305 and State Route 307 (Bond Road). The Rose Master Plan encompassed three major elements: a 540‐dwelling unit multi‐family project, a 160‐room senior care center, and a 12,975‐square foot neighborhood mixed‐use commercial center. The Master Plan SEPA determination was a MDNS and noted phased review would be required. A Development Agreement was executed in 2013.
Following the Master Plan approval, the project proponent, Edward Rose & Sons (Edward Rose), worked over several years on detailed environmental, traffic, planning and market analysis related to its Master Plan development. This analysis resulted in some potential revisions to the Master Plan to reduce environmental impacts, improve traffic operations, remove the neighborhood commercial component, that they concluded could result in a more successful master planned community. While in the process of pursuing a Master Plan Amendment to address these revisions, it became evident that any future changes to the site plan could trigger additional Master Plan Amendments. To streamline the approval process, Edward Rose determined that the most clear and predictable permit path forward would be to release the Master Plan, extinguish the Development Agreement, remove the Master Plan Overlay from the City of Poulsbo Zoning Map, and propose a new project under current Poulsbo Municipal Code and development standards. The Master Plan Release and Development Agreement Extinguishment (Planning File P-08-06-19-01) was approved by City Council on November 20, 2019 (Ordinance 2019-20) and became effective on December 5, 2019.
The review authority for the Site Plan Review is the Planning and Economic Development Director. The application review process included:
- December 5, 2019 – Application Submitted (Site Plan Review Application Number P-12-05-19-01)
- January 27, 2021 – Application Deemed Technically Complete
- February 9, 2021 – Notice of Application Issued (comment period closed February 23, 2021)
- April 18, 2022 – SEPA Mitigated Determination of Nonsignificance (MDNS) Issued
- May 29, 2022 – SEPA Appeal by Applicant Received
- August 12, 2022. – Staff Report Issued
- August 19, 2022 – Notice of Decision Issued
- September 1, 2022 – Applicant Appeal of Type II Decision Received
- June 23, 2023 – Settlement Agreement Signed
- June 23, 2023 – Revised MDNS Issued
- July 5, 2023 – Revised Staff Report Issued
- July 11, 2023 – Revised Notice of Decision Issued
- September 13, 2023 – Tree Cutting and Clearing Application Received (under review, permit P-09-13-23-01)
Project Documents
Revised SEPA Determination and Staff Report
June 23, 2023
- Revised SEPA Determination – MDNS
- Exhibit A: Revised List of SEPA Mitigations
- Exhibit B: Revised SEPA and Environmental Analysis Memo
- Exhibit C: SEPA Environmental Checklist
July 5, 2023
July 11, 2023
Staff Report
Application (Exhibit A)
- Application Forms
- Narrative (October 2021)
- Legal Descriptions and Vicinity Map
Plan Set (Exhibit B)
- Site Plan Drawing (C0.02 and C0.03) by kpff dated 09/13/2021
- Horizontal Control and Channelization Plan (C1.00-C1.21) by kpff dated 09/13/2021
- Phase 1-3 Construction Stormwater Basin Plan (C2.00-2.02) by kpff dated 09/13/2021
- TESC Plans and Construction Sequence (Sheet C2.03-C2.21) by kpff dated 2/22/2021
- Drainage Report Full Stormwater Site Plan Report by kpff dated 9/2021
- Grading Plan Overview (C3.00-C3.16) by kpff dated 09/13/2021
- Road and Storm Drainage Plan Overview (C4.00-C4.59) by kpff dated 09/13/2021
- Sewer and Water Plan (C5.00-C5.32) by kpff dated 09/13/2021
- Site Survey and Off-Site Survey by Team 4 Engineering dated 9/30/21
Landscaping (Exhibit C)
- Landscape Plan by Osborn Consulting dated 11/1/19 (Revised Sheet L-002 on 10/26/21)
- Site Amenity Sequencing by Osborn Consulting received 10/26/21
- Tree Inventory Report by American Forest Management dated 3/18/19
- Tree Retention Narrative received 9/14/21
- Tree Retention Plans by Osborn Consulting (TP-001 to TP-104) dated 9/13/21
- Wall Exhibit by kpff dated 9/3/21
- Parking Lot Landscaping by Osborn Consulting, Inc. dated 9/3/ 2021
Design (Exhibit D)
- Architectural Site Plans and Design Elements by RiceFergusMiller dated 11/1/19 (Revised 8/21)
- Site Lighting by Clarus Lighting & Controls (L200 to L210) dated 4/9/20
- Lighting Cut Sheets by Cooper Lighting Solutions dated 3/30/20
Boundary Line Adjustment (Exhibit E)
- Boundary Line Adjustment Application
- Boundary Line Adjustment Drawings by Team 4 Engineering
- Morrison Boundary Line Adjustment Drawings by Team 4 Engineering
- Morrison BLA Lot Closures by Team 4 Engineering
Notice of Application (Exhibit F)
Critical Areas (Exhibit H)
- Critical Areas Report by Ecological Land Services revised 2/24/21
- Peer Review of Wetland Delineation and Habitat Management Plan by Grette Associates dated 1/31/20
- Peer Review of Wetland Delineation and Habitat Management Plan by Grette Associates dated 7/1/20
- Peer Review of Critical Areas Report by Grette Associates dated 9/3/20
- Peer Review of Critical Areas Report by Grette Associates dated 1/20/21
- Peer Review of Critical Areas Report by Grette Associates dated 4/16/21
- Non-Wetland Determination by Ecological Land Services dated 7/16/20 (Revised 11/4/20)
- Habitat Management Plan by Ecological Land Services dated 3/7/17 (Revised 7/19/21)
- Stormwater Discharge to Wetland A by kpff dated 1/22/21
- Wetland Delineation Report by Ecological Land Services dated 7/19/16 (Revised 8/21/19)
- Stream Review for Maddox Parcel Historical Letter by BGE Environmental, LLC. dated 4/8/11
- Stream Review for Maddox Parcel Historical Letter Response by BGE Environmental, LLC. dated 5/13/11
- Regulatory Response to Rose Master Plan by BGE Environmental, LLC. dated 6/6/11
- WDFW Stream Typing for unnamed stream by WDFW dated 6/5/20
- Vetter Mapped Stream Timeline by Ecological Land Services dated 6/2/20
- Wetland Hydroperiod Analysis by Clear Creek Solutions, In. dated 2/25/21
- Critical Aquifer Recharge Area Report by Richard Martin Groundwater LLC dated 8/8/21
- Stormwater Guidelines Assessment-Revised by Ecological Land Services dated 9/24/20
- Geotechnical Engineering Report by EnviroSound Consulting Inc. dated 11/23/20
- Peer Review of Geotechnical Engineering Report by Aspect Consulting dated 1/12/21
- Peer Review of Geotechnical Engineering Report by Aspect Consulting dated 4/16/21
- Peer Review of Geotechnical Engineering Report by Aspect Consulting dated 10/11/21
- Peer Review of Geotechnical Engineering Report by Aspect Consulting dated 11/8/21
- Limited Geotechnical Engineering Report by EnviroSound Consulting Inc. dated 6/21/17
- Geotechnical Recommendations & Responses by Cobalt Geosciences dated 3/4/21
- Geotechnical Evaluation-SR 305 Stormwater Feasibility by Cobalt Geosciences dated 5/17/21
- Geotechnical Comment Letter by Cobalt Geosciences dated 6/16/21
- Geotechnical Comment Letter by Cobalt Geosciences updated 12/1/21
- Phase I Environmental Site Assessment by EnviroSound Consulting dated 11/30/10
- Phase I Environmental Site Assessment: Recycling Center Parcel by EnviroSound Consulting dated 6/23/17
SEPA (Exhibit G)
Cultural Resources (Exhibit I)
- Cultural Resources Report for the Rose Master Plan Project by Cultural Resource Consultants, Inc., dated 10/4/11
- Cultural Resources Inadvertent Discovery Protocol by Cultural Resource Consultants, Inc., dated 2/13/18
- Addendum to Cultural Resources Assessment by Cultural Resource Consultants dated 8/30/19
- Addendum to Cultural Resources Assessment by Cultural Resource Consultants, Inc., dated 7/16/21
Transportation (Exhibit J)
- Oslo Bay Apartments Traffic Impact Analysis (TIA) by Transportation Solutions Inc. dated 12/21
- Improvements to WSDOT R.O.W. Preliminary Plans by SCJ Alliance dated 8/31/21
- Transportation Concurrency Application
- Vetter ROW Vacation & PSE Easement
- Oslo Bay Apartments Frontage Improvements by Parametrix dated 4/3/22
- Proposed easement dedication for water stub
Public Services (Exhibit L)
Utilities (Exhibit K)
Public Comments (Exhibit M)
If you would like to see individual public comments, you can submit a Public Records Request here.