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HomeMy WebLinkAboutRV-26-00020 Windy City Holdings Variance File - Revised �`CPSCNPliS To, C,O �4e �°�s,9 KZTTZTAS COUNTY DEPARTMENT OF PUBLIC WORKS KITTITAS COUNTY Josh Fredrickson, Director STAFF REPORT TO: Kittitas County Road Variance Committee FROM: Jackie Sharp, Engineer Tech 1 DATE: November 4th, 2026 SUBJECT: Windy City Holdings (Joel Greear), RV-26-00020 - Reconsideration I. BACKGROUND INFORMATION Proposal: A Road Variance from Windy City Holdings (Joel Greear), owner of parcels 15590, not addressed, and 963365 addressed as 6592 Umptanum Road located in Ellensburg, WA. The applicant is requesting a variance from the 2024 Kittitas County Road Standards: ■ Table 12.04.04-1 Private Road Minimum Standards—Grade requirements. ■ 12.04.07.060#4 Design Requirements -All driveway access locations shall be oriented at 90 degrees to the roadway for a distance of at least 30 feet from the edge of the traveled way. The applicant requests a variance from the Private Road Minimum Standards for maximum grade to allow grades of up to 15 percent with a paved surface constructed of compacted asphalt millings. The applicant states that the existing topography makes it difficult to achieve the required maximum grade of 10 percent along the existing roadway. The applicant proposes a 4 lot short plat on parcel 15590. The existing lower shared access road will serve a total of 7 lots, including the proposed 4 lot short plat, which will be accessed by a new upper access road. A previous road variance was considered at the September 16, 2026 Road Variance meeting. The applicant is requesting a reconsideration to the request based on additional information provided. Proposed Mitigation: The applicant proposes paving the roadway with compacted asphalt millings, installing engineered drainage improvements, and providing stopping sight distance consistent with WSDOT and AASHTO standards. Site Information: Parcel 15590 is identified as Lot 131 of Survey Book 25, Page 154 and is the location of the proposed 4 lot short plat, parcel 963365 is identified as Lot 2 of Book 45, Page 143-144. The existing private road currently serves four parcels. Development of Lot B3 occurred in 2001. The roadway traverses the side slopes of the Umptanum Ridge area and provides access to the parcels located along the ridge. 411 North Ruby Street, Suite 1 TEL (509)962-7523 Ellensburg, WA 98926 FAX (509)962-7663 Dept.of Public Works Page 2 Location: Parcel 15590 is not addressed and parcel 963365 is addressed as 6592 Umptanum Road located in Ellensburg, WA. It is located in Township 17N, Range 18E, Section 27. II. POLICY AND REGULATORY REQUIREMENTS IN RELATION TO REQUEST The proposal for a variance is to waive the 2024 Kittitas County Road Standards: ■ Table 12.04.04-1 Private Road Minimum Standards—Grade requirements. ■ 12.04.07.060#4 Design Requirements - All driveway access locations shall be oriented at 90 degrees to the roadway for a distance of at least 30 feet from the edge of the traveled way. III. SUGGESTED FINDING OF FACTS This matter having come before the Road Variance Committee upon the above referenced Road Variance Application submitted by Windy City Holdings (Joel Greear), owner of parcels 15590 and 963365, the Road Variance Committee makes the following Findings of Facts, Conclusions of Law and Decision related to the above referenced matter: 1. The Road Variance Committee finds that Windy City Holdings (Joel Greear), owner of parcels 15590 and 963365 submitted a road variance application on August 4t", 2026. The applicant has requested reconsideration of Road Variance RV-26-00020 for sections 6a and 6d in the Findings of Fact from the September 161" road variance meeting. 2. The subject property is located off Umptanum Road in Ellensburg, WA. 3. The Committee finds that the applicant is asking for a variance to the 2024 Kittitas County Road Standards: ■ Table 12.04.04-1 Private Road Minimum Standards—Grade requirements. ■ 12.04.07.060#4 Design Requirements - All driveway access locations shall be oriented at 90 degrees to the roadway for a distance of at least 30 feet from the edge of the traveled way. The request is to vary from the Private Road Minimum Standards for maximum grade, allowing grades of up to 15 percent with a paved surface constructed of compacted asphalt millings for both the lower shared access road and upper access road to serve the proposed 4 lot short plat on parcel 15590. 4. The Committee finds that the applicant proposes paving the roadway with compacted asphalt millings, installing engineered drainage improvements, and providing stopping sight distance consistent with WSDOT and AASHTO standards. 411 N Ruby St, Suite 1 TEL (509)962-7523 Ellensburg, WA 98926 FAX (509)962-7663 Dept.of Public Works Page 3 5. The Committee finds that an open record hearing was held on November 18th and that testimony was taken from those persons present who wished to be heard. 6. This Finding of Fact supersedes the September 16, 2026 Finding of Fact for RV-26-00020. 7. The Committee finds that the proposal is/is not in the public interest and that the requirements for safety function, fire protection, appearance and maintainability are fully met as required by Kittitas County Code (KCC) 12.01.130. 8. Committee finds that additional conditions is/are not necessary to protect the public's interest. 411 N Ruby St, Suite 1 TEL (509)962-7523 Ellensburg, WA 98926 FAX (509)962-7663 DEPARTMENT OF PUBLIC; WORKS AIfrlE a.afM'-Yr1 ROAD STANDARDS%'ARtANCE APFi.ICXTION .%ppliratiun for: Road Variance St.07,4.00 i'a*ment Method: M Ch"I, 13 Cash 0 Credit Card Owim Namc Windy City Holdings.LLC(,Joel Greesr) i'vrodt 0 1��'`X(e-00 0 2 0 Mailing Addrvss 1410 West Dollar wa X Road S uM WA *38926 Phoar Numb r"-899.7371 Rcvi 5 ed' "PGc«#tb F.ruail hddre.s for:l-rd centtalpavit gitc.corn <GGe iveA Applicant N.:nsc Windy City Holdings C `Joel Greear klaiCin ;ticCdrr•, 4C1t3Gy€ tt7�a+arV<�y Rai ?,`)i E 4^,t:;rrs. WA 96926 liA F S CAMP t..mail Addrece joofQg centrakravirag tc,com V urianc4«Requot Information Applicant to provide supporting documents and an area map. I. property flax Parcel numbers: TPN 15590/963365 Um tanum R:;adl 2. Narrative project deseription: Construction of a orwate rued extendiog from the sufl,ct j'r f:arty out to Uniptanurn Road The road is a p1vat)road with avnraiv lot srxo greater man 10 0 Icres a,+d therefore faits under Table 12.04.04.1,Private Road-Average Lot Size> 10.0 Ages (7*parcels) The road folk3wS ine only feasible access al-j"meant across extst g1.3 skW terrain variance needed because surveyed grads exceed it .See nafratrve. 3. Provision of road standards for%hich this sarianee i1 requested and the KaY.in which iou+fish to vtry from the standards: Kiwtas Coun'y Road Standards Table 12.04.04--1(Povate Road M;nimum Standards) Aw truce tot Size>10.0 Acres column,Maxonum Gmdo a i 0% t+pnhcsrt renurests a vartanCe to permit a", ate road carade of up to i 5%over the affected se+,,pmentfsi,with comps nsat nut enr.,06ered d4u Sinn per attached narra"". Reason for the variance request: l:rrtOng natural tupooraol;w Wort the only feasabls access abgrxnent to Uniotanum Road creates afades that exceed 10%.These are We exisiirg site conditlons not caused by the de5ve4oper•Strict cotrapliance with the 10%maximum would require dsnropo°lionate cuttfiil,retaining stoicturcts,environmental dKturbance,and cost, and v.ausf daprivrr the owner of coda-con`ormirvt leyaf mess to the P,CP€.ny 4. Proposed Mitigation for requested vairlance: Build to Private Road standards.Tanta 12,04,04-1 (>10 ac avq lot s ze) 20 tt raddhay, t ft shouldom 50 ft ea;semeot rn.ninu,m crushed surfacing,60 ft radius,21 ditches; rrrnlhtals surface'drainart<'WSDOTIAASHTO stnr~t distanco;turnaround:reproach perrnit, S. Are there aac other pending applicatioav or issues associated%ith this property? __,__yes X No If yc%.describe: Application is hereby made for permit(',)to authorise the activities described herein.) crrti(�'thart I am familiar%*Ith the ittforntution eontainM In this application..and that to the t► 4.t of rna hno**ledge and t► 10f such information.Is true,complete,and accurate.1 further certify that I possess the authority in undertake the OW KZ3TZ3rAf3 4C40 TNTY DEPARTMENT OF PUBLIC WORKS In77'lrAS t!%'M9 ROAD STANDARDS VARIANCE APPLICATION Application for:Road Variance's 1.417=.00 Payment Method: ®Checker ❑Cash❑Credit Card /��fj� (,Auer NameWindy City Holdings LLC(Joel Greear) Permit# U - y - -'OoD Mailing Address 1410 West Dollar Way Road Suite 301.Ellensburg,WA 98M E C E D Phone Number 50"99-7371 Email Addres lQmntra"vingtk.cont AUGc Wind City Holdi LLC(Joel A 0'4 Q2U Applicant FSattu Y Y '�• ( ) Mailing Address 1410 West Dollar Way Road,Suite 301,Ellensburg,WA 98928 U NTY b S Phone Number 50"W7371 'T OF PUBLIC WORKS Email Addresstntratpaving8c:trom Variance Request Information Applicant to provide supporting documents and an area map. 1,Property Tax Parcel numbers:TPN 15590(Umptanum Road) _ 2.Narrative project description: Umptanum Stt0 Plat construction of a private road from the development oarcets out to Umptanum Road,serving the proposed shun-plat lots(TPN 15590).The road follows the only feasible access alignment across existing sloped terrain.A road variance Is required because surveyed road grades exceed the 10%maximum.See attached variance narrative and Greear Road grade exhibit for full deta8. 3.Provision of road standards for which this variance is requested and the way in which you wish to vary from the standards: KitMas County Road Standards ToW 12 04 -1(Private Road Minimum Standards)-Maximum Grade-10% Applicant requests a variance to permit a private road grade of up 16%over the affected segment(s) with compensating engineered design as set out in the allached narrative. Reason for the variance.request: Existing natural topography along the only feasible access alignment to Umptanum Road creates grades that exceed 10%.These are pre-existing site conditions not caused by the developer.Strict compllanoe with the 10%maximum would requtre disproportionate cuU6R,retaining str w1ures,environmental disturbance,and cost, and would deprive the owner of code-conforming legal access to the property. 4.Proposed Mitigation for requested variance: Sur—lym enbre-_aa with compacted asphalt millingshe-wind;widen steep segments - (16 ft for 10-12% 20 ff for 12-15%)'engineered drainage;WSDOTIAASHTO sight distance.turnaround and approach permit 5.Are there any other pending applications or issues associated with ibis property? X Ves_No if yes,describe: Umptanum Road Short Plat(preliminary plat)in proms- Application is hereby made for permit(s)to authorize the activities described herein.i certify that i am familiar with the information contained in(leis application,and that to the best of my knowledge and belief such information is true,complete,and accurate.I further certify that I possess the authority to undertake the proposed activities.I hereby grant to the agencies to which this application is made,the right to enter the above-described location to inspect the proposed and or completed work, signature of Authorized Agent: > pate. 6/29/2026 Signature of land Okvner of Record: Date. 612912026 411 N.Ruby St.Suite 1 TEL (509)962-7523 Ellensburg,WA 98926 FAX (509)962-7663 KITTITAS COUNTY ROAD VARIANCE REQUEST Submitted Pursuant to KCC 12.01.130—Variances (Departures from the Standards) TO: Kittitas County Engineer/Road Variance Committee Kittitas County Department of Public Works 205 W 5th Avenue, Ellensburg,WA 98926-2887 DATE:June 25,2026 APPLICANT/PROPERTY OWNER:Windy City Holdings, LLC Attn:Joel Greear I joel@centralpavingllc.com 1 509-899-7371 Mailing Address: 1410 West Dollar Way Road, Suite 301, Ellensburg,WA 98926 PREPARED BY:Windy City Holdings, LLC (Applicant/Property Owner) SUBJECT PROPERTY: Umptanum Road parcels—Tax Parcel Nos. (TPN) 15590 and 963365 ACCESS TYPE:Private road serving 2+parcels,average lot size> 10.0 acres—governed by Table 12.04.04-1 (Private Road Minimum Standards), rightmost column COUNTY FILE: RV-26-00020 1. Purpose of Request The Applicant requests a variance from the Kittitas County Road Standards to authorize a private road grade exceeding the 10%maximum grade otherwise required by Table 12.04.04-1 (Private Road Minimum Standards)for the private road extending from the parcels served out to Umptanum Road. Field survey of existing topography by Cruse and Associates(Greear Road grade exhibit) confirms that numerous segments of the private road and associated driveway approaches exceed the 10%maximum grade permitted under the Private Road Minimum Standards. Surveyed grades along the three road legs reach 11%, 12%, 13%, 14%,and a maximum of 15%at the steepest stations (notably near the central curve/intersection). Per Table 12.04.04-1,the maximum grade for a private road (regardless of average lot size or parcel count) is 10%.The road as situated by existing terrain cannot be constructed at or below 10% without disproportionate cut/fill,environmental disturbance,and cost,and therefore a variance is required. Classification note: This access is a private road serving 2+parcels with average lot size> 10.0 acres and is therefore governed by the rightmost column of Table 12.04.04-1 (Private Road Minimum Standards). The base private-road standards—20 ft roadway, 1 ft shoulders, 50 ft easement, minimum crushed surfacing, turnaround, approach permit—are met. The only element for which variance relief is sought is the 10%Maximum Grade under KCC 12.01,130. 2. Standard Provision to Be Waived or Varied KCC 12.01.130 submittal item—Identification of the standard provision to be waived or varied Kittitas County Road Standards,Table 12.04.04-1 (Private Road Minimum Standards)—"Maximum Grade(%)= 10." The Applicant requests a variance to permit a private road maximum grade of up to 15%over the affected segment(s)—based on the corrected surveyed grade exhibit—in lieu of the 10%maximum. Final grade Kittitas County Road Variance Request—TPN 15590&963365(Umptanum Rd) Page 1 values per segment will be confirmed on the engineered road profile. 3. Alternative Design / Construction Standards to Be Adhered To KCC 12.01.130 submittal item—Identification of the alternative design or construction standards to be adhered to In exchange for the increased grade,the Applicant will design and construct the road to compensating standards that preserve safety,function, and maintainability: 1 Road classified and built as a Private Road (2+parcels,avg lot size> 10 ac).The road will be designed and constructed to the Private Road Minimum Standards of Table 12.04.04-1 for the> 10.0-acre average-lot-size column:20 ft roadway width, 1 ft shoulders each side,50 ft minimum easement,the minimum crushed surfacing required by Table 12.04.04-1, 60 ft minimum centerline radius, 2:1 inside ditch slopes,turnaround, and County-permitted approach at Umptanum Road. All base private-road standards are met;the only element for which relief is sought is Maximum Grade. 2 Surfacing upgrade—asphalt millings/re-grind in lieu of gravel. In lieu of the gravel surfacing that would otherwise be the base standard,the entire private road will be surfaced with compacted asphalt millings(recycled asphalt pavement/re-grind) over the required crushed surfacing base.This provides a firmer, more erosion-resistant driving surface than loose gravel on the steeper grades. 3 Drainage and erosion control.2:1 inside ditch slopes, adequate crushed surfacing depth and culverts/cross-drains sized per WSDOT/County standards to manage stormwater on the grade. 4 Sight distance. Stopping sight distance will meet WSDOT&AASHTO standards. 5 Turnaround and approach.A code-compliant turnaround and a County-permitted approach (Approach Permit)at Umptanum Road will be provided. 6 Engineer road certification. Prior to final approval,the private road will be certified by a civil engineer licensed in the State of Washington to meet Kittitas County Road Standards, per KCC 12.04.04.050, followed by the County's final acceptance inspection. Final construction plans, profiles,and grade calculations will be prepared and stamped by a licensed Washington professional engineer and submitted for County review. 4. Justification of the Variance Request KCC 12.01.130 submittal item—A thorough justification;addressing each of the five required findings Variances are granted only upon evidence demonstrating each of the following five findings under KCC 12.01.130.The Applicant addresses each in turn: A. Unusual circumstances or conditions apply to the property and/or intended use that do not apply generally to other property in the same vicinity or district. The Umptanum Road parcels(TPN 15590 and 963365)present existing natural topography with sloped terrain along the only feasible access alignment connecting the development to Umptanum Road,with surveyed grades ranging up to 15%.The grade is a product of pre-existing site conditions, not the proposed layout. Strict application of the 10%maximum would require extensive grading, retaining structures,and earthwork that is not generally required of flatter parcels in the vicinity. B.The variance is necessary for the preservation and enjoyment of a substantial property right enjoyed by owners of other properties in the same vicinity or district. Kittitas County Road Variance Request—TPN 15590&963365(Umptanum Rd) Page 2 Legal access to a public road is a fundamental property right.The only practical access alignment from the parcels served to Umptanum Road traverses the sloped terrain. Without the variance,the parcels cannot obtain code-conforming access and the owner is deprived of the reasonable use and development of the property that comparable, less-constrained parcels in the area enjoy. C.Authorization of the variance will not be materially detrimental to the public welfare or injurious to property in the vicinity or district. The compensating design standards in Section 3—the private-road width and shoulder standards, surfacing, drainage, WSDOT/AASHTO sight distance, and turnaround—ensure that the road will meet the objectives of safety,function,fire protection, appearance, and maintainability. The private road serves only the development's own parcels and does not alter the public road network. No adverse impact to neighboring properties or the traveling public is anticipated. D.Special conditions and circumstances do not result from the actions of the developer. The grade arises from the natural topography of the land and the fixed location of Umptanum Road, both of which pre-date and are independent of the Applicant's proposed development.The Applicant has selected the alignment that minimizes grade and disturbance to the extent feasible. E.The granting of the variance will not adversely affect realization of the Kittitas County Comprehensive Plan, Long-Range Transportation Plan,or Title 12. The variance is limited to a private access road internal to the development and does not affect any County-maintained road,the functional road classification system, or planned transportation corridors. The compensating engineered design furthers—rather than undermines—the safety and maintainability objectives of Title 12. The Applicant further affirms that the proposed alternative design will produce a compensating and comparable result that is in the public interest. 5. Submittal Checklist Per KCC 12,01,130,a complete variance request consists of: 1. Variance fee—$1,075.00 per the Kittitas County Public Works fee schedule. 2.Variance application—this document plus the County's road variance application form. 3. Identification of the standard provision to be waived or varied—Section 2 (Table 12.04.04-1, 10% maximum grade). 4. Identification of the alternative design/construction standards to be adhered to—Section 3. 5.Thorough justification of the variance request—Section 4(five required findings). Supporting exhibits—Greear Road grade exhibit(Cruse&Associates)attached;site/vicinity map, and engineered road profile with grade calculations to follow. Authority:Kittitas County Road Standards, Title 12—Table 12.04.04-1(Private Road Minimum Standards)and KCC 12.01.130, Variances(Ord.2022-005,2018-001;2015-010).www.co.kittitas.wa.us/boc%ountycode/tittel2.aspx Kittitas County Road Variance Request—TPN 15590&963365(Umptanum Rd) Page 3 �aa ow aal wn � 6m« a ww. n n aft - 0 xwu aPl ar.. paa w nN P1; aM ww+. r.a P:s aU au « « pU o. 6u 415 Ob PI 4,14 GN a,m aa1 all '0 am a aK as a.Mr p.lY oil ®014 an7 a att Co. as Mm 11 s G1 ena m.« n o1 aasll aIs ea _ nr+ 0.t1 aaz 04 am 1. set ��1s PN all all aU ari pi pUl v rxw wn. woc« r.s tU all r 410 - 0'" i, nary ¢W k Y +wa i i i am�� N 2 � } N �- 2-W+h < W ��Q WmC 2 W dh�^m. �ti-�QO Qha10i12 ti� 1'W � H OW yh 'Q0yW<.m WZ�=�={){n��ti((�� W W'S?SOZZ3bj Oh U ).Cwawp ODU U<2 Wp3ZNZ0 �Op KS W20yOj y)�� 2G�4<O QaF: �FQN SOO' O 3TW� Hya ? aU�WOSpSW 1y-� SNY W2VSaJWSC `I tY�02 W WN pJ 2F ryQN W~O C �SW2� ��uVO Q t'i)�W O�hUFN 1`NO00?Ob^a Ual>- p01Ni)Z ZCtl W r q�ZZ 2ZpZ"^ titi3� >F� O O 2hZWWW W h20 h�U2 N4W)OW W2 v)W4a- ( N �- <mSmF '�iON O �j�3 gghh NNW<Z�NOC UK hC j�ROS NOVaI p0�0011 '� ,WN O v) ~ Oo W02 WWN Nn 4W��� W<Sm xN_.xWQU tW�� ti>Z<Wm^ F OtO Nt��WSWj2 WUm 2II�� WZP V1 ice ' 6t tr �� NO W4f OK< Oh ��<W I�WQ O D:W OU2�CN� WCpO<2W�<�O �O< >����; W�4W �� �F zO}~ m30 T WUOU4<jOTW WC32Wp�tpii htC�m1� W322 � 1Y16 W � .7 Qh11 I► 'IN (O�WyW�W a2W? 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D G E £: A �5.90 11m�O�w►�,vt(�� 't et l � NW NE c �I K ttito Count GI 2640 Date. 100212026 I inch equals 752 feet fiI T T1TAS VPLr_E` 0 0.05 0.1 0.19 mi r:tirta:County—ak?s every afforr ro,p, :'uce.and,nul;'i-n rna—css cr—crit a^?accurate ^irr—Ilion posa!ble -•aa aarranties.expressed cv implied are p.mvideo for me dara..rc use or its interrreration. Mitt:ras County does riot guaramee me accuracy of c4e marerfai N f cootaiaed herein and not reapor ibie fof any use.mtuce cr 821 rep.resen,ations o oine.s re ardn +,.is-ntomaavan o,!rs derivatwes. A Sf_,: A `1 https://gis.co.kittitas.wa.us/kcgis/rest/directories/arcg isjobs/compas/exportwebmap_gpserver/j67c2a5cc4a954f32b92570255fOeacca/scratch/d6b951 c6... 1/1 Legend 111 1 Parcels -a1.0 : 963365 Access Fr '• �i f _ 6590 Umptanum Rd ,l Goo9 le Earth ,;T;-� N � y 2000 ft � Image©2026 Airbus