PD-17-00001 Marian Meadows Full Record with Index (2)

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Marian Meadows Rezone and Subdivision Final Environmental Impact Statement 2-5 provided from Sparks Road at the eastern margin of the flat western portion of the site across adjacent property.  Three roads are stubbed to the east to provide access to the remainder of the site. Two of these roads provide for access to the mini-storage site. Proposed infrastructure to serve the project includes:  Approximately 2.6 miles in the current preliminary plat application (and an estimated 3.8 miles in the eastern portion for 6.4 miles of road at full buildout).  Water service would be provided by the Easton Water District No. 3.  Sewage disposal is proposed through a wastewater treatment plant to be built by the applicant, and designed such that treated effluent would meet standards for recycled water. The lot size proposed in Alternative 1, however, would allow individual on-site sewage disposal systems under Washington State Board of Health standards. Multi-family development in Alternative 2 likely would not be accommodated by on-site systems. The Kittitas County Board of Commissioners will consider the subdivision as a quasi-judicial decision only if the rezone is approved. The preliminary plat will first be reviewed by the Planning Commission who will make a recommendation to the County Commissioners. The criteria for approval of a subdivision under Kittitas County Code 16.12.160 and 170 are:  Whether the proposal includes appropriate provisions for drainage, roads, alleys, and other public ways, water supplies, sanitary wastes, parks, playgrounds, fire protection facilities, school sites and grounds, and other public and private facilities and improvements;  Whether the proposal conforms to the general purposes of the comprehensive plan; and  If the public use and interest will apparently be served by the proposal (Ord. 2005-31, 2005). 2 What alternatives have been considered? Two general approaches to alternatives to the applicant’s proposal have been developed.  Alternatives 3A, 3B, 3C, and 3D illustrate development at the existing rural zoning without PUD approval. This would not allow averaging or clustering of lots. All lots would be 3 acres in size or greater. The alternatives vary slightly in elements included and lot size.  Alternatives 4 and 5 incorporate PUD provisions to vary lot size and cluster development to avoid environmental impacts. They differ primarily in whether the steeper western steeper portion of the site is developed. Alternative 3A: No Action with Uniform 3-Acre Lots This alternative illustrates development at the existing zoning without PUD approval. This option would include water district service but would employ individual on-site sewage disposal rather than a wastewater treatment plant. The proposal includes distribution of lots over the site at the minimum 3-acre lot size allowed by existing zoning. This would allow up to 147 total lots. Figure 2-3 provides a