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

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35.4 KCC 17.36.045(1)(a)(iv): PUD provides site design features that reasonably mitigate off-site impacts because the primary impact concerns are that of impacts to wildlife and traffic impacts. I should note that this Planned Unit Development will be subject to covenants, conditions and restrictions impacting property owners use of their own property. The purpose of the covenants are to protect the value and desirability of the properties which will also benefit the county by imposing certain restrictions on the use of the property, those restrictions being greater than those within the county code. Although the site is accessed off of East Sparks Road, the Development Agreement and Conditions of Approval will effectively mitigate those potential adverse consequences to traffic. Due to traffic improvements that are part of this project, level of service for various area road intersections will actually improve. The final environmental impact statement also sets forth mitigation measures, incorporated as Conditions of Approval, to the identified likely environmental impacts. 35.5 KCC 17.36.045(1)(a)(v): Public benefits of the PUD outweigh the effect of the modification of underlying zoning standards because the 170 acres that are being utilized for the Planned Unit Development for residential and conditional uses is the most usable area of the combined subject properties. It would not make sense to rezone the property because the vast majority of the property is not reasonably buildable for residential or commercial use. The effects of this Planned Unit Development could not be achieved through a rezone of the subject property, and the public benefits set forth in the Development Agreement and Conditions of Approval will require significant improvements to public infrastructure. There will also be tax benefits to Kittitas County as a result of the development of this property, Finally, the overall density is consistent with the underlying zoning. Kittitas County Code 17.36.045 (1)(b) 36. Additional criteria applicable to PVDs on Rural Lands: 36.1 KCC 17.36.045(1)(b)(i): PUD is developed in a manner that maintains rural character. This criteria is met. The vast majority of the subject property will remain in open space, preserving its rural appearance and character. While there will be concentrated residential development within 170 of the 415 acres of the subject property, this does not destroy the rural character of the area. Certainly, there will be more vehicle traffic as a result of this residential use. Certainly, there will be vehicle traffic due to the recreation use within the conditional use/campground area. However, the campground and recreational vehicle storage areas are for the use of property owners only, and not to be sold, rented, leased or otherwise used by the nonresident public. While there was testimony that this restriction of use was proof that there was no public benefit, just the opposite is true. The public benefit is that the traffic to the recreational properties, campground and the recreational vehicle storage areas will be only traffic generated from the residents and storage unit owners of the PUD. 36.2 KCC 17.36.045(1)(b)(ii): Non-residential uses within PUD are designed at a scale appropriate for rural area and intended to serve only the residents and storage unit owners of the PUD, This criteria is PD -17-00001, CU -17-00001, LP -17-00001 Marian Meadows Project Additional Recommended Findings of Fact Page 6 of 7