PD-17-00001 Marian Meadows Revised Ordinance with Map 4-10-18 Track Changes

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23 Kittitas County Code 17.36.045 (1)(b) 36. Additional criteria applicable to PUDs 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 445 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 met because the campground and recreational storage area are to be used exclusively by the R.V. storage unit owners. There is proposed a recreational vehicle service center, but it is likewise a small scale and intended to service the recreational vehicles for the units stored on site. The recreational vehicle park will be surrounded by walls in order to deflect noise and lights emanating from the park. There will be a central mail box center. The campground and RV park will comprise of 7.7 acres. The RV storage area will be 27.06 acres. The campground, the RV park and storage area will be subject to additional regulations as required within the Development Agreement. There will be 15 recreational vehicles pads they that are useable only by storage unit owners and their guests. The recreational vehicle parking and campground are small and maintain the rural character of the area. 36.3 KCC 17.36.045(1)(b)(iii): PUD provides appropriate transitions to surrounding properties and land uses. When reviewing the site plan, there will be a 50 foot natural buffer on the south side of the property and a 35 foot natural buffer and 15 foot building setback on the east side of the property. The RV storage will be on the far east of the subject property, adjacent to the access off of Sparks Road. The campground will be in the north east corner of the developed portion of the subject property. There are community tracts within the subject property, thereby creating more open space within the actual developed portion of the property. Because the developed area of the property is so small in relation to the overall size of the subject property, appropriate transitions to the surrounding properties and adjacent land uses have been provided. 36.4 KCC 17.36.045(1)(b)(iv): All new structures shall comply with the applicable standards contained in: (1) "Fire Safety