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35.1 KCC 17.36.045(l)(a)(i): <br />PUD complies with all amendment criteria in KCC Chapter 17 .98 because of additional Findings <br />of Fact 26 to 34 above. <br />3 5 .2 KCC 17 .36.045(1 )( a )(ii): <br />PUD makes economic and efficient use ofland, streets, and public services because although the <br />total subject property size is approximately 445 acres, only 170 of those acres are to be rezoned <br />into a Planned Unit Development and platted into 89 lots. The domestic water will be supplied by <br />the Easton Water District, a Public Water System and sewage will be through individually onsite <br />septic, shared septic and large onsite septic as needed. Public services will have one defined area <br />with which to service and streets will be efficiently and centrally located, again towards the goal of <br />efficient and economic use of public services. <br />35.3 KCC 17.36.045(l)(a)(iii): <br />PUD preserves usable open space, important natural features, and other amenities because the vast <br />majority of the property, including the hillside which is part of the property to the north, is open <br />space preserving the natural features and wildlife habitat that open space affords . Of course <br />having 89 residential lots on 170 acres will be disruptive to wild life in that specific area. <br />However, the vast majority of this 445.42 acres will remain as undeveloped open space. This <br />open space is usable for hiking, sightseeing and other recreational activities. <br />35.4 KCC 17.36.045(l)(a)(iv): <br />PUD provides site design features that reasonably mitigate off-site impacts because the primary <br />impact concerns are that of impacts to wildlife and traffic impacts. It should be noted that this <br />Planned Unit Development will be subject to covenants, conditions and restrictions impacting <br />property owners use of their own property. The purpose of the covenants are to protect the value <br />and desirability of the properties which will also benefit the county by imposing certain <br />restrictions on the use of the property, those restrictions being greater than those within the county <br />code. Although the site is accessed off of East Sparks Road, the Development Agreement and <br />Conditions of Approval will effectively mitigate those potential adverse consequences to traffic. <br />Due to traffic improvements that are part of this project, level of service for various area road <br />intersections will actually improve. The final environmental impact statement also sets forth <br />mitigation measures, incorporated as Conditions of Approval, to the identified likely <br />environmental impacts. <br />35.5 KCC 17.36.045(1)(a)(v): <br />Public benefits of the PUD outweigh the effect of the modification of underlying zoning standards <br />because the 170 acres that are being utilized for the Planned Unit Development for residential and <br />conditional uses is the most usable area of the combined subject properties. It would not make <br />sense to rezone the property because the vast majority of the property is not reasonably buildable <br />for residential or commercial use. The effects of this Planned Unit Development could not be <br />achieved through a rezone of the subject property, and the public benefits set forth in the <br />Development Agreement and Conditions of Approval will require significant improvements to <br />22