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public infrastructure. There will also be tax benefits to Kittitas County as a result of the <br />development of this property. Finally, the overall density is consistent with the underlying zoning. <br />Kittitas County Code 17.36.045 (I )(b) <br />36. Additional criteria applicable to PUDs on Rural Lands : <br />36.1 KCC 17.36.045(l)(b )(i): <br />PUD is developed in a manner that maintains rural character. This criteria is met. The vast <br />majority of the subject property will remain in open space, preserving its rural appearance and <br />character. While there will be concentrated residential development within 170 of the 445 acres of <br />the subject property, this does not destroy the rural character of the area. Certainly, there will be <br />more vehicle traffic as a result of this residential use. Certainly, there will be vehicle traffic due to <br />the recreation use within the conditional use/campground area. However, the campground and <br />recreational vehicle storage areas are for the use of property owners only, and not to be sold, <br />rented, leased or otherwise used by the nonresident public. While there was testimony that this <br />restriction of use was proof that there was no public benefit,just the opposite is true. The public <br />benefit is that the traffic to the recreational properties, campground and the recreational vehicle <br />storage areas will be only traffic generated from the residents and storage unit owners of the PUD. <br />36.2 KCC 17.36.045(l)(b)(ii): <br />Non-residential uses within PUD are designed at a scale appropriate for rural area and intended to <br />serve only the residents and storage unit owners of the PUD. This criteria is met because the <br />campground and recreational storage area are to be used exclusively by the R.V. storage unit <br />owners. There is proposed a recreational vehicle service center, but it is likewise a small scale and <br />intended to service the recreational vehicles for the units stored on site. The recreational vehicle <br />park will be surrounded by walls in order to deflect noise and lights emanating from the park. <br />There will be a central mail box center. The campground and RV park will comprise of7.7 acres. <br />The RV storage area will be 27 .06 acres. The campground, the RV park and storage area will be <br />subject to additional regulations as required within the Development Agreement. There will be 15 <br />recreational vehicles pads that are useable only by storage unit owners and their guests. The <br />recreational vehicle parking and campground are small and maintain the rural character of the area. <br />36.3 KCC 17.36.045(1)(b)(iii): <br />PUD provides appropriate transitions to surrounding properties and land uses. When reviewing <br />the site plan, there will be a 50 foot natural buffer on the south side of the property and a 35 foot <br />natural buffer and 15 foot building setback on the east side of the property. The RV storage will <br />be on the far east of the subject property, adjacent to the access off of Sparks Road. The <br />campground will be in the north east comer of the developed portion of the subject property. <br />There are community tracts within the subject property, thereby creating more open space within <br />the actual developed portion of the property. Because the developed area of the property is so <br />small in relation to the overall size of the subject property, appropriate transitions to the <br />surrounding properties and adjacent land uses have been provided. <br />23