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Easton Subarea Plan—Public Comment <br /> 3. SITE ELIGIBILITY: THE PRE-EXISTING BUSINESS REQUIREMENT <br /> Not every parcel within a Type 3 LAMIRD boundary is automatically eligible for new commercial <br /> development. RCW 36.70A.070(5)(d) requires that the site be one "previously occupied by an <br /> existing business." This means: <br /> Recommended subarea plan language: "No new commercial development shall be approved <br /> on Type 3 LAMIRD land unless the applicant demonstrates, through documented evidence <br /> including historical aerial photography and county records, that the specific parcel was <br /> previously occupied by a commercial business. Vacant or undeveloped land within a LAMIRD <br /> boundary does not satisfy this requirement." <br /> 4. RURAL CHARACTER CONFORMANCE: WHAT THE STANDARD <br /> REQUIRES <br /> Even when a proposal meets the size limits and site eligibility test, it must also conform to rural <br /> character. RCW 36.70A.030(35) defines rural character through seven criteria. Kittitas County <br /> has adopted its own local definition: rural character is "the predominant visual landscape of <br /> open spaces, mountains, forests, and farms and the activities which preserve such features." <br /> Any new development on Type 3 LAMIRD land must satisfy all of the following: <br /> • Open space and natural landscape predominate over the built environment (RCW <br /> 36.70A.030(35)(a)) <br /> • Traditional rural lifestyles and rural-based economies are fostered, not displaced <br /> (RCW 36.70A.030(35)(b)) <br /> • Visual landscapes traditionally found in rural areas are maintained (RCW <br /> 36.70A.030(35)(c)) <br /> • Compatibility with wildlife and fish habitat (RCW 36.70A.030(35)(d)) <br /> • No inappropriate conversion of undeveloped land into sprawling, low-density <br /> development (RCW 36.70A.030(35)(e)) <br /> • No requirement for extension of urban governmental services (RCW <br /> 36.70A.030(35)(f)) <br /> • Protection of natural surface water flows and groundwater recharge/discharge <br /> areas (RCW 36.70A.030(35)(g)) <br /> Additionally, Comprehensive Plan Policies T-P44 and RR-P2 discourage uses incompatible with <br /> resource lands and airports. The Easton area includes working forest land managed by the <br /> Washington State Department of Natural Resources and the Easton State Airport. WSDOT's <br /> Aviation Division has previously expressed concern about increased development densities <br /> around this airport. The subarea plan should explicitly require compatibility review for any <br /> proposal adjacent to resource lands or airport operations. <br /> The GMA and Comprehensive Plan also prohibit strip commercial development along highway <br /> corridors. The subarea plan should include language preventing the clustering of commercial <br /> uses that would create a pattern of highway-oriented commercial sprawl. <br /> Page 2 <br />