2026-9-14 CDS_SS_BRIEFINGS - Laserfiche WebLink

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• (g) `All parcels designated as Rural Land shall be eligible to be a receiving site." Commerce specifically flags subsections (e), (f), and (g) in the May 22, 2026 letter as creating "broad ability to transfer development rights from one rural area to another." Receiving Site Development Limitations—KCC 17.13.055 KCC 17.13.055(2)—(4): "(2) The density within the established boundary may be increased over the underlying zone by the number of TDR Density Credits. This means that the parcel sizes within the boundary may be decreased. "(3)No parcel with the project boundary shall be reduced in size below one-half acre except in a Planned Unit Development as provided for in KCC Chapter 17.36 or within a City, UGA or LAMIRD. "(4) TDR Density Credits may be used to increase density in the following county actions;Boundary Line Adjustments, Long Plats, Planned Unit Developments, Short Plats and Cluster Plats." Exchange Rates—KCC 17.13.080(5) Receiving Sites Exchange Rate Urban Growth Areas 1 TDR Credit=3 Additional Units Planned Unit Developments 1 TDR Credit=2 Additional Units Rural Development 1 TDR Credit= 1 Additional Unit In their May 22, 2026, letter the Department of Commerce described ambiguity associated with how the table is applied. The concern centered on a lack of transparency regarding the application of additional density credits, specifically whether the additional units described in the table are in addition to or including the underlying density allowance. The intention of the table is to reflect the additional credits allowed beyond the base density. The table will need to be amended to clarify this intention. GMA Consistency Analysis TDR's are authorized as an innovative technique under RCW 36.70A.090. The rural element(RCW 36.70A.070(5)(b))permits density transfer only to the extent resulting densities and uses"are not characterized by urban growth and that are consistent with rural character."This section examines the Kittitas County TDR program in relationship to general GMA standards and guidance. Conflict with Urban Growth and Sprawl Goals—RCW 36.70A.020(1)—(2) Goal 1 requires encouragement of development in urban areas where adequate public facilities exist or can be efficiently provided. Goal 2 requires reduction of the inappropriate conversion of undeveloped land into sprawling, low-density development. KCC 17.13.030(1)(g) and the rural development exchange rate in KCC 17.13.080(5) allow additional residential units on rural lands, working against both goals. Conflict with Rural Character—RCW 36.70A.030(38) and .070(5)(c) Rural character requires that open space and natural landscape predominate,that urban governmental services generally not be required, and that inappropriate conversion to sprawling low-density