LP19-00003 Wallace Final Decision 3-19-2021

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determination for the project and that detailed studies be performed prior to a SEPA determination. 19.2 Applicant response: "See JMMK letter. Applicant has reached out to discuss with Shady Grove Properties in more detail." 19.3 J.B. Mulcahy (submitted after the conclusion of the comment period): Mr. Mulcahy requested to be a party of record and then stated several concerns and need for additional studies regarding the project proposal. Mr. Mulcahy asserted inconsistencies with the Kittitas County Comprehensive Plan including zoning, land use and rural character. Mr. Mulcahy also asserted inconsistencies with the Kittitas County Shoreline Master Program and concerns for negative shoreline impacts. Mr. Mulcahy requested that the project be required to undergo an Environmental Impact Statement. Mr. Mulcahy noted concerns related to air pollution, surface water and groundwater impacts, traffic, light and glare, energy, and utilities (See Exhibit # 33). 19.4 Applicant response: "See JMMK and Pors Letters. Applicant has reached out to JB Mulcahy to discuss in more detail." 20. The Hearing Examiner has reviewed all of the comments submitted and conditioned his decision to address many of the concerns noted. Three additional comment letters were submitted many months outside of the formal comment period but have been added to the record. 21. In review of this proposal it is important to consider the goals and policies of the comprehensive plan, applicable county code, public and agency comments, any identified environmental concerns and state and federal requirements. Identified below are the Hearing Examiner's findings regarding consistency with the Kittitas County Code. 22. KCC 16.09.040(6), Development Regulations Consistency: Conservation plats are subject to the following provisions: 22.1 The conservation development does not exceed the density permitted by the zone in which the development is located 22.1.1 The project, as proposed, includes 1,163.7 acres within the Forest and Range zone. The Forest and Range zone requires a twenty (20) acre minimum lot size. The density permitted in the zone allows 58 lots, which is consistent with the number of lots being proposed for the Wallace Ranch Conservation Plat. The Hearing Examiner finds the proposal to be consistent with the density requirements of the zone. 22.2 No conservation plat is adjacent to another cluster or conservation plat so that the total conservation development exceeds six (6) units unless the proposed developments are separated by an existing County road. 22.2.1 The project, as proposed, is not adjacent to any other cluster or conservation plat. The Hearing Examiner finds the proposal to be consistent with this regulation. 22.3 In a residential development in a conservation plat, lots must be located adjacent to one another upon no more than fifty percent (50%) of the total property being divided. 22.3.1 The proposal includes 3 adjacent development areas and more than 800 acres of open space. Fifty percent of the total acreage (1,163.7) would result in 581.85 acres. The proposal will include no more than 349 acres utilized for LP-19-00003 Wallace Ranch Conservation Plat Page 7 of 19