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development. The Hearing Examiner finds the proposal consistent with this <br />regulation. <br />22.4 Seventy percent (70%) of the land outside of the conservation cluster remains in open <br />space for resource use in perpetuity. Open space in conservation plats may either be <br />held in common ownership, owned by a conservation entity, or remain in the <br />ownership of the farmstead or resource parcel. <br />22.4.1 The application materials describe more than 800 acres of open space with <br />this proposal. This decision has been conditioned to ensure a minimum of <br />70% of the land outside of the conservation clusters remains in open space. <br />The Hearing Examiner finds the proposal, as conditioned, consistent with <br />this regulation. <br />22.5 The Hearing Examiner has reviewed the application for consistency with KCC <br />16.09.040(6) as described above. The Hearing Examiner finds the application, as <br />conditioned, consistent with this Title. <br />23. Consistency with KCC 17B and The Kittitas County Shoreline Master Program: Projects in <br />Kittitas County proposed within Shoreline jurisdiction require consistency with the Shoreline <br />Master Program and Title 17B. The Wallace Ranch Conservation Plat proposal includes one <br />development area within the Rural Conservancy Shoreline Jurisdiction requiring a Shoreline <br />Substantial Development application to be processed concurrently with the Conservation Plat <br />application. The Hearing Examiner findings regarding the criteria for a Shoreline Substantial <br />Development permit are set forth below: <br />23.1 KCC 1713.07.060 Review Criteria: 2. Substantial development permits. A substantial <br />development permit shall be granted only when the applicant demonstrates all of the <br />following: <br />23.1.1 That the proposal is consistent with the policies and procedures in RCW <br />Chapter 90.58 and WAC Chapter 173-27; <br />23.1.2 Hearing Examiner Finding: The proposal is consistent with both RCW 90.58 <br />and WAC 173-27. The project as conditioned meets the requirements of the <br />local shoreline program (as described in item b, below) which was developed <br />in accordance with state shoreline regulations and procedures established in <br />RCW 90.58 and WAC 173-27. <br />23.1.3 That the proposal is consistent with the policies and procedures of the Master <br />Program; and <br />23.1.4 Hearing Examiner Finding: The Shoreline element of the Wallace Ranch <br />Conservation Plat proposal requires consistency review of several code <br />section within the Kittitas County Shoreline Master Program. The project has <br />been reviewed for consistency with general development regulations noted <br />throughout the SMP. Certain SMP sections deal specifically with residential <br />development and land divisions within shoreline zones. These sections and <br />consistency reviews are described below. <br />24. Consistency with KCC 17B.05.020B(4) Land Divisions: When new lots are created within <br />shoreline jurisdiction, they shall meet all of the following conditions: <br />24.1 All lots shall contain sufficient area outside of the shoreline buffer (see Table 5.5-1), <br />wetland and/or wetland buffer, aquatic habitat conservation area and/or aquatic <br />habitat conservation area buffer, floodway, channel migration zone or landslide <br />LP-19-00003 <br />Wallace Ranch Conservation Plat <br />Page 8 of 19 <br />