LP19-00003 Wallace Final Decision 3-19-2021

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hazard area and/or landslide hazard area buffer to accommodate the use and/or development. Land divisions for non -water -dependent and non -water -related developments that create more than four (4) new lots shall adhere to the standard shoreline buffer requirements shown in Table 5.5-1 without buffer averaging or reduction. Buffers that have been averaged or reduced by any prior actions administered by Kittitas County shall not be further averaged or reduced; 24.1.2 Hearing Examiner Finding: The shoreline element of the Wallace Ranch Conservation Plat resides within the Rural Conservancy Shoreline Designation. Table 5.5-1 expresses a 100-foot shoreline buffer zone within this designation. The critical areas report submitted by the applicant indicates some wetland adjacent to areas within this shoreline zone. The report designates these wetland areas as "wetland D." The SEPA MDNS issued for the project on November 17, 2020 included conditions to protect these wetlands by requiring a 150-foot buffer zone from the wetland boundaries in which development would not be permitted and required signage to be posted along the wetland buffer boundary to ensure no future encroachment. 24.2 Current Kittitas County flood mapping indicates no floodway, channel migration zones, or landslide hazard areas associated with the proposed development area. The proposed parcel sizes within the Shoreline zone are all larger than 2 acres. No buffer averaging or buffer reductions will be necessary to accommodate single family residential development on these parcels despite the 150-foot wetland buffer zone or the 100 foot shoreline buffer zone. 24.3 A new lot or parcel may be created in a seismic hazard area as long as there is a note on the face of the plat or other recorded document which indicates the presence of a potential hazard. 24.3.1 The Hearing Examiner finds the Wallace Ranch Conservation Plat development areas are categorized as D-1 seismic zone. A plat note requirement has been added to the conditions in this staff report to ensure consistency with this section. 24.4 Open space or conservation area lots may be established without a site that is suitable for use and/or development provided there is a note on the face of the plat or other recorded document which indicates the purpose of the lot; 24.4.1 Hearing Examiner Finding: This decision includes a condition designating the open space areas associated with the proposal as open space in perpetuity ensuring these lands are not developed in the future. 25. Consistency KCC 17B.06.140(B) Residential Development, Regulations: The Wallace Ranch Conservation Plat will result in one residential development area within Shoreline Jurisdiction. While the regulations below deal primarily with future development, they are important to consider at this stage as well to ensure the project can remain consistent with the SMP during the development stage of the project. 25.1 New residential development, including lot creation, will not be approved in cases when it can be reasonably foreseeable that the use or development would require structural flood hazard reduction measures within the floodway during the life of the use or development. 25.1.2 Hearing Examiner Finding: There are no development areas proposed within floodway zones. LP-19-00003 Wallace Ranch Conservation Plat Page 9 of 19