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Home My WebLink AboutCU-15-00003 Wheatley Master FileIndex 43 Index 42 1 Lindsey Ozbolt From:Lindsey Ozbolt Sent:Monday, February 08, 2016 11:10 AM To:'Ninon Wheatley' Subject:RE: WCUP Good morning Ninon, The process for this application as was described during the pre-application meeting is as follows: -Now that the Hearing Examiner hearing has been completed, staff is waiting for the Hearing Examiner's recommendation. -Once that is received, the next available Board of County Commissioner (BOCC) Agenda Hearing date will be scheduled to conduct the closed record hearing for this project. -At this hearing, only staff and the commissioners will be discussing the project and the hearing examiner recommendation. No new information or public testimony will be taken at this hearing. -Following the closing of the BOCC closed record hearing, staff will prepare the enabling documents to reflect the BOCC decision. -The decision documents will be placed on the next available BOCC Agenda Hearing date under "Constent Agenda" for board signature, which gives the final decision and starts the appeal process. -Staff will send out a Notice of Decision memo indicating the Board's decision and the deadline for the LUPA appeal, which is 21 days from the date of board signature on the enabling documents. -If the BOCC approves your proposal, once they sign the enabling documents you may beginning working on meeting the conditions of your approval. Please note that this is at your own risk until after the appeal period has ended. -You will be required to provide proof of meeting all approval conditions to CDS staff and receive a "Final CUP" letter, prior to operation of any portion of your conditional use permit. ***Please be aware that if approval is granted for your proposed CUP activities, the CUP approval and subsequent Final CUP Letter are tied to the property and not only the applicant. So whomever owns the land has the right to operate under the approved conditions of the CUP. If you decide you would like to withdraw your application for this proposed CUP (CU-15-00003) you may do so by submitting a letter to CDS stating your desire to withdraw the application and reference the project name and file number which is "Wheatley CUP CU-15-00003". What this does is stop any further review process on the project. No refunds will be made and the project is deemed void. If in the future you or anyone else wishes to move forward with this proposed project, a new complete application will need to be submitted. This includes all new fees and must meet all code requirements at the time of submittal of the new application. I hope this has provided you with sufficient clarification. Please let me know if you have any further questions. Regards, Lindsey Ozbolt Planner II Community Development Services 411 North Ruby St., Suite 2 Ellensburg, WA 98926 509.962.7637 -----Original Message----- From: Ninon Wheatley [mailto:newheat@fairpoint.net] Index 41 2 Sent: Thursday, February 04, 2016 7:32 PM To: Lindsey Ozbolt Subject: WCUP Hello Lindsey, What will it mean to me and to you if I more forward with the CUP or if I withdraw? Can you explain the procedure? Ninon Wheatley nwheat@fairpoint.net Rill Foods & Rill Adventures Inc PO Box 102 Thorp WA 98946 509-964-2520 Ninon Wheatley Po Box 102 Thorp Wa 98946 Index 41 Index 40 Index 40 Index 40 Index 40 Index 40 Index 40 Index 40 Index 40 Index 40 Index 40 Index 40 Index 40 Index 40 Index 40 ····;,. I uJ~~ GAP {_W-tS -5.) _ S\&f~. ~~~~ ~N~Ol.o'\ \..-?'J''C,~~DV\ .JL -SV'Y.>M. 'W . . ::)q,j.-1-~~\-~ 4} 3::, ~.\ ~ ~~ ~ t-\5' &~ -Ct~ ~vL<r"'4-s~ -~ c01\t1i-b~V1 nf CD~~J~ _41Jc;:Yt-:f5 ~\~-1Mvtt~11 ar}£vrsxd ~~ VcrtJ,n9- -'X-pTiC-_ 3~ J {;J;c SL(~S _·-wcctv ~~ V)cw ~w:;c£ 1u 6w~p E _ _ tA ~CO\. l.Jxkv ~ LJ3)JJcf} tAJud h _l:x_ iAj)dcci& -in 6vOVtp if AJnlC~ __ - j-16 ~ ~"> VL~""t S\DW!IlU2akv ---- -l' ---- -----·---- Index 39 ------------ ~ ~--~-~-A?Hca.vl+-_ -W{J.IL\-b _ c\o 1/'-r_.-C<;,·~,):?~''Sh a_ _CcvvJ,YJ.1UYlt"..,. _ • j~~~.I(R 'tn~ -{tL.c scltko1::-:g ft~ -~o ~l~S <ylaVJ~. Lih.L\d l.~ 0c>ILYL ~lAY'~~ ?IGV1 \c, ~ fouU.tbc . 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(CU~ 15-QOOo3) NAME This public hearing is an opportunity for citizens to express their views to the Hearing Examiner for consideration in his decision-making process. If you wish to speak , please PRINT your name and address clearly below. When you approach the podium: • Step to the microphone and give your name and address. • State if you are representing yourself or someone else. • If other speake rs have made the same point, simply indicate your support or disagreement unless you have new information. *PLEASE PRINT CLEARLY* ADDRESS ********************************************************************** Index 38 1 Lindsey Ozbolt From:Lindsey Ozbolt Sent:Friday, January 29, 2016 1:04 PM To:nwheat@fairpoint.net Subject:Hearing on 2/4/16 Attachments:CU-15-00003 Wheatley HE Staff Report.pdf Good afternoon Ninon. Attached to this email is the staff report for your application CU-15-00003 that will be heard at the public hearing next Thursday at 6pm in the commissioners auditorium. I will be in the room by 5:30 that evening. Please call me if you have any questions about the procedures for the hearing. Additionally, here is a link to some late comments we received from Department of Health and Kittitas County Environmental Health: http://www.co.kittitas.wa.us/uploads/cds/land- use/Conditional%20Use%20Permits/CU-15-00003%20Wheatley/CU-15- 00003%20Wheatley%20DOH%20%26%20KC%20EH_LATE_comment_1.14.16.pdf All file documents for your proposal can be found here: http://www.co.kittitas.wa.us/cds/land-use/project- details.aspx?title=Conditional Use Permits&project=CU-15-00003+Wheatley See you Thursday night (2/4) at 6 pm. Regards, Lindsey Ozbolt Planner II Community Development Services 411 North Ruby St., Suite 2 Ellensburg, WA 98926 509.962.7637 Index 37 1 Good Evening Mr. Hearing Examiner For the record ……………………….. You have before you tonight for consideration the Wheatley Conditional Use Permit Index 36 Subject property is located approximately 1250 feet north of the Thorp I-90 interchange and is accessed off of Thorp Hwy. 2 Index 36 Ninon Wheatley is the applicant and Toni Stroscher is the landowner for this proposal. 3 Index 36 Land use: Rural 4 Index 36 Zoning: Agriculture 20 5 Index 36 Project narrative can be found in file index #3 and uses described in various sections of the staff report. There are numerous proposed conditions of approval to support these uses such as: 1.) Enhanced agricultural sales activities can only occur on days when farm visit activities are also available to the public. 2.) Any and all enhanced agricultural sales activities must end by 10 pm daily. 3.) No more than eight (8) small-scale events, limited to community gatherings and educational seminars are allowed per calendar year. 4.) All small-scale events must end by 10 pm. 5.) The maximum number of attendees allowed at small-scale events shall not exceed the maximum allowed occupancy of the structure used for enhanced agricultural sales. Occupancy of this structure will be determined during the building permit process. 6 Index 36 7 Index 36 8 Index 36 PW transportation concurrency application found in Index #3 PW comment memo and transportation concurrency determination found in Index #18 & 19 This is listed as proposed condition of approval #5. You can find this in the staff report on page 10. 9 Index 36 Aerials of the proposal and surrounding area. 10 Index 36 11 The property is located within the Thorp School District and within Fire District 1 – Rural Thorp. Both were noticed. No comments were received. Index 36 Staff conducted an administrative critical area review in accordance with KCC 17A and found that this proposal is located within the buffer of Elwin Gibson’s Mineral Resource Land designation (Index #6). Staff has determined that this proposed activity will not have a negative impact on the Mineral Resource Land designation that is separated from this proposal by Thorp Highway. The Mineral Resource Lands designation of the property to the east of the proposed project puts neighbors on notice that resource activities, including but not limited to, noise and dust are to be expected in the area and that it should not be considered a nuisance to the neighbors. This is similar to the “right to farm” notification. No other critical areas were found to be on site. 12 Index 36 Pre-application materials can be found in File Index #1 13 Index 36 Specific responses as to how the application meets the Conditional Use 17.60A criteria is outlined in the staff report beginning on pg. 3. 14 Index 36 KITTITAS COUNTY COMMUNITY DEVELOPMENT SERVICES 411 N. Ruby St., Suite 2, Ellensburg, WA 98926 CDS@CO.KITTITAS.WA.US Office (509) 962-7506 Fax (509) 962-7682 “Building Partnerships – Building Communities” STAFF REPORT Wheatley Conditional Use Permit (CU-15-00003) TO: Kittitas County Hearing Examiner FROM: Kittitas County Community Development Services Staff RE: Wheatley Zoning Conditional Use Permit (CU-15-00003) DATE: February 4, 2016 (Hearing Date) I. GENERAL INFORMATION Requested Action: Ninon Wheatley, applicant, submitted a request to operate an enhanced agricultural facility with farm visits that sells local products, food, wine/beer tasting, and educational classes. Additionally an agricultural processing facility is proposed where Northwest products are repackaged into spice blends, baking mixes, make at home dinners, etc. and sold to businesses. The operation is located on a 5 acre parcel which is zoned Agriculture 20 and has a Land Use Designation of Rural Working. Location: The proposal is located approximately 1250 feet north of the Thorp I-90 interchange at 9201 N. Thorp Hwy, in a portion of Section 11, T18N, R17E, WM, in Kittitas County, Assessor’s map number 18-17-11040- 0023. II. SITE INFORMATION Total Property Size: 5 acres Number of Lots: 1; no new lots are being proposed Domestic Water: existing Group A system Sewage Disposal: individual septic Power/Electricity: Puget Sound Energy Fire Protection: Fire District 1 - Thorp Irrigation District: West Side Irrigation Site Characteristics: North: private properties and agricultural uses South: private properties, agricultural uses, and Interstate 90 East: private properties and agricultural uses West: private properties and agricultural uses Access: The site is accessed off of Thorp Hwy. Zoning and Development Standards: The subject property is located within the Agriculture 20 zone and allows for the proposed farm visits with enhanced agriculture as an administrative conditional use. There is also a desire to hold community events and seminars on-site not to exceed eight (8) events per year which also requires an administrative conditional use permit. Additionally, there is a request for an agricultural processing facility which requires a conditional use. Since multiple uses are proposed for the site, the review has been consolidated under the full conditional use permit process. The proposed uses are consistent with KCC 17.15.060.1 (A) Agriculture, agriculture processing, farm visit with enhanced agriculture, and small-scale event facility. COMMUNITY PLANNING  BUILDING INSPECTION  PLAN REVIEW  ADMINISTRATION  PERMIT SERVICES  CODE ENFORCEMENT Index #35 III. ADMINISTRATIVE REVIEW Notice of Application: A zoning conditional use permit and SEPA checklist were submitted to Community Development Services on September 1, 2015 and were deemed incomplete on September 25, 2015. Additional information was received from the applicant on September 28, 2015. On October 2, 2015 the application packet was deemed complete. The affidavit of site posting in accordance with KCC 15A.03.110 was received by CDS on October 2, 2015. The Notice of Application was issued on October 16, 2015. This notice was published in the official county paper of record and was mailed to jurisdictional government agencies, adjacent property owners and other interested parties. The last day to submit written comments was on November 2, 2015. IV. COMPREHENSIVE PLAN The Kittitas County Comprehensive Plan designates the subject property as Rural Working. Kittitas County has established the following goals and policies to guide activities within the Rural lands. These goals and policies were developed in response to identified needs within the county, and support the County Wide Planning Policies: GPO 2.2 Protect, preserve, maintain, and enhance the County’s natural resource industry base, natural environment, and rural character, including but not limited to timber, agriculture, mineral, water and energy resources. The County shall avoid land use conflicts with its resource industry by applying low residential densities to lands adjacent to resource lands. GPO 8.1 Rural lands are characterized by a lower level of services; mixed residential, agricultural and open space uses; broad visual landscapes and parcels of varying sizes, a variety of housing types and small unincorporated communities. GPO 8.8 A certain level of mixed uses in rural areas and rural service centers is acceptable and may include limited commercial, service, and rural industrial uses. GPO 8.13 Encourage development activities and establish development standards which enhance or result in the preservation of rural lands. GPO 8.16 Give preference to land uses in Rural designated areas that are related to agriculture, rural residential development, tourism, outdoor recreation, and other open space activities. GPO 8.22 Provisions shall be made for roadside stands, framers’ markets, “U-pick,” and customer share cropping operations. GPO 10.2 Support the retention and expansion of existing local businesses/industries and recruitment of new business/industries in order to maintain a strong job and wage base. GPO 10.4 Encourage economic growth while protecting the rural character of the County. V. ENVIRONMENTAL REVIEW Based upon review of the submitted application materials including an environmental checklist, correspondence received during this 15 day comment period and other information on file with Community Development Services, a Determination of Non-Significance (DNS) was issued on January 13, 2016. The appeal period ended on January 28, 2016 at 5:00 p.m. No appeals were filed. VI. AGENCY AND PUBLIC COMMENTS Applicable agencies, adjacent property owners, and interested parties have been given the opportunity to review 2 Index #35 this proposal. All comments have been included in the index file transmitted to the Hearing Examiner. VII. PROJECT ANALYSIS 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 is planning staff’s analysis and consistency review for the subject application. Consistency with the Comprehensive Plan: The proposal is consistent with the goals and policies of the Kittitas County Comprehensive Plan. As referenced above in Section IV of this staff report, this proposal is located within the Rural Working Land Use designation and the following Comprehensive Plan GPOs apply to this proposal: GPO 2.2, 8.1, 8.8, 8.13, 8.16, 8.22, 10.2 and 10.4. It is clear, based on these GPOs, Kittitas County values its rural character, agricultural activities, private property rights, and economic growth that supports the rural nature of the area. As conditioned, this project is consistent with the County’s Comprehensive Plan. Consistency with the provisions of KCC Title 12, Roads and Bridges: As conditioned, this project is consistent with the provisions of KCC Title 12. The applicant will be required to meet Washington State Department of Transportation Design Manual Exhibits 1340-1 and 1340-2 for construction of a driveway for commercial standards. A transportation concurrency determination was made that no mitigation is required for this project. (Index #18 & 19). Consistency with the provisions of KCC Title 13, Water and Sewers: As conditioned, this project is consistent with the provisions of KCC Title 13. The applicant is required to meet KC Environmental Health and WA Department of Health requirements for the existing Group A water system and septic system (Index #1, 16, & 32). Consistency with the provisions of KCC Title 14, Buildings and Construction: As conditioned, this project is consistent with the provisions of KCC Title 14. The applicant is working with Kittitas County Community Development Services – Building division regarding necessary remodel and change of use permits for the existing structures on the premises (Index #17). Consistency with the provision of KCC Title 17.29, Agriculture 20 zoning: This proposal is consistent with the Kittitas County Zoning Code 17.29. Specifically this project’s proposed use is Agriculture: agriculture processing, farm visits with enhanced agriculture sales, and small-scale event facility per KCC 17.15.060.1 (A) Agriculture. The agriculture processing activity requires a zoning conditional use and the farm visit activity with enhanced agriculture sales and small-scale event facility requires an administrative conditional use permit. Since this project is being proposed and processed holistically, the entire project is being considered through the full zoning conditional use permit process. Consistency with the provisions of KCC Title 17.60A, Conditional Uses: This proposal, as conditioned, is consistent with the Kittitas County Zoning Code for Conditional Uses KCC Title 17.60A. The proposed conditional use will be adequately served by rural levels of service. The proposed conditional use will be adequately served by rural levels of service. The following is the criteria and responses for recommending approval of a conditional use permit per KCC 17.60A.015 review criteria: 1. The proposed use is essential or desirable to the public convenience and not detrimental or injurious to the public health, peace, or safety or to the character of the surrounding neighborhood. Applicant Response: “The proposed use is both essential and desirable to the community of Thorp. We have approached all the neighbors within 500 feet of the land and they are not only okay with the project but excited. Thorp 3 Index #35 has been without a store or community meeting spot for 8 years and we are ready for a new one. A meeting point is essential to the health of small rural communities such as Thorp. The new businesses will not only provide jobs and economic stimulation to a rural community but they will provide a location in which community bonds can be strengthened. The proposed businesses will also be beneficial to the area and its farmers by offering a new avenue in which to sell their products and get them to the consumer.” Staff Response: Staff agrees with the applicant’s response. The proposed uses are rural in natural, with agriculture being at the center of the proposal. Additionally, the proposed site will not be further disturbed by the proposed activity since it used to be a Montessori school. As conditioned, this proposal will not be detrimental or injurious to the public health, peace, safety or character of the surrounding neighborhood. 2. The proposed use at the proposed location will not be unreasonably detrimental to the economic welfare of the county and that it will not create excessive public cost for facilities and services by finding that A. The proposed use will be adequately serviced by existing facilities such as highways, roads, police and fire protection, irrigation and drainage structures, refuse disposal, water and sewers, and schools; or B. The applicant shall provide such facilities; or C. The proposed use will be of sufficient economic benefit to offset additional public costs or economic detriment. Applicant Response: “The proposed project will not place any excessive costs on the community of Thorp or on Kittitas County. It is already serviced with a road, located within the district 1 fire department, easily accessible for garbage pick up, serviced by phone lines and electrical. Costs for changes to comply with county health and building codes will be incurred by the landowners, not the public.” Staff Response: Staff agrees with the applicant’s response. This proposal is located within Fire District 1 – Thorp, is accessed off of Thorp Hwy with easy access to I-90, and is utilizing existing structures, water system, and septic system that were in existence when the site housed a Montessori school. Additionally, this activity will not generate additional demand on the school district, since it is not proposing additional residences, or additional use on the surrounding roads as a Transportation Concurrency determined that mitigation was not necessary for the proposed amount of vehicular trips to and from the site. As conditioned, this proposal will not be detrimental to the economic welfare of the county and will not create excessive public cost for facilities and services. 3. The proposed use complies with relevant development standards and criteria for approval set forth in this title or other applicable provisions of Kittitas County Code. Applicant Response: “KCC Title 17 Zoning – The proposed use as outlined in the application narrative is consistent with the provisions of Kittitas County Code title 17.08.255A Farm Visit as an Administrative Conditional Use which is provisioned for in KCC chapter 17.15.060 Farm Visit with enhanced agricultural sales. KCC Title 8 Health, Welfare, and Sanitation – The businesses will receive annual inspections by the WSDA and the County Health inspectors to make sure the businesses are meeting sufficient safety and health standards including handling of food and disposing of wastes. There will also be no smoking 4 Index #35 within the buildings. KCC Chapter 9.45 Noise – The proposed uses will not be nuisance or make noises that will unreasonably disturb the peace of our neighbors. KCC Title 10 Vehicles and Traffic & KCC Title 12 Roads and Bridges – Parking for guests and customers will be provided onsite; county property and/or right of way will not be utilized in any way. KCC Title 13 Water and Sewers – We have been working with the Kittitas County Public health to ensure we follow all county and state regulations regarding septic system size, location and design as well as water testing and treatment. KCC Title 14 Building and Construction – No new building will take place on the property but there will be remodel in both of the large buildings on the property. The remodel will be done and overseen by licensed contractors who are familiar with the building code. Any changes to the property will fall within the code. KCC Title 15A Permit Application Process – As the applicant we have made ourselves familiar with the KCCP, the applicable code and the permit process we will be required to go through. KCC Title 17 Zoning – We have made ourselves very familiar with the zoning code for Ag20 and we believe that the proposed uses are consistent with the goals and uses of Ag20. Our uses hold true to the rural character of the county and preserve the land for historically rural and farm uses. KCC Title 20 Fire and Life Safety – We have been in contact with the Kittitas County Fire Marshals. We will follow all code including marking exit doors and installing sprinkler systems if needed.” Staff Response: As described in other sections of this staff report, this proposal complies and is compatible with the Kittitas County Comprehensive Plan and Kittitas County codes. Additionally, the farm visit aspect of this proposal includes, but is not limited to, the growing of fruit & vegetables, the possibility of visitors being able to pick some of the fruits & vegetables grown on-site, and interaction with on-site animals like goats & chickens. 4. The proposed use will mitigate material impacts of the development, whether environmental or otherwise. Applicant Response: “Impacts on the environment or the land will be minimal since the buildings are already there. The economic stimulation in Thorp will offset any of the small-scale impacts that may be incurred by having more traffic to and from the business.” Staff Response: Staff agrees that the proposed use of the property will not require any mitigation because it will be no more intense than the previous use as a school. Additionally, no new buildings or paving will take place other than updating the access to Thorp Hwy per KC Public Works and WSDOT requirements. Additionally, KC Public Works determined that there will not be a significant impact to the County roads serving this proposal and that no mitigation is required. 5. The proposed use will ensure compatibility with existing neighboring land uses. Applicant Response: “The proposed businesses are compatible with the neighboring land uses. Both farmers and residents in 5 Index #35 neighboring areas will not be negatively influenced by the proposed plans. Residents will be benefited by increasing their options for fresh local products and prepared foods. Farmers will also be benefited by increasing their avenues to bring their products to the public. The business will also engage in small scale farming itself to supplement local products used in its kitchen. Neither business would be positively impacted by limiting the ability to farm for itself or its neighbors. The agricultural processing facility is small scale and has very little foot traffic since the business sells mainly to other stores. Therefore, the processing will not interfere with its neighbors.” Staff Response: Agriculture processing, farm visits providing enhanced agricultural sales, and a small-scale event facility limited to a maximum of eight (8) events per year for community gatherings and educational seminars are uses compatible with the Rural Working character in this area. The proposal is only approximately 1250 feet way from the Thorp I-90 Interchange, there is also a Fruit and Antique Mall and gas station located near the interchange. Additionally, this proposal is in an area where agriculture and mineral lands is the dominate land use with little residential development. The proposal is compatible with the existing neighboring land uses. 6. The proposed use is consistent with the intent and character of the zoning district in which it is located. Applicant Response: “Ag 20 zoning is meant to preserve fertile farmland for future generations. The proposed business is located in a rural county and zoned as Ag 20. The business will fit into the restrictions placed on the land with said zoning. The business will grow crops to prepare and sell to its customers. It will also repackage crops from other farmers in order to make ready to make dinners. It is in the best interest of the business to use the land available to grow crops and food stuffs.” Staff Response: Staff agrees with the applicant’s response. As discussed in other sections of this staff report, the proposed use is consistent with the Agriculture 20 zoning designation. 7. For conditional uses outside of Urban Growth Areas, the proposed use: A. Is consistent with the intent, goals, policies, and objectives of the Kittitas County Comprehensive Plan, including the policies of Chapter 8, Rural and Resource Lands; Applicant Response: “The businesses are consistent with the Kittitas County comprehensive plan for a number of reasons. Rural working lands are supposed to encourage “commercial and industrial uses compatible with rural environment” (KCCP 2-16). The proposed businesses both encourage economic growth and work within the rural character of the Kittitas County. The KCCP seek to preserve the rural character of the valley and enhance the community. Both businesses will preserve the rural character of the town and add to of Thorp. The businesses will keep land open for a traditional rural life style and rural based activities (KCCP 8-2) by preserving the acreage for larger scale farming and by participating in small scale farming to supplement crops bought from other local farmers. The Kittitas County Comprehensive Plan states that a purpose of rural lands is to provide rural economic opportunity (KCCP 8-6). Both businesses provide jobs and economic opportunity in Thorp, a small unincorporated community dominated by farms and farmers. Both businesses are built on the ideals of wholesome meals made from fresh unprocessed products. 6 Index #35 The Comprehensive plan states, “A certain level of mixed uses in rural areas and rural service centers is acceptable and may include limited commercial, service and industrial uses.” (GPO 8.8). According to GPO 8.16, planning will give preference to uses that are related to agriculture. Both businesses support agriculture by buying from local farmers and by growing crops for the kitchen and prepared foods.” Staff Response: Staff agrees with the applicant’s response. As discussed in other sections of this staff report, the proposed use is consistent with the goals, policies, and objectives of the Kittitas County Comprehensive Plan. B. Preserves “rural character” as defined in the Growth Management Act (RCW 36.70A.030(15)); Applicant Response: “The businesses at 9201 N Thorp Hwy will not hurt the rural character of the valley or the town of Thorp. By using a building that is already standing and remodeled from an old hay barn we are keeping space open and preserving the visual and natural landscape. Both businesses create opportunities for rural based economic growth while keeping space for Thorp’s rural lifestyle to persist.” Staff Response: Staff agrees with the applicant’s response. The applicant is proposing to run agriculture based businesses that are consistent with rural character, use existing buildings that are compatible with the rural character of the area, and is consistent with our comprehensive plan and zoning regulations as described in other sections of this staff report. C. Requires only rural government services; and Applicant Response: “The businesses require only rural governmental services. Thorp will not need to be included in any urban government because of these businesses.” Staff Response: Staff does not anticipate an increased need for any rural government services. D. Does not compromise the long term viability of designated resource lands. Applicant Response: “By working in buildings that are already in place and using the open land for growing food stuffs and crops, the businesses in Thorp will not compromise long term viability of resource lands. They will, in fact, preserve the land in order to continue to reap gains off the land.” Staff Response: Staff agrees with the applicant’s response. The subject property is designated as rural working lands and not as resource lands. Regardless, the proposal is compatible with the existing character of the area and meets the rural element of Kittitas County’s Comprehensive Plan and zoning regulations, thereby not compromising the long term viability of designated resource lands. Consistency with the provisions of KCC Title 17A, Critical Areas: This proposal is consistent with the provisions of KCC Title 17A, Critical Areas. Staff conducted an administrative critical area review in accordance with KCC 17A and found that this proposal is located within the buffer of Elwin Gibson’s Mineral Resource Land designation (Index #6). Staff has determined that this proposed activity will not have a negative impact on the Mineral Resource Land designation that is separated from this 7 Index #35 proposal by Thorp Highway. The Mineral Resource Lands designation of the property to the east of the proposed project puts neighbors on notice that resource activities, including but not limited to, noise and dust are to be expected in the area and that it should not be considered a nuisance to the neighbors. This is similar to the “right to farm” notification. No other critical areas were found to be on site. Consistency with the provisions of KCC Title 20, Fire and Life Safety: This project is consistent with the provisions of KCC Title 20. The applicant is working with Kittitas County Fire Marshal’s office regarding necessary fire safety requirements for the remodel and change of use permits for the existing structures on the premises (Index #1). Fire and life safety requirements will be addressed during the building permit process. Agency Comments: The following agencies provided comments during the comment period: WA Department of Health, KC Community Development Services – Building, KC Public Works, and WA Department of Ecology. Additionally, comments were provided during a pre-application meeting with Kittitas County staff, which was held on May 27, 2015. These comments have been considered and included as conditions of approval to address these agency concerns. Late comments were received from the WA Department of Health and KC Environmental Health Department. All comments received are included in the Index file. Public Comments: One (1) public comment was submitted for this proposal at the time of staff review and was considered. This comment is attached to the staff report as part of the Index file. IX. RECOMMENDATION As conditioned below, staff finds that the application is not detrimental to the general public health, safety or welfare and meets the basic intent and criteria associated with Title 12, Title 13, Title 14, Title 17.29, Title 17.60A, Title 17A, & Title 20 of the Kittitas County Code and the Kittitas County Comprehensive Plan. Staff recommends approval of the Wheatley Zoning Conditional Use Permit subject to the following findings of fact, conclusions and conditions: Staff Findings of Fact 1. Ninon Wheatley, applicant, submitted a request to operate an enhanced agricultural facility with farm visits that sells local products, food, wine/beer tasting, and educational classes. Additionally an agricultural processing facility is proposed where Northwest products are repackaged into spice blends, baking mixes, make at home dinners, etc. and sold to businesses. The operation is located on a 5 acre parcel which is zoned Agriculture 20 and has a Land Use Designation of Rural Working. 2. The proposal is located approximately 1250 feet north of the Thorp I-90 interchange at 9201 N. Thorp Hwy, in a portion of Section 11, T18N, R17E, WM, in Kittitas County, Assessor’s map number 18-17- 11040-0023. 3. Site Information: Total Property Size: 5 acres Number of Lots: 1; no new lots are being proposed Domestic Water: existing Group A system Sewage Disposal: individual septic Power/Electricity: Puget Sound Energy Fire Protection: Fire District 1 - Thorp Irrigation District: West Side Irrigation 8 Index #35 4. Site Characteristics: North: private properties and agricultural uses South: private properties, agricultural uses, and Interstate 90 East: private properties and agricultural uses West: private properties and agricultural uses 5. The Comprehensive Plan designation is “Rural Working.” 6. The subject property is zoned “Agriculture 20,” which allows for the proposed agriculture processing, farm visits with enhanced agriculture, and small-scale event facility uses as a conditional use. 7. A zoning conditional use permit and SEPA checklist were submitted to Community Development Services on September 1, 2015 and were deemed incomplete on September 25, 2015. Additional information was received from the applicant on September 28, 2015. On October 2, 2015 the application packet was deemed complete. The affidavit of site posting in accordance with KCC 15A.03.110 was received by CDS on October 2, 2015. The Notice of Application was issued on October 16, 2015. This notice was published in the official county paper of record and was mailed to jurisdictional government agencies, adjacent property owners and other interested parties. The last day to submit written comments was on November 2, 2015. 8. Based upon review of the submitted application materials including an environmental checklist, correspondence received during this 15 day comment period and other information on file with Community Development Services, a Determination of Non-Significance (DNS) was issued on January 13, 2016. The appeal period ended on January 28, 2016 at 5:00 p.m. No appeals were filed. 9. The proposal is consistent with the goals and policies of the Kittitas County Comprehensive Plan. 10. This proposal is consistent with the provisions of KCC Title 12, Roads and Bridges as conditioned. 11. This proposal is consistent with the provisions of KCC Title 13, Water and Sewers as conditioned. 12. This proposal is consistent with the provisions of KCC Title 14, Buildings and Construction as conditioned. 13. This proposal is consistent with the provisions of KCC Title 17.29, Agriculture 20 zoning. 14. This proposal is consistent with the provisions of KCC Title 17.60A, Conditional Uses and meets the criteria of KCC 17.60A.015 (1-7), as conditioned. 15. This proposal is consistent with the provisions of KCC Title 17A, Critical Areas. Staff conducted an administrative critical area review in accordance with KCC 17A and found that this proposal is located within the buffer of Elwin Gibson’s Mineral Resource Land designation (Index #6). Staff has determined that this proposed activity will not have a negative impact on the Mineral Resource Land designation that is separated from this proposal by Thorp Highway. The Mineral Resource Lands designation of the property to the east of the proposed project puts neighbors on notice that resource activities, including but not limited to, noise and dust are to be expected in the area and that it should not be considered a nuisance to the neighbors. This is similar to the “right to farm” notification. No other critical areas were found to be on site. 16. This proposal is consistent with the provisions of KCC Title 20, Fire and Life Safety. 17. The following agencies provided comments during the comment period: WA Department of Health, KC 9 Index #35 Community Development Services – Building, KC Public Works, and WA Department of Ecology. Additionally, comments were provided during a pre-application meeting with Kittitas County staff, which was held on May 27, 2015. These comments have been considered and included as conditions of approval to address these agency concerns. Late comments were received from the WA Department of Health and KC Environmental Health Department. 18. One (1) public comment was submitted for this proposal at the time of staff review and was considered. Staff Conclusions: 1. As conditioned, the proposal meets the goals, policies and implementation recommendations as set forth in the Kittitas County Comprehensive Plan. 2. As conditioned, this proposal is consistent with applicable federal and state laws and regulations. 3. Public use and interest will be served by approval of this proposal. 4. As conditioned, the proposal is consistent with Kittitas County Code Title 12 Roads & Bridges, Title 13 Water and Sewers, Title 14 Building and Construction, Title 17 Zoning, Title 17A Critical Areas, and Title 20 Fire and Life Safety. Recommended Conditions of Approval: 1. The project shall proceed in substantial conformance with the plans and application materials on file dated September 1, 2015 and subsequent information included in the complete file index except as amended by the conditions herein. 2. The applicant is responsible for compliance with all applicable local, state and federal rules and regulations, and must obtain all appropriate permits and approvals. 3. All development, design and construction shall comply with Kittitas County Code and the most current version of the International Fire & Building Codes. 4. All remodel and change of use for the structures will require permitting approvals through CDS prior to issuance of the final conditional use permit. 5. The driveway must be constructed to commercial standards, as shown in the WSDOT Design Manual Exhibits 1340-1 and 1340-2. Please contact Kelly Bacon at 509-962-7523 to discuss the requirements and the existing paved apron. A Kittitas County Access Permit is required prior to driveway construction. 6. Contact WA Department of Ecology at 509-457-7126 to determine if an air quality permit is required for the agricultural processing facility. Documentation of permit approval or exemption shall be submitted to Kittitas County CDS prior to issuance of the final conditional use permit. 7. The public water system serving this proposal shall be converted from a Group A-NTNC system to a Group A-TNC prior to issuance of the final conditional use permit. 8. Enhanced agricultural sales activities can only occur on days when farm visit activities are also available to the public. 9. Any and all enhanced agricultural sales activities must end by 10 pm daily. 10 Index #35 10. No more than eight (8) small-scale events, limited to community gatherings and educational seminars are allowed per calendar year. 11. All small-scale events must end by 10 pm. 12. The maximum number of attendees allowed at small-scale events shall not exceed the maximum allowed occupancy of the structure used for enhanced agricultural sales. Occupancy of this structure will be determined during the building permit process. 13. Any signage to advertise the activities on-site will be required to obtain a land use permit and meet KCC 17.70 prior to placement. Depending on the specifications of the signage a building permit may also be necessary. 11 Index #35 KITTITAS COUNTY HEARING EXAMINER Andrew L. Kottkamp, Hearing Examiner AGENDA – Special Meeting Thursday, February 4, 2016 @ 6:00PM KITTITAS COUNTY COURTHOUSE, COMMISSIONERS’ AUDITORIUM ROOM 109 205 WEST 5TH AVENUE, ELLENSBURG, WA 98926 I. CALL TO ORDER II. ADMINISTRATIVE MATTERS III. OLD BUSINESS - None IV. NEW BUSINESS – a. Wheatley Zoning Conditional Use Permit (CU-15-00003) An application has been submitted requesting a zoning conditional use permit to operate an enhanced agricultural facility with farm visits that sells local products, food, wine/beer tasting, and educational classes. Additionally an agricultural processing facility is proposed where Northwest products are repackaged into spice blends, baking mixes, make at home dinners, etc. and sold to businesses. The operation is located on a 5 acre parcel which is zoned Agriculture 20 and has a Land Use Designation of Rural Working. This proposal is consistent with KCC 17.15.060.1 (A) Agriculture, agriculture processing and farm visits with enhanced agriculture. The project is located approximately 1250 feet north of the Thorp I-90 interchange at 9201 N. Thorp Hwy, in a portion of Section 11, T18N, R17E, WM, in Kittitas County, Assessor’s map number 18- 17-11040-0023. V. OTHER BUSINESS – None VI. ADJOURN Procedure for Participation – Please Sign in Legibly – When Recognized: •State your name, address and whether you are representing only yourself or others. All remarks/comments should be addressed to the Hearing Examiner and not to the audience. Questions should be addressed to the Hearing Examiner. •Please limit Applicant Presentation to fifteen (15) minutes; Public Testimony to three (3) minutes. •Submit all written comments or other media to the Hearing Examiner as an exhibit for the permanent record. KITTITAS COUNTY COMMUNITY DEVELOPMENT SERVICES 411 N. RUBY STREET, SUITE 2, ELLENSBURG, WA 98926 (509) 962-7506 CDS@CO.KITTITAS.WA.US Index #34 Index #33 Index #33 Index #32 Index #32 Index #32 Index #32 Index #32 Index #32 Index #31 Index #31 Index #31 Index #31 Index #31 Index #31 Index #31 NOTICE OF SEPA ACTION AND PUBLIC HEARING Wheatley Conditional Use Permit CU-15-00003 NOTICE IS HERBY given that pursuant to 43.21C RCW, Kittitas County Community Development Services did on January 13, 2016 make a Determination of Non-Significance (DNS) for the Wheatley Conditional Use Permit (CU-15-00003). The proposal is for a conditional use permit to operate an enhanced agricultural facility with farm visits that sells local products, food, wine/beer tasting, and educational classes. Additionally an agricultural processing facility is proposed where Northwest products are repackaged into spice blends, baking mixes, make at home dinners, etc. and sold to businesses. The operation is located on a 5 acre parcel approximately 1250 feet north of the Thorp I-90 interchange at 9201 N. Thorp Hwy, in a portion of Section 11, T18N, R17E, WM in Kittitas County, bearing Assessor’s map number 18-17-11040-0023. It is zoned Agriculture 20 and has a Land Use Designation of Rural Working. The complete application file may be viewed at Kittitas County Community Development Services, 411 N. Ruby St. Suite 2, Ellensburg, WA 98926. Staff Planner: Lindsey Ozbolt. Any action to set aside, enjoin, review, or otherwise challenge such administrative SEPA action on the grounds of noncompliance with the provisions of 43.21C RCW shall be commenced on or before January 28, 2016 at 5:00 p.m. to the Kittitas County Board of Commissioners, Rm. 108, County Courthouse, Ellensburg, WA 98926. Appeals of SEPA threshold determinations shall be consolidated with appeals of final permit approval, according to KCC 15A.04.020, 43.21C RCW and KCC 15.04 (such as a decision to require particular mitigation measures or to deny a proposal). A single simultaneous hearing before one hearing body will consider the agency decision on a proposal and any environmental determinations made, with the exception of the appeal, if any, of a threshold determination of significance. NOTICE IS HEREBY given that a hearing on said application before the Kittitas County Hearing Examiner has been scheduled for February 4, 2016 at 6:00 p.m. in the Kittitas County Courthouse Auditorium, Ellensburg, WA. 98926. Anyone with an interest in this matter is urged to attend said hearing where testimony will be taken. Written comments will be received and documents may be viewed at the above address prior to the hearing. Interested persons are encouraged to verify prior to attending. Dated: January 13, 2016 Publish in Daily Record: January 13, 2016 & January 20, 2016 Index #30 KITTITAS COUNTY COMMUNITY DEVELOPMENT SERVICES 411 N. Ruby St., Suite 2, Ellensburg, WA 98926 CDS@CO.KITTITAS.WA.US Office (509) 962-7506 Fax (509) 962-7682 “Building Partnerships – Building Communities” NOTICE OF SEPA ACTION AND PUBLIC HEARING To: Interested County Departments & Agencies with jurisdiction Adjacent Property Owners Applicant From: Lindsey Ozbolt, Planner II Date: January 13, 2016 Subject: Wheatley Conditional Use Permit (CU-15-00003) NOTICE IS HERBY given that pursuant to 43.21C RCW, Kittitas County Community Development Services did on January 13, 2016 make a Determination of Non-Significance (DNS) for the Wheatley Conditional Use Permit (CU-15-00003). The proposal is for a conditional use permit to operate an enhanced agricultural facility with farm visits that sells local products, food, wine/beer tasting, and educational classes. Additionally an agricultural processing facility is proposed where Northwest products are repackaged into spice blends, baking mixes, make at home dinners, etc. and sold to businesses. The operation is located on a 5 acre parcel approximately 1250 feet north of the Thorp I-90 interchange at 9201 N. Thorp Hwy, in a portion of Section 11, T18N, R17E, WM in Kittitas County, bearing Assessor’s map number 18-17-11040- 0023. It is zoned Agriculture 20 and has a Land Use Designation of Rural Working. The complete application file may be viewed at Kittitas County Community Development Services, 411 N. Ruby St. Suite 2, Ellensburg, WA 98926. Staff Planner: Lindsey Ozbolt. Any action to set aside, enjoin, review, or otherwise challenge such administrative SEPA action on the grounds of noncompliance with the provisions of 43.21C RCW shall be commenced on or before January 28, 2016 at 5:00 p.m. to the Kittitas County Board of Commissioners, Rm. 108, County Courthouse, Ellensburg, WA 98926. Appeals of SEPA threshold determinations shall be consolidated with appeals of final permit approval, according to KCC 15A.04.020, 43.21C RCW and KCC 15.04 (such as a decision to require particular mitigation measures or to deny a proposal). A single simultaneous hearing before one hearing body will consider the agency decision on a proposal and any environmental determinations made, with the exception of the appeal, if any, of a threshold determination of significance. NOTICE IS HEREBY given that a hearing on said application before the Kittitas County Hearing Examiner has been scheduled for February 4, 2016 at 6:00 p.m. in the Kittitas County Courthouse Auditorium, Ellensburg, WA. 98926. Anyone with an interest in this matter is urged to attend said hearing where testimony will be taken. Written comments will be received and documents may be viewed at the above address prior to the hearing. Interested persons are encouraged to verify prior to attending. COMMUNITY PLANNING  BUILDING INSPECTION  PLAN REVIEW  ADMINISTRATION  PERMIT SERVICES  CODE ENFORCEMENT 1 Index #30 Index #29 Index #29 Index #28 Index #27 Index #27 Index #26 Index #26 Index #26 Index #26 Index #26 Index #26 Index #26 Index #26 Index #25 Index #24 Index #24 Index #23 Index #22 Index #21 Index #21 Index #20 Index #20 Index #19 Index #18 Index #18 Index #18 Index #18 Index #17 Index #17 Index #16 Index #16 Index #15 Index #15 Index #15 Index #15 Index #15 Index #15 Index #15 Index #15 Index #15 Index #15 Index #15 Index #15 NOTICE OF APPLICATION Notice of Application: Friday, October 16, 2015 (publish on Saturday, October 17, 2015) Application Received: Tuesday, September 1, 2015 Application Complete: Friday, October 2, 2015 Project File Number (s): CU-15-00003 Project Name: Wheatley Zoning Conditional Use Permit Applicant/Agent: Ninon Wheatley, applicant Location: 1 parcel (5 acres), located approximately 1250 feet north of the Thorp I-90 interchange at 9201 N. Thorp Hwy, in a portion of Section 11, T18N, R17E, WM in Kittitas County, bearing Assessor’s map number 18-17-11040-0023. Proposal: Ninon Wheatley has submitted a conditional use permit application to operate in the Agricultural 20 zone an enhanced agricultural facility with farm visits that sells local products, food, wine/beer tasting, and educational classes. Additionally an agriculture processing facility is proposed where Northwest products are repackaged into spice blends, baking mixes, make at home dinners, etc. and sold to businesses. The proposed uses are allowed with a conditional use permit in the Agriculture 20 zone per KCC 17.15.060.1.A – agriculture processing, small-scale event, u-pick, and farm visit with enhanced agriculture sales. Materials Available for Review: The submitted application and related filed documents may be examined by the public at the Kittitas County Community Development Services (CDS) office at 411 N. Ruby, Suite 2, Ellensburg, Washington, 98926, or on the CDS website at http://www.co.kittitas.wa.us/cds/land-use/current-planning.aspx?title=Conditional Use Permits Phone: (509) 962-7506 Written Comments on this proposal can be submitted to CDS any time prior to 5:00 p.m. on Monday, November 2, 2015. Any person has the right to comment on the application and request a copy of the decision once made. Environmental Review (SEPA): The County expects to issue a Determination of Non-Significance (DNS) for this proposal, and will use the optional DNS process, meaning this may be the only opportunity for the public to comment on the environmental impacts of the proposal. Mitigation measures may be required under applicable codes, such as Title 17 Zoning and the Fire Code, and the project review process may incorporate or require mitigation measures regardless of whether an EIS is prepared. A copy of the threshold determination may be obtained from the County. Public Hearing: An open record hearing will be scheduled before the Kittitas County Hearing Examiner after the SEPA environmental threshold determination has been issued. A Public Hearing Notice will be issued establishing the date, time and location of this hearing. Required Permits: Conditional Use Permit, Building Permit (s) & others as deemed necessary. Required Studies: None at this time. Designated Permit Coordinator (staff contact): Lindsey Ozbolt, Planner II: (509) 962-7637; email at lindsey.ozbolt@co.kittitas.wa.us Publication Date: Saturday, October 17, 2015 Index #14 KITTITAS COUNTY COMMUNITY DEVELOPMENT SERVICES 411 N. Ruby St. Suite 2 Ellensburg WA 98926 cds@co.kittitas.wa.us Office 509-962-7506 Building Partnerships - Building Communities Fax 509-962-7682 NOTICE OF APPLICATION Notice of Application: Friday, October 16, 2015 (publish on Saturday, October 17, 2015) Application Received: Tuesday, September 1, 2015 Application Complete: Friday, October 2, 2015 Project File Number (s): CU-15-00003 Project Name: Wheatley Zoning Conditional Use Permit Applicant/Agent: Ninon Wheatley, applicant Location: 1 parcel (5 acres), located approximately 1250 feet north of the Thorp I-90 interchange at 9201 N. Thorp Hwy, in a portion of Section 11, T18N, R17E, WM in Kittitas County, bearing Assessor’s map number 18-17-11040-0023. Proposal: Ninon Wheatley has submitted a conditional use permit application to operate in the Agricultural 20 zone an enhanced agricultural facility with farm visits that sells local products, food, wine/beer tasting, and educational classes. Additionally an agriculture processing facility is proposed where Northwest products are repackaged into spice blends, baking mixes, make at home dinners, etc. and sold to businesses. The proposed uses are allowed with a conditional use permit in the Agriculture 20 zone per KCC 17.15.060.1.A – agriculture processing, small-scale event, u-pick, and farm visit with enhanced agriculture sales. Materials Available for Review: The submitted application and related filed documents may be examined by the public at the Kittitas County Community Development Services (CDS) office at 411 N. Ruby, Suite 2, Ellensburg, Washington, 98926, or on the CDS website at http://www.co.kittitas.wa.us/cds/land-use/current-planning.aspx?title=Conditional Use Permits Phone: (509) 962-7506 Written Comments on this proposal can be submitted to CDS any time prior to 5:00 p.m. on Monday, November 2, 2015. Any person has the right to comment on the application and request a copy of the decision once made. Environmental Review (SEPA): The County expects to issue a Determination of Non-Significance (DNS) for this proposal, and will use the optional DNS process, meaning this may be the only opportunity for the public to comment on the environmental impacts of the proposal. Mitigation measures may be required under applicable codes, such as Title 17 Zoning and the Fire Code, and the project review process may incorporate or require mitigation measures regardless of whether an EIS is prepared. A copy of the threshold determination may be obtained from the County. Public Hearing: An open record hearing will be scheduled before the Kittitas County Hearing Examiner after the SEPA environmental threshold determination has been issued. A Public Hearing Notice will be issued establishing the date, time and location of this hearing. Required Permits: Conditional Use Permit, Building Permit (s) & others as deemed necessary. Required Studies: None at this time. Designated Permit Coordinator (staff contact): Lindsey Ozbolt, Planner II: (509) 962-7637; email at lindsey.ozbolt@co.kittitas.wa.us Community Planning Building Inspection Plan Review Administration Permit Services Code Enforcement Index #13 Index #12 Index #11 Index #11 Index #11 Index #11 Index #11 Index #11 Index #11 Index #10 Index #10 1 Lindsey Ozbolt From:Lindsey Ozbolt Sent:Friday, October 02, 2015 11:32 AM To:nwheat@fairpoint.net Subject:CU-15-00003 Deem Complete letter Attachments:CU-15-00003 Wheatley Deem complete_signed.pdf Ninon, Please find attached the letter of Deem complete for the Wheatley CUP (CU-15-00003). A hard copy has been placed in the mail to both you and the land owner. The next step is to come to CDS during normal business hours and pick up the land use action sign that must be posted on the project site. Instructions for the sign placement and documentation will be provided when you pick up the sign. If you have any questions please let me know. Regards, Lindsey Ozbolt Planner II Community Development Services 411 North Ruby St., Suite 2 Ellensburg, WA 98926 509.962.7637 Index #9 Index #8 Index #7 Index #7 Critical Areas Checklist Application File Number CU-15-00003 If so, which one?Fire District 1 If so, which one?West Side Which School District?Thorp If so which one? If so what is the Water Body? What is the designation? What is the FIRM Panel Number? If so what type is it? If so, what is the Site Name? If so, what type? If so which zone? Monday, September 28, 2015 What is the Zoning?Agriculture 20 Is SEPA required NoYes Is Parcel History required?NoYes Is Project inside a Fire District?NoYes Is the project inside an Irrigation District?NoYes Does project have Irrigation Approval?NoYes Is the project inside a UGA?NoYes Is there FIRM floodplain on the project's parcel?NoYes Is the Project parcel in the Floodway?NoYes Does the project parcel contain a shoreline of the State?NoYes Does the project parcel contain a wetland?NoYes Does the project parcel intersect a PHS designation?NoYes Is there hazardous slope in the project parcel?NoYes Planner Lindsey Ozbolt If so what is the Classification? Does the project parcel contain a Classified Stream?Yes No Index #6 What is the Seismic Designation?D1 If so, which Zone is it in? If so, which one? If so, which one? If so, which one? If so, which one? If so, which one?within the buffer of Elwin Gibson Does the Project Application have a Title Report Attached? Does the Project Application have a Recorded Survey Attached? Have the Current Years Taxes been paid? Does the project parcel abut a DOT road?NoYes Does the project parcel abut a Forest Service road?NoYes Does the project parcel intersect an Airport overlay zone ?NoYes Does the project parcel intersect a BPA right of way or line?NoYes Is the project parcel in or near a Mineral Resource Land?NoYes Is the project parcel in or near a DNR Landslide area?NoYes Is the project parcel in or near a Coal Mine area?NoYes Index #6 Parcel Map lindsey.ozbolt 9/25/2015 Wheatley CUP CU-15-00003 ± Informational purposes only CU-15-00003 Wheatley CUP Index #6 Aerial Map Source: Esri, DigitalGlobe, GeoEye, i-cubed, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community lindsey.ozbolt 9/25/2015 Wheatley CUP CU-15-00003 ± Informational purposes only CU-15-00003 Wheatley CUP Index #6 Land Use Map Commercial Agriculture Land Use Mineral Lands Land Use LAMIRD Land Use Rural Working Land Use lindsey.ozbolt 9/25/2015 Wheatley CUP CU-15-00003 ± Informational purposes only CU-15-00003 Wheatley CUP Index #6 Zoning Map LAMIRDs Limited Commercial Zoning Commercial Agriculture Zoning Agriculture 20 Zoning Highway Commercial Zoning lindsey.ozbolt 9/25/2015 Wheatley CUP CU-15-00003 ± Informational purposes only CU-15-00003 Wheatley CUP Index #6 Critical Areas Map 0 - 25% Slope lindsey.ozbolt 9/25/2015 §¨¦90 Wheatley CUP CU-15-00003 ± Informational purposes only CU-15-00003 Wheatley CUP [Buffer] mineral lands of long term significance mineral lands of long term significance Index #6 Fire District Map Fire District 1 (Rural Thorp) lindsey.ozbolt 9/25/2015 Wheatley CUP CU-15-00003 ± Informational purposes only CU-15-00003 Wheatley CUP Index #6 Irrigation Districts Map KRD West Side lindsey.ozbolt 9/25/2015 Wheatley CUP CU-15-00003 ± Informational purposes only CU-15-00003 Wheatley CUP Index #6 School District Map Thorp School District lindsey.ozbolt 9/25/2015 Wheatley CUP CU-15-00003 ± Informational purposes only CU-15-00003 Wheatley CUP Index #6 500' Adjoiners Map lindsey.ozbolt 9/25/2015 §¨¦90 Wheatley CUP CU-15-00003 ± Informational purposes only CU-15-00003 Wheatley CUP Index #6 1 Lindsey Ozbolt From:Lindsey Ozbolt Sent:Friday, September 25, 2015 12:12 PM To:nwheat@fairpoint.net Subject:Wheatley CUP CU-15-00003 Attachments:CU-15-00003 Wheatley Deem Incomplete request for Additional Info signed.pdf Ms. Wheatley, Please find attached a letter deeming your CUP application incomplete. Once the issue has been resolved processing of your application will commence. A hard copy of this letter has been placed in the mail to you. If you have any questions, please do not hesitate to contact me directly as listed below. Regards, Lindsey Ozbolt Planner II Community Development Services 411 North Ruby St., Suite 2 Ellensburg, WA 98926 509.962.7637 Index #5 Index #4 Index #4 Index #4 Index #3 Index #3 Index #3 Index #3 Index #3 Index #3 Index #3 Index #3 Index #3 Index #3 Index #3 Index #3 Index #3 Index #3 Index #3 Index #3 Index #3 Index #3 Index #3 Index #3 Index #3 Index #3 Index #3 Index #3 Index #2 Index #1 Index #1 Index #1 Index #1 Index #1 Index #1 Index #1 Index #1 Index #1 Index #1 Index #1 Index #1 Index #1 Index #1 Index #1 Index #1 Index #1 Index #1 Index #1 Index #1 Index #1 Index #1 Index #1 Index #1 Index #1 Index #1 Index #1 Index #1 Index #1 Index #1 Index #1 Index #1 Index #1