HomeMy WebLinkAboutRes-2019-004 Talisman TownhomesBOARD OF COUNTY COMMISSIONERS
COUNTY OF KITTITAS
STATE OF WASHINGTON
PRELIMINARY PLAT APPROVAL
TALISMAN TOWNHOMES PRELIMINARY PLAT (LP-18-00003)
RESOLUTION
NO. 2019-OO't
WHEREAS, according to the seventh version of the development agreement entered into by Kittitas
County and Suncadia LLC, Kittitas County Code Title 16 relating to the Subdivision of Land, and RCW
58.17, an open record hearing was held by the Kittitas County Board of County Commissioners on
December 18, 2018 for the purpose of considering a preliminary plat known as the Talisman Townhomes
Preliminary Plat and described as follows:
The di vis ion of 1.27 acres into 24 residential lots with one (1) a ccess tract and three
(3 )community open space tracts. Th e proposed lots average 1, 719 sq . fl. All lots are proposed to
be sen1e d by community water and s ewer sy stems. Th e project is propos ed on a site zoned Master
Plann ed R esort (Suncadia).
WHEREAS, due notice of the hearing had been given as required by law, and the necessary inquiry has
been made into the public interest to be served by such platting; and,
WHEREAS, an open record public hearing was held by the Board of County Commissioners on
December 18, 2018 at 2:00pm in the Commissioners Auditorium; and
WHEREAS, Three members of the public were in attendance at the public hearing none of whom
provided public comment; and
WHEREAS, a motion was made and seconded to approve the proposal as presented by staff and for staff
to prepare the enabling documents; and
WHEREAS, the motion was approved by a vote of 2-0; and,
WHEREAS, the Kittitas County Board of Commissioners make the following FINDINGS OF FACT and
CONCLUSIONS OF LA w concerning said proposed preliminary plat:
l ?indings or 'Fact
1. Theo Leonard, authorized agent for Talisman Townhomes, landowner, submitted an application
for a 24 residential lot plat with an access tract and three (3) community open space tracts on
approximately 1.27 acres of land that is zoned Master Planned Resort. The proposed lots average
1,719 sq. ft. This preliminary plat is being proposed under the Suncadia Master Planned Resort
Development Agreement.
2. Site Information:
The subject property is located off of Big Hill DR. in a portion of Section 19, T20N, R15E, WM,
in Kittitas County, Assessor's map number 20-15-19057-0005, Parcel# 956001.
Total Project Size :
Number of Lots:
Domestic Water:
Sewage Disposal:
Fire Protection:
Irrigation District:
Site Characteristics:
1.27
24; averaging 1,719 Sq. ft. 1 access and 3 open space tracts
Community Water System
Community Septic System
Fire District 7
None
North: A few single family residences, wooded undeveloped land, and a golf course (all within
Suncadia Master Plan Resort)
South: Single family residences, wooded undeveloped land, and golf course (all within Suncadia
Master Plan Resort)
East: Single family residences and wooded land (all within Suncadia Master Plan Resort)
West: A few single family residences, wooded undeveloped land, golf course, and Cle Elum
River (all within Suncadia Master Plan Resort)
Access: Primary access to the site will be provided via Big Hill Drive.
3. The Comprehensive Plan designation is Rural Recreation.
4. The subject property is zoned Master Planned Resort, which allows for a variety ofresidential
densities.
5. A complete long plat application was submitted to Community Development Services on
September 25, 2018. Pursuant to section 5 .1 of the development agreement, the application
submittal packet was sent to department heads "deemed appropriate". A notice of application
was sent to all property owners within 500 feet of the project site and noticed in the local county
paper ofrecord on November 5, 2018.
6. Based upon review of the submitted application materials including an environmental checklist,
the application was found to be consistent with the Development Agreement, Environmental
Impact Statement, General Site Plans and Site Development Plan and as such no additional
review is required.
7. The proposal is consistent with the goals and policies of the Kittitas County Comprehensive Plan.
The proposed subdivision will be adequately served by rural levels of service. The lots will be
served by a community water and sewage systems. Staff has conducted an administrative critical
area review in accordance with KCC I 7 A and found no critical areas on the subject parcel.
Further critical areas were assessed during the MountainStar EIS process, MPR approval process,
and Development Agreement process. The applicant will adhere to all applicable regulations as
outlined in the Development Agreement The area is designated a winter elk concentration area;
with the abundant open spaces in the area, no additional mitigation is necessary.
8. This proposal is consistent with the Kittitas County Zoning Code 17.37. The MPR zone allows
for a mixture of densities.
9. This proposal is consistent with the Kittitas County Critical Areas Code 17 A.
10. This proposal is consistent with the Kittitas County Subdivision Code for Preliminary Plats.
11. All roads are required to meet all Kittitas County Road Standards as outlined in the Development
Agreement.
12. Comments were received from various agencies and no public comments were received. These
comments are included in the index file for review.
13. The Talisman Townhomes project is served by the Suncadia Water Company, a Group A water
system regulated by the Washington State Department of Health (DOH).
14. Site Development Plan Approval was granted via letter from Community Development Services
on December 3, 2018 in accordance with Section 5.1 (d) of the Development Agreement
approved through Ordinance 2000-16.
Conclusions of Law:
1. As conditioned, the development 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 16 Subdivision, Title
17 Zoning, Title 17 A Critical Areas, Title 15 Environmental, and Title 12 Roads and Bridges.
Conditions of pproval
The Board of County Commissioners finds that the following conditions are necessary to protect the
public's interest.
1. The project shall proceed in substantial confonnance with the plans and application materials on file
dated September 25, 2018 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 pennits and approvals.
3. This application is subject to the latest revision of the Mountain Star Development Agreement. The
MountainStar Conceptual Master Plan, Environmental Impact Statement, General Site Plans and Site
Development Plans which govern development within the Master Planned Resort.
4. It is the responsibility of the applicant to contact the Kittitas County Assessor's and Treasurer's
offices to confirm all taxes are current prior to final plat approval.
5. Computer sheets shall be submitted with the final plat showing the closure of plat boundaries, blocks,
lots or any tract. It is the responsibility of the Professional Licensed Surveyor (PLS) to ensure the lot
closures are correct and accurate.
6 . The Final Plat shall meet all requirements of applicable law as defined in the Development
Agreement.
7. The Final Plat shall contain the name of the Engineer/Surveyor responsible for preparing the
documents on all sheets.
8. The Final Plat shall contain the page number and total number of pages on all sheets.
9 . All development, design and construction shall comply with all applicable laws as defined in the
Development Agreement.
10. Lot and road dimensions are to be shown on the face of the plat.
11. The applicant shall contact the Kittitas County Rural Addressing Coordinator at (509) 962-7523 to
obtain addresses prior to obtaining a building pennit. A parcel cannot receive a building pennit or
utilities until such parcel is identified with a 911 address .
12. Civil Plans will be reviewed and approved as submitted prior to final plat approval in accordance with
the Development Agreement.
13. Roadway design shall include plan and profile drawings meeting design parameters detailed in "Table
1 -MountainStar Roadway Design Criteria"; Exhibit J -Development Standards and Design
Guidelines for MountainStar Master Planned Resort December 2, 2008. Specifically, Loop road
requirements.
14. Required Infrastructure and Utilities, as defined in the Development Agreement, shall be installed and
completed or bonded or other financial guaranties or accommodations made for their completion prior
to final plat approval of each subphase.
15. Timing of Improvements: Per the Suncadia 2009 Development Agreement section 5.3 Infrastructure,
Surety Bonding or Other Assurances. Infrastructure identified by Trendwest in an approved Site
Development Plan must be provided and available for use before the issuance of the first certificate of
occupancy for Master Planned Resort Accommodation Units included with such plan. For purposes
of final plat approval or issuance of building permits, infrastructure may be guaranteed through surety
bonding or other financial assurance device acceptable to the County. The estimated costs of
providing all such guaranteed Infrastructure shall be reviewed and approved by the County Public
Works Director or designee. Surety bonding or other financial device provided to the County shall be
in an amount equal to at least 110% of such estimated costs as determined by Trend west's architects
and engineers.
16. Water system design requirements shall be consistent with requirements presented in Exhibit J-
Development Standards and Design Guidelines for MountainStar Master Planned Resort December 2,
2008; Section 6. An accounting of equivalent residential unit allocation serving Talisman shall be
provided with final water system plan submittal.
17. System design requirements shall be consistent with requirements presented in Exhibit J-
Development Standards and Design Guidelines for MountainStar Master Planned Resort December 2,
2008; Section 6.
18. Drainage plans shall be consistent with the "Master Drainage Plan, MountainStar Master Planned
Resort," April 1999 (Rev. July 1999).
I 9. Driveway culverts shall be a minimum 12 inches in diameter.
20. An accounting of equivalent residential unit allocation serving Talisman shall be provided with final
wastewater plan submittal.
21. Best Management Practices will conform to the current edition of the Washington state Department
of Ecology Storm Water Management Manual for Eastern Washington.
22. Water availability certificates shall be provided by Suncadia Water System LLC for each of the 24
lots created by this subdivision.
23 . An updated WFI (Water Facilities Inventory Fonn) shall be submitted to Washington State
Department of Health Office of Drinking Water, upon construction of the townhomes .
NOW, THEREFORE BE IT RESOLVED: That the Kittitas County Board of Commissioners hereby
grants preliminary plat approval to the Talisman Townhomes Preliminary Plat (LP-18-00003) and adopts
the above Findings of Fact, Conclusions of Law, and Conditions of Approval and the same hereby is,
approved with the proposed development configuration .
DATED this __ 2_n_d __ day of ___ -"J=ru=rn=ary=.....-----' 2019 at Ellensburg, Washington.
BOARD OF COUNTY COMMISSIONERS
KITTITAS CO . "Y-/ AS HINGTON
ATTEST: APPROVED AS TO FORM:
Neil Caulkins, Deputy Prosecuting Attorney
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